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| (f) | NOT TO USE PREMISES AS SLEEPING      QUARTERS OR DOMESTICPREMISES |
|-----|-------------------------------------------------------------------|

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| (j) | TO REPAIR AND REPLACE      ELECTRICAL WIRING ETC. WITHIN THE  PREMISES |
|-----|------------------------------------------------------------------------|

| (k) | TO KEEP SANITARY AND WATER      APPARATUS USED EXCLUSIVELY IN GOODREPAIR |
|-----|--------------------------------------------------------------------------|

| (i)   | view      the state of repair of the Premises, to take inventories of the fixtures      therein, to carry out any works or repairs which may be required to be      done, and during the last three months of the said term, to show the      Premises to prospective tenants or purchasers Provided That the Landlord      shall cause as little interference to the Tenant as reasonably possible;      and |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii)   | carry      out any works or repairs in respect of the Premises in the Building      Provided That in this connection the Landlord shall be responsible to make      good all damage done to thePremises. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (n)   | NOT TO ERECT INSTALL OR ALTER      PARTITIONING FIXTURES ETC. WITHOUT LANDLORD'S    CONSENT |
|-----------------|---------------------------------------------------------------------------------------------|

|    (i) | Tenant      shall be entitled at his own expense in display his name exhibited in      English and Chinese in such form or lettering or characters to be approved      by the Landlord on the Directory Boards (if the same are provided in the      Building); |
|-----------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|    (ii) | Tenant      shall be entitled at his own expense to have his name painted or      affixed in      plain lettering and characters to be approved by the Landlord      on the Tenant’s entrance door ordoors. |
|------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (t)    NOT TO      ENCUMBER OR OBSTRUCT PASSAGES AND COMMON AREAS,  ETC. |
|--------|----------------------------------------------------------------------------------------------|

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| (ab) | NOT TO INSTALL FURNANCE, ETC.      WITHOUT PRIOR GOVERNMENTPERMISSION |
|------|-----------------------------------------------------------------------|

| (ad) | TO ELIMINATE AND REDUCE      VIBRATION AND DUMPING PRODUCED BY  MACHINERIES |
|------|-----------------------------------------------------------------------------|

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| (i)   | in      the case of a tenant which is a partnership, 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 or 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 Premises or any part thereof shall vest in the executors      administrators personal representatives next of kin trustee or committee      of any such individual; |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (iii)   | in      the case of a corporation, any reconstruction, amalgamation, merger      or  voluntary liquidation or any change in shareholding or in      the control of ultimate beneficial ownership;  and |
|-------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (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 Premises or any part thereof or does in fact use, possess, occupy or      enjoy the same. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (am) | NOT      TO BREACH GOVERNMENT LEASE OR CAUSE INSURANCE TO BE VOIDED OR PREMIUM      INCREASED |
|------|-----------------------------------------------------------------------------------------------|

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| (an) | TO      COMPLY WITH DEED OF MUTUAL COVENANT AND ORDINANCES,  ETC. |
|------|-------------------------------------------------------------------|

|   | (aq)  TO      BE RESPONSIBLE FOR LOSS OR DAMAGE CAUSED BY INTERIOR    DEFECTS |
|--------|-----------------------------------------------------------------------------------------|

| (ar) | TO      BE RESPONSIBLE FOR CONTRACTORS SERVANTS AGENTS AND    LICENSEES |
|------|-------------------------------------------------------------------------|

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| (as) | TO      NOTIFY LANDLORD OF ACCIDENTS AND DEFECTS IN FITTINGS AND      FIXTURES |
|------|--------------------------------------------------------------------------------|

| 3.   |                LANDLORD’S      COVENANTS |
|----------------|---------------------------------------------------------------------------------------------------------------------------|

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| 4.   |                It      is hereby further expressly agreed and declared as    follows:- |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (c) | ACCEPTANCE      OF RENT NOT WAIVER OF BREACH OFCOVENANT |
|-----|---------------------------------------------------------|

| (d) | LANDLORD      NOT LIABLE FOR OVERFLOW OF WATER/TENANT TO INDEMNIFY      LANDLORD AGAINST CERTAIN CLAIMS |
|-----|--------------------------------------------------------------------------------------------------------------|

| (f) | LANDLORD      NOT LIABLE FOR BREAKDOWN IN AIR-CONDITIONING OR  LIFTS |
|-----|----------------------------------------------------------------------|

