EXHIBIT 10.11

Office Lease Agreement  between Abdi  Boozar-Jomehri  d/b/a Safety Harbor Centre
and NMMI

<PAGE>

                                 LEASE AGREEMENT

     THIS  AGREEMENT,  entered into this 29th day of March 2001,  by and between
ABDI R.  BOOZAR-JOMEHRI  doing  business  under the name of Safety Harbor Centre
hereinafter  referred to as "LANDLORD"  and New Millennium  Media  International
hereinafter referred to as "TENANT".

     WHEREAS,  the Landlord is the Owner of the property  known as Safety Harbor
Centre located at 200 9th Avenue North, Safety Harbor, Florida and

     WHEREAS,  the  purpose  of this  Agreement  is to set  forth  the terms and
conditions  whereby Landlords leases to Tenant and Tenant leases from Landlord a
portion of the area in the aforementioned property.

NOW, THEREFORE, for the sum of Ten Dollars ($10.00) and other goods and valuable
consideration the parties hereto agree as follows:

     1.   LEASED AREA
          -----------

          Landlord does lease to Tenant and Tenant  leases from  Landlord  space
          designated as Suite 210 thru 240 and the warehouse area as follows:

               Office Space - 6,143 +/- Square Feet   =  $7,679.00 /monthly
               ------------------------------------
               Warehouse - 4,500 Square Feet          =  $2,625.00/monthly
               -----------------------------

     2.   RENTAL AMOUNT
          -------------

          The  rental,  which the Tenant  shall pay to the  Landlord  hereunder,
          shall  be  $  123,648.00  plus  applicable   Sales  Tax.  Common  Area
          Maintenance (CAM). Rental shall be paid in monthly installments due on
          the 1st of each  month  and every  month  for the term of this  lease.
          Monthly  installments  for the  three-year  term  are  broken  down as
          follows:

               BASE RENT                           $ 10,304.00
               SALES TAX                                668.24
                                                   -----------
               MONTHLY RENT DUE                    $ 10,972.24


          a.   SECURITY DEPOSIT SHALL BE:

               1ST MONTHS RENT                     $ 10,972.24
               LAST MONTHS RENT                      10,972.24
               SECURITY DEPOSIT                      10,304.00
                                                   -----------
               TOTAL                               $ 32,248.48

          b.   Prorated 50% CAM of the entire  property plus tax will be paid by
               tenant on monthly bases.

     3.   TERM OF LEASE
          -------------

          This lease shall be for a period of 5 years and shall  commence on the
          1st day of May 2001 and expire on the 30th day of April 2006.

     4.   COMMON AREA MAINTENANCE
          -----------------------

          Tenant shall pay per month for the five-year  term for  maintenance of
          common areas.

     5.   OPTION TO RENEW
          ---------------

          Tenant  shall  have the  option to renew  this lease for a period of 5
          years each upon giving sixty (60) days written notice to Landlord.

<PAGE>

     6.   USE OF PREMISES
          ---------------

               Tenant agrees that the subject  premises shall be used solely for
          the business of Media Corporate Office Suites and for no other purpose
          without written consent of the Landlord.

     7.   SIGNS
          -----

               Written  consent of the Landlord being first  obtained.  Landlord
          may stipulate  type and  configuration  of signage used.  Sign must be
          constructed per the specifications of the Landlord.

     8.   IMPROVEMENTS
          ------------

               The Landlord shall complete at its cost of $11.00 per square foot
          the improvements of 6,143 Square Feet as specifications  summarized in
          the attached Floor Plan.

                            Per attached Exhibit "A"

               All  other  improvements  to the  subject  premises  shall be the
          responsibility of the Tenant.

     9.   COMMON AREAS
          ------------

               Landlord  will  maintain  all  thoroughfares  for  vehicular  and
          pedestrian  traffic  within  the  property  and all  common  areas and
          parking areas.  This  maintenance  shall include  adequate  repairs to
          lighting,  painting,  pavement,  sidewalks,  etc. Tenant and all those
          having  business  with it in common  with the other  tenants and their
          associates  have the right to use such  facilities  for their intended
          purposes.  EXCEPT that no advertising or solicitation of any sort will
          be  permitted  without  written  consent of the  Landlord  being first
          obtained.

               Tenant may upon inspection and determination of cause, be charged
          an  additional  fee for  repairs  or clean up  directly  caused by his
          business (such as chemicals or paints poured in common area washrooms:
          Damage to pavement due to wash down of chemical substances, etc.)

