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| THIS      AGREEMENT                            | is      made the 10 day of March Two      Thousand And Ten                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
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| Parties                                        | BETWEEN      the parties more particularly described and set out in the First Schedule      hereto.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
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|                                           | WHEREBY      IT IS AGREED as follows:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
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| Description      ofpremises, term      andrent | 1.    The      Landlord shall let and the Tenant shall take on an “as is” basis ALL THAT      the premises more particularly described and set out in the Second      Schedule hereto (hereinafter referred to as “the said premises”) forming      part of the messuage erections and building known as AITKEN VANSON CENTRE      (hereinafter referred to as “the said Building”) erected on ALL THAT piece      or parcel of ground situate lying and being at No. 61 Hoi Yuen Road, Kwun      Tong, Kowloon, Hong Kong and registered in the Land Registry as KWUN TONG      INLAND LOT No. 354 (hereinafter referred to as “the said Land”) TOGETHER      with the right in common with the Landlord and all others having the like      right to use and enjoy all entrances, lift hall, staircases, landings,      passages and lavatories in the said Building in so far as the same are      necessary for the proper use and enjoyment of the said premises AND ALSO      TOGETHER with the right in common as aforesaid to use and enjoy all lifts      and central air-conditioning and heating services (if any) intended for      common use and provided and installed in the said Building whenever the      same shall be operating for the term and at the rent more particularly      described and set out in the Third Schedule  hereto. |

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| Deposit                                         | 2.    The      Tenant shall on the signing of this Agreement deposit to the Landlord the      sum more particularly described and set out in the Third Schedule hereto      (hereinafter referred to as “the said deposit”) to secure the due      performance and observance of the agreements stipulations and conditions      herein contained and on the part of the Tenant to be observed and      performed. At the expiration or sooner determination of this Agreement if      the Tenant shall have paid all rent and air-conditioning and management      charges and other sums payable hereunder and if there shall be no breach      non-observance or non-performance of any of the agreements stipulations or      conditions herein contained on the Tenant’s part to be observed and      performed the Landlord shall refund to the Tenant the said deposit within      twenty-one (21) days after delivery of vacant possession of the said      premises to the Landlord but without any interest thereon but if there      shall be any rent or air-conditioning and management charges or other sums      payable hereunder in arrears the Landlord shall be entitled to apply the      said deposit towards payment of such arrears and if there shall be breach      non-observance or non-performance of any of the agreements stipulations or      conditions herein contained on the Tenant’s part to be observed and      performed the Landlord shall be entitled to apply the said deposit or such      part or parts thereof towards remedying such breach (in so far as this may      be possible) in which event the Tenant shall within seven (7) days of a      written demand by the Landlord as a condition precedent to the      continuation of the tenancy hereby created deposit with the Landlord the      amount by which the said deposit may have been reduced (a certificate      issued by the Landlord in this connection shall be conclusive and binding      upon the Tenant save for manifest errors) and if the Tenant shall fail so      to do the Landlord shall forthwith be entitled to forfeit the tenancy      hereby created and to re-enter on the said premises or any part of parts      thereof and to recover possession of the said premises and to determine      this Agreement in which event the Landlord shall be entitled to deduct      sums sufficient to compensate the Landlord for all losses costs and      expenses suffered as a result thereof from the said deposit without      prejudice to any other right or remedy of the Landlord hereunder. In no      event however shall the Tenant be entitled to treat payment of the said      deposit as payment of the rent or the air-conditioning and management      charges or other charges or fees or sums payable  hereunder. |
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| Tenant’s      obligations                 | 3.         The Tenant to the intent that the obligations hereunder shall continue      throughout the term hereby agrees with the Landlord as      follows:-                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
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| To      pay rent                                |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | (a) | To      pay the rent on the days and in the manner herein provided for payment      thereof. |
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| To      pay governmentrent,      rates, tax etc |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | (b) | To      pay and discharge punctually all government rent, rates, taxes,      assessments, duties, charges, impositions and outgoings of an annual or      recurring nature now or hereafter to be assessed, imposed charged or      levied by the Government of the Hong Kong Special Administrative Region      (hereinafter referred to as “Government of HKSAR”) or other lawful      authority upon the said premises or upon the owner or occupier thereof      (Property Tax and expenses of a capital or non-recurring nature alone      excepted). The Tenant shall unless the Landlord otherwise directs pay all      rates imposed on the said premises in the first place to the Landlord or      to the manager charged with the management of the said Building during the      term of the tenancy (hereinafter referred to as “the Manager”) as the      Landlord may so direct in writing and the Landlord or the Manager (as the      case may be) shall settle the same with the Government of HKSAR and in the      event of the said premises not yet having been assessed to rates the      Tenant shall pay to the Landlord (or to the Manager as the Landlord may so      direct in writing) a sum equal to 3% on the basis of a notional rateable      value of the said premises calculated as the aggregate of twelve months’      rent payable by the Tenant on account of the Tenant’s liability under this      Clause which sum shall be payable on a monthly basis in advance and any      overpayment or underpayment by the Tenant shall be adjusted when the said      premises have been assessed to rates. Likewise, the Tenant shall unless      the Landlord otherwise directs pay all government rent in the first place      to the Landlord or the Manager as the Landlord may so direct in writing      and the Landlord or the Manager (as the case may be) shall settle the same      with Government of HKSAR and in the event of such Government rent not yet      having been assessed the Tenant shall pay to the Landlord or the Manager      as the Landlord may so direct in writing, a sum equivalent to 3% of the      notional rateable value of the said premises calculated as the aggregate      of twelve months’ rent payable by the Tenant which sum shall be payable on      a monthly basis in advance and any overpayment or underpayment by the      Tenant shall be adjusted when such Government rent has been      assessed. |

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| To      pay servicecharges      anddeposits | (c) | To      pay and discharge punctually during the term all deposits and charges for      gas, water, electricity, telephone and other services whatsoever now or at      any time hereafter consumed by the Tenant and chargeable in respect of the      said premises and to pay and discharge all necessary deposits for the      supply of gas, water, electricity, telephone and other services for the      common area and the common service facilities of the said Building when      required and to comply with all requirements of the gas, water,      electricity, telephone and other services authorities or suppliers      relating to the use of such services or the fitting out of the said      premises by the Tenant Provided That if there shall be more than one      tenant to share the use of one gas, water or electricity meter (as the      case may be) then the charges for the supply of gas, water or electricity      (as the case may be) to such tenants shall be shared and paid by the said      tenants in proportion. |
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| To      pay air-conditioning      andmanagementcharges                            | (d)    | (i)    | To      pay to the Landlord punctually during the term such monthly contribution      towards the costs, charges and expenses for the maintenance and supply of      air- conditioning and management services or otherwise as shall be      required by the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
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| Adjustment      of air-conditioning      theand      managementcharges            |   | (ii)   | If      at any time during the term the operating cost relative to the supply of      the air-conditioning and services or otherwise shall have risen the      Landlord shall have right from time to time to increase the      air-conditioning and management charges in proportion to the said increase      whose assessment shall be conclusive.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
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| Normal      businesshours      and operatinghours      of air-conditioning        |   | (iii)  | To      follow the normal business hours of the said Building. The normal business      hours of the said Building means the hours other than on Sundays and      public holiday between 8:00 a.m. and 8:00 p.m. on each Monday to Friday      which is not a public holiday and between 8:00a.m. and 3:00p.m. on each      Saturday which is not a public holiday. The Landlord reserves the right to      alter or amend the said business hours from time to time and to such      extent as the Landlord shall in its discretion deem appropriate or      necessary. The Landlord also reserves the right to change the operating      hours of the central air-conditioning system of and in the said Building.      Unless and until otherwise changed the operating hours of such      air-conditioning shall be the same as the said business    hours. |
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| Extra      air-conditioningcharges      forextended      hours ofair-conditioning |   | (iv)   | Should      the Tenant require the operating hours of the air-conditioning be      extended, the Tenant shall give written notice reasonably in advance to      the Manager for the necessary arrangement and shall pay to the Landlord      such extra and additional charges at such hourly rate or monthly      contribution as shall be determined by the Landlord from time to time for      the supply of extended hours of air-conditioning. For the avoidance of      doubt, neither the Landlord nor the Manager gives any representation      and/or warranty that any extended hours of air-conditioning can be      arranged upon a request by the Tenant.                                                                                                                                                                                          |
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| To      submit fit outplans      for approval                                     | (e)    | (i)    | The      Tenant shall within fourteen (14) days upon receipt of the Fit Out Guide      in respect of the said Building at its own cost and expense prepare and      submit fit out plans and specifications to the Landlord and the Manager      for their approval. Failure of the Tenant to submit the fit out plans and      specifications within the prescribed time for approval shall not entitle      the Tenant to any extension of the commencement date of the tenancy hereby      created nor to any extension of the payment of the rent or      air-conditioning and management charges payable by the Tenant      hereunder.                                                                                                                                                                                                                     |

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| To      fit out inaccordance      withapproved      fit outplans   |   | (ii)   | To      fit out the said premises at the Tenant’s expense in accordance with such      fit out plans and specifications as shall have been first submitted to and      approved in writing by the Landlord and the Manager in a good and proper      workmanlike fashion and in all respects in a style and manner appropriate      to a first class industrial/office building and so to maintain the same      throughout the term in good repair and condition to the satisfaction of      the Landlord and the Manager. In the event of such approval being      requested, it shall be a condition precedent to the granting thereof that      the Tenant shall pay to the Landlord and the Manager all fees and costs      incurred by the Landlord and the Manager in employing architects,      engineers, professionals, specialist and/or consultants to vet examine and      scrutinise such fit out plans and specifications. Such approval from the      Landlord and the Manager shall in no event relieve the Tenant from the      responsibility to obtain all necessary permits and licences pertaining to      the fitting out works and the Tenant shall give all notices required and      shall comply with all Ordinances, rules, regulations and all regulations      and by-laws of any public utility company or authority. The Tenant shall      not cause or permit to be made any variations to the approved fit out      plans and specifications or to the interior design or layout of the said      premises without the prior approval in writing of the Landlord and the      Manager. |
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| To      comply with theterms      andconditions      of fittingout |   | (iii)  | To      comply with the terms and conditions as set out in the Fourth Schedule      hereto which may be revoked or amended by the Landlord or Manager at any      time and from time to time.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
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| Floor-loading                                                      | (f)    | (i)    | Not      to place on or in any part of the said premises any machinery, goods,      materials, or merchandise which may cause the maximum floor      loading-bearing capacity therefor to be exceeded or do anything on the      said premises or any part or parts thereof whereby excessive noise,      vibration or resonance or other form of excessive disturbance or annoyance      is created so as to give reasonable cause for complaint to the Landlord or      any other persons in or outside the said  Building.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |

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| Installation      ofmachinery |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | Not      to install any machinery in the said premises or any part or parts thereof      before submitting for the approval of the Landlord and the Manager full      particulars and information regarding such machinery (particularly as to      the type and weight thereof) intended to be installed in the said premises      together with a general layout plan of the said premises showing the      actual position at which such machinery is intended to be installed, and      obtaining approval of the Landlord and the Manager therefor. In granting      any such approval (which may be granted with such condition or conditions      as the Landlord and/or the Manager may in its/their reasonable opinion      deem fit), it shall be a condition precedent to the granting thereof that      the Tenant shall pay to the Landlord and the Manager all fees and costs      incurred by the Landlord and the Manager in employing professional(s) to      examine and give such approval. |
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| Absorbers                     |   | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | Not      to mount and equip any machinery (particularly machinery with horizontal      reciprocating action) in the said premises or any part or parts thereof      without anti-vibration absorbers and anti-dumping absorbers of such types      and design as shall be approved in writing by the Landlord and the      Manager. In granting any such approval (which may be granted with such      condition or conditions as the Landlord and/or the Manager may in      its/their reasonable opinion deem fit), it shall be a condition precedent      to the granting thereof that the Tenant shall pay to the Landlord and      Manager all fees and costs incurred by the Landlord and the Manager in      employing professional(s) to examine and give such    approval.                                                                                                                                                                                                                            |
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| Covenants      for repair     | (g)    | At      the expense of the Tenant to keep the interior of the said premises      including but not limited to the flooring or interior plaster or other      finishes or rendering to walls, floors and ceilings and the Landlord’s      fixtures and fittings therein and all additions thereto including all      doors, windows, air-conditioning fancoils, electrical installations and      wirings, toilet equipments, ventilators, fire-fighting equipments, flush      system apparatus and water apparatus in good repair and condition to the      satisfaction of the Landlord and sufficiently preserve repair and maintain      the same and to deliver up the same to the Landlord at the expiration or      sooner determination of the term in like condition. In particular, but      without in any way limiting theforegoing: |

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| To      pay cost ofreplacing      brokenwindows      etc.                                     |   | (i)    | To      pay or reimburse the Landlord the cost of replacing all broken or damaged      windows or glass of the said premises (or elsewhere if used exclusively by      the Tenant) whether the same be broken or damaged by the negligence of the      Tenant or owing to circumstances beyond the control of the      Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
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| To      install repair orreplace      electricalwirings                                       |   | (ii)   | To      repair or replace if so required by the appropriate company or authority      under the terms of the Electricity Ordinance or any statutory modification      or re-enactment thereof or any Regulations made thereunder all the      electricity wiring installations and fittings within the said premises and      the wiring from the Tenant’s meter or meters to and within the      same.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
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| To      keep sanitaryapparatus      in goodrepair      and condition                          |   | (iii)  | At      the expense of the Tenant to keep the water tanks, drains, pipes, toilets,      lavatories, sanitary or plumbing apparatus and other water apparatus      (hereinafter collectively referred to as “the Sanitary Apparatus”) used      exclusively by the Tenant and its servants, employees, agents, invitees,      licensees and customers in good, clean and tenantable repair and condition      to the satisfaction of the Landlord and in accordance with the regulations      or by-laws of all Public Health and other Government authorities concerned      and to pay to the Landlord on demand clearing repairing or replacing any      of the Sanitary Apparatus choked impeded blocked or stopped owing to the      careless or improper use or neglect by the Tenant or any of its servants,      employees, agents, invitees, licensees or customers.                                                                |
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| To      pay cost ofreplacing      lightbulbs                                                  |   | (iv)   | To      reimburse to the Landlord the cost of replacing any damaged, broken,      defective or burned out electric light bulbs, tubes and globes in the said      premises which are provided by the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
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| To      be responsiblefor      any loss ordamage      caused toany      property or anyperson |   | (v)    | To      be wholly responsible for any damage or injury caused to any person      whomsoever directly or indirectly through the defective or damaged      condition of any part of the interior of the said premises or any fixtures      or fittings therein for the repair of which the Tenant is responsible      hereunder or in any way owing to the spread of fire or smoke or the      overflow of water from the said premises or any part thereof or through      the act default or neglect of the Tenant its servants agents licensees or      customers and to make good the same by payment or otherwise and to      indemnify the Landlord against all costs claims demands actions and legal      proceedings whatsoever made upon the Landlord by any person in respect of      any such loss damage or injury and all costs and expenses incidental      thereto, and to effect adequate insurance cover in respect of such      risks. |

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| To      protect interiorform      storm ortyphoon                                                        |   | (vi)   | To      take all reasonable precautions to protect the interior of the said      premises from storm or typhoon damage and in the event of such damage      being incurred to repair the damage or restore the said premises to a      proper state and condition in accordance with the covenants for repair      contained in this Clause 3(g).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
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| Employ      cleaningcontractor                                                                           | (h)    | (i)    | The      Tenant shall employ their own staff or a cleaning contractor nominated by      the Landlord or the Manager at its own expense for the cleaning of the      said premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
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| To      be responsiblefor      removal ofgarbage      and refuse                                         |   | (ii)   | The      cleaning contractor shall be responsible for the removal and disposal of      all garbage or refuse each day from the said premises to such location as      shall be specified by the Landlord and/or the Manager in the manner and      subject to such reasonable rules and regulations prescribed by the      Landlord and/or the Manager from time to time and until such time as such      garbage or refuse is removed from the said Building to keep within the      said premises the same securely sealed in containers of a design as      specified by the Landlord and/or the Manager from time to      time.                                                                                                                                                                                                                                                                              |
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| To      co-operate withcleaning      contractorand      other                                            |   | (iii)  | To      render full co-operation to the cleaning contractor and tenants or      occupiers of the other parts of the said Building with a view to keep the      said premises and the said Building at all times in a neat and tidy      condition.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
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| To      pay the cost ofaffixing      orreplacing      tenant’sname      on thedirectory      board |   | (i)    | To      pay or reimburse to the Landlord or its agents immediately upon demand the      cost of affixing, repairing, altering or replacing as may be necessary the      Tenant’s name on the Directory Board (if any) provided by the Landlord      and/or the Manager. The Tenant’s name so appearing on the Directory Board      in English and Chinese in uniform lettering and characters designed by the      Landlord and/or the Manager shall strictly be in accordance with that      appearing in this Agreement or its trading name(s) with or without its      registered trade mark or logo subject to the Tenant’s request unless prior      written consent to name otherwise has first been obtained from the      Landlord. The Tenant shall in the event of the Tenant changing its name,      notify the Landlord at least seven (7) days prior to such change of      name. |

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| To      ensure securityequipment      in goodorder                                    |   | (j)    | To      ensure at all times that all fire alarms, fire fighting equipments and      other equipments for security purpose provided by the Landlord shall not      be disrupted, interrupted, damaged or caused to be defective through the      act, default or neglect of the Tenant or any of its servants, employees,      agents, invitees, licensees or customers.                                                                                                                                                                                                                      |
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| To      permit Landlordto      enter and view                                         | (k)    | (i)    | To      permit the Landlord its agents and all persons authorised by it with or      without workmen or others and with or without appliances at all reasonable      times to enter upon the said premises to view the condition thereof and      upon prior notice to the Tenant to take inventories of the fixtures and      fittings of the Landlord therein and to carry out any work or repair      required to be done provided that in the event of an emergency the      Landlord its servants or agents may enter without notice and forcibly if      the Landlord deems necessary. |
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| To      permit Landlordto      take prospectivetenants      orpurchasers      to view |   | (ii)   | During      the three months immediately preceding the expiration of the term hereby      granted the Landlord or its authorized agents shall be at liberty to take      prospective tenants new purchasers to view the interior of the said      premises and to display an advertisement outside the said premises      offering the said premises for letting or sale.                                                                                                                                                                                                                    |
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| To      execute repairson      receipt of notices                                     | (1)    | (i)    | On      receipt of any notice from the Landlord or its authorized agents      specifying any works or repairs to be done and the time in which they are      to be done and which are the responsibility of the Tenant hereunder,      forthwith to comply with suchnotice.                                                                                                                                                                                                                                                                                                                  |

