Exhibit 4(k)




                      DATED THIS 3rd DAY OF October, 2000



                                    BETWEEN



                           WAN TIEN REALTY (PTE) LTD



                                      AND



                           ISE LABS SINGAPORE PTE LTD


                        -------------------------------

                              SUB-LEASE AGREEMENT

                        -------------------------------






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<TABLE>
<S>                                                                                                        <C>
      THIS Sub-lease is made the 3(rd) day of October Two Thousand (2000) Between WAN                      Parties
TIEN REALTY (PTE) LTD, a company incorporated in the Republic of Singapore and
having its registered office at 39 Robinson Road #18-01 Robinson Point, Singapore 068911
(hereinafter referred to as "the Sub-lessor") of the one part AND ISE LABS, SINGAPORE
PTE LTD (Company Registration No. 199800834K) a company incorporated in the
Republic of Singapore and having its registered office at 7 Temasek Boulevard #21-02
Suntec Tower 1 Singapore 038987 (hereinafter referred to as "the Sub-Lessee") of the
other part.

      WITNESSETH as follows:

1.    IN CONSIDERATION of the rents and the Sub-lessee's covenants hereinafter reserved                    Demise
and contained the Sub-lessor hereby demises unto the Sub-lessee ALL THAT premises
more particularly described in the First Schedule hereto (hereinafter called "the Demised
Premises") being a part of the Industrial Park known as "TECHNOPARK @ CHAI
CHEE", Chai Chee Road, Singapore (hereinafter called "the Industrial Park") together with
(but to the exclusion of all other liberties easements rights or advantages):

     (a)  The right for the Sub-lessee and others duly authorised by the
          Sub-lessee of ingress and egrees to and from the Demised Premises in
          over and along all the usual entrances landings lifts and passage
          ways leading thereto in common with the Sub-Lessor and all others so
          authorised by the Sub-lessor and all other persons entitled thereto,
          such rights being only so far as is necessary as the Sub-lessor can
          lawfully grant.

     (b)  The right to the free and uninterrupted use of all electric,
          telephone and other pipes, wires and cables upon through or under
          adjacent premises in the Industrial Park all such rights to be so far
          as is necessary for the enjoyment of the Demised Premises and in
          common with the Sub-lessor and others so authorised by the Sub-
          lessor and all other persons entitled thereto.

     (c)  The right for the Sub-lessee and all others authorised by the
          Sub-lessee to the use and benefit of the air-conditioning system
          installed in the Industrial Park in common with the Sub-lessor and
          all others so authorised by the Sub-lessor and all other persons
          entitled thereto.

     (d)  The right for the Sub-lessee and others authorised by the Sub-lessee
          to the use of such sufficient toilet facilities in the Industrial
          Park as shall be provided by the Sub-lessor but such use shall be in
          common with the Sub-lessor and all others so authorised by the
          Sub-lessor and all other persons entitled thereto.

      EXCEPTING AND RESERVING unto the Sub-lessor the free uninterrupted use of all                        Annual Rent
gas water and other pipes, electric telephone and other wires conduits flues and drains in
through or under the Demised Premises TO HOLD the Demised Premises unto the Sub-
Lessee for the term of three (3) years from the 16(th) day of July 2000 (hereinafter called the
"Date of Commencement") YIELDING AND PAYING THEREFOR during the term hereby
created the rent calculated at the rate specified in the Second Schedule hereto, and the rent
shall be paid in advance and clear of all deductions by three-monthly payments respectively
on the 1(st) day of January, April, July and October in each year (hereinafter called the
"Payment Dates").  Provided that on or before the Date of Commencement the Sub-lessee
shall pay to the Sub-lessor a pro-rated quarterly payment calculated from the Date of
Commencement up to the day immediately before the next Payment Date and thereafter the
rent shall be paid on the Payment Dates.

2.    The Sub-lessee hereby covenants with the Sub-lessor as follows:                                      Sub-lessee's
                                                                                                           Covenants



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     (a)  To pay the said rent on the Payment Dates and in the manner                                      Rent
          aforesaid.

     (b)  To pay to the Sub-lessor on or before the execution of this Sub-lease                            Deposit
          the sum of Dollars Forty-Three Thousand Two Hundred and Ninety-Six
          Only ($43,296.00) equivalent to three (3) months' rent to be held by
          the Sub-lessor as security for the due observance and performance by
          the Sub-lessee of all and singular the several covenants conditions
          stipulations and agreements on the part of the Sub-lessee herein
          contained, which sum shall be maintained at this figure during the
          term hereby created and shall not be deemed to be or treated as
          payment of the rent and the same shall be refunded to the Sub-lessee
          without interest on the expiration of the term hereby created less
          such sum as may be due to the Sub-lessor.

          Provided that in lieu of payment of the said sum of Dollars, the
          Sub-lessee may obtain and deliver to the Sub-lessor a guarantee in
          writing or an irrevocable letter of credit issued by a bank
          acceptable to the Sub-Lessor undertaking to pay the said sum on
          demand by the Sub-lessor which guarantee or irrevocable letter of
          credit shall be on terms and conditions acceptable to the Sub-lessor.