     10.  RENTAL ESCALATION
          -----------------

               Rental amount and CAM charges shall  escalate at the beginning of
          the 2nd year, at CPI or 3% per annum, which ever is higher.

     11.  INSPECTION
          ----------

               Landlord may inspect the leased space at reasonable  times during
          the business hours without notice to Tenant.

     12.  CONTROL OF NON-LEASED AREA
          --------------------------

               Landlord will retain exclusive management control of all exterior
          surfaces and areas of the exterior perimeter  surrounding the Tenant's
          space as well as all other such exteriors of leased spaces and control
          of common areas and parking areas of the property.

     13.  MAINTENANCE OF LEASED SPACE
          ---------------------------

               Tenant will maintain the leased space at his own expense  keeping
          it at all times in good condition and good working order.

     14.  UTILITIES
          ---------

               Tenant agrees to pay all charges for  electricity,  telephone air
          conditioning  and  heating  and all other  utilities  and  charges for
          services  used by or  furnished  to  Tenant on the  premises.  Utility
          charges  that are billed to Landlord on a common  billing are included
          in the CAM fee unless otherwise provided in this lease Agreement.

<PAGE>

     15.  AIR CONDITIONING UNIT
          ---------------------

               Tenant shall  maintain  the air  conditioning  units  serving his
          space from time to time and shall install air conditioning  filters on
          a timely basis.  In the event  Landlord feel Tenant is not  performing
          adequate  maintenance on the air  conditioners,  Landlord may maintain
          them at his  expense  and  charge  same to  Tenant.  Tenant  shall  be
          responsible  for all  repairs  to  equipment  with  the  exception  of
          replacement of major mechanical components: EXCEPT in cases where lack
          of maintenance  directly  caused the failure of major  components,  in
          which case, Tenant will be responsible for replacement costs.

     16.  ELECTRIC AND PLUMBING REPAIRS
          -----------------------------

               Electrical and plumbing  repairs within the leased space shall be
          the  responsibility  of the  Tenant.  Repairs  outside the lease space
          shall be the responsibility of the Landlord; EXCEPT when determined to
          have  been  caused  by the  Tenant,  in  which  case  Tenant  will  be
          responsible for cost.

     17.  TENANT'S COMPLIANCE WITH LAWS
          -----------------------------

               Tenant will comply with all  governmental  requirements  and laws
          respecting  the  conduct of  business  or use of the  leased  space in
          timely and appropriate manner and at his sole cost and will pay and be
          solely responsible for all tax levies, assessments,  licenses or fines
          as may be  required  from time to time  directed to the conduct of his
          business.

     18.  SURRENDER ON TERMINATION
          ------------------------

               Tenant shall  surrender the space at the end of the term arranged
          for  under  this  lease,  including  all  improvements,  wear and tear
          excepted.  All  keys or  other  forms of  access  to the  space or any
          materials left within the space will be surrendered to Landlord by the
          end of the term.  Any and all  improvements  made by the Tenant to the
          subject premises, including carpets and partition, shall remain in the
          subject  premises upon the termination of this lease;  except that the
          tenant shall be permitted to remove  furniture,  built-in cabinets and
          similar items which can be removed without damaging the premises.  The
          Tenant at his expense shall repair any damages caused by said removal.

     19.  HOLDOVER TENANCY
          ----------------

               Should Tenant holdover  occupancy of the space after  termination
          of the lease with the consent or acquiescence of Landlord, the tenancy
          will then be construed to be a "month to month"  lease,  but the terms
          of this  Agreement  otherwise  will be  fully  applicable  insofar  as
          consistent with such tenancy.

