Exhibit 10.60




                            CUMMINGS PROPERTIES, LLC
                                  STANDARD FORM

                             AMENDMENT TO LEASE # 8


In connection with a lease currently in effect between the parties at 100 Sylvan
Road, Suites 100, 110, 550, 575, P-100,  P-200 and the outside area described in
Amendment to Lease #7, Woburn,  Massachusetts,  executed on January 24, 1996 and
terminating February 28, 2001, and in consideration of the mutual benefits to be
derived here from, Cummings Properties,  LLC, LESSOR, and Boston  Communications
Group, Inc., LESSEE, hereby agree to amend said lease as follows:

1.   Effective  April 1, 2000, the size of the leased  premises was decreased
     by  approximately  165 square feet  (including  3.25%  common  area),  from
     approximately  38,970 square feet  (including  3.25% common area), to a new
     total of  approximately  38,805 square feet (including  3.25% common area),
     with the  relinquishment  of the hatched  area shown on the  attached  plan
     dated June 23,  2000.  (In  addition,  the leased  premises  also  includes
     approximately  3,955  square  feet of outside  area.)  Accordingly,  a rent
     credit of $726 for the period from April 1, 2000 to July 30, 2000, shall be
     applied  towards rent for August 2000,  and the base rent has been adjusted
     below to reflect this change on a continuing basis.

2.   In addition,  as of the effective date of this  amendment,  the size of the
     leased  premises is hereby  increased  by  approximately  3,465 square feet
     (including  3.25%  common  area),  from  approximately  38,805  square feet
     (Including  3.25% common area) with the addition of 100 Sylvan Road,  Suite
     625 ("Suite  625") as shown on the attached  plan dated June 22, 2000.  The
     leased premises now consists of a new total of approximately  42,270 square
     feet (including 3.25% common area) and  approximately  3,955 square feet of
     outside area.


3.   The security  deposit is hereby  increased by $27,500 from $80,000 to a new
     total of  $107,500.  LESSOR  shall  transfer  to the lease  $27,500  of the
     $67,900  security  deposit held by LESSOR  under a prior lease  between the
     parties  at 100 Sylvan  Road,  Suite  G-600 and shall  refund to LESSEE the
     $40,400 remaining  security deposit balance,  less any deductions which may
     be made in accordance with said prior lease.

4.   The amendment  shall be contingent on the full execution of a lease between
     LESSOR and National Leisure Group, Inc. for the ground floor portion of 100
     Sylvan Road, Suite G-600.

5.   Provided  LESSEE is not then in  default of this lease or in arrears of any
     rent or invoice  payments,  LESSEE shall have the  one-time  right of first
     lease of approximately  15,999 square feet (including 3.25% common area) of
     additional space at 100 Sylvan Road, Suite G-600 and or approximately 5,375
     square feet (including 3.25% common area) of additional space at 100 Sylvan
     Road,  Suite 500 at LESSOR's  then current  published  rental rate for said
     spaces as each becomes available for lease directly from LESSOR, subject to
     the  right  of  the  current  lessees  (if  any)  to  extend  or  otherwise
     renegotiate  their leases.  In both cases,  LESSEE shall have 48 hours from
     receipt of notice from LESSOR of said availability to execute LESSOR's then
     current  standard  form  lease or  amendment  to lease for said  additional
     spaces. If in either case LESSOR fails to notify LESSEE of the availability
     of said  spaces and leases said  spaces to others,  and if LESSEE  notifies
     LESSOR of its desire to lease  either such space and  immediately  executes
     LESSOR's then current standard form lease for such space, then LESSOR shall
     have 60 days to relocate the other party. If in either case LESSOR fails to
     relocate the other party within said 60 day  relocation  period and execute
<PAGE>

     the new lease or amendment to lease with LESSEE,  then LESSEE may elect, by
     serving  LESSOR  written  notice  within 30 days  after  expiration  of the
     relocation  period,  to occupy a similar  amount of  additional  space on a
     no-charge basis until such time as LESSOR delivers  possession of the suite
     in  question.  This shall be LESSEE's  exclusive  remedy for any failure by
     LESSOR to deliver  possession of the corresponding  suites or any breach by
     LESSOR of the provisions of this section. Time is of the essence.


6.   In the event 100 Sylvan  Road,  Suite  G-600  becomes  available  for lease
     directly from LESSOR and LESSEE does not exercise  LESSEE's  right of first
     lease as  described  above,  LESSOR  may  decrease  the size of the  leased
     premises by 3,465 square feet (including  3.25% common area) by taking back
     possession  of 100 Sylvan  Road,  Suite 625, for any reason or no reason at
     all, by serving LESSEE with 30 days prior written notice to the effect.  In
     the event  LESSOR  elects to take back Suite 625,  the annual base rent for
     the then remaining  lease term shall be decreased by $49,654,  the adjusted
     base rent shall be recalculated  based on this decreased  annual base rent,
     and LESSEE  shall vacate Suite 625 within said 30-day  notice  period.  Any
     extended  occupancy of said facility beyond this required date for vacating
     shall be governed by Section 21 of the lease. LESSEE shall upon vacating be
     responsible  for any damage to Suite 625 in  accordance  with the lease and
     shall promptly pay any just invoice therefor. Time is of the essence.