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| To      permit Landlordto      repair and makegood      the premises                             |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                    | If      the Tenant shall fail within fourteen (14) days of such notice, of such      shorter period as shall be appropriate in case of emergency, to proceed to      commence and then to continue diligently and expeditiously to comply with      such notice in all respects or if the Tenant shall at any time make      default in the performance of any of the agreements stipulations and      conditions herein contained for or in relating to the repair decoration      preservation protection or maintenance of the said premises or any part or      parts thereof it shall be lawful for the Landlord and all persons      authorized by the Landlord including but not limited to its agents,      servants and workmen to enter upon the said premises and to carry’ out all      or any of the works referred to in such notice and the cost of so doing      and all expenses incurred thereby shall be paid by the Tenant to the      Landlord on demand and shall forthwith be recoverable by the Landlord as      debt by action Provided That if the Tenant shall fail to pay such debt      within fifteen (15) days,      the Landlord shall in addition be entitled to charge interest thereon but      no such entry’ repair decoration preservation protection or maintenance      shall prejudice the Landlord’s right of re-entry’ and forfeiture      hereinafter contained. |
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| To      inform Landlordof      damage oraccident                                                 | (m)    | To      give notice in writing to the Landlord or its authorized agents as soon as      practicable after the Tenant shall have become aware of any accident or of      any damage caused or that may be caused to the said premises, the fixtures      or fittings provided therein by the Landlord, the water pipes, the said      Building or any persons thereon and of any defects or want of repair      thereof. |
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| To      comply with theFit      Out Guide,DMC      and HouseRule                                 | (n)    | (i)                                                                                                                                                                                                                                                                                                                                                                                                                     | To      obey and comply strictly with the provisions of the Fit Out Guide, Deed of      Mutual Covenant (if any) and House Rules and to pay the Fit Out Deposit as      the Manager may from time to time determine and to conduct the business of      the Tenant in such manner as to prejudice the goodwill and reputation of      the said Building as a first class industrial/office    building                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
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| To      obey and complywith      all notices andannouncementmade      by Landlordor      Manager |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                    | To      obey and comply with such rules, regulations or requirements stated in      notices or announcements as may from time to time be made imposed adopted      introduced or amended by the Landlord and/or the Manager and/or its agents      in respect of the saidBuilding.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |

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| To      comply with allordinances      etc.                                  | (o)    | To      obey and comply with and to keep the Landlord indemnified against the      breach of all Ordinances, regulations, by-laws, rules, requirements,      directions and orders of any government or other competent authority      relating to the use of and the conduct and carrying on of the Tenant’s      business in the said premises as specified in the Fifth Schedule hereto or      to any other act, deed, matter or thing done, permitted, suffered or      omitted therein or thereon by the Tenant or any servant, employee, agent,      invitee, licensee or customer of the Tenant and to notify the Landlord      forthwith in writing of any notice received from the Manager or any      statutory or public authority concerning or in respect of a possible      breach of this Clause 3(o).                                                                                                                                                                                                  |
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| To      be responsiblefor      contractorsservants,      agents andlicensees | (p)    | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | To      be responsible to the Landlord for the acts, neglects, defaults and      omissions of all contractors, servants, employees, agents, invitees,      licensees or customers of the Tenant as if they were the acts, neglects      defaults and omissions of the Tenant and for the purposes of this      Agreement “licensee” shall include any person present in, using or      visiting the said premises with the consent of the Tenant expressed or      implied. |
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| To      indemnify theLandlord      against allactions      etc.              |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | To      indemnify and keep the Landlord indemnified from and against all actions,      proceedings, claims and demands whatsoever brought or made by the tenants      and occupiers of the other parts of the said Building and any third party      and all costs and expenses (including legal costs on a full indemnity      basis) incurred by the Landlord thereby arising in respect of any act or      liability caused by or arising from the act, breach of duty, neglect or      default (irrespective of whether wilful or not)of the Tenant or any of its      contractors, servants, employees, agents, invitees, licensees or customers      including but not limited to any breach or non-observance or      nonperformance of any of the agreements stipulations and conditions herein      contained and on the Tenant’s part to be observed and performed or by      reason of any water or smoke or offensive smell or odour originating form      the said premises. |
|                                                                         |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |   |
| To      yield up at theend      of term                                      | (q)    | To      quietly yield up the said premises together with all the Landlord’s      fixtures, fittings and additions therein and thereto without compensation      for any alterations or improvements made to the said premises at the      expiration or sooner determination of term and/or this Agreement in good      clean and tenantable repair and condition notwithstanding any rule of law      or equity to the contrary Provided That the Tenant shall at the Tenant’s      expense remove all personal property, fixtures and fittings and additions      therein and thereto of the Tenant and make good all damage caused by such      removal and reinstate the said premises to the condition they were in at      the commencement of the term and thereupon to surrender to the Landlord      all keys giving access to all parts of the said premises, the said      Building or any part or parts thereof and to make good any damage caused      by such removal at the Tenant’sexpense. |

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| To      operate thebusiness      underspecified      businessname |                                                                                                                                                                                                                           | (r) | The      Tenant shall operate business at the said premises under the business name      of SUN LINE INDUSTRIAL LIMITED and shall produce to the Landlord a copy of      Business Registration Certificate of each of the above business names      together with its application form in the said business names and in the      sole proprietorship/partnership (as the case may be at the date of signing      hereof) of the Tenant at the address of the said premises within 1      month from the commencement of this tenancy.                                                                                                                                                                                                                                                                                                                                                                                           |
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| Tenant’s      restrictivecovenants                          | (4)       The Tenant hereby agrees with the Landlord that unless it has obtained the      prior written consent of the Landlord on such terms and conditions as the      Landlord may impose together with such consent:- |
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| User      of thePremises                                          |                                                                                                                                                                                                                           | (a) | (i)          Not      to use or permit or suffer the said premises or any part or parts thereof      to be used for any purpose other than as specified in the Fifth Schedule      hereto and at the expense of the Tenant to obtain all necessary and      appropriate licences and/or permits and/or approvals necessary for the      carrying on of the Tenant’s business and to comply with any local      legislation, regulations and Government requirements and any subsequent      amendments (if any) relating to such user on the said premises and at all      times to keep current valid and subsisting all such licences and/or      permits and/or approvals. For the avoidance of doubt the Landlord does not      represent and/or warrant that the said premises are fit to be used for the      aforesaid purposes or any part or parts thereof and/or for any particular      purpose. |

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| Not      to use forillegal      immoralpurposes      etc.                 |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                | Not      to use or cause permit or suffer to be used any part of the said premises      for gambling or for any illegal immoral or improper purposes or in any way      so as to cause nuisance annoyance inconvenience or damage or danger to the      Landlord or tenants or occupiers of any other neighbouring premises of the      Building.                                                                                                                                                                                                                            |
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| Not      to use premisesas      sleeping quartersor      domesticpremises |   | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                               | Not      to use the said premises or any part thereof as sleeping quarters or as      domestic premises within the meaning of any Ordinance for the time being      in force or to allow any person to remain in the said premises overnight      unless with the Landlord’s prior permission in writing. Such permission      shall only be given to enable the Tenant to post watchmen to look after      the contents of the said premises and the names of the watchmen shall      first be registered with the Landlord prior to its giving such      permission. |
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| Not      to prepare food                                                  | (b)    | Not      to allow any cooking of food on the said premises and not to cause or      permit any offensive or unusual odours to be produced upon emanated from      the said premises.                                                                                                                                                                                                                                                                |
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| Not      to producemusic      or noiseaudible      outside                | (c)    | Not      to produce or permit or suffer to be produced any music or noise      (including sound produced by broadcasting or any apparatus or any      equipment capable of producing, reproducing, receiving or recording sound)      so as to constitute nuisance or give reasonable cause for complaint from      the Landlord or tenants or occupiers of the other parts of the said      Building or in any adjoining or neighbouring building. |
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| Not      to cause anynuisance      orannoyance                            | (d)    | Not      to do or permit or suffer to be done any act or thing in or upon the said      premises or any part or parts thereof which in the opinion of the Landlord      may constitute a nuisance or annoyance or give cause for complaint from      the Landlord or tenants or occupiers of the other parts of the said      Building or in any adjoining or neighbouring  building.                                                               |

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| Not      to breachGovernment      Leaseor      cause insurance tobe      voided orpremium      increased | (e)    | Not      to do or permit or suffer to be done any act, deed, matter or thing      whatsoever which will amount to a breach or non-observance of any of the      terms and conditions under which the said Land is held from the Government      or of the Deed of Mutual Covenant (if any) under which the Landlord holds      the said premises or the building plans or the occupation permit of the      said Building as approved or issued by the Government of HKSAR or whereby      any insurance on the said premises or the said Building against loss or      damage by fire, storm, typhoon, other insurable perils and/or claims by      third parties for the time being in force may be rendered void or voidable      or whereby the premium thereof may be increased Provided That if as the      result of any act, deed, matter or thing done permitted or suffered by the      Tenant, the premium on any such policy of insurance shall be increased,      the Landlord shall be entitled without prejudice to any other remedy      hereunder to recover from the Tenant the amount of any such increase and      further the Tenant shall keep the Landlord fully indemnified against all      losses damages claims and demands sustained by or made against the      Landlord by any person as a result of any breach by the Tenant of this      Clause 4 (e) Provided That notwithstanding anything herein contained the      Landlord does not warrant that any or adequate insurance against fire or      any other risks exists in respect of the said premises and/or the said      Building and/or all or any of the goods or property stored therein by the      Tenant And the Tenant shall be responsible in any event for insurance of      its property in the said premises. |
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| Not      to keep arms orcombustible      goodsin      the Premises                                       | (f)    | Not      to keep or store or permit or suffer to be kept or stored in the said      premises any arms, ammunitions, gun-powder, saltpetre, kerosene or other      explosive inflammable combustible or hazardous  substance.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
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| Not      to make orpermit      anyalterations      oradditions                                           | (g)    | Not      without the prior written consent of the Landlord to make or permit any      alterations or additions or partitions to be made in or to the said      premises or any part or parts thereof nor to pull down alter or remove any      doors windows additions partitions or fixtures and fittings thereof nor to      make any alterations to the fire prevention system or to the electrical      wirings and installations therein nor to install any air-conditioning      plant machinery or equipment therein nor to cut maim or injure nor to      suffer to be cut maimed or injured any doors, windows, walls, beams,      structural members or fabric thereof. The Tenant shall be responsible for      obtaining the Building Authority or any other government authorities      consent for such alterations additions or partitions in or to the said      premises at its own expense and the Tenant further undertakes to comply      with all government’s requirements and regulations relating thereto. At      the expiration or sooner determination of the term the Tenant shall at its      own expense remove all such alterations or additions or partitions so      erected or installed by the Tenant and restore the said premises to its      original tenantable state as at the commencement of the term to the      satisfaction of theLandlord.                                                                                                                                                                                                                                                                                                                                                                                                                   |

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| Not      to installelectrical      wrings inpremises      withoutLandlord’s      approval   | (h)    | Not      to lay affix attach or install any electrical wirings or cables in the      said premises without the prior written consent of the Landlord and the      Tenant shall only carry out such electrical installation in accordance      with the fit-out plan which has been duly approved by the      Landlord.                                                                                                                                                                                 |
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| Not      to damage toiletfacilities                                                               | (i)    | Not      to use or permit or suffer the toilet facilities provided by the Landlord      to be used for any purpose other than that for which they are intended and      not to throw or permit or suffer or be thrown therein any foreign      substance of any kind and the Tenant shall pay to the Landlord on demand      all costs and expenses incurred by the Landlord in making good any      breakage, blockage or damage resulting from a violation of this Clause      4(i).                 |
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| Not      to damage mainstructure,      walls,ceilings      and othercommon      servicefacilities | (j)    | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | Not      to damage mark or deface or permit or suffer to be damaged marked or      defaced any main structure, fixtures and fittings, decorations,      installations, lifts or other common service facilities including      air-conditioning units, cloakrooms, service pantries, halls, passageways,      staircases, drainage wells, walls and ceilings of the said Building      outside the said premises, and to pay on demand to the Landlord all costs      and expenses incurred by the Landlord in repairing, making good the damage      or cleaning the same. |
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| Not      to drive nailsetc.      into ceilingswalls      or floors                                |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |  Not      without the prior written consent of the Landlord to drive or insert or      permit or suffer to be driven or inserted any nails, screws, hooks,      brackets or similar articles into the ceilings, walls or floors of the      said premises and any other parts of the said Building outside the said      premises. |
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| Display      name plateor      signboard etc.                                                     | (k)    | Not      without the prior written consent of the Landlord or the Manager to      exhibit or display within outside or at the exterior of the said premises      any name-plate, poster, flag, notice, advertisement, signboard,      decoration, sign or other device, whether illuminated or not, which may be      visible from outside of the said premises except in such space and in such      form style and manner with lettering and characters approved by the      Landlord or theManager. |

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| Not      to encumber orobstruct      passage andcommon      areas | (l)    | Not      to encumber or obstruct or permit or suffer to be encumbered or obstructed      with any boxes, cartons, packages, rubbish, refuse, dustbins, garbage      cans, furniture, chattels, or store of any goods, or other obstruction of      any kind or nature any of the entrances, exits, staircases, landings,      passageways, lifts, corridors, lavatories, lobbies or other parts of the      said Building in common use so that the same are at all times kept clear      and free of any obstructions of any nature and the Landlord shall in      addition to any other remedies which the Landlord may have hereunder been      entitled without notice and at the Tenant’s expenses to remove and dispose      of as it sees fit any such obstructions aforesaid without incurring any      liability therefor whatsoever whether tortious or otherwise to the Tenant      or any other person whomsoever and the Tenant shall on demand pay or      reimburse to the Landlord all costs and expenses incurred in such      removal. |
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| Not      to lay wirings orcables      etc incommon      areas     | (m)    | Not      to lay install affix or attach any wirings, cables, pipes or other      articles or things in or upon any of the entrances, exits, staircases,      landings, passageways, corridors, lavatories, lobbies or any other common      areas of the said Building outside the said premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
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| Prohibition      ofsubletting      or transfer                    | (n)    | Not      to assign underlet or otherwise part with the possession of or transfer      the said premises or any part or parts thereof or any interest therein or      permit or suffer any arrangement or transaction whereby any person or      persons who is/are not a party to this Agreement obtains or obtain the use      possession enjoyment or occupation of the said premises or any part or      parts thereof irrespective or whether any rental or other consideration is      given therefor. The tenancy created pursuant to this Agreement shall be      personal to the Tenant named in this Agreement and without in any way      limiting the generality or the foregoing the following acts and events      shall, unless previously approved in writing by the Landlord, be deemed to      be breaches of this Clause 4(n):-                                                                                                                                                                                                              |
|                                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |   |
|                                                              |   | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | In      the case of a tenant which is a partnership any change in the constitution      of the partners including the taking in of one or more new partners      whether on the death or retirement of an existing partner or      otherwise; |
|                                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |   |   |
|                                                              |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | In      the case of a tenant who is an individual (including a sole surviving      partner of a partnership tenant) the death, insanity or other disability      of that individual, to the intent that no right to use possess, occupy or      enjoy the said premises or any part or parts thereof shall vest in the      executor, administrator, personal representative, next of kin, trustee,      receiver or committee of any suchindividual; |

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|                                                                |   | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | In      the case of a tenant which is a limited company incorporated in accordance      with the laws of Hong Kong or elsewhere any take-over, reconstruction,      amalgamation merger, voluntary liquidation or change in the person or      persons who owns or own a majority of its voting shares or who otherwise      has or have effective control thereof; |
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|                                                                |   | (iv)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | The      giving by the Tenant of a Power of Attorney or similar authority whereby      the donee of the Power obtains the right to use, possess, occupy or enjoy      the said premises or any part or parts thereof or does in fact use,      possess, occupy or enjoy the same;                                                                                   |
|                                                                |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                |
|                                                                |   | (v)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | The      change of the Tenant’s business name without the prior written consent of      the Landlord.                                                                                                                                                                                                                                                         |
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| Not      to keep animalsor      pets and toprevent      infestation | (o)    | Not      to keep or permit or suffer to be kept any animals, birds or pets inside      the said premises and to take all such steps and precautions at such      intervals as shall be required      by the Landlord and to the satisfaction of the Landlord to prevent the      said premises or any part or parts thereof from becoming infested by      termites, rats, mice, cockroaches or any other pests or vermins and in the      event of any such infestation to permit the same to be remedied by      contractor appointed by the Landlord at the Tenant’s own cost and      expense. |
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| Not      to permit toutingor      soliciting ofbusiness             | (p)    | Not      to permit any canvassing, pedding, touting or soliciting for business or      distributing of any booklets, literatures, promotional items, pamphlets,      notices or advertising matters to be conducted outside or near the said      premises or in any part or parts of the said Building.                                                                                                                                                                                                                                                                                                      |
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| Not      to hang blinds oraerial,      etc                          | (q)    |  Not      to hang, fix or      erect any Venetian blinds      or sun blinds of any description, shelters or coverings wire or aerial      wirings or other things whatsoever on any exterior part of the said      Building including the roof and the exterior wall of the said premises nor      to do or permit to be done any act or thing which may or will alter the      external appearance of the saidBuilding.                                                                                                                                                                       |

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| Not      to hang laundry                          | (r)    | Not      to use or cause or permit the use of the entrances, exits, halls, lobbies,      corridors, staircases, landings, passageways, lavatories and other common      areas of the said Building for the purpose of drying laundry or hanging or      storing any articles or things thereon or therein and not to permit the      Tenant’s servants, employees, agent, invitees, licensees and customers to      use the same for toitering or eating. |
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| Not      to use lifts forcarriage      of cargoes | (s)    | Not      to permit or suffer the lifts to be used for the carriage of cargoes,      goods and other articles or things exceeding the maximum loading limit      specified therefor by a notice affixed therein.                                                                                                                                                                                                                                                 |
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| Exclusion      ofLandlord’s      liability  | (t)    | Not      to hold the Landlord liable or responsible in any way to the Tenant or to      any other person whomsoever in respect of any injury damage or loss of      business or other liability whatsoever which may be suffered by the Tenant      or by any other person or any property howsoever caused and in particular      but without limitation caused by or through or in any way owing      to:-                                                    |
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|                                              |   | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                             | any      defect in or failure or need for repair or overhaul of the supply of      electricity, gas, water, telephone, air-conditioning, lifts or other      service whatsoever or any surge reduction variation interruption or      termination in the supply of such services or any of the    same; |
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|                                              |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                            | any      typhoon, landslide, subsidence of the ground, escape of fire, smoke fumes      or other substance or thing from anywhere within the said Building, any      seepage, overflow or leakage of water from any pipes, drains or fire      services system or , anywhere within the said Building or the influx of      rain water or sea water into the said premises or the said Building or any      escape of electric current from electric wiring cables or ducts situate      upon or in any way connected with the said Building or any part or parts      thereof or dropping or falling of any article object or material      whatsoever including cigarette ends, glass or tiles from anywhere within      the said Building, or vibrations from any floor office or premises in the      said Building or in the adjoining or neighbouring  building; |
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|                                              |   | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                                           | any      defective or damaged condition of the said premises or any part or parts      thereof or the Landlord’s fixtures and fittings  therein; |