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| (h) | FOR      THE PURPOSE OF DISTRAINT RENT IN ARREARS If NOT PAID IN ADVANCE ON DUE      DATE |
|-----|-------------------------------------------------------------------------------------------|

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| (j) | LANDLORD      CAN EXHIBIT LETTING NOTICES DURING LAST THREE MONTHS OF    TERM |
|-----|-------------------------------------------------------------------------------|

| (k) | LANDLORD      IS ENTITLED TO CHANGE THE NAME OF THEBUILDING |
|-----|-------------------------------------------------------------|

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| (c) | TRANSFER      OF DEPOSIT |
|-----|--------------------------|

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|   |   Landlord     :     JING      WAH GARMENTS MANUFACTURING COMPANY LIMITED whose registered office is      situate at 8th Floor, No. 10 Sam Chuk Street, San Po Kong, Kowloon, Hong      Kong. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Tenant         :    SUPERTEX      LIMITED whose registered office is situated at Ground Floor, No. 10 Sam      Chuk Street, San Po Kong, Kowloon, HongKong. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| Premises      : | ALL      THAT the whole of THIRD FLOOR of      NO.10. SAM CHUK STREET, KOWLOON. Hong Kong erected on NEW KOWLOON INLAND      LOT NO.4437. |
|-----------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------|

| Term             : | For      the term of THREE YEARS AND TWO (2) MONTHS commencing on the 1st day of      August 2008 and expiring on the 30th day of September 2011 (both days      inclusive). |
|-------------------------------------------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Rent             : | HK$35,000.00      per calendar month (exclusive of rates and management fee) payable in      advance clear of all deductions on the 1st day of each and every calendar      month. The first payment to be made upon the signing    hereof. |
|-------------------------------------------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Term      of Years     :   THREE (3) YEARS      from me expiration of the term hereby granted.   (Monthly Rent: At the then      current market rental) |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Rent-free      Period:   TWO (2) MONTHS from the 1st day of August 2008 to      the 30th day of September2008. |
|--------|-------------------------------------------------------------------------------------------------------------------------------|

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|   | J1NG      WAH GARMENTS MANUFACTURING COMPANYLIMITED |
|--------|-----------------------------------------------------|

|   | 308      DES VOEUX ROAD CENTRAL., |
|--------|-----------------------------------|

|   |  HONG      KONG, |
|--------|-----------------------|

----

----

----

| (i)   | view      the state of repair of the Premises, to take inventories of the fixtures      therein, to carry out any works or repairs which may be required to be      done, and during the last three months of the said term, to show the      Premises to prospective tenants or purchasers Provided That the Landlord      shall cause as little interference to the Tenant as reasonably possible;      and |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii)   | carry      out any works or repairs in respect of the Premises in the Building      Provided That in this connection the Landlord shall be responsible to make      good all damage done to thePremises. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (n)   | NOT TO ERECT INSTALL OR ALTER      PARTITIONING FIXTURES ETC. WITHOUT LANDLORD'S    CONSENT |
|-----------------|---------------------------------------------------------------------------------------------|

|   | (i)   Tenant      shall be entitled at his own expense in display his name exhibited in      English and Chinese in such form or lettering or characters to be approved      by the Landlord on the Directory Boards (if the same are provided in the      Building); |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii) | Tenant      shall be entitled at his own expense to have his name painted or affixed      in plain lettering and characters to be approved by the Landlord on the      Tenant’s entrance door or doors. |
|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

----

| (i)   | in      the case of a tenant which is a partnership, 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 or 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 Premises or any part thereof shall vest in the executors      administrators personal representatives next of kin trustee or committee      of any such individual; |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (iii)   | in      the case of a corporation, any reconstruction, amalgamation, merger      or  voluntary liquidation or any change in shareholding or in      the control of ultimate beneficial ownership. |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (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 Premises or any part thereof or does in fact use, possess, occupy or      enjoy the same. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (am)     NOT      TO BREACH GOVERNMENT LEASE OR CAUSE INSURANCE TO BE VOIDED OR PREMIUM      INCREASED |
|--------|---------------------------------------------------------------------------------------------------------------------------------|

----

| 3.   |                LANDLORD’S      COVENANTS |
|----------------|---------------------------------------------------------------------------------------------------------------------------|

| 4.   |                IT      IS HEREBY FURTHER EXPRESSLY AGREED AND DECLARED AS    FOLLOWS:- |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (d) | LANDLORD      NOT LIABLE FOR OVERFLOW OF WATER/TENANT TO INDEMNIFY LANDLORD AGAINST      CERTAIN CLAIMS |
|-----|---------------------------------------------------------------------------------------------------------|