7.   Pursuant to Section 3 of  Amendment  to Lease #7 dated  October  18,  1999,
     LESSEE shall  complete the  modifications  to the outside area by September
     30, 2000.

This  amendment  shall not bind  either  party in any  manner  until it has been
executed by both  parties.  All other  terms,  conditions  and  covenants of the
present  lease shall  continue to apply except that  adjusted base rent shall be
increased  by $148,167  annually,  from a total of  $501,085.37  to a new annual
total of $649,252.37  or $54,104.36 per month.  Annual base rent for purposes of
computing any future  escalations  thereon shall be  $587,558.71.  The amendment
shall be effective July 30, 2000 and shall  continue  through the balance of the
lease  and  any  extensions   thereof   unless   further   modified  by  written
amendment(s).

In Witness  Whereof,  LESSOR and LESSEE have hereunto set their hands and common
seals this 20th days of July, 2000.

LESSOR:  Cummings Properties, LLC     LESSEE:  Boston Communications Group, Inc


By:  s/s  Douglas Stephens            By:  s/s Fritz  von Mering
     -------------------------------  -----------------------------

 .

                             CUMMINGS PROPERTIES,LLC
                                  STANDARD FORM

                                LEASE TERMINATION


In connection with a lease currently in effect between the parties at 100 Sylvan
Road,  Suite  G-600,  Woburn,  Massachusetts,  executed  on  June  3,  1999  and
terminating  June 30, 2004, and in consideration of one dollar ($1.00) and other
mutual benefits to be derived herefrom,  Cummings  Properties,  LLC, LESSOR, and
Boston  Communications Group, Inc., LESSEE, hereby agree to terminate said lease
as follows:

1.       The Effective Date of the termination agreement shall be July 30, 2000.
                                                                  -------------
<PAGE>

2.       On or before the  Effective  Date,  LESSEE  will  surrender  the leased
         premises  to  LESSOR as  provided  in  Sections  10 and 27 of the lease
         vacant and in good  order and  condition,  ordinary  wear and tear only
         excepted. LEESSEE and LESSOR agree that time is of the essence.

3.       As of the Effective  Date,  the lease shall be canceled and  terminated
         and of no  further  force  or  effect,  as if said  date  was the  date
         originally  provided for the expiration of the lease,  and LESSEE shall
         release  LESSOR  and the owner  (OWNER)  of the  building  of which the
         leased  premises  are a part  from  any and all  damages,  liabilities,
         obligations,  claims and causes of action arising in any way out of the
         lease or LESSEE's  occupancy of the leased premises,  and agrees not to
         commence any lawsuit  against  LESSOR or OWNER in  connection  with any
         such matter.

4.       LESSEE  shall  indemnify  and hold LESSOR and OWNER  harmless  from any
         losses incurred by LESSOR as a result of LESSEE's failure to vacate the
         leased  premises  on or before  the  Effective  Date,  from any  losses
         incurred by LESSOR on account of the  condition of the leased  premises
         and from any claim brought by third parties  against  LESSOR,  OWNER or
         LESSEE in connection with the lease or LESSEE'S OCCUPANCY OF THE LEASED
         PREMISES.

5.       Upon execution of this agreement, LESSEE agrees to forfeit the security
         deposit and to pay to LESSOR the  additional sum of THIS PARAGRAPH DOES
         NOT APPLY dollars.

6.       In addition to any other amount due hereunder and  notwithstanding  any
         statement  herein  to  the  contrary,   LESSEE  shall  pay  LESSOR  any
         additional  rent  owing due to any  increase  in real  estate  taxes as
         provided  in  Section 4 of the lease  and any  other  charges  incurred
         through the Effective Date.

7.       If LESSEE  fails to comply  satisfactorily  with all the terms  herein,
         LESSOR shall have the right,  without notice, to declare this agreement
         null and void, and any payments made hereunder shall then be applied in
         full to rental payments due or to any subsequent judgment awarded under
         the lease.  In that event,  this agreement shall not be used in any way
         to prejudice or mitigate  LESSOR's  claim and shall not be construed as
         anything other than a good faith effort to compromise.

8.   This  agreement  shall be binding upon all the parties to the lease,  their
     legal representatives, successors and assigns.

9.   This Lease  Termination  shall be  contingent  on the full  execution of an
     amendment  between LESSEE and LESSOR adding 100 Sylvan Road, Suite 625 to a
     separate lease between parties.

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In Witness  Whereof,  LESSOR and LESSEE have hereunto set their hands and common
seals this 20th day of July, 2000.

LESSOR:  Cummings Properties, LLC   LESSEE:  Boston Communications Group, Inc.



By:  s/s  Douglas Stephens                         By:  s/s   Fritz  von Mering
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