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|                                            |   |                                                                    | (iv)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | any      misconduct negligence or breach of duties on the part of the      Manager;                                                                                                                                                                                  |
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|                                            |   |                                                                    | (v)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | any      act, neglect or default of the Tenant or other tenants and occupiers or      any of their servants, employees, agents, invitees, licensees or customers      of the other parts of the said Building or the adjoining or neighbouring      building; and/or |
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|                                            |   |                                                                    | (vi)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | any      failure or breakage of glass or plate glass of or in the said premises or      the said Building.                                                                                                                                                           |
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| Landlord’scovenants                       | 5.     | THE      LANDLORD HEREBY AGREES WITH THE TENANT as follows:-            |
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| To      pay GovernmentRent      and PropertyTax |   | (a)                                                                     | To      pay the Property Tax and all expenses of a capital or non-recurring nature      attributable to or payable in respect of the said  Building.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
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| Tenant      shall havequiet      enjoyment      |   | (b)                                                                     | That      the Tenant paying the rent, rates and government rent, air-conditioning      and management charges and all other outgoings hereby agreed to be paid on      the days and in the manner herein provided for payment of the same and      observing and performing the agreements, stipulations and conditions      herein contained and on the Tenant’s part to be observed and performed      shall peacefully hold and enjoy the said premises during the term without      any interruption by the Landlord or any person lawfully claiming under or      in trust for the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
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|                                            | 6.     | IT      IS HEREBY FURTHER EXPRESSLY AGREED AND DECLARED as    follows:- |
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| Interest      on latepayment                    |   | (a)                                                                     |  If      the Tenant shall have failed to pay the rent, rates, government rent,      air-conditioning and management charges and all outgoings payable      hereunder in respect of the said premises on the day due for payment      thererof, the Landlord shall without prejudice to its other rights and      remedies hereunder to other rights and remedies hereunder to otherwise, be      entitled to charge and the Tenant shall be liable to pay to the Landlord      interest on the arrears of rent or outstanding amount of rates, government      rent, air-conditioning and management charges and all outgoings hereof at      such rate (as well before as after any judgment) as shall be equivalent to      three percent (3%) per month from the date the same is due until the      actual date of payment together with all legal costs and expenses incurred      by the Landlord on a full indemnity basis for the purpose of recovering      the arrears or outstanding sums in Court or otherwise from the Tenant and      shall be a debt due from the Tenant to the Landlord and be forthwith      recoverable by action. The Landlord shall also be entitled to disconnect      or discontinue the supply of services, including but not limited to      air-conditioning, water, electricity, gas to the said premises and/or to      the Tenant without prior notice to theTenant. |

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| Landlord’s      right ofre-entry      etc. |   | (b) | If      the rent, rates, government rent, air-conditioning and management charges      or all outgoings payable hereunder or any part thereof shall be unpaid for      fifteen (15) days after the same shall become payable (in the case of the      rent whether legally or formally demanded or not) or if the Tenant shall      fail or neglect to observe or perform any of the agreement stipulations or      conditions herein contained and on the Tenant’s part to be observed and      performed or if the Tenant shall become bankrupt, or being a corporation      shall go into liquidation by whatsoever reasons or for whatsoever      purposes, or if any petition shall be filed for the winding up of the      Tenant, or if the Tenant shall otherwise become insolvent or make any      composition or arrangement with creditors, or shall suffer any execution      to be levied on the said premises or otherwise on the Tenant’s goods, or      if the Tenant shall persistently fail in paying rent and/or      air-conditioning and management charges and/or rates and government rent      as when they fall due, then and in any such case it shall be lawful for      the Landlord at any time thereafter to forfeit the tenancy hereby created      and to re-enter on the said premises or any part of parts thereof and to      recover possession of the said premises in the name of the whole whereupon      this Agreement shall absolutely cease and determine and the said deposit      paid pursuant to Clause 2 hereof shall be absolutely forfeited to the      Landlord but without prejudice to any right of action by the Landlord in      respect of any outstanding breach or non-observance or non-performance of      any of the agreements, stipulations and conditions herein      contained. |
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| Written      notice shallbe      sufficient exerciseof      right |   | (c)    | A      written notice served by the Landlord on the Tenant in manner hereinafter      mentioned to the effect that the Landlord thereby exercises the power of      forfeiture and/or re-entry herein contained shall be a full and sufficient      exercise of such power without physical entry on the part of the      Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
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| Acceptance      of rentnot      waiver of breachof      convenant |   | (d)    | The      acceptance of any rent by the Landlord hereunder shall not operate or be      regarded by the Tenant as a waiver by the Landlord of any right to proceed      against the Tenant in respect of any breach non-observance or      non-performance by the Tenant of any of the agreements stipulations terms      and conditions herein contained and on the part of the Tenant to be      observed and performed.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
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| Force      Majeure                                                |   | (e)    | If      the said premises or any part of parts thereof shall be rendered      inaccessible or destroyed or so damaged by fire, typhoon, Act of God,      force majeure or at any time during the term the said premises or the said      Building or any part of parts thereof shall be condemned as a dangerous      structure or a demolition order or closure order of the relevant      government authorities shall become operative in respect of the said      premises or the said Building or any part of parts thereof or other cause      beyond the control of the Landlord and not attributable to any act or      default of the Tenant as to be rendered unfit for use and occupation or      inaccessible and subject to the insurance policy or policies for such      risks effected by the Landlord (if any) shall not have been rendered void      or voidable or payment of policy moneys refused in whole or in part in      consequence of any act or neglect or default of the Tenant, the rent,      rates, government rent, air-conditioning and management charges or a part      thereof proportionate to the damage sustained shall cease to be payable      until the said premises shall have been restored or reinstated or rendered      accessible Provided Always That the Landlord shall be under no obligation      to repair or reinstate the said premises And Provided Further That without      prejudice to the foregoing if the whole or substantially the whole of the      said premises shall have been destroyed or rendered unfit for use and      occupation or inaccessible and shall not have been repaired or reinstated      within three (3) consecutive months of the occurrence of the destruction      or damage then either party shall be entitled at any time before the same      are so repaired and reinstated to terminate this Agreement by notice in      writing to the other and thereupon this Agreement and the term shall      determine as from the date on which they were rendered unfit for use and      occupation or inaccessible but without prejudice to the rights and      remedies of either party against the other in respect of any antecedent      claim or liability hereunder. In the event of any disagreement between the      parties hereto on the application of this Clause 6(e) then the subject of      disagreement shall be referred to a single arbitrator for settlement in      accordance with provisions of the Arbitration Ordinance for the time being      in force. |

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| Landlord      not liablefor      breakdown in air-conditioning      system,etc |   | (f)    | The      Landlord shall not in any circumstances be liable to the Tenant for any      defect in or mechanical breakdown or failure or need for repair or      overhaul of the air-conditioning system, lifts, water supply system,      telephone system, power supply system and/or other building facilities or      services nor shall the rent or rates and government rent or      air-conditioning and management charges abate or cease to be payable on      account thereof or any part of parts thereof Provided Also That if the      air-conditioning system shall wholly breakdown or cease to operate for any      period of seven (7) or more consecutive days, the due proportion of the      air-conditioning and management charges attributable to the maintenance of      the air-conditioning system but not the rent shall cease to be payable      from the first day after the end of such period of seven (7) consecutive      days until the air-conditioning system again commences      operating. |
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| Tenant      responsiblefor      acts of servantsvisitors      etc              |   | (g)    | For      the purpose of these presents any act, default, neglect or omission of any      servants, employees, agents, invitees, licensees or customers (as      hereinbefore defined) of the Tenant shall be deemed to be the act,      default, neglect or omission of the Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
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| Distress      for rent                                                         |   | (h)    | For      the purpose of Part III of the Landlord and Tenant (Consolidation)      Ordinance, Chapter 7 of the Laws of Hong Kong, and for the purpose of this      Agreement, the rent payable in respect of the said premises shall be and      be deemed to be in arrear if not paid in advance at the time and in the      manner stipulated in Clause 3 (a) hereof.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
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| Waiver                                                                         |   | (i)    | To      the extent that the Tenant can lawfully do so, the Tenant hereby expressly      agrees to deprive itself of and to waive all rights (if any) to protection      against eviction or ejection afforded by any existing or future      legislation from time to time in force and applicable to the said premises      or to the tenancy hereby created and the Tenant agrees to deliver up      vacant possession of the said premises to the Landlord on the expiration      or sooner termination of the tenancy hereby created notwithstanding any      rule of law or equity to thecontrary.                                                                                                                                                                                                                                                                                                                                                                                                                        |

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| Non-waiver                                                               |   | (j)    | No      condoning, excusing or overlooking by the Landlord of any default breach      or non-observance, or non-performance by the Tenant at any time or times      of any of the Tenant’s obligations herein contained shall operate as a      waiver of the Landlord’s rights hereunder in respect of any continuing or      subsequent default, breach or non-observance or nonperformance or so as      defeat or breach and no waiver by the Landlord shall be inferred from or      implied by anything done or omitted by the Landlord unless expressed in      writing, and singed by the Landlord. Any consent given by the Landlord      shall operate as a consent only for the particular matter which it relates      and in no way shall be considered as a waiver of release of any of the      provisions hereof nor shall it be construed as dispensing with the      necessity of obtaining the specific written consent of the Landlord in the      future unless expressly so provided. |
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| Landlord’s      right toexhibit      selling orletting      notice |   | (k)    | During      the three months immediately preceding the expiration of the term hereby      created, the Landlord shall be at liberty to affix and maintain without      interference upon any external part of the said premises notice or      advertisement stating that the premises are to be let or to be sold and      such other information in connection therewith as the Landlord shall deem      fit.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
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| Service      of notices                                                  |   | (1)    | Any      notice required to be served hereunder shall, if to be served on the      Tenant, be sufficiently served if addressed to the Tenant and sent by      prepaid ordinary post to or delivered at the said premises or the Tenant’s      last known place of business or registered office or residence in Hong      Kong and, if to be served on the Landlord, shall be sufficiently served if      addressed to the Landlord or such other person as may be notified in      writing to the Tenant and sent by prepaid ordinary post to or delivered at      the registered office of the Landlord or any other address which the      Landlord may notify the Tenant from time to time. In the case of a notice      sent by prepaid ordinary post as aforesaid service shall be deemed to have      been effected two (2) days after the date of  posting.                                                                                                                                               |

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| Legal      costs andexpenses |   | (m)                                                                                                                                                                                                                     | The      legal costs and disbursements (including stamp duty and registration fees)      of and incidental to the preparation, approval and completion of this      Agreement shall be borne and paid by the parties hereto in equal      shares.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
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| Assignment                   | 7.     | In      the event that the said premises or any part or parts under this Agreement      is/are assigned to other person(s) (“the new Landlord”) by the Landlord,      the following provisions shall apply: |
|                         |   |                                                                                                                                                                                                                    |
|                         |   | (a)                                                                                                                                                                                                                     | the      Tenant, subject to and at the direction of the Landlord, shall accept and      acknowledge the new Landlord as the new Landlord in respect of the said      premises or any part of parts thereof assigned as aforesaid to whom the      Tenant thereafter shall become liable according to the terms and      conditions of the Agreement and shall enter into a Deed of Novation and/or      Transfer to other agreement(s) or documents(s) with the new Landlord and      the Landlord at the cost of the new Landlord and/or the Landlord in such      reasonable form the content as satisfactory to the Landlord and the new      Landlord for the purposes of confirming the release discharge and      cessation of all liabilities and obligations of the Landlord hereunder      including but not limited to the Landlord’s obligation in respect of the      refund of the said deposit hereunder (so far as they relate to the said      premises or any part or parts hereof assigned as aforesaid) and the      continuation of the liabilities and obligations of the Tenant hereunder to      give effect to or (as the case may be) to confirm the assumption and      taking up by the new Landlord in lieu of the Landlord of all the      Landlord’s liabilities and obligations hereunder including but not limited      to the Landlord’s obligation in respect of the refund of the said deposit      hereunder (so far as they relate to the said premises or any part or parts      hereof assigned as aforesaid); |
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|                         |   | (b)                                                                                                                                                                                                                     | upon      the assignment of this Agreement or the said premises or any part of parts      thereof and the new Landlord thereof agreeing to assume take up all the      Landlord’s liabilities and obligations hereunder including without      limitation its obligations to refund the said deposit to the Tenant      hereunder (so far as they relate to the said premises or any part or parts      thereof as aforesaid) whether contractual or otherwise shall absolutely      cease and be taken up by the new Landlord and the Tenant shall only seek      refund of the said deposit (subject always to the terms and conditions      contained in this Agreement) from the new  Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |

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| Management      regulations     | 8.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | (a)    | The      Landlord reserves the right from time to time and by notice in writing to      the Tenant to make impose adopt and introduce and subsequently supplement      amend or abolish if necessary such reasonable regulations as it may      consider necessary for the management operation and maintenance of the      said Building including without limitation those regulations relating to      the use of the common service facilities, the lifts and the use of the      loading and unloading areas in the said Building. |
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|                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               | (b)    | Such      regulations shall be supplementary to the terms and conditions of this      Agreement and shall bind the Tenant and any breach of the regulations      shall be deemed to be a breach of this Agreement for which the Landlord      may exercise all or any of its rights or remedies    hereunder.                                                                                                                                                                                                                           |
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|                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               | (c)    | Such      regulations shall not in any way derogate from the terms and conditions of      this Agreement. In the event of conflict between such regulations and the      terms and conditions of this Agreement the terms and conditions of this      Agreement shall prevail.                                                                                                                                                                                                                                                          |
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| Joint      and severalliability | 9.         Where more than one person is named as the Tenant in the First Schedule      hereto all such persons shall sign this Agreement and shall be jointly and      severally liable for the performance and observance of the terms,      conditions and agreements contained herein and on the part of the Tenant      to be performed and observed.                                                                                                                                                                                                                                                          |
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| No      premium                 | 10.       The Tenant acknowledges that no fine premium key money or other      consideration has been paid by the Tenant to the Landlord for the grant of      this tenancy.                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
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| No      warranty                | 11.       The Landlord has provided the standard fit-out including air-conditioning      ducting, suspended ceiling, lighting and wiring system and fire sprinkler      heads (“Standard Fit-out”) in the said premises. However, the Landlord      does not warrant that the said premises together with the Standard Fit-out      and/or the fixture and fittings thereto are fit for the purposes for which      they are let or for any other purposes whatsoever intended to be used by      the Tenant and shall not be liable or responsible to the Tenant for any      damages or loss in respectthereof. |

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| Full      Agreement                                                                                                     | 12.        This Agreement supercedes the offer letter duly signed by the parties      hereto on 10 February, 2010 and set out the full agreement reached between      the parties hereto and no other representations have been made or      warranties given relating to the Landlord or the Tenant or the said      Building or the said premises and if any such representation or warranty      has been made given or implied same is hereby waived.                                                                                                                                                                                                                                                                                             |
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| Law                                                                                                                     | 13.   This      Agreement shall be governed and construed in all respects in accordance      with the laws of Hong Kong.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
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| Marginal      Notes                                                                                                     | 14.   The      Marginal notes are intended only for guidance and reference and do not      form part of this Agreement nor shall any of the provision in this      Agreement be construed or interpreted by reference thereto or in any way      affected or limited thereby.                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
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| Miscellaneous                                                                                                           | 15.   Unless      the context otherwise requires, words herein importing the masculine      gender shall include the feminine and neuter and words herein in the      singular shall include the plural and vice versa and the expression      “person” or “persons” shall include firms and/or    corporations.                                                                                                                                                                                                                                                                                                                                                                                                         |
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| Tenant      responsiblefor      all legal costsand      expensesincurred      by Landlordin      Tenant’s default | 16.   All      legal costs and expenses incurred by the Landlord (on a solicitor and own      client basis) in demanding payment of rent and/or any other legal      proceedings (including but not limited to levying distraint for rent)      taken by the Landlord against the Tenants as a result of default of      payment of rent or any other amount payable by the Tenant or the breach by      the Tenant of any terms, covenants and conditions herein contained shall      be recoverable from the Tenants as a debt or be deductible by the Landlord      from the deposit held by the Landlord hereunder but without prejudice to      the Landlord’s right of action against the Tenant for damages in excess      thereof. |
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| Name      of Building                                                                                                   | 17.   The      Landlord reserves the right subject to any relevant provisions of the Deed      or Mutual Covenant and/or the Sub-Deed of Mutual Covenant (if any) and the      House Rules in respect of the said Building to name and rename the said      Building with any such name or style as it in its sole descretion may      determine and at any time and from time to time by giving 3 months’      written notice to the Tenant to change, alter, substitute or abandon any      such name without the same constituting an actual or constructive eviction      or the Tenant and without incurring any liability to the Tenant therefore      whatsoever and howsoever.                                                     |
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| Landlord’s      rightregarding      alterations,etc                                                               | 18.   The      Landlord shall have the right:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
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|                                                                                                                    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | (a)          to      change, amend, vary, add to alter the approved general building plans of      the saidBuilding; |

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|   |   | (b)    | to      remove, cancel, relocate or otherwise change or carry out any alteration      or addition or other works, whether of a structural nature or not, to the      common areas (including but not limited to entrances, passages, corridors      and staircases) and common facilities (including but not limited to lifts      and public toilets) of the said Building and such other part or parts of      the said Building (other than the said premises) from time to time and in      such manner as the Landlord may in its absolute discretion deem fit      without the same constituting an actual or constructive eviction of the      Tenant and without incurring any liability whatsoever and howsoever to the      Tenant therefor; |
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|   |   | (c)    | to      execute or perform any works of alteration, amendment, modification,      improvement, demolition or construction of the said Building and to enter      into all parts of the said Building with all necessary equipment, plant      and materials for the purpose of carrying out any such works;      and                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|   |   |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|   |   | (d)    | to      erect scaffolding, hoarding or structures of like nature for the purpose      of carrying out any works referred to in this Clause, including the right      to enter upon the said premises for erecting such scaffolding or other      structures, notwithstanding that the same any temporarily interfere with      the access to any part of the saidBuilding.                                                                                                                                                                                                                                                                                                                                                                             |