     (c)  To pay to HDB all sub-letting fees and impositions whatsoever which                              Sub-letting Fees
          are now or which at any time hereafter during the term hereby created
          may be imposed or charged in respect of the sub-letting of the
          Demised Premises to the Sub-lessee.

     (d)  (i)  During the term hereby created to pay and increase of property                              Property Tax and
               tax or other imposition of a like nature by whatever name called                            Other Taxes
               whether by way of an increase in the rate of tax or imposition
               or an increase in the annual value not being the first increase
               in the annual value brought abut by the erection and
               construction of the Industrial Park over and above the amount of
               such property tax or imposition levied or imposed as at the Date
               of Commencement where such increase is due or attributable to an
               increase in the rate of property tax payable or an increase in
               the annual value aforesaid and to pay any new imposition
               (including surcharge on property tax) by whatever name called
               which may hereafter be levied or imposed on the Demised
               Premises. In the event of the Demised Premises not being
               separately assessed but the Industrial Park being assessed as a
               whole then for the purpose of ascertaining the additional or
               other amount payable by the Sub-lessee under this Clause any
               such increase in property tax or outgoing or any new imposition
               shall be apportioned and the Sub-lessee shall pay such
               proportion thereof as the floor area of the Demised Premises
               bears to the total area of the rentable floor space in the
               Industrial Park.


          (ii) It is hereby agreed that the rent and other sums payable by the
               Sub-lessee under this Sub-lease (hereinafter collectively called
               "the Agreed Sum") shall, as between the Sub-lessor and the
               Sub-lessee, be exclusive of any applicable goods and services
               tax, imposition, duty and levy whatsoever (hereinafter
               collectively called "Taxes") which may from time to time be
               imposed or charged before, on or after the commencement of this
               Sub-lease (including any subsequent revisions thereto) by any
               government, quasi-government, statutory or tax authority
               (hereinafter called "the Authorities") on or calculated by
               reference to the amount of the Agreed Sum (or any part thereof)
               and the Sub-lessee shall pay all such Taxes or reimburse the
               Sub- lessor for the payment of such Taxes, as the case may be,
               in such manner and within such period as to comply or enable the
               Sub-lessor to comply with any applicable orders or directives of
               the Authorities and the relevant laws and regulations.


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               If the Sub-lessor or the Sub-lessee (or any persons on their
               behalf) is required by law to make any deduction or withholding
               or to make any payment, on account of such Taxes, from or
               calculated by reference to the Agreed Sum (or any part
               thereof):-

               (aa) the Sub-lessee shall pay, without requiring any notice from
                    the Sub- lessor all such Taxes for its own account (if the
                    liability to pay is imposed on the Sub-lessee), or on
                    behalf of and in the name of the Sub- lessor (if the
                    liability to pay is imposed on the Sub-lessor) on receipt
                    of written notice from the Sub-lessor, and without
                    prejudice to the foregoing, if the law requires the
                    Sub-lessor to collect and to account for such Taxes, the
                    Sub-lessee shall pay such Taxes to the Sub-lessor (which
                    shall be in addition to the Sub-lessee's liability to pay
                    the Agreed Sum) on receipt of written notice from the
                    Sub-lessor; and

               (bb) the sum payable by the Sub-lessee in respect of which the
                    relevant deduction, withholding or payment is required on
                    account such Taxes, shall be increased to the extent
                    necessary to ensure that after the making of the aforesaid
                    deduction, withholding or payment, the Sub-lessor or any
                    person or persons to whom such sum is to be paid, receives
                    on due date and retains (free from any liability in respect
                    of any such deduction, withholding or Taxes) a net sum
                    equal to what would have been received and retained had no
                    such deduction, withholding or payment been required or
                    made.

               The rights of the Sub-lessor under this clause shall be in
               addition and without prejudice to any other rights or powers of
               the Sub-lessor under any applicable order or directive of the
               Authorities or any relevant law or regulation, to recover from
               the Sub-lessee the amount of such Taxes which may be or is to be
               paid or borne by the Sub-lessor.

               The Sub-lessee shall indemnify and hold harmless the Sub-lessor
               from any losses, damages, claims, demands, proceedings, actions,
               costs, expenses, interests and penalties suffered or incurred by
               the Sub-lessor arising from any claim, demand, proceeding or
               action that may be made or instituted by the Authorities in
               respect of such Taxes and resulting from any failure or delay on
               the part of the Sub-lessee in the payment and discharge of any
               such Taxes.

               Without prejudice to any of the foregoing provisions, the
               Sub-lessee shall pay and reimburse the Sub-lessor for all goods
               and services tax which may from time to time be imposed or
               charged before, on or after the commencement of this Sub-lease
               in respect of any supply which may be determined by The
               Comptroller of Goods and Services Tax under or in connection
               with the occupation and lease of the Demised Premises and the
               Sub-lessee shall indemnify and hold harmless the Sub-lessor from
               any losses, damages, claims, demands, proceedings, actions,
               costs, expenses, interests and penalties suffered or incurred by
               the Sub-lessor in respect of any such goods and services tax.

          (e)  To pay all stamp duty and all the Sub-lessor's legal costs                                  Legal and Other
               charges and expenses of and incidental to the preparation                                   Costs
               completion stamping and registration of this Sub-lease and or
               any surrender or other termination thereof