     20.  INDEMNIFICATION
          ---------------

               Tenant shall indemnify and hold Landlord and its agents, servants
          and employees harmless from and against all causes of action,  claims,
          damages,  losses and expenses,  including reasonable  attorneys' fees,
          resulting from or arising out of bodily injury,  sickness,  disease or
          death,  or injury to or  destruction  of tangible  property  resulting
          solely from  affirmative  act of negligence by Tenant.  Landlord shall
          not be  liable  to Tenant  for any  damage  or  injury  to the  Leased
          Premises,  to Tenant's property,  to Tenant, its agents,  contractors,
          employees,  invitee,  or licensees,  arising from any condition of the
          Leased Premises,  the Building, or any sidewalk or entranceway serving
          the Building, or the act of neglect of co-tenants,  or the malfunction
          of any  equipment or  apparatus  serving the  Building,  unless due to
          negligence  of  Landlord.  However,  Tenant  shall not be  required to
          indemnify  Landlord  hereunder with respect to any damages or injuries
          caused  by  individual  acts or  omissions  or  Landlord  while on the
          premises.  Without  limiting the generality of the  foregoing.  Tenant
          agrees that this will  procure at its  expense,  and continue in force
          throughout  the period of this lease for the benefit of  Landlord  and
          Tenant as their respective  interest shall appear a policy or policies
          or public  liability  insurance  written  by a company  authorized  to
          engage in the business of general liability  insurance in the State of
          Florida.  Said insurance  shall be written to protect the Landlord and
          Tenant against any and all

<PAGE>

          claims for injury to persons or property  occurring  in, upon or about
          the premises,  and each and every part  thereof,  and the sidewalks in
          front of the leased  premises.  The coverage shall include all damages
          from signs,  glass,  awnings,  fixtures or other  appurtenances now or
          thereafter  placed  upon the leased  premises  during the term of this
          lease.

               Said public liability policy or policies shall be in an amount of
          not less  then  $300,000.00  in  respect  to  injuries  to or death of
          persons  in any  one  accident  and in an  amount  of  not  less  then
          $1,000,000.00 in respect to injuries to or death of any one person and
          in an amount not less than $100,000.00 for damage to property.

               Tenant  shall  promptly  pay any and all  insurance  premiums  in
          connection  with any policy or policies or insurance and shall deliver
          evidence of such insurance to the Landlord.  Should the Tenant fail to
          furnish  evidences  of such  insurance  as provided for in this lease,
          Landlord may obtain such  insurance and the premiums on such insurance
          shall be  deemed  to be  additional  rental  to be paid by  Tenant  to
          Landlord on demand.

     21.  CONDEMNATION CLAUSE
          -------------------

               If any authority under eminent domain takes business  center,  in
          either of the forms described  below,  the lease will be terminated at
          that time or all  adjustments  in rent will be made  pro-rata  to that
          time and payable then.  "Taken" under such  proceedings  refers to the
          time when  either  under the  provisions  of a  private  agreement  by
          Landlord  with  the  condemning  authority,  or  order  of a court  of
          competent, jurisdiction, the right to immediate physical possession is
          given to such authority. The following kinds of "Takings" are embraced
          under the terms of this Agreement:

          1.   The entirety of the leased space.
          2.   Ten  (10%)  percent  or more  of the  leased  space,  and in such
               fashion as to  substantially  prevent  the  conduct  of  Tenant's
               business in the normal manner.
          3.   Space  of  fifty  (50%)  percent  or more of the  Tenants  in the
               business  center,  causing the removal of such tenants  under the
               terms of their own leases.
          4.   Fifty (50%)  percent or more of the common  areas of the business
               center.

     22.  DEFAULT
          -------

               In the event the  Tenant  fails to pay the rent  within  five (5)
          business  days after the same is due,  time being of the  essence  the
          Landlord  may declare this lease to be in default and may exercise any
          of the remedies available to it under the laws of the State of Florida
          as a Landlord.  A late fee in an amount  equal to five (5%) percent of
          the monthly base rent will be charged to any rents not paid by the 6th
          business  day of the month,  whether the Owner  exercise  his right to
          declare the lease in default or not.

               In the event a default  other than the payment or rent occurs and
          said default  continues  after fifteen (15) days written  notice,  the
          Landlord may forthwith  terminate this lease and may at that time have
          available to it all remedies of a Landlord under the laws of the State
          of Florida.

     23.  LANDLORD'S LIEN
          ---------------

               It is  understood  and agreed that in  addition to the  statutory
          lien for rent,  which the Landlord  has,  Landlord  shall also have an
          express lien upon all of the furniture, fixtures, equipment, goods and
          chattels of the Tenant which may be brought or put on said premises as
          security for the payment of rent and additional rents herein reserved.
          Tenant agrees that the  Landlord's  lien for the payment of said rents
          may be enforced by distress, foreclosure or otherwise at the option of
          the Landlord.

     24.  QUIET ENJOYMENT
          ---------------

               So long as the  Tenant  performs  all of its  covenants  required
          hereunder,  the Landlord  guarantees to the Tenant quiet  enjoyment of
          the subject premises.