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| LANDLORD | :      | AITKEN,      VANSON & COMPANY LIMITED whose registered office is situate at 33/F,      AITKEN VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG,  KOWLOON. |
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|     |   |                                                                                                                                                    |
| TENANT   | :      | SUN      LINE INDUSTRIAL LIMITED whose office is situate at UNIT 2101, 21/F, AITKEN      VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG,  KOWLOON           |

| TERM      OF TENANCY | :      | TWO      (2) year commencing on 1st      March, 2010 and expiring on 29th      February, 2012.                                                                                                                                                                                                                                                                         |
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|                 |   |                                                                                                                                                                                                                                                                                                                                                                   |
| RENT                 | :      | HK$      17,340.00 per calendar month (exclusive of rates, government rent, air-      conditioning and management charges and all outgoings of every      description) payable in advance without any deduction whatsoever on the      1st      day of each and every calendar month and the first of such payment is to      be paid on the signing of thisAgreement. |

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| MANAGEMENT      FEE AND AIR-CONDITIONING CHARGES (Subject to Revision) | :      | HK$4,855.20      per calendar month payable in advance without any deductions whatsoever on      the 1st      day of each and every calendar month and the first of such payment is to      be paid on the signing of this Agreement. |
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|                                                                   |   |                                                                                                                                                                                                                                  |
| RENTAL      MANAGEMENT FEE AIR-CONDITIONING CHARGES DEPOSIT            | :      | HK$66,585.60      (which has been paid by the Tenant to the Landlord on signing the Tenancy      Agreement dated 1 st March,2007.)                                                                                                    |

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| 1. | Within      fourteen (14) days upon receipt of the Fit Out Guide in respect of the      said Building or such shorter period as the Manager may allow, the Tenant      shall submit to the Manager full fit out plans (each in triplicate) and      written supporting information of all proposals concerning the fitting-out      of the said premises. The Tenant’s plans shall comply with all relevant      Ordinances, Regulations and By-Laws, and without limitation to the      generality of the foregoing, shallinclude:- |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (i) | all      fitting-out details, alterations and/or additions to all non-load bearing      walls, doors, door openings, lift lobbies and the common areas or any part      thereof as forming part of the saidpremises; |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (ii) | detailed      drawings, plans and specifications of all air-conditioning (if any) and      electrical installations which shall be connected by the Tenant to utility      systems provided by the Landlord or theManager; |
|--|------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (iii) | details      of all lighting circuits, fixtures andfittings; |
|--|-------|--------------------------------------------------------------|

|   |   |                                                                                    |
|--------|--------|-----------------------------------------------------------------------------------------|
|        | (iv)   | any      proposed fascia sign, including its decorative and electrical      components; |

|   |   |                                                            |
|--------|--------|-----------------------------------------------------------------|
|        | (v)    | details      of installation of any security/alarm system;  and |

|   |   |                                          |
|--------|--------|-----------------------------------------------|
|        | (vi)   | details      of installation of anymachinery. |

| 2. | The      Manager will consider the Tenant’s plans and details and may, in its      absolute discretion, accept or reject the plans or details or any part of      them. Upon receipt of fit out plans (both detailed plans and written      supporting information) the same will be passed to the Landlord for      approval. If such plans and/or details are rejected, amendments shall be      re-submitted within fourteen (14) days, or as directed by the Manager, as      the case may be. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3. | All      works specified and approved in writing by the Manager shall be completed      within three (3) months of the Tenant being notified of such approval or      such longer period as the Manager mayagree. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4. | When      the fit out plans are approved and before any work commences full      information concerning the Tenant’s contractors shall immediately be made      available together with a work programme/chart to the Manager by the      Tenant. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5. | For      all works specified in paragraphs (i) – (iv) below the Tenant is      required to use the services of the Landlord’s nominated contractors or      the Manager’s nominated contractors or its own contractor as may be      approved in writing by the Manager subject to such terms and conditions as      may be specified by the Manager:- |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (i) | Any      work involving the construction or installation of any brickwork, concrete      or other items of a structuralnature. |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------|

|  | (ii) | Any      plumbing or drainage work. |
|--|------|-------------------------------------|

|  | (iii) | Any      alternation or addition to any mechanical or electrical      services. |
|--|-------|---------------------------------------------------------------------------------|

|  | (iv) | Any      specialist work. |
|--|------|---------------------------|

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| 6. | The      contractor appointed by the Tenant shall not carry out any work in the      common areas or any part thereof and all debris created by the carrying      out of such work and incidental to moving into the said premises is to be      cleared at the expense of the Tenant creating the  same. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7. | The      Tenant, his servants, agents and workmen shall co-operate fully with the      Landlord or its authorized representative, the Manager and its nominated      contractors and project consultants in carrying out any work on the said      Building, and shall cause the work done on the said premises to be      co-ordinated and carried out in such a manner as to avoid any delay or      interference with the work (if any) of the Landlord on the said Building.      The Tenant, his servants, agents and workmen shall obey and comply with      all instructions and directions which may be given by the Manager or its      authorized representatives in connection with the carrying out of such      work. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8. | The      Tenant is solely responsible for the safety of all the said works carried      out on the said premises and for the payment of all costs charges and      expenses involved therein together with of the cost of providing a      temporary electricity supply, if any, the reasonable proportion of such      cost of which shall be borne by the Tenant requiring such supply, and to      be calculated on a daily basis at a rate as determined by the      Manager. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9. | The      Tenant shall indemnify the Landlord and/or the Manager against all claims      arising out of the actions of his appointed contractors and others      similarly employed in the said premises and other areas of the said      Building in connection with the carrying out of the  works. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10. | Without      in any way limiting the generality of the foregoing, the Tenant shall      not:- |
|-----|-----------------------------------------------------------------------------------------------|

|  | (i) | submit      any plan to the Buildings Department or other competent authority for      approval without first obtaining the Manager’s written consent which the      Manager may in its unfettered discretion withhold if it considers that the      submission of such plan or the work proposed to be carried out could or      might interfere with work being carried out on any part of the said      Building; |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (ii) | carry      out or attempt to carry out any work which requires the consent of the      Buildings Department or any other competent authority without previously      obtaining such consent; |
|--|------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (iii) | do      or permit any act or thing to be done which is likely to cause any fire      risk or other hazard in any part of the said  Building. |
|--|-------|----------------------------------------------------------------------------------------------------------------------------------------------|

|  | (iv) | carrying      out any alteration and/or removal of the fire services equipments as      provided therein including hose reels and sprinkler heads, except with the      written permission and approval of the Manager and all other competent      authorities (wherever necessary);and |
|--|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (v) | permit      or suffer to be erected, affixed, installed or attached in or on or at the      partition walls between the said premises and other parts of the said      Building any shelves, paintings and decorations except with the written      permission and approval of the Manager and all other competent authorities      (wherever necessary). |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (a) | offices      ancillary and directly related to an industrial operation BUT ALWAYS      excluding any trade that is now or may hereafter be declared to be an      offensive trade under the Public Health and Municipal Services Ordinance,      or any enactment amending the same or substituted    therefore. |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| SIGNED      by TSANG      SHIH CHANG         | ) | AITKEN, VANSON      & CO., LTD, |
|----------------------------------------------|---|------------------------------------------|
|                                         | ) | /s/      Tsang      Shih Chang           |
| for and on behalf of the      Landlord whose | ) | For      and on behalf of           |
|                                         | ) |                                     |
| signature(s)      is/are verified by:        | ) |                                     |

| YAU      TO TUNG |   | /s/ Yau      To Tung |
|------------------|--------|----------------------|

| SIGNED      by LING HO LEUNG                | )      |                             |
|---------------------------------------------|--------|----------------------------------|
|                                        | )      | For      and on behalf of        |
| for      and on behalf of the Tenant in the | )      | SUN      LINE INDUSTRIAL LIMITED |
|                                        |   | /s/ Ling      Ho      Leung      |
|                                        | )      | Authorized      Signature(s)     |
| presence      of: JENNY POON HAU      CHUN  | )      |                             |

| RECEIVED      on or before the day and year first above written    | )                   |                                |
|--------------------------------------------------------------------|---------------------|-------------------------------------|
| of      and from the Tenant the sum of HONG KONG DOLLARS           | )                   | AITKEN,      VANSON & CO., LTD. |
| SIXTY      SIX THOUSAND FIVE HUNDRED AND EIGHTY                    | )              | /s/ Tsang      Shih Chang           |
| FIVE      AND CENTS SIXTY (which has been paid by the Tenant       | )                   | For      and on behalf of           |
| to      the Landlord on signing the Tenancy Agreement dated        | )                   |                                |
| 1st      March 2007) being the total deposit money above expressed | )              |                                |
| to      be paid by the Tenant to the Landlord.                     | )      HK$66,585.60 |

----

| RECEIVED      on or before the day and year first above written | )                   | AITKEN,      VANSON & CO., LTD. |
|-----------------------------------------------------------------|---------------------|-------------------------------------|
| of      and from the Tenant the sum of HONG KONG DOLLARS        | )                   | /s/      Tsang      Shih Chang      |
| TWENTY      TWO THOUSAND ONE HUNDRED AND NINETY                 | )                   | For      and on behalf of           |
| FIVE      AND CENTS TWENTY being the rent and management        | )                   |                                |
| fee      and air-conditioning charges for the first month.      | )      HKS22,195.20 |

----

----

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| (1) | ADCOCK      INVESTMENT COMPANY LIMITED whose registered office is situate at 3rd      Floor, Crystal Industrial Building, No.71 How Ming Street, Kwun Tong,      Kowloon, Hong Kong (hereinafter called “the Landlord”) of the one part      and |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (2) | SUN      LINE INDUSTRIAL LIMITED  whose registered office is      situate at Unit 2101, 21st Floor, Aitken Vanson Centre, No.61 Hoi Yuen      Road, Kwun Tong, Kowloon, Hong Kong (hereinafter called “the Tenant”) of      the other part |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (a) | To      pay unto the Landlord during the said term the said rent in advance on the      1st      day of each and every calendar month without any deduction      or set off. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | To      pay the monthly management fee (currently at the rate of HK$l,883.00 per      month but subject to review from time to time) and all periodic charges      and expenses (other than those of a capital nature) for the maintenance      upkeep lighting cleaning operating and servicing of the said premises and      the installations therein payable under the Deed of Mutual Covenant (if      any) in respect of the said building and attributable to the said      premises. |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (c) | To      keep the interior of the said premises including the drains, pipes,      electrical installations and wirings, sanitary and water apparatus and the      windows (but not the outer walls) together with all fixtures and additions      thereto in complete tenantable repair and conditions throughout the term      hereby created and without any alterations additions or partitions except      such as shall be sanctioned in writing by the Landlord and to replace at      the Tenant’s expense all broken or damaged windows doors and fixtures      whether the same shall have been broken or damaged by the negligence of      the Tenant or owing to circumstances beyond the control of the Tenant.      Provided That the Landlord and not the Tenant shall be responsible for      replacing all windows doors and fixtures broken or damaged through the      negligence of the Landlord or the landlord’s servants or      agents. |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (d) | Not      to do or to permit or suffer to be done on the said premises anything      whereby the insurance of the said premises may be rendered void or      voidable or the premium increased. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (e) | Not      to assign or sublet or part with the possession of the said premises or      any part thereof. |
|--------|-----|---------------------------------------------------------------------------------------------------------|

|   | (f) | To      use the said premises for INDUSTRIAL purpose  only. |
|--------|-----|-------------------------------------------------------------|

|   | (g) | Not      to do or permit to be done in upon the said premises or any part thereof;      anything which may be or become a nuisance annoyance damage or disturbance      to the Landlord or to other tenants or occupiers of the other floors of      the said building of which the said premises form part or of the adjacent      premises or of other property in the neighbourhood or in anywise against      the law or regulations of HongKong. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (h) | To      carry out and comply with ail ordinances regulations by-laws and rules and      all notices and requirements of the appropriate Government authorities in      respect of or affecting or likely to affect the said premises so far as      the same require anything to be done or not done by the Tenant or the      occupier of the said premises. |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (i) | Not      to allow or permit any person to use the said premises overnight as      sleeping quarters or as domestic premises within the meaning of any      ordinance for the time being in force relating to the protection of      tenants nor to allow any person to remain in the said premises overnight      Provided that with the previous written consent of the Landlord but not      otherwise the Tenant shall be entitled to permit not more than one      watchman to remain in the said premises during the night to guard the      contents thereof. |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (j) | Not      to permit or suffer the cooking of food within the said premises or to      cause or permit any offensive or unusual odour to be produced upon,      permeate through or emanate from the said  premises. |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (k) | To      restrict the number of workers working or staying in the said premises in      accordance with GovernmentRegulations. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------|

|   | (l) | To      obey observe and comply with and perform all the covenants terms and      provisions in the Deed of Mutual Covenant relating to the said premises      and to indemnify the Landlord against the breach non-observance or      non-performance thereof. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (m) | Not      to load into any cargo lift nor suffer or permit to be loaded into any      cargo lift in the said building a greater weight than such lift is      permitted to carry and not to use the passenger lifts for the carriage of      goods and to be wholly responsible for any damage caused by any breach of      this sub-clause. |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (n) | Not      to store or place any goods or install any machinery equipment apparatus      or other things on or in any part of the said premises which imposes a      loading or weight on any part of the flooring in excess of that for which      it is designed or which requires any additional electricity not metered      through the Tenant’s separatemeter. |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (o) | To      observe and perform all regulations imposed by the Landlord or the person      or corporation responsible for the management of the said building      regarding traffic circulation loading and unloading car parking and      general use of the common parts of the said building and the surrounding      areas. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (p) | In      installing any machinery equipment or fitting at the said premises not to      dig any hole or holes more than 3 inches deep in the concrete floor slab      thereof and not to do any damage to the said concrete floor      slab. |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (q) | To      mount and equip its machinery with anti-vibration absorbers and      anti-dumping absorbers and to comply with all directions of the Landlord      for eliminating and reducing vibrations and dumping produced by the      operating and running of the machinery installed at the said      premises. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (r) | Not      to install any furnace, boiler or other plants or equipment in the said      premises or use any fuel that might in any circumstance produce smoke      without first obtaining permission in writing from the relevant government      authorities and the Landlord. |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (s) | Not      to put place or otherwise encumber with any dust bins, garbage cans,      furniture chattels or refuse or store any goods or any other things on the      loading and unloading spaces on the ground floor or in the common      entrances, halls, staircases, landings, passages, corridors, lifts and      other common parts of and in the said building or in the smoke landings      and passage in or outside the saidpremises. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (t)       | Not      to use or cause or permit the use of the corridors, staircases or other      common passages of the said building for the purpose of drying laundry or      hanging or placing or storing any article or thing thereon or therein and      not to permit the Tenant’s employees to use the same for loitering or      eating,                                                                                                                                                                                                      |
|--------|-----------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|   | (u)  | Not      to keep or store or cause or permit or      suffer to be kept or stored any arms ammunitions gunpowder      saltpetre kerosene or other explosive or combustible substance or      hazardous goods in the said premises or do or cause to be done or suffer      or permit any act deed matter or thing whatsoever which shall amount to a      breach or non-observance of the term covenants and conditions under which      the said premises are held from the Government or contained in any Deed of      Mutual Covenant (if any). |

|   | (v) | Not      to use the said premises or allow the same to be used for any illegal or      immoral purpose. |
|--------|-----|---------------------------------------------------------------------------------------------------------|

|   | (w) | Not      to exhibit or put up any signboard other than the Tenant’s business name      and the business name(s) of any of its subsidiaries only at such space as      shall have been previously approved by the  Landlord. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (x) | To      take all reasonable precautions to protect the interior of the said      premises against damage by storm or typhoon or heavy downpour of rain. To      pay the Landlord on demand the cost to be incurred by the Landlord in      cleaning and clearing any of the drains choked or stopped up owing to the      careless use by the Tenant. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (y) | To      pay and discharge punctually during the said term all water electricity      charges rates, government rent and management fee and other outgoings      (other than those of a capital nature) now or at any time hereafter      chargeable in respect of the said premises save and except the property      tax. |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (z) | To      pay to the Landlord all reasonable expenses (including legal expenses on      an indemnity basis) incurred by the Landlord in suing for or recovering      any sum due from the Tenant to the Landlord hereunder or in connection      with the protection or enforcement of this Tenancy    Agreement. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (aa) | To      permit the Landlord during 3 months immediately preceding the      determination of the tenancy to affix and retain without interference upon      any part of the said premises a notice of reletting the same and during      the said 3 months to permit person with authority from the Landlord and      the Landlord’s agent at reasonable times of the day upon appointment made      to view the said premises. |
|--------|------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ab) | To      permit the Landlord and his agent at all reasonable times to enter and      view the state of repair of the said premises and forthwith to repair and      amend any defects of which written notice shall have been given to the      Tenant or left on the saidpremises. |
|--------|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ac) | Should      the Landlord or his agent find that the repairs for which the Tenant is      responsible have not been carried out the landlord or his agent shall      compile a list of such disrepairs and serve written notice on the Tenant      to carry out works on the said premises as specified in the notice and the      legal and surveying costs together with all the expenses incidental      thereto shall be paid by the Tenant PROVIDED THAT should the Tenant refuse      to carry out the works in the notice so served on him the Landlord or his      agent may enter the said premises to carry out the said works and the      costs thereof shall be borne by theTenant. |
|--------|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ad) | At      the expiration or sooner determination of the term hereby created to yield      up to the Landlord vacant possession of the said premises in good and      tenantable repair and in their original state and condition, fair wear and      tear excepted. |
|--------|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 4. | The      Landlord hereby agrees with the Tenant as  follows: |
|----|--------------------------------------------------------------|

|   | (a) | That      the Tenant paying the rent hereby reserved and performing the terms,      conditions and stipulations herein contained and on his part to be      observed and performed shall peacefully hold and enjoy the said premises      during the said term without any interruption by the landlord or any      person lawfully claiming under or in trust for  him. |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | To      pay the property tax in respect of the said premises during the said      term. |
|--------|-----|-----------------------------------------------------------------------------------------|

| 5. | Provided      Always and it is hereby expressly agreed as  follows: |
|----|---------------------------------------------------------------------|