----

----

----

| Landlord: | JING WAH GARMENTS MANUFACTORY      COMPANY LIMITED (正華製衣有限公司) whose registered office is situate at      8th Floor, Jing Wah Building, 10 Sam Chuk Street, San Po Kong, Kowloon,      Hong Kong |
|-----------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Tenant: | SUPERTEX, LIMITED whose      registered office is situate at Ground Floor, Jing Wah Building, 10 Sam      Chuk Street, Sanpokong, Kowloon, HongKong |
|---------|-----------------------------------------------------------------------------------------------------------------------------------------------------|

| Term: | For      the term of THREE      YEARS commencing on the 16th day of September 2009 and      expiring on the      15th day of September 2012 (both days      inclusive). |
|-------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Rent: | HK$13,050.00      per calendar month (exclusive of rates and management fee) payable in      advance clear of all deductions on the 1st day of each and every calendar      month. The first payment to be made upon the signing    hereof. |
|-------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

----

----

----

| (i)   | view      the state of repair of the Premises, to take inventories of the fixtures      therein, to carry out any works or repairs which may be required to be      done, and during the last three months of the said term, to show the      Premises to prospective tenants or purchasers Provided That the Landlord      shall cause as little interference to the Tenant as reasonably possible;      and |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii)   | carry      out any works or repairs in respect of the Premises in the Building      Provided That in this connection the Landlord shall be responsible to make      good all damage done to thePremises. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (i)   | Tenant      shall be entitled at his own expense in display his name exhibited in      English and Chinese in such form or lettering or characters to be approved      by the Landlord on the Directory Boards (if the same are provided in the      Building); and |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii)   | Tenant      shall be entitled at his own expense to have his name painted or      affixed in      plain lettering and characters to be approved by the Landlord      on the Tenant’s entrance door ordoors. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

----

----

| (i)   | in      the case of a tenant which is a partnership, 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 or 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 Premises or any part thereof shall vest in the executors      administrators personal representatives next of kin trustee or committee      of any such individual; |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (iii)   | in      the case of a corporation, any reconstruction, amalgamation, merger      or  voluntary liquidation or any change in shareholding or in      the control of ultimate beneficial ownership;  and |
|-------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (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 Premises and/or the Car Parking Spaces or any part thereof or does in      fact use, possess, occupy or enjoy thesame. |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

----

| 3.   |  LANDLORD’S      COVENANTS |
|----------------|---------------------------------------|

| 4.   |   IT      IS HEREBY FURTHER EXPRESSLY AGREED AND DECLARED AS    FOLLOWS:- |
|----------------|-------------------------------------------------------------------------------------|

----

----

----

----

| (a) | the      Tenant shall ensure that the installation of the said cooling towers shall      not cause damage to theBuilding. |
|-----|---------------------------------------------------------------------------------------------------------------------------|

| (b) | the      Tenant shall be responsible for all expenses for the repair      and  maintenance of the said cooling towers and the said areas      to the satisfaction of  theLandlord. |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c) | such      installation shall not be in breach of any ordinances or regulations of      Hong Kong; and |
|-----|-------------------------------------------------------------------------------------------------------|

| (d) | at      the expiration or sooner determination of the tenancy the Tenant shall at      its own cost and expense remove the said cooling towers and at like cost      and expense reinstate the said areas to their original condition to the      satisfaction of the Landlord if required by the Landlord by giving 30      days' written notice  to theTenant. |
|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| Landlord: | JING WAH GARMENTS MANUFACTORY      COMPANY LIMITED (正華製衣有限公司)      whose registered office is situate at 8th Floor, Jing Wah Building, 10 Sam      Chuk Street, San Po Kong, Kowloon, HongKong |
|-----------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Tenant: | SUPERTEX, LIMITED whose      registered office is situated at Ground Floor, Jing Wah Building, 10 Sam      Chuk Street, San Po Kong, Kowloon, HongKong |
|---------|--------------------------------------------------------------------------------------------------------------------------------------------------------|

| Term: | For      the term of THREE YEARS      commencing on the 1st      day of December 2009 and expiring on the 30th      day of November 2012 (both     days      inclusive). |
|-------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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