<PAGE>

     25.  SUBORDINATION
          -------------

               The Tenant agrees that its lease interest in the subject premises
          shall at all  times be  subordinated  to any  real  property  mortgage
          financing which may be obtained by the Landlord at the time this lease
          is executed, or at the time new or additional financing my be obtained
          after  the date this  lease is  executed.  In the event a  prospective
          lender of the Landlord requires  additional  documentation to evidence
          this right, the Tenant agrees to execute such subordination agreements
          as may be required from time to time.

     26.  INVALIDITY OR UNENFORCABLITY
          ----------------------------

               If any term,  condition,  covenant, or provision of this lease is
          held to be  invalid  or  unenforceable  either  in itself or as to any
          particular   party,   then  the   remainder  of  the  lease,   or  the
          applicability  of such  provision to other  parties,  will continue in
          validity and force; except, if thereafter,  as to any other individual
          provision or its  applicability  to any  particular  party it would be
          inequitable  and  inconsistent  with the  purposes  of the lease to so
          continue,  then only as to such  first  and  secondary  provisions  or
          parties will the lease be invalid and unenforceable.

     27.  ATTORNEY'S FEES
          ---------------

               To any extent it becomes  necessary for either Landlord or Tenant
          to take legal action  against the other to enforce any  provisions  of
          this  lease,  the  prevailing  party  will be  entitled  to  awardable
          attorney's fees.

     28.  ENTIRE AGREEMENT
          ----------------

               This lease  constitutes the entire Agreement  between the parties
          along with its  exhibits  as noted in  Paragraph  35 (if any):  and no
          alteration  or  modification  of such  Agreement may be made except in
          writing to the other party and signed by the party to be charged.

     29.  RECORDING OF LEASE
          ------------------

               This lease will not be recorded in the public records.

     30.  WRITTEN COMMUNICATIONS
          ----------------------

               Either  party  will  send all  rents  or  payments,  notices,  or
          approvals in writing  provided for under this lease to the other party
          as follows:

               To Landlord:        Abdi R. Boozar-Jomehri
                                   200 9th Avenue North
                                   Safety Harbor, Florida 34695

               To Tenant:          At Leased Space

               Rents are made payable to ABDI R.  BOOZAR-JOMEHRI  and  delivered
          (by mail or in person) to ABDI R.  BOOZAR-JOMEHRI at the address noted
          above.   Such   rents,   if   reported,   shall   use  tax  ID  number
          ________________.

     31.  WAIVERS
          -------

               No waivers of any term, condition,  or covenant of this lease may
          be  presumed,  but must be made in  writing by the party so waiving to
          the other party.  No  acceptance by Landlord from Tenant of any amount
          paid for any  reason  under  this  lease in a sum  less  than  what is
          actually owing will  constitute a compromise,  settlement,  accord and
          satisfaction,  release or other final  disposition of the amount owing
          in the absence of a writing from the Landlord to the contrary.

               In the event  Tenant owes monies to Landlord for other than rent,
          Landlord has the option of applying any monies  received  against that
          debt or against rent at his discretion.

<PAGE>

     32.  ASSIGNMENT AND SUBLETTING
          -------------------------

               This lease may not be assigned not the premises  sublet by Tenant
          without the express  written  consent of the Landlord being  obtained,
          which approval shall not be unreasonably withheld.

          REAL ESTATE TAXES AND INSURANCE
          -------------------------------

               Real  Estate   Taxes  and   Property   Insurance   shall  be  the
          responsibility  of the  Landlord.  Insurance  in  this  regard  is the
          property  insurance to cover the building(s),  parking lots, etc., but
          does not include coverage of any property of the Tenant, his employees
          or persons visiting the premises.

     33.  OTHER COVENANTS
          ---------------

               The following  are  additional  covenants  between the parties of
          this Agreement:

               Landlord shall provide the following:

               Landlord  herein  approves  all signs as they now  appear and are
          placed. Sign remains personal property of the Tenant.


               THIS  AGREEMENT  entered  into as of the day and year first above
          written.


     WITNESSES:                                             LANDLORD:
     (As to Landlord)

     _________________________                  BY: s/_________________________


     _________________________                        ABDI R. BOOZAR-JOMEHRI
                                                      ----------------------


     WITNESSES:                                             TENANT:
     (As to tenant)

     _________________________                  BY: s/_________________________


     _________________________                  Print:_________________________