|   | (a) | If      the rent hereby reserved or any part thereof shall remain unpaid for      fifteen days after becoming payable (whether legally or formally demanded      or not) or if the Tenant shall fail or neglect to perform or observe any      of the terms conditions and stipulations on his part to be performed or      observed herein contained or if the Tenant shall be wound up either      voluntarily (save for the purpose of amalgamation or reconstruction) or      compulsorily or in the case of the Tenant not being a corporation shall      become bankrupt or make any assignment for the benefit of or enter into      any arrangement with his creditors either by composition or otherwise or      the Tenant shall suffer any distress or process of execution to be levied      on his goods then and in any of the said cases it shall be lawful for the      Landlord at any time thereafter to re-enter upon the said premises or any      part thereof in the name of the whole and thereupon this Tenancy Agreement      shall absolutely determine AND the said sum of HK$40,210.00 so deposited      as aforesaid shall be forfeited to the Landlord (not as penalty) but      without prejudice to the Landlord’s right to claim against the Tenant for      any rental in arrears in respect of the unexpired term of the tenancy      hereby created and any right of action of the Landlord in respect of any      breach of the Tenant’s terms, conditions and stipulations herein contained      and a written notice served by the Landlord on the Tenant or left at the      said premises or left at his last known address to the effect that the      Landlord thereby exercises the power of re-entry hereinbefore contained      shall be a full and sufficient exercise of such power. Without prejudice      to other rights or remedies available to the Landlord hereunder, if the      Tenant shall default in paying any of the said rent or other moneys      payable by the Tenant hereunder; the Landlord shall be entitled to charge,      and the Tenant shall pay to the Landlord, in addition to the amount due      from the Tenant, interest on the amount due from the Tenant at the rate of      one per cent (1%) per month calculated from the due date for payment of      the said amount to the date of payment thereof together with all legal      costs and expenses incurred by the Landlord for recovering or attempting      to recover the same from the Tenant on a full indemnity    basis. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|  | (b) | The      Tenant hereby further agrees that if any damage is caused to the Landlord      or to any person whomsoever directly or indirectly through any defective      or damaged condition of any part of the interior of the said premises the      Tenant shall be wholly responsible therefor and shall make good the same      by payment or otherwise and shall fully indemnify the Landlord against all      claims demands actions and legal proceedings whatsoever made upon the      Landlord by any person in respect thereof and for the purpose of these      presents any act default or omission of the agents or servants of the      Tenant or the Tenant’s vistors shall be deemed to be the act default or      omission of the Tenant. |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (c) | In      case the said premises or any part thereof shall at any time during the      said term be destroyed or damaged by fire, typhoon, earthquake or white      ants, Acts of God, force majeure or any other cause whatsoever beyond the      control of the Landlord or if the said premises should be declared as a      dangerous building by the Building Authority and not attributable to any      act or default of the Tenant so as to be rendered unfit for use or      occupation the Landlord shall with all convenient speed repair and      reinstate the same and in any of the events and so often as the same shall      happen the rent hereby reserved or a fair proportion thereof according to      the nature and extent of the damage sustained shall be suspended until the      said premises shall be again rendered fit for use Provided Always that the      Landlord shall not be required to reinstate the said premises if by reason      of the condition of the said premises or any local regulations or other      circumstances beyond the control of the Landlord it is not practicable or      reasonable so to do. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (d) | Any      notice required to be served hereunder shall be sufficiently served on the      Landlord if delivered to him by registered post at his last known address      in Hong Kong and on the Tenant if delivered to him by registered post or      left addressed to the Tenant at the said premises. A notice sent by post      shall be deemed to be given at the time when in due course of post it      would be delivered at the address to which it is  sent. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (e) | For      the purpose of these presents any act default or omission of the agents      and servants of the Tenant shall be deemed to be the act default or      omission of the Tenant. |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (f) | For      the purpose of Part III of the Landlord and Tenant (Consolidation)      Ordinance, Chapter 7 and for the purpose of these presents the rent in      respect of the said premises shall be deemed to be in arrear if not paid      in advance at the time stipulated by paragraph 1  hereof. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (g) | The      Tenant shall under any circumstances deliver up vacant possession of the      said premises to the Landlord at the expiration or sooner determination of      the term hereby created. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (h) | The      Tenant hereby expressly agrees that the said building is an entirely new      building within the meaning of Section 3(l)(a) of the Landlord and Tenant      (Consolidation) Ordinance. |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (i) | The.      Tenant hereby expressly declares that he has paid no premium, construction      fee, key money or other sum of money of a similar nature to the Landlord      or other person or persons authorised by the Landlord for the possession      of the said premises or for the granting of this  Agreement. |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (j) | It      is hereby expressly agreed that acceptance of rent by the Landlord shall      not be deemed to operate as waiver by the Landlord of any right to proceed      against the Tenant in respect of any breach non-observance or      non-performance of the said covenants, agreement, stipulations terms and      conditions herein contained and on the Tenant’s part to be observed and      performed. |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (k) | The      said premises are let on an “as-is” basis and no warranty is made in      respect of the physical state and condition of the said premises and the      building of which the said premises formpart. |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (l) | All      costs of and incidental to the preparation completion and stamping of this      Agreement shall be borne and paid by the parties hereto in equal      share. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (m) | It      is declared that Messrs. Lau, Wong & Chan are the solicitors for the      Landlord in the preparation of the this Agreement and the Tenant shall      seek independent legal advice on the terms of the this Agreement for its      own protection. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

----

| SIGNED      by Kenneth Lo Lok          | ) | For      and on behalf of        |         |
|----------------------------------------|---|----------------------------------|--------------|
|                                   | ) | ADCOCK      INVESTMENT CO., LTD. |         |
| Fung,      one of its directors,       | ) |                             |         |
|                                   | ) | /s/      Kenneth Lo Lok Fung     |    |
| for      and on behalf of the Landlord | ) | Authorised      Signature        |         |
|                                   | ) |                             |         |
| whose      signature is verified by:   | ) |                             |         |

| Dr      Chan Kam Ho                          |   |                             |   |
|----------------------------------------------|--------|----------------------------------|--------|
| Solicitor,      Hong Kong SAR                |   |                             |   |
| Lau,      Wong & Chan                    |   |                             |   |
|                                         |   |                             |   |
| SIGNED      by Ning Ho Leung,                | )      | For      and on behalf of        |   |
|                                         | )      |                                  |   |
| one      of its directors, for and on behalf | )      | SUN      LINE INDUSTRIAL LIMITED |   |
|                                         | )      |                             |   |
| of      the Tenant in the presence of:       | )      | /s/ Ning      Ho Leung           |   |
|                                         |   | Authorized      Signature(s)     |   |

----

| RECEIVED      on the day and year first                                                                            | )             |
|--------------------------------------------------------------------------------------------------------------------|---------------|
|                                                                                                               | )        |
| above      written of and from the Tenant the sum of                                                               | )             |
|                                                                                                               | )        |
| HONG      KONG DOLLARS FORTY      THOUSAND             | )             |
|                                                                                                               | )        |
| TWO      HUNDRED AND TEN ONLY                                                                                      | )             |
|                                                                                                               | )        |
| (the      same being transferred from the deposit of                                                               | )             |
|                                                                                                               | )        |
| HK$40,210.00      paid under the previous Tenancy                                                                  | )             |
|                                                                                                               | )        |
| Agreement      dated 18th March 2008 in respect of                                                                 | )             |
|                                                                                                               | )        |
| the      said premises made between the same parties                                                               | )             |
|                                                                                                               | )        |
| hereto)      being the deposit money above expressed                                                               | )             |
|                                                                                                               | )        |
| to      be paid by the Tenant to the Landlord.                                                                     | )HK$40,210.00 |

|   | For      and on behalf of        |
|--------|----------------------------------|
|   | ADCOCK      INVESTMENT CO., LTD. |
|   |                             |
|   | /s/      Kenneth Lo Lok Fung     |
|   | Authorized      Signature        |

----

|   | Dated      the 4th day of      March 2010       |
|--------|------------------------------------------------------|
|   |                                                 |
|   | ADCOCK      INVESTMENT COMPANY LIMITED               |
|   |                                                 |
|   | and                                                  |
|   |                                                 |
|   | SUN      LINE INDUSTRIAL LIMITED                     |
|   |                                                 |
|   | *****************************************            |
|   |                                                 |
|   | TENANCY      AGREEMENT                               |
|   |                                                 |
|   | of                                                   |
|   |                                                 |
|   | Workshop      Unit 1A on the 4th Floor of Hoi Luen   |
|   | Industrial      Centre, No.55 Hoi Yuen Road, Kwun    |
|   | Tong,      Kowloon.                                  |
|   |                                                 |
|   | Term                                                 | : | 2      years commencing on 1/3/2010 |
|   |                                                 |   | and      expiring on 28/2/2012 |
|   |                                                 |   |   |
|   | Rent                                                 | : | HK$18,222.00      per month |
|   |                                                 |   | exclusive      of rates, government rent |
|   |                                                 |   | and      management fee |
|   |                                                 |   |   |
|   | Deposit                                              | : | HK$40,210.00 |
|   |                                                 |   |   |
|   | *****************************************            |
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|   | MESSRS.      LAU, WONG & CHAN                    |
|   | SOLICITORS      & NOTARIES                       |
|   | 18TH      FLOOR                                      |
|   | WORLD      TRUST TOWER                               |
|   | 50      STANLEY STREET, CENTRAL                      |
|   | HONGKONG                                             |
|   |                                                 |
|   | Ref:      GC/50763/2010/DER/ll                       |
|   | Dis:      f:\users\lybIok\ta\ta-ind.doc4742550763HOI |

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| THIS      AGREEMENT                            | is      made the 10 day of March Two      Thousand And Ten                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
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| Parties                                        | BETWEEN      the parties more particularly described and set out in the First Schedule      hereto.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
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|                                           | WHEREBY      IT IS AGREED as follows:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
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| Description      ofpremises, term      andrent | 1.    The      Landlord shall let and the Tenant shall take on an “as is” basis ALL THAT      the premises more particularly described and set out in the Second      Schedule hereto (hereinafter referred to as “the said premises”) forming      part of the messuage erections and building known as AITKEN VANSON CENTRE      (hereinafter referred to as “the said Building”) erected on ALL THAT piece      or parcel of ground situate lying and being at No. 61 Hoi Yuen Road, Kwun      Tong, Kowloon, Hong Kong and registered in the Land Registry as KWUN TONG      INLAND LOT No. 354 (hereinafter referred to as “the said Land”) TOGETHER      with the right in common with the Landlord and all others having the like      right to use and enjoy all entrances, lift hall, staircases, landings,      passages and lavatories in the said Building in so far as the same are      necessary for the proper use and enjoyment of the said premises AND ALSO      TOGETHER with the right in common as aforesaid to use and enjoy all lifts      and central air-conditioning and heating services (if any) intended for      common use and provided and installed in the said Building whenever the      same shall be operating for the term and at the rent more particularly      described and set out in the Third Schedule  hereto. |

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| Deposit                                         | 2.    The      Tenant shall on the signing of this Agreement deposit to the Landlord the      sum more particularly described and set out in the Third Schedule hereto      (hereinafter referred to as “the said deposit”) to secure the due      performance and observance of the agreements stipulations and conditions      herein contained and on the part of the Tenant to be observed and      performed. At the expiration or sooner determination of this Agreement if      the Tenant shall have paid all rent and air-conditioning and management      charges and other sums payable hereunder and if there shall be no breach      non-observance or non-performance of any of the agreements stipulations or      conditions herein contained on the Tenant’s part to be observed and      performed the Landlord shall refund to the Tenant the said deposit within      twenty-one (21) days after delivery of vacant possession of the said      premises to the Landlord but without any interest thereon but if there      shall be any rent or air-conditioning and management charges or other sums      payable hereunder in arrears the Landlord shall be entitled to apply the      said deposit towards payment of such arrears and if there shall be breach      non-observance or non-performance of any of the agreements stipulations or      conditions herein contained on the Tenant’s part to be observed and      performed the Landlord shall be entitled to apply the said deposit or such      part or parts thereof towards remedying such breach (in so far as this may      be possible) in which event the Tenant shall within seven (7) days of a      written demand by the Landlord as a condition precedent to the      continuation of the tenancy hereby created deposit with the Landlord the      amount by which the said deposit may have been reduced (a certificate      issued by the Landlord in this connection shall be conclusive and binding      upon the Tenant save for manifest errors) and if the Tenant shall fail so      to do the Landlord shall forthwith be entitled to forfeit the tenancy      hereby created and to re-enter on the said premises or any part of parts      thereof and to recover possession of the said premises and to determine      this Agreement in which event the Landlord shall be entitled to deduct      sums sufficient to compensate the Landlord for all losses costs and      expenses suffered as a result thereof from the said deposit without      prejudice to any other right or remedy of the Landlord hereunder. In no      event however shall the Tenant be entitled to treat payment of the said      deposit as payment of the rent or the air-conditioning and management      charges or other charges or fees or sums payable  hereunder. |
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| Tenant’s      obligations                 | 3.         The Tenant to the intent that the obligations hereunder shall continue      throughout the term hereby agrees with the Landlord as      follows:-                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
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| To      pay rent                                |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | (a) | To      pay the rent on the days and in the manner herein provided for payment      thereof. |
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| To      pay governmentrent,      rates, tax etc |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | (b) | To      pay and discharge punctually all government rent, rates, taxes,      assessments, duties, charges, impositions and outgoings of an annual or      recurring nature now or hereafter to be assessed, imposed charged or      levied by the Government of the Hong Kong Special Administrative Region      (hereinafter referred to as “Government of HKSAR”) or other lawful      authority upon the said premises or upon the owner or occupier thereof      (Property Tax and expenses of a capital or non-recurring nature alone      excepted). The Tenant shall unless the Landlord otherwise directs pay all      rates imposed on the said premises in the first place to the Landlord or      to the manager charged with the management of the said Building during the      term of the tenancy (hereinafter referred to as “the Manager”) as the      Landlord may so direct in writing and the Landlord or the Manager (as the      case may be) shall settle the same with the Government of HKSAR and in the      event of the said premises not yet having been assessed to rates the      Tenant shall pay to the Landlord (or to the Manager as the Landlord may so      direct in writing) a sum equal to 3% on the basis of a notional rateable      value of the said premises calculated as the aggregate of twelve months’      rent payable by the Tenant on account of the Tenant’s liability under this      Clause which sum shall be payable on a monthly basis in advance and any      overpayment or underpayment by the Tenant shall be adjusted when the said      premises have been assessed to rates. Likewise, the Tenant shall unless      the Landlord otherwise directs pay all government rent in the first place      to the Landlord or the Manager as the Landlord may so direct in writing      and the Landlord or the Manager (as the case may be) shall settle the same      with Government of HKSAR and in the event of such Government rent not yet      having been assessed the Tenant shall pay to the Landlord or the Manager      as the Landlord may so direct in writing, a sum equivalent to 3% of the      notional rateable value of the said premises calculated as the aggregate      of twelve months’ rent payable by the Tenant which sum shall be payable on      a monthly basis in advance and any overpayment or underpayment by the      Tenant shall be adjusted when such Government rent has been      assessed. |

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| To      pay servicecharges      anddeposits | (c) | To      pay and discharge punctually during the term all deposits and charges for      gas, water, electricity, telephone and other services whatsoever now or at      any time hereafter consumed by the Tenant and chargeable in respect of the      said premises and to pay and discharge all necessary deposits for the      supply of gas, water, electricity, telephone and other services for the      common area and the common service facilities of the said Building when      required and to comply with all requirements of the gas, water,      electricity, telephone and other services authorities or suppliers      relating to the use of such services or the fitting out of the said      premises by the Tenant Provided That if there shall be more than one      tenant to share the use of one gas, water or electricity meter (as the      case may be) then the charges for the supply of gas, water or electricity      (as the case may be) to such tenants shall be shared and paid by the said      tenants in proportion. |
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| To      pay air-conditioning      andmanagementcharges                            | (d)    | (i)    | To      pay to the Landlord punctually during the term such monthly contribution      towards the costs, charges and expenses for the maintenance and supply of      air-conditioning and management services or otherwise as shall be required      by the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
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| Adjustment      of air-conditioning      theand      managementcharges            |   | (ii)   | If      at any time during the term the operating cost relative to the supply of      the air-conditioning and services or otherwise shall have risen the      Landlord shall have right from time to time to increase the      air-conditioning and management charges in proportion to the said increase      whose assessment shall be conclusive.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
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| Normal      businesshours      and operatinghours      of air-conditioning        |   | (iii)  | To      follow the normal business hours of the said Building. The normal business      hours of the said Building means the hours other than on Sundays and      public holiday between 8:00 a.m. and 8:00 p.m. on each Monday to Friday      which is not a public holiday and between 8:00a.m. and 3:00p.m. on each      Saturday which is not a public holiday. The Landlord reserves the right to      alter or amend the said business hours from time to time and to such      extent as the Landlord shall in its discretion deem appropriate or      necessary. The Landlord also reserves the right to change the operating      hours of the central air-conditioning system of and in the said Building.      Unless and until otherwise changed the operating hours of such      air-conditioning shall be the same as the said business    hours. |
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| Extra      air-conditioningcharges      forextended      hours ofair-conditioning |   | (iv)   | Should      the Tenant require the operating hours of the air-conditioning be      extended, the Tenant shall give written notice reasonably in advance to      the Manager for the necessary arrangement and shall pay to the Landlord      such extra and additional charges at such hourly rate or monthly      contribution as shall be determined by the Landlord from time to time for      the supply of extended hours of air-conditioning. For the avoidance of      doubt, neither the Landlord nor the Manager gives any representation      and/or warranty that any extended hours of air-conditioning can be      arranged upon a request by the Tenant.                                                                                                                                                                                          |
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| To      submit fit outplans      for approval                                     | (e)    | (i)    | The      Tenant shall within fourteen (14) days upon receipt of the Fit Out Guide      in respect of the said Building at its own cost and expense prepare and      submit fit out plans and specifications to the Landlord and the Manager      for their approval. Failure of the Tenant to submit the fit out plans and      specifications within the prescribed time for approval shall not entitle      the Tenant to any extension of the commencement date of the tenancy hereby      created nor to any extension of the payment of the rent or      air-conditioning and management charges payable by the Tenant      hereunder.                                                                                                                                                                                                                     |

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| To      fit out inaccordance      withapproved      fit outplans   |   | (ii)   | To      fit out the said premises at the Tenant’s expense in accordance with such      fit out plans and specifications as shall have been first submitted to and      approved in writing by the Landlord and the Manager in a good and proper      workmanlike fashion and in all respects in a style and manner appropriate      to a first class industrial/office building and so to maintain the same      throughout the term in good repair and condition to the satisfaction of      the Landlord and the Manager. In the event of such approval being      requested, it shall be a condition precedent to the granting thereof that      the Tenant shall pay to the Landlord and the Manager all fees and costs      incurred by the Landlord and the Manager in employing architects,      engineers, professionals, specialist and/or consultants to vet examine and      scrutinise such fit out plans and specifications. Such approval from the      Landlord and the Manager shall in no event relieve the Tenant from the      responsibility to obtain all necessary permits and licences pertaining to      the fitting out works and the Tenant shall give all notices required and      shall comply with all Ordinances, rules, regulations and all regulations      and by-laws of any public utility company or authority. The Tenant shall      not cause or permit to be made any variations to the approved fit out      plans and specifications or to the interior design or layout of the said      premises without the prior approval in writing of the Landlord and the      Manager. |
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| To      comply with theterms      andconditions      of fittingout |   | (iii)  | To      comply with the terms and conditions as set out in the Fourth Schedule      hereto which may be revoked or amended by the Landlord or Manager at any      time and from time to time.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
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| Floor-loading                                                      | (f)    | (i)    | Not      to place on or in any part of the said premises any machinery, goods,      materials, or merchandise which may cause the maximum floor      loading-bearing capacity therefor to be exceeded or do anything on the      said premises or any part or parts thereof whereby excessive noise,      vibration or resonance or other form of excessive disturbance or annoyance      is created so as to give reasonable cause for complaint to the Landlord or      any other persons in or outside the said  Building.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |

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| Installation      ofmachinery |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | Not      to install any machinery in the said premises or any part or parts thereof      before submitting for the approval of the Landlord and the Manager full      particulars and information regarding such machinery (particularly as to      the type and weight thereof) intended to be installed in the said premises      together with a general layout plan of the said premises showing the      actual position at which such machinery is intended to be installed, and      obtaining approval of the Landlord and the Manager therefor. In granting      any such approval (which may be granted with such condition or conditions      as the Landlord and/or the Manager may in its/their reasonable opinion      deem fit), it shall be a condition precedent to the granting thereof that      the Tenant shall pay to the Landlord and the Manager all fees and costs      incurred by the Landlord and the Manager in employing professional(s) to      examine and give such approval. |
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| Absorbers                     |   | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | Not      to mount and equip any machinery (particularly machinery with horizontal      reciprocating action) in the said premises or any part or parts thereof      without anti-vibration absorbers and anti-dumping absorbers of such types      and design as shall be approved in writing by the Landlord and the      Manager. In granting any such approval (which may be granted with such      condition or conditions as the Landlord and/or the Manager may in      its/their reasonable opinion deem fit), it shall be a condition precedent      to the granting thereof that the Tenant shall pay to the Landlord and      Manager all fees and costs incurred by the Landlord and the Manager in      employing professional(s) to examine and give such    approval.                                                                                                                                                                                                                            |
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| Covenants      for repair     | (g)    | At      the expense of the Tenant to keep the interior of the said premises      including but not limited to the flooring or interior plaster or other      finishes or rendering to walls, floors and ceilings and the Landlord’s      fixtures and fittings therein and all additions thereto including all      doors, windows, air-conditioning fancoils, electrical installations and      wirings, toilet equipments, ventilators, fire-fighting equipments, flush      system apparatus and water apparatus in good repair and condition to the      satisfaction of the Landlord and sufficiently preserve repair and maintain      the same and to deliver up the same to the Landlord at the expiration or      sooner determination of the term in like condition. In particular, but      without in any way limiting theforegoing: |

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| To      pay cost ofreplacing      brokenwindows      etc.                                     |   | (i)    | To      pay or reimburse the Landlord the cost of replacing all broken or damaged      windows or glass of the said premises (or elsewhere if used exclusively by      the Tenant) whether the same be broken or damaged by the negligence of the      Tenant or owing to circumstances beyond the control of the      Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
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| To      install repair orreplace      electricalwirings                                       |   | (ii)   | To      repair or replace if so required by the appropriate company or authority      under the terms of the Electricity Ordinance or any statutory modification      or re-enactment thereof or any Regulations made thereunder all the      electricity wiring installations and fittings within the said premises and      the wiring from the Tenant’s meter or meters to and within the      same.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
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| To      keep sanitaryapparatus      in goodrepair      and condition                          |   | (iii)  | At      the expense of the Tenant to keep the water tanks, drains, pipes, toilets,      lavatories, sanitary or plumbing apparatus and other water apparatus      (hereinafter collectively referred to as “the Sanitary Apparatus”) used      exclusively by the Tenant and its servants, employees, agents, invitees,      licensees and customers in good, clean and tenantable repair and condition      to the satisfaction of the Landlord and in accordance with the regulations      or by-laws of all Public Health and other Government authorities concerned      and to pay to the Landlord on demand clearing repairing or replacing any      of the Sanitary Apparatus choked impeded blocked or stopped owing to the      careless or improper use or neglect by the Tenant or any of its servants,      employees, agents, invitees, licensees or customers.                                                                |
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| To      pay cost ofreplacing      lightbulbs                                                  |   | (iv)   | To      reimburse to the Landlord the cost of replacing any damaged, broken,      defective or burned out electric light bulbs, tubes and globes in the said      premises which are provided by the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
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| To      be responsiblefor      any loss ordamage      caused toany      property or anyperson |   | (v)    | To      be wholly responsible for any damage or injury caused to any person      whomsoever directly or indirectly through the defective or damaged      condition of any part of the interior of the said premises or any fixtures      or fittings therein for the repair of which the Tenant is responsible      hereunder or in any way owing to the spread of fire or smoke or the      overflow of water from the said premises or any part thereof or through      the act default or neglect of the Tenant its servants agents licensees or      customers and to make good the same by payment or otherwise and to      indemnify the Landlord against all costs claims demands actions and legal      proceedings whatsoever made upon the Landlord by any person in respect of      any such loss damage or injury and all costs and expenses incidental      thereto, and to effect adequate insurance cover in respect of such      risks. |

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| To      protect interiorform      storm ortyphoon                                                        |   | (vi)   | To      take all reasonable precautions to protect the interior of the said      premises from storm or typhoon damage and in the event of such damage      being incurred to repair the damage or restore the said premises to a      proper state and condition in accordance with the covenants for repair      contained in this Clause 3(g).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
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| Employ      cleaningcontractor                                                                           | (h)    | (i)    | The      Tenant shall employ their own staff or a cleaning contractor nominated by      the Landlord or the Manager at its own expense for the cleaning of the      said premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
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| To      be responsiblefor      removal ofgarbage      and refuse                                         |   | (ii)   | The      cleaning contractor shall be responsible for the removal and disposal of      all garbage or refuse each day from the said premises to such location as      shall be specified by the Landlord and/or the Manager in the manner and      subject to such reasonable rules and regulations prescribed by the      Landlord and/or the Manager from time to time and until such time as such      garbage or refuse is removed from the said Building to keep within the      said premises the same securely sealed in containers of a design as      specified by the Landlord and/or the Manager from time to      time.                                                                                                                                                                                                                                                                              |
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| To      co-operate withcleaning      contractorand      other                                            |   | (iii)  | To      render full co-operation to the cleaning contractor and tenants or      occupiers of the other parts of the said Building with a view to keep the      said premises and the said Building at all times in a neat and tidy      condition.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
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| To      pay the cost ofaffixing      orreplacing      tenant’sname      on thedirectory      board |   | (i)    | To      pay or reimburse to the Landlord or its agents immediately upon demand the      cost of affixing, repairing, altering or replacing as may be necessary the      Tenant’s name on the Directory Board (if any) provided by the Landlord      and/or the Manager. The Tenant’s name so appearing on the Directory Board      in English and Chinese in uniform lettering and characters designed by the      Landlord and/or the Manager shall strictly be in accordance with that      appearing in this Agreement or its trading name(s) with or without its      registered trade mark or logo subject to the Tenant’s request unless prior      written consent to name otherwise has first been obtained from the      Landlord. The Tenant shall in the event of the Tenant changing its name,      notify the Landlord at least seven (7) days prior to such change of      name. |

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| To      ensure securityequipment      in goodorder                                    |   | (j)    | To      ensure at all times that all fire alarms, fire fighting equipments and      other equipments for security purpose provided by the Landlord shall not      be disrupted, interrupted, damaged or caused to be defective through the      act, default or neglect of the Tenant or any of its servants, employees,      agents, invitees, licensees or customers.                                                                                                                                                                                                                      |
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| To      permit Landlordto      enter and view                                         | (k)    | (i)    | To      permit the Landlord its agents and all persons authorised by it with or      without workmen or others and with or without appliances at all reasonable      times to enter upon the said premises to view the condition thereof and      upon prior notice to the Tenant to take inventories of the fixtures and      fittings of the Landlord therein and to carry out any work or repair      required to be done provided that in the event of an emergency the      Landlord its servants or agents may enter without notice and forcibly if      the Landlord deems necessary. |
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| To      permit Landlordto      take prospectivetenants      orpurchasers      to view |   | (ii)   | During      the three months immediately preceding the expiration of the term hereby      granted the Landlord or its authorized agents shall be at liberty to take      prospective tenants new purchasers to view the interior of the said      premises and to display an advertisement outside the said premises      offering the said premises for letting or sale.                                                                                                                                                                                                                    |
|                                                                                  |   |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| To      execute repairson      receipt of notices                                     | (1)    | (i)    | On      receipt of any notice from the Landlord or its authorized agents      specifying any works or repairs to be done and the time in which they are      to be done and which are the responsibility of the Tenant hereunder,      forthwith to comply with suchnotice.                                                                                                                                                                                                                                                                                                                  |

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| To      permit Landlordto      repair and makegood      the premises                             |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                    | If      the Tenant shall fail within fourteen (14) days of such notice, of such      shorter period as shall be appropriate in case of emergency, to proceed to      commence and then to continue diligently and expeditiously to comply with      such notice in all respects or if the Tenant shall at any time make      default in the performance of any of the agreements stipulations and      conditions herein contained for or in relating to the repair decoration      preservation protection or maintenance of the said premises or any part or      parts thereof it shall be lawful for the Landlord and all persons      authorized by the Landlord including but not limited to its agents,      servants and workmen to enter upon the said premises and to carry’ out all      or any of the works referred to in such notice and the cost of so doing      and all expenses incurred thereby shall be paid by the Tenant to the      Landlord on demand and shall forthwith be recoverable by the Landlord as      debt by action Provided That if the Tenant shall fail to pay such debt      within fifteen (15) days,      the Landlord shall in addition be entitled to charge interest thereon but      no such entry’ repair decoration preservation protection or maintenance      shall prejudice the Landlord’s right of re-entry’ and forfeiture      hereinafter contained. |
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| To      inform Landlordof      damage oraccident                                                 | (m)    | To      give notice in writing to the Landlord or its authorized agents as soon as      practicable after the Tenant shall have become aware of any accident or of      any damage caused or that may be caused to the said premises, the fixtures      or fittings provided therein by the Landlord, the water pipes, the said      Building or any persons thereon and of any defects or want of repair      thereof. |
|                                                                                             |   |                                                                                                                                                                                                                                                                                                                                                                                                                    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| To      comply with theFit      Out Guide,DMC      and HouseRule                                 | (n)    | (i)                                                                                                                                                                                                                                                                                                                                                                                                                     | To      obey and comply strictly with the provisions of the Fit Out Guide, Deed of      Mutual Covenant (if any) and House Rules and to pay the Fit Out Deposit as      the Manager may from time to time determine and to conduct the business of      the Tenant in such manner as to prejudice the goodwill and reputation of      the said Building as a first class industrial/office    building                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
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| To      obey and complywith      all notices andannouncementmade      by Landlordor      Manager |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                    | To      obey and comply with such rules, regulations or requirements stated in      notices or announcements as may from time to time be made imposed adopted      introduced or amended by the Landlord and/or the Manager and/or its agents      in respect of the saidBuilding.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |

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| To      comply with allordinances      etc.                                  | (o)    | To      obey and comply with and to keep the Landlord indemnified against the      breach of all Ordinances, regulations, by-laws, rules, requirements,      directions and orders of any government or other competent authority      relating to the use of and the conduct and carrying on of the Tenant’s      business in the said premises as specified in the Fifth Schedule hereto or      to any other act, deed, matter or thing done, permitted, suffered or      omitted therein or thereon by the Tenant or any servant, employee, agent,      invitee, licensee or customer of the Tenant and to notify the Landlord      forthwith in writing of any notice received from the Manager or any      statutory or public authority concerning or in respect of a possible      breach of this Clause 3(o). |
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| To      be responsiblefor      contractorsservants,      agents andlicensees | (p)    | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | To      be responsible to the Landlord for the acts, neglects, defaults and      omissions of all contractors, servants, employees, agents, invitees,      licensees or customers of the Tenant as if they were the acts, neglects      defaults and omissions of the Tenant and for the purposes of this      Agreement “licensee” shall include any person present in, using or      visiting the said premises with the consent of the Tenant expressed or      implied. |
|                                                                         |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |   |
| To      indemnify theLandlord      against allactions      etc.              |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | To      indemnify and keep the Landlord indemnified from and against all actions,      proceedings, claims and demands whatsoever brought or made by the tenants      and occupiers of the other parts of the said Building and any third party      and all costs and expenses (including legal costs on a full indemnity      basis) incurred by the Landlord thereby arising in respect of any act or      liability caused by or arising from the act, breach of duty, neglect or      default (irrespective of whether wilful or not)of the Tenant or any of its      contractors, servants, employees, agents, invitees, licensees or customers      including but not limited to any breach or non-observance or      non-performance of any of the agreements stipulations and conditions      herein contained and on the Tenant’s part to be observed and performed or      by reason of any water or smoke or offensive smell or odour originating      form the said premises. |
|                                                                         |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |   |

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| To      yield up at theend      of term                           | (q)                                                                                                                                                                                                                            | To      quietly yield up the said premises together with all the Landlord’s      fixtures, fittings and additions therein and thereto without compensation      for any alterations or improvements made to the said premises at the      expiration or sooner determination of term and/or this Agreement in good      clean and tenantable repair and condition notwithstanding any rule of law      or equity to the contrary Provided That the Tenant shall at the Tenant’s      expense remove all personal property, fixtures and fittings and additions      therein and thereto of the Tenant and make good all damage caused by such      removal and reinstate the said premises to the condition they were in at      the commencement of the term and thereupon to surrender to the Landlord      all keys giving access to all parts of the said premises, the said      Building or any part or parts thereof and to make good any damage caused      by such removal at the Tenant’s expense. |
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| To      operate thebusiness      underspecified      businessname |                                                                                                                                                                                                                           | (r)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | The      Tenant shall operate business at the said premises under the business name      of SUN LINE INDUSTRIAL LIMITED and shall produce to the Landlord a copy of      Business Registration Certificate of each of the above business names      together with its application form in the said business names and in the      sole proprietorship/partnership (as the case may be at the date of signing      hereof) of the Tenant at the address of the said premises within I month      from the commencement of this tenancy. |
|                                                              |                                                                                                                                                                                                                           |
| Tenant’s      restrictivecovenants                          | (4)       The Tenant hereby agrees with the Landlord that unless it has obtained the      prior written consent of the Landlord on such terms and conditions as the      Landlord may impose together with such consent:- |
|                                                              |                                                                                                                                                                                                                           |
| User      of thePremises                                          |                                                                                                                                                                                                                           | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | (i)          Not      to use or permit or suffer the said premises or any part or parts thereof      to be used for any purpose other than as specified in the Fifth Schedule      hereto and at the expense of the Tenant to obtain all necessary and      appropriate licences and/or permits and/or approvals necessary for the      carrying on of the Tenant’s business and to comply with any local      legislation, regulations and Government requirements and any subsequent      amendments (if any) relating to such user on the said premises and at all      times to keep current valid and subsisting all such licences and/or      permits and/or approvals. For the avoidance of doubt the Landlord does not      represent and/or warrant that the said premises are fit to be used for the      aforesaid purposes or any part or parts thereof and/or for any particular      purpose. |

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| Not      to use forillegal      immoralpurposes      etc.                 |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                | Not      to use or cause permit or suffer to be used any part of the said premises      for gambling or for any illegal immoral or improper purposes or in any way      so as to cause nuisance annoyance inconvenience or damage or danger to the      Landlord or tenants or occupiers of any other neighbouring premises of the      Building.                                                                                                                                                                                                                            |
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| Not      to use premisesas      sleeping quartersor      domesticpremises |   | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                               | Not      to use the said premises or any part thereof as sleeping quarters or as      domestic premises within the meaning of any Ordinance for the time being      in force or to allow any person to remain in the said premises overnight      unless with the Landlord’s prior permission in writing. Such permission      shall only be given to enable the Tenant to post watchmen to look after      the contents of the said premises and the names of the watchmen shall      first be registered with the Landlord prior to its giving such      permission. |
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| Not      to prepare food                                                  | (b)    | Not      to allow any cooking of food on the said premises and not to cause or      permit any offensive or unusual odours to be produced upon emanated from      the said premises.                                                                                                                                                                                                                                                                |
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| Not      to producemusic      or noiseaudible      outside                | (c)    | Not      to produce or permit or suffer to be produced any music or noise      (including sound produced by broadcasting or any apparatus or any      equipment capable of producing, reproducing, receiving or recording sound)      so as to constitute nuisance or give reasonable cause for complaint from      the Landlord or tenants or occupiers of the other parts of the said      Building or in any adjoining or neighbouring building. |
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| Not      to cause anynuisance      orannoyance                            | (d)    | Not      to do or permit or suffer to be done any act or thing in or upon the said      premises or any part or parts thereof which in the opinion of the Landlord      may constitute a nuisance or annoyance or give cause for complaint from      the Landlord or tenants or occupiers of the other parts of the said      Building or in any adjoining or neighbouring  building.                                                               |

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| Not      to breachGovernment      Leaseor      cause insurance tobe      voided orpremium      increased | (e)    | Not      to do or permit or suffer to be done any act, deed, matter or thing      whatsoever which will amount to a breach or non-observance of any of the      terms and conditions under which the said Land is held from the Government      or of the Deed of Mutual Covenant (if any) under which the Landlord holds      the said premises or the building plans or the occupation permit of the      said Building as approved or issued by the Government of HKSAR or whereby      any insurance on the said premises or the said Building against loss or      damage by fire, storm, typhoon, other insurable perils and/or claims by      third parties for the time being in force may be rendered void or voidable      or whereby the premium thereof may be increased Provided That if as the      result of any act, deed, matter or thing done permitted or suffered by the      Tenant, the premium on any such policy of insurance shall be increased,      the Landlord shall be entitled without prejudice to any other remedy      hereunder to recover from the Tenant the amount of any such increase and      further the Tenant shall keep the Landlord fully indemnified against all      losses damages claims and demands sustained by or made against the      Landlord by any person as a result of any breach by the Tenant of this      Clause 4 (e) Provided That notwithstanding anything herein contained the      Landlord does not warrant that any or adequate insurance against fire or      any other risks exists in respect of the said premises and/or the said      Building and/or all or any of the goods or property stored therein by the      Tenant And the Tenant shall be responsible in any event for insurance of      its property in the said premises. |
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| Not      to keep arms orcombustible      goodsin      the Premises                                       | (f)    | Not      to keep or store or permit or suffer to be kept or stored in the said      premises any arms, ammunitions, gun-powder, saltpetre, kerosene or other      explosive inflammable combustible or hazardous  substance.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
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| Not      to make orpermit      anyalterations      oradditions                                           | (g)    | Not      without the prior written consent of the Landlord to make or permit any      alterations or additions or partitions to be made in or to the said      premises or any part or parts thereof nor to pull down alter or remove any      doors windows additions partitions or fixtures and fittings thereof nor to      make any alterations to the fire prevention system or to the electrical      wirings and installations therein nor to install any air-conditioning      plant machinery or equipment therein nor to cut maim or injure nor to      suffer to be cut maimed or injured any doors, windows, walls, beams,      structural members or fabric thereof. The Tenant shall be responsible for      obtaining the Building Authority or any other government authorities      consent for such alterations additions or partitions in or to the said      premises at its own expense and the Tenant further undertakes to comply      with all government’s requirements and regulations relating thereto. At      the expiration or sooner determination of the term the Tenant shall at its      own expense remove all such alterations or additions or partitions so      erected or installed by the Tenant and restore the said premises to its      original tenantable state as at the commencement of the term to the      satisfaction of theLandlord.                                                                                                                                                                                                                                                                                                                                                                                                                   |

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| Not      to installelectrical      wrings inpremises      withoutLandlord’s      approval   | (h)    | Not      to lay affix attach or install any electrical wirings or cables in the      said premises without the prior written consent of the Landlord and the      Tenant shall only carry out such electrical installation in accordance      with the fit-out plan which has been duly approved by the      Landlord.                                                                                                                                                                                       |
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| Not      to damage toiletfacilities                                                               | (i)    | Not      to use or permit or suffer the toilet facilities provided by the Landlord      to be used for any purpose other than that for which they are intended and      not to throw or permit or suffer or be thrown therein any foreign      substance of any kind and the Tenant shall pay to the Landlord on demand      all costs and expenses incurred by the Landlord in making good any      breakage, blockage or damage resulting from a violation of this Clause      4(i).                       |
|                                                                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| Not      to damage mainstructure,      walls,ceilings      and othercommon      servicefacilities | (j)    |  (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | Not      to damage mark or deface or permit or suffer to be damaged marked or      defaced any main structure, fixtures and fittings, decorations,      installations, lifts or other common service facilities including      air-conditioning units, cloakrooms, service pantries, halls, passageways,      staircases, drainage wells, walls and ceilings of the said Building      outside the said premises, and to pay on demand to the Landlord all costs      and expenses incurred by the Landlord in repairing, making good the damage      or cleaning the same. |
|                                                                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |   |
| Not      to drive nailsetc.      into ceilingswalls      or floors                                |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |  Not      without the prior written consent of the Landlord to drive or insert or      permit or suffer to be driven or inserted any nails, screws, hooks,      brackets or similar articles into the ceilings, walls or floors of the      said premises and any other parts of the said Building outside the said      premises. |
|                                                                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |   |
| Display      name plateor      signboard etc.                                                     | (k)    |  Not      without the prior written consent of the Landlord or the Manager to      exhibit or display within outside or at the exterior of the said premises      any name-plate, poster, flag, notice, advertisement, signboard,      decoration, sign or other device, whether illuminated or not, which may be      visible from outside of the said premises except in such space and in such      form style and manner with lettering and characters approved by the      Landlord or theManager. |

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| Not      to encumber orobstruct      passage andcommon      areas | (l)    | Not      to encumber or obstruct or permit or suffer to be encumbered or obstructed      with any boxes, cartons, packages, rubbish, refuse, dustbins, garbage      cans, furniture, chattels, or store of any goods, or other obstruction of      any kind or nature any of the entrances, exits, staircases, landings,      passageways, lifts, corridors, lavatories, lobbies or other parts of the      said Building in common use so that the same are at all times kept clear      and free of any obstructions of any nature and the Landlord shall in      addition to any other remedies which the Landlord may have hereunder been      entitled without notice and at the Tenant’s expenses to remove and dispose      of as it sees fit any such obstructions aforesaid without incurring any      liability therefor whatsoever whether tortious or otherwise to the Tenant      or any other person whomsoever and the Tenant shall on demand pay or      reimburse to the Landlord all costs and expenses incurred in such      removal. |
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| Not      to lay wirings orcables      etc incommon      areas     | (m)    | Not      to lay install affix or attach any wirings, cables, pipes or other      articles or things in or upon any of the entrances, exits, staircases,      landings, passageways, corridors, lavatories, lobbies or any other common      areas of the said Building outside the said premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|                                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| Prohibition      ofsubletting      or transfer                    | (n)    | Not      to assign underlet or otherwise part with the possession of or transfer      the said premises or any part or parts thereof or any interest therein or      permit or suffer any arrangement or transaction whereby any person or      persons who is/are not a party to this Agreement obtains or obtain the use      possession enjoyment or occupation of the said premises or any part or      parts thereof irrespective or whether any rental or other consideration is      given therefor. The tenancy created pursuant to this Agreement shall be      personal to the Tenant named in this Agreement and without in any way      limiting the generality or the foregoing the following acts and events      shall, unless previously approved in writing by the Landlord, be deemed to      be breaches of this Clause 4 (n):-                                                                                                                                                                                                             |
|                                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
|                                                              |   | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | In      the case of a tenant which is a partnership any change in the constitution      of the partners including the taking in of one or more new partners      whether on the death or retirement of an existing partner or      otherwise; |
|                                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |   |
|                                                              |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | In      the case of a tenant who is an individual (including a sole surviving      partner of a partnership tenant) the death, insanity or other disability      of that individual, to the intent that no right to use possess, occupy or      enjoy the said premises or any part or parts thereof shall vest in the      executor, administrator, personal representative, next of kin, trustee,      receiver or committee of any suchindividual; |

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|                                                                |   | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | In      the case of a tenant which is a limited company incorporated in accordance      with the laws of Hong Kong or elsewhere any take-over, reconstruction,      amalgamation merger, voluntary liquidation or change in the person or      persons who owns or own a majority of its voting shares or who otherwise      has or have effective control thereof; |
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|                                                                |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                |
|                                                                |   | (iv)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | The      giving by the Tenant of a Power of Attorney or similar authority whereby      the donee of the Power obtains the right to use, possess, occupy or enjoy      the said premises or any part or parts thereof or does in fact use,      possess, occupy or enjoy the same;                                                                                   |
|                                                                |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                |
|                                                                |   | (v)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | The      change of the Tenant’s business name without the prior written consent of      the Landlord.                                                                                                                                                                                                                                                         |
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| Not      to keep animalsor      pets and toprevent      infestation | (o)    | Not      to keep or permit or suffer to be kept any animals, birds or pets inside      the said premises and to take all such steps and precautions at such      intervals as shall be required      by the Landlord and to the satisfaction of the Landlord to prevent the      said premises or any part or parts thereof from becoming infested by      termites, rats, mice, cockroaches or any other pests or vermins and in the      event of any such infestation to permit the same to be remedied by      contractor appointed by the Landlord at the Tenant’s own cost and      expense. |
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| Not      to permit toutingor      soliciting ofbusiness             | (p)    | Not      to permit any canvassing, pedding, touting or soliciting for business or      distributing of any booklets, literatures, promotional items, pamphlets,      notices or advertising matters to be conducted outside or near the said      premises or in any part or parts of the said Building.                                                                                                                                                                                                                                                                                                      |
|                                                                |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| Not      to hang blinds oraerial,      etc                          | (q)    |  Not      to hang, fix or      erect any venetian blinds      or sun blinds of any description, shelters or coverings wire or aerial      wirings or other things whatsoever on any exterior part of the said      Building including the roof and the exterior wall of the said premises nor      to do or permit to be done any act or thing which may or will alter the      external appearance of the saidBuilding.                                                                                                                                                                       |

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| Not      to hang laundry                          | (r)    | Not      to use or cause or permit the use of the entrances, exits, halls, lobbies,      corridors, staircases, landings, passageways, lavatories and other common      areas of the said Building for the purpose of drying laundry or hanging or      storing any articles or things thereon or therein and not to permit the      Tenant’s servants, employees, agent, invitees, licensees and customers to      use the same for toitering or eating. |
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| Not      to use lifts forcarriage      of cargoes | (s)    | Not      to permit or suffer the lifts to be used for the carriage of cargoes,      goods and other articles or things exceeding the maximum loading limit      specified therefor by a notice affixed therein.                                                                                                                                                                                                                                                 |
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| Exclusion      ofLandlord’s      liability  | (t)    | Not      to hold the Landlord liable or responsible in any way to the Tenant or to      any other person whomsoever in respect of any injury damage or loss of      business or other liability whatsoever which may be suffered by the Tenant      or by any other person or any property howsoever caused and in particular      but without limitation caused by or through or in any way owing      to:-                                                    |
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|                                              |   | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                             | any      defect in or failure or need for repair or overhaul of the supply of      electricity, gas, water, telephone, air-conditioning, lifts or other      service whatsoever or any surge reduction variation interruption or      termination in the supply of such services or any of the    same; |
|                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                            |   |
|                                              |   | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                            | any      typhoon, landslide, subsidence of the ground, escape of fire, smoke fumes      or other substance or thing from anywhere within the said Building, any      seepage, overflow or leakage of water from any pipes, drains or fire      services system or , anywhere within the said Building or the influx of      rain water or sea water into the said premises or the said Building or any      escape of electric current from electric wiring cables or ducts situate      upon or in any way connected with the said Building or any part or parts      thereof or dropping or falling of any article object or material      whatsoever including cigarette ends, glass or tiles from anywhere within      the said Building, or vibrations from any floor office or premises in the      said Building or in the adjoining or neighbouring  building; |
|                                              |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                            |   |
|                                              |   | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                                           | any      defective or damaged condition of the said premises or any part or parts      thereof or the Landlord’s fixtures and fittings  therein; |

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|                                            |   |                                                                    | (iv)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | any      misconduct negligence or breach of duties on the part of the      Manager;                                                                                                                                                                                  |
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|                                            |   |                                                                    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                 |
|                                            |   |                                                                    | (v)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | any      act, neglect or default of the Tenant or other tenants and occupiers or      any of their servants, employees, agents, invitees, licensees or customers      of the other parts of the said Building or the adjoining or neighbouring      building; and/or |
|                                            |   |                                                                    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                 |
|                                            |   |                                                                    | (vi)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | any      failure or breakage of glass or plate glass of or in the said premises or      the said Building.                                                                                                                                                           |
|                                            |   |                                                                    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                 |
| Landlord’scovenants                       | 5.     | THE      LANDLORD HEREBY AGREES WITH THE TENANT as follows:-            |
|                                            |   |                                                                    |
| To      pay GovernmentRent      and PropertyTax |   | (a)                                                                     | To      pay the Property Tax and all expenses of a capital or non-recurring nature      attributable to or payable in respect of the said  Building.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|                                            |   |                                                                    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
| Tenant      shall havequiet      enjoyment      |   | (b)                                                                     | That      the Tenant paying the rent, rates and government rent, air-conditioning      and management charges and all other outgoings hereby agreed to be paid on      the days and in the manner herein provided for payment of the same and      observing and performing the agreements, stipulations and conditions      herein contained and on the Tenant’s part to be observed and performed      shall peacefully hold and enjoy the said premises during the term without      any interruption by the Landlord or any person lawfully claiming under or      in trust for the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|                                            |   |                                                                    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|                                            | 6.     | IT      IS HEREBY FURTHER EXPRESSLY AGREED AND DECLARED as    follows:- |
|                                            |   |                                                                    |
| Interest      on latepayment                    |   | (a)                                                                     |  If      the Tenant shall have failed to pay the rent, rates, government rent,      air-conditioning and management charges and all outgoings payable      hereunder in respect of the said premises on the day due for payment      thererof, the Landlord shall without prejudice to its other rights and      remedies hereunder to other rights and remedies hereunder to otherwise, be      entitled to charge and the Tenant shall be liable to pay to the Landlord      interest on the arrears of rent or outstanding amount of rates, government      rent, air-conditioning and management charges and all outgoings hereof at      such rate (as well before as after any judgment) as shall be equivalent to      three percent (3%) per month from the date the same is due until the      actual date of payment together with all legal costs and expenses incurred      by the Landlord on a full indemnity basis for the purpose of recovering      the arrears or outstanding sums in Court or otherwise from the Tenant and      shall be a debt due from the Tenant to the Landlord and be forthwith      recoverable by action. The Landlord shall also be entitled to disconnect      or discontinue the supply of services, including but not limited to      air-conditioning, water, electricity, gas to the said premises and/or to      the Tenant without prior notice to theTenant. |

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| Landlord’s      right ofre-entry      etc. |   | (b) | If      the rent, rates, government rent, air-conditioning and management charges      or all outgoings payable hereunder or any part thereof shall be unpaid for      fifteen (15) days after the same shall become payable (in the case of the      rent whether legally or formally demanded or not) or if the Tenant shall      fail or neglect to observe or perform any of the agreement stipulations or      conditions herein contained and on the Tenant’s part to be observed and      performed or if the Tenant shall become bankrupt, or being a corporation      shall go into liquidation by whatsoever reasons or for whatsoever      purposes, or if any petition shall be filed for the winding up of the      Tenant, or if the Tenant shall otherwise become insolvent or make any      composition or arrangement with creditors, or shall suffer any execution      to be levied on the said premises or otherwise on the Tenant’s goods, or      if the Tenant shall persistently fail in paying rent and/or      air-conditioning and management charges and/or rates and government rent      as when they fall due, then and in any such case it shall be lawful for      the Landlord at any time thereafter to forfeit the tenancy hereby created      and to re-enter on the said premises or any part of parts thereof and to      recover possession of the said premises in the name of the whole whereupon      this Agreement shall absolutely cease and determine and the said deposit      paid pursuant to Clause 2 hereof shall be absolutely forfeited to the      Landlord but without prejudice to any right of action by the Landlord in      respect of any outstanding breach or non-observance or non-performance of      any of the agreements, stipulations and conditions herein      contained. |
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| Written      notice shallbe      sufficient exerciseof      right |   | (c)    |  A      written notice served by the Landlord on the Tenant in manner hereinafter      mentioned to the effect that the Landlord thereby exercises the power of      forfeiture and/or re-entry herein contained shall be a full and sufficient      exercise of such power without physical entry on the part of the      Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
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| Acceptance      of rentnot      waiver of breachof      convenant |   | (d)    | The      acceptance of any rent by the Landlord hereunder shall not operate or be      regarded by the Tenant as a waiver by the Landlord of any right to proceed      against the Tenant in respect of any breach non-observance or      non-performance by the Tenant of any of the agreements stipulations terms      and conditions herein contained and on the part of the Tenant to be      observed and performed.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|                                                              |   |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| Force      Majeure                                                |   | (e)    | If      the said premises or any part of parts thereof shall be rendered      inaccessible or destroyed or so damaged by fire, typhoon, Act of God,      force majeure or at any time during the term the said premises or the said      Building or any part of parts thereof shall be condemned as a dangerous      structure or a demolition order or closure order of the relevant      government authorities shall become operative in respect of the said      premises or the said Building or any part of parts thereof or other cause      beyond the control of the Landlord and not attributable to any act or      default of the Tenant as to be rendered unfit for use and occupation or      inaccessible and subject to the insurance policy or policies for such      risks effected by the Landlord (if any) shall not have been rendered void      or voidable or payment of policy moneys refused in whole or in part in      consequence of any act or neglect or default of the Tenant, the rent,      rates, government rent, air-conditioning and management charges or a part      thereof proportionate to the damage sustained shall cease to be payable      until the said premises shall have been restored or reinstated or rendered      accessible Provided Always That the Landlord shall be under no obligation      to repair or reinstate the said premises And Provided Further That without      prejudice to the foregoing if the whole or substantially the whole of the      said premises shall have been destroyed or rendered unfit for use and      occupation or inaccessible and shall not have been repaired or reinstated      within three (3) consecutive months of the occurrence of the destruction      or damage then either party shall be entitled at any time before the same      are so repaired and reinstated to terminate this Agreement by notice in      writing to the other and thereupon this Agreement and the term shall      determine as from the date on which they were rendered unfit for use and      occupation or inaccessible but without prejudice to the rights and      remedies of either party against the other in respect of any antecedent      claim or liability hereunder. In the event of any disagreement between the      parties hereto on the application of this Clause 6(e) then the subject of      disagreement shall be referred to a single arbitrator for settlement in      accordance with provisions of the Arbitration Ordinance for the time being      in force. |

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| Landlord      not liablefor      breakdown in air-conditioning system,etc |   | (f)    | The      Landlord shall not in any circumstances be liable to the Tenant for any      defect in or mechanical breakdown or failure or need for repair or      overhaul of the air-conditioning system, lifts, water supply system,      telephone system, power supply system and/or other building facilities or      services nor shall the rent or rates and government rent or      air-conditioning and management charges abate or cease to be payable on      account thereof or any part of parts thereof Provided Also That if the      air-conditioning system shall wholly breakdown or cease to operate for any      period of seven (7) or more consecutive days, the due proportion of the      air-conditioning and management charges attributable to the maintenance of      the air-conditioning system but not the rent shall cease to be payable      from the first day after the end of such period of seven (7) consecutive      days until the air-conditioning system again commences      operating. |
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|                                                                      |   |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| Tenant      responsiblefor      acts of servantsvisitors      etc         |   | (g)    | For      the purpose of these presents any act, default, neglect or omission of any      servants, employees, agents, invitees, licensees or customers (as      hereinbefore defined) of the Tenant shall be deemed to be the act,      default, neglect or omission of the Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|                                                                      |   |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| Distress      for rent                                                    |   | (h)    | For      the purpose of Part III of the Landlord and Tenant (Consolidation)      Ordinance, Chapter 7 of the Laws of Hong Kong, and for the purpose of this      Agreement, the rent payable in respect of the said premises shall be and      be deemed to be in arrear if not paid in advance at the time and in the      manner stipulated in Clause 3 (a) hereof.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|                                                                      |   |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| Waiver                                                                    |   | (i)    | To      the extent that the Tenant can lawfully do so, the Tenant hereby expressly      agrees to deprive itself of and to waive all rights (if any) to protection      against eviction or ejection afforded by any existing or future      legislation from time to time in force and applicable to the said premises      or to the tenancy hereby created and the Tenant agrees to deliver up      vacant possession of the said premises to the Landlord on the expiration      or sooner termination of the tenancy hereby created notwithstanding any      rule of law or equity to thecontrary.                                                                                                                                                                                                                                                                                                                                                                                                                        |

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| Non-waiver                                                               |   | (j)    | No      condoning, excusing or overlooking by the Landlord of any default breach      or non-observance, or non-performance by the Tenant at any time or times      of any of the Tenant’s obligations herein contained shall operate as a      waiver of the Landlord’s rights hereunder in respect of any continuing or      subsequent default, breach or non-observance or nonperformance or so as      defeat or breach and no waiver by the Landlord shall be inferred from or      implied by anything done or omitted by the Landlord unless expressed in      writing, and singed by the Landlord. Any consent given by the Landlord      shall operate as a consent only for the particular matter which it relates      and in no way shall be considered as a waiver of release of any of the      provisions hereof nor shall it be construed as dispensing with the      necessity of obtaining the specific written consent of the Landlord in the      future unless expressly so provided. |
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| Landlord’s      right toexhibit      selling orletting      notice |   | (k)    | During      the three months immediately preceding the expiration of the term hereby      created, the Landlord shall be at liberty to affix and maintain without      interference upon any external part of the said premises notice or      advertisement stating that the premises are to be let or to be sold and      such other information in connection therewith as the Landlord shall deem      fit.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|                                                                     |   |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| Service      of notices                                                  |   | (1)    | Any      notice required to be served hereunder shall, if to be served on the      Tenant, be sufficiently served if addressed to the Tenant and sent by      prepaid ordinary post to or delivered at the said premises or the Tenant’s      last known place of business or registered office or residence in Hong      Kong and, if to be served on the Landlord, shall be sufficiently served if      addressed to the Landlord or such other person as may be notified in      writing to the Tenant and sent by prepaid ordinary post to or delivered at      the registered office of the Landlord or any other address which the      Landlord may notify the Tenant from time to time. In the case of a notice      sent by prepaid ordinary post as aforesaid service shall be deemed to have      been effected two (2) days after the date of  posting.                                                                                                                                               |

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| Legal      costs andexpenses |   | (m)                                                                                                                                                                                                                     | The      legal costs and disbursements (including stamp duty and registration fees)      of and incidental to the preparation, approval and completion of this      Agreement shall be borne and paid by the parties hereto in equal      shares.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
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| Assignment                   | 7.     | In      the event that the said premises or any part or parts under this Agreement      is/are assigned to other person(s) (“the new Landlord”) by the Landlord,      the following provisions shall apply: |
|                         |   |                                                                                                                                                                                                                    |
|                         |   | (a)                                                                                                                                                                                                                     | the      Tenant, subject to and at the direction of the Landlord, shall accept and      acknowledge the new Landlord as the new Landlord in respect of the said      premises or any part of parts thereof assigned as aforesaid to whom the      Tenant thereafter shall become liable according to the terms and      conditions of the Agreement and shall enter into a Deed of Novation and/or      Transfer to other agreement(s) or documents(s) with the new Landlord and      the Landlord at the cost of the new Landlord and/or the Landlord in such      reasonable form the content as satisfactory to the Landlord and the new      Landlord for the purposes of confirming the release discharge and      cessation of all liabilities and obligations of the Landlord hereunder      including but not limited to the Landlord’s obligation in respect of the      refund of the said deposit hereunder (so far as they relate to the said      premises or any part or parts hereof assigned as aforesaid) and the      continuation of the liabilities and obligations of the Tenant hereunder to      give effect to or (as the case may be) to confirm the assumption and      taking up by the new Landlord in lieu of the Landlord of all the      Landlord’s liabilities and obligations hereunder including but not limited      to the Landlord’s obligation in respect of the refund of the said deposit      hereunder (so far as they relate to the said premises or any part or parts      hereof assigned as aforesaid); |
|                         |   |                                                                                                                                                                                                                    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|                         |   | (b)                                                                                                                                                                                                                     | upon      the assignment of this Agreement or the said premises or any part of parts      thereof and the new Landlord thereof agreeing to assume take up all the      Landlord’s liabilities and obligations hereunder including without      limitation its obligations to refund the said deposit to the Tenant      hereunder (so far as they relate to the said premises or any part or parts      thereof as aforesaid) whether contractual or otherwise shall absolutely      cease and be taken up by the new Landlord and the Tenant shall only seek      refund of the said deposit (subject always to the terms and conditions      contained in this Agreement) from the new  Landlord,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |

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| Management      regulations 8.  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               | (a)    | The      Landlord reserves the right from time to time and by notice in writing to      the Tenant to make impose adopt and introduce and subsequently supplement      amend or abolish if necessary such reasonable regulations as it may      consider necessary for the management operation and maintenance of the      said Building including without limitation those regulations relating to      the use of the common service facilities, the lifts and the use of the      loading and unloading areas in the said Building. |
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|                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               | (b)    | Such      regulations shall be supplementary to the terms and conditions of this      Agreement and shall bind the Tenant and any breach of the regulations      shall be deemed to be a breach of this Agreement for which the Landlord      may exercise all or any of its rights or remedies    hereunder.                                                                                                                                                                                                                           |
|                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               | (c)    | Such      regulations shall not in any way derogate from the terms and conditions of      this Agreement. In the event of conflict between such regulations and the      terms and conditions of this Agreement the terms and conditions of this      Agreement shall prevail.                                                                                                                                                                                                                                                          |
|                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| Joint      and severalliability | 9.         Where more than one person is named as the Tenant in the First Schedule      hereto all such persons shall sign this Agreement and shall be jointly and      severally liable for the performance and observance of the terms,      conditions and agreements contained herein and on the part of the Tenant      to be performed and observed.                                                                                                                                                                                                                                                          |
|                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| No      premium                 | 10.       The Tenant acknowledges that no fine premium key money or other      consideration has been paid by the Tenant to the Landlord for the grant of      this tenancy.                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| No      warranty                | 11.       The Landlord has provided the standard fit-out including air-conditioning      ducting, suspended ceiling, lighting and wiring system and fire sprinkler      heads (“Standard Fit-out”) in the said premises. However, the Landlord      does not warrant that the said premises together with the Standard Fit-out      and/or the fixture and fittings thereto are fit for the purposes for which      they are let or for any other purposes whatsoever intended to be used by      the Tenant and shall not be liable or responsible to the Tenant for any      damages or loss in respectthereof. |

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| Full      Agreement                                                                                                     |   | 12.        This Agreement supercedes the offer letter duly signed by the parties      hereto on 10 February, 2010 and set out the full agreement reached between      the parties hereto and no other representations have been made or      warranties given relating to the Landlord or the Tenant or the said      Building or the said premises and if any such representation or warranty      has been made given or implied same is hereby waived.                                                                                                                                                                                                                                                                                             |
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| Law                                                                                                                     |   | 13.   This      Agreement shall be governed and construed in all respects in accordance      with the laws of Hong Kong.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|                                                                                                                    |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| Marginal      Notes                                                                                                     |   | 14.   The      Marginal notes are intended only for guidance and reference and do not      form part of this Agreement nor shall any of the provision in this      Agreement be construed or interpreted by reference thereto or in any way      affected or limited thereby.                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|                                                                                                                    |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| Miscellaneous                                                                                                           |   | 15.   Unless      the context otherwise requires, words herein importing the masculine      gender shall include the feminine and neuter and words herein in the      singular shall include the plural and vice versa and the expression      “person” or “persons” shall include firms and/or    corporations.                                                                                                                                                                                                                                                                                                                                                                                                         |
|                                                                                                                    |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| Tenant      responsiblefor      all legal costsand      expensesincurred      by Landlordin      Tenant’s default |   | 16.   All      legal costs and expenses incurred by the Landlord (on a solicitor and own      client basis) in demanding payment of rent and/or any other legal      proceedings (including but not limited to levying distraint for rent)      taken by the Landlord against the Tenants as a result of default of      payment of rent or any other amount payable by the Tenant or the breach by      the Tenant of any terms, covenants and conditions herein contained shall      be recoverable from the Tenants as a debt or be deductible by the Landlord      from the deposit held by the Landlord hereunder but without prejudice to      the Landlord’s right of action against the Tenant for damages in excess      thereof. |
|                                                                                                                    |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| Name      of Building                                                                                                   |   | 17.   The      Landlord reserves the right subject to any relevant provisions of the Deed      or Mutual Covenant and/or the Sub-Deed of Mutual Covenant (if any) and the      House Rules in respect of the said Building to name and rename the said      Building with any such name or style as it in its sole descretion may      determine and at any time and from time to time by giving 3 months’      written notice to the Tenant to change, alter, substitute or abandon any      such name without the same constituting an actual or constructive eviction      or the Tenant and without incurring any liability to the Tenant therefore      whatsoever and howsoever,                                                     |
|                                                                                                                    |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| Landlord’s      rightregarding      alterations,etc                                                               |   | 18.   The      Landlord shall have the right:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|                                                                                                                    |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                    |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | (a)          to      change, amend, vary, add to alter the approved general building plans of      the saidBuilding; |

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|   |   | (b)    | to      remove, cancel, relocate or otherwise change or carry out any alteration      or addition or other works, whether of a structural nature or not, to the      common areas (including but not limited to entrances, passages, corridors      and staircases) and common facilities (including but not limited to lifts      and public toilets) of the said Building and such other part or parts of      the said Building (other than the said premises) from time to time and in      such manner as the Landlord may in its absolute discretion deem fit      without the same constituting an actual or constructive eviction of the      Tenant and without incurring any liability whatsoever and howsoever to the      Tenant therefor; |
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|   |   |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|   |   | (c)    | to      execute or perform any works of alteration, amendment, modification,      improvement, demolition or construction of the said Building and to enter      into all parts of the said Building with all necessary equipment, plant      and materials for the purpose of carrying out any such works;      and                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|   |   |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|   |   | (d)    | to      erect scaffolding, hoarding or structures of like nature for the purpose      of carrying out any works referred to in this Clause, including the right      to enter upon the said premises for erecting such scaffolding or other      structures, notwithstanding that the same any temporarily interfere with      the access to any part of the saidBuilding.                                                                                                                                                                                                                                                                                                                                                                             |

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| LANDLORD | :      | AITKEN,      VANSON & COMPANY LIMITED whose registered office is situate at 33/F,      AITKEN VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG,  KOWLOON. |
|----------|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------|
|     |   |                                                                                                                                                    |
| TENANT   | :      | SUN      LINE INDUSTRIAL LIMITED whose office is situate at UNIT 2101, 21/F, AITKEN      VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG,  KOWLOON           |

| TERM      OF TENANCY | :      | TWO      (2) year commencing on 1st      March, 2010 and expiring on 29th      February, 2012.                                                                                                                                                                                                                                                                   |
|----------------------|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                 |   |                                                                                                                                                                                                                                                                                                                                                             |
| RENT                 | :      | HK$20,220.00      per calendar month (exclusive of rates, government rent, air- conditioning      and management charges and all outgoings of every description) payable in      advance without any deduction whatsoever on the 1st      day of each and every calendar month and the first of such payment is to      be paid on the signing of thisAgreement. |

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| MANAGEMENT      FEE AND AIR-CONDITIONING CHARGES (Subject to Revision) | :      | HK$5,661.60      per calendar month payable in advance without any deductions whatsoever on      the 1st      day of each and every calendar month and the first of such payment is to      be paid on the signing of this Agreement. |
|------------------------------------------------------------------------|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                                                   |   |                                                                                                                                                                                                                                  |
| RENTAL      MANAGEMENT FEE AIR-CONDITIONING CHARGES DEPOSIT            | :      | HK$77,644.80      (which has been paid by the Tenant to the Landlord on signing the Tenancy      Agreement dated 1 st March,2007.)                                                                                                    |

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| 1. | Within      fourteen (14) days upon receipt of the Fit Out Guide in respect of the      said Building or such shorter period as the Manager may allow, the Tenant      shall submit to the Manager full fit out plans (each in triplicate) and      written supporting information of all proposals concerning the fitting-out      of the said premises. The Tenant’s plans shall comply with all relevant      Ordinances, Regulations and By-Laws, and without limitation to the      generality of the foregoing, shallinclude:- |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (i) | all      fitting-out details, alterations and/or additions to all non-load bearing      walls, doors, door openings, lift lobbies and the common areas or any part      thereof as forming part of the saidpremises; |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (ii) | detailed      drawings, plans and specifications of all air-conditioning (if any) and      electrical installations which shall be connected by the Tenant to utility      systems provided by the Landlord or theManager; |
|--|------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (iii) | details      of all lighting circuits, fixtures andfittings; |
|--|-------|--------------------------------------------------------------|

|   |   |                                                                                    |
|--------|--------|-----------------------------------------------------------------------------------------|
|        | (iv)   | any      proposed fascia sign, including its decorative and electrical      components; |

|   |   |                                                            |
|--------|--------|-----------------------------------------------------------------|
|        | (v)    | details      of installation of any security/alarm system;  and |

|   |   |                                          |
|--------|--------|-----------------------------------------------|
|        | (vi)   | details      of installation of anymachinery. |

| 2. | The      Manager will consider the Tenant’s plans and details and may, in its      absolute discretion, accept or reject the plans or details or any part of      them. Upon receipt of fit out plans (both detailed plans and written      supporting information) the same will be passed to the Landlord for      approval. If such plans and/or details are rejected, amendments shall be      re-submitted within fourteen (14) days, or as directed by the Manager, as      the case may be. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3. | All      works specified and approved in writing by the Manager shall be completed      within three (3) months of the Tenant being notified of such approval or      such longer period as the Manager mayagree. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4. | When      the fit out plans are approved and before any work commences full      information concerning the Tenant’s contractors shall immediately be made      available together with a work programme/chart to the Manager by the      Tenant. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5. | For      all works specified in paragraphs (i) – (iv) below the Tenant is      required to use the services of the Landlord’s nominated contractors or      the Manager’s nominated contractors or its own contractor as may be      approved in writing by the Manager subject to such terms and conditions as      may be specified by the Manager:- |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (i) | Any      work involving the construction or installation of any brickwork, concrete      or other items of a structuralnature. |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------|

|  | (ii) | Any      plumbing or drainage work. |
|--|------|-------------------------------------|

|  | (iii) | Any      alternation or addition to any mechanical or electrical      services. |
|--|-------|---------------------------------------------------------------------------------|

|  | (iv) | Any      specialist work. |
|--|------|---------------------------|

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| 6. | The      contractor appointed by the Tenant shall not carry out any work in the      common areas or any part thereof and all debris created by the carrying      out of such work and incidental to moving into the said premises is to be      cleared at the expense of the Tenant creating the  same. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7. | The      Tenant, his servants, agents and workmen shall co-operate fully with the      Landlord or its authorized representative, the Manager and its nominated      contractors and project consultants in carrying out any work on the said      Building, and shall cause the work done on the said premises to be      co-ordinated and carried out in such a manner as to avoid any delay or      interference with the work (if any) of the Landlord on the said Building.      The Tenant, his servants, agents and workmen shall obey and comply with      all instructions and directions which may be given by the Manager or its      authorized representatives in connection with the carrying out of such      work. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8. | The      Tenant is solely responsible for the safety of all the said works carried      out on the said premises and for the payment of all costs charges and      expenses involved therein together with of the cost of providing a      temporary electricity supply, if any, the reasonable proportion of such      cost of which shall be borne by the Tenant requiring such supply, and to      be calculated on a daily basis at a rate as determined by the      Manager. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9. | The      Tenant shall indemnify the Landlord and/or the Manager against all claims      arising out of the actions of his appointed contractors and others      similarly employed in the said premises and other areas of the said      Building in connection with the carrying out of the  works. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10. | Without      in any way limiting the generality of the foregoing, the Tenant shall      not:- |
|-----|-----------------------------------------------------------------------------------------------|

|  | (i) | submit      any plan to the Buildings Department or other competent authority for      approval without first obtaining the Manager’s written consent which the      Manager may in its unfettered discretion withhold if it considers that the      submission of such plan or the work proposed to be carried out could or      might interfere with work being carried out on any part of the said      Building; |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (ii) | carry      out or attempt to carry out any work which requires the consent of the      Buildings Department or any other competent authority without previously      obtaining such consent; |
|--|------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (iii) | do      or permit any act or thing to be done which is likely to cause any fire      risk or other hazard in any part of the said  Building. |
|--|-------|----------------------------------------------------------------------------------------------------------------------------------------------|

|  | (iv) | carrying      out any alteration and/or removal of the fire services equipments as      provided therein including hose reels and sprinkler heads, except with the      written permission and approval of the Manager and all other competent      authorities (wherever necessary);and |
|--|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (v) | permit      or suffer to be erected, affixed, installed or attached in or on or at the      partition walls between the said premises and other parts of the said      Building any shelves, paintings and decorations except with the written      permission and approval of the Manager and all other competent authorities      (wherever necessary). |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (a) | offices      ancillary and directly related to an industrial operation BUT ALWAYS      excluding any trade that is now or may hereafter be declared to be an      offensive trade under the Public Health and Municipal Services Ordinance,      or any enactment amending the same or substituted    therefore. |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| SIGNED      by TSANG      SHIH CHANG         | ) | AITKEN, VANSON      & CO., LTD. |
|----------------------------------------------|---|------------------------------------------|
|                                         | ) | /s/      Tsang      Shih Chang           |
| for      and on behalf of the Landlord whose | ) | For      and on behalf of                |
|                                         | ) |                                     |
| signature(s)      is/are verified by:        | ) |                                     |

| YAU      TO TUNG |   | /s/ Yau      To Tung |
|------------------|--------|----------------------|

| SIGNED      by LING HO LEUNG                | )      |                             |
|---------------------------------------------|--------|----------------------------------|
|                                        | )      | For      and on behalf of        |
| for      and on behalf of the Tenant in the | )      | SUN      LINE INDUSTRIAL LIMITED |
|                                        |   | /s/ Ling      Ho Leung           |
|                                        | )      | Authorized      Signature(s)     |
| presence      of: JENNY POON HAU      CHUN  | )      |                             |

| RECEIVED      on or before the day and year first above written    | )                   |                                |
|--------------------------------------------------------------------|---------------------|-------------------------------------|
| of      and from the Tenant the sum of HONG KONG DOLLARS           | )                   | AITKEN,      VANSON & CO., LTD. |
| SIXTY      SIX THOUSAND FIVE HUNDRED AND EIGHTY                    | )              | /s/ Tsang      Shih Chang           |
| FIVE      AND CENTS SIXTY (which has been paid by the Tenant       | )                   | For      and on behalf of           |
| to      the Landlord on signing the Tenancy Agreement dated        | )                   |                                |
| 1st      March 2007) being the total deposit money above expressed | )              |                                |
| to      be paid by the Tenant to the Landlord.                     | )      HK$77,644.80 |

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| RECEIVED      on or before the day and year first above written | ) | AITKEN,      VANSON & CO., LTD. |
|-----------------------------------------------------------------|---|-------------------------------------|
| of      and from the Tenant the sum of HONG KONG DOLLARS        | ) | /s/      Tsang      Shih Chang      |
| TWENTY      TWO THOUSAND ONE HUNDRED AND NINETY                 | ) | For      and on behalf of           |
| FIVE      AND CENTS TWENTY being the rent and management        | ) |                                |
| fee      and air-conditioning charges for the first month.      | ) | HK$25,881.60                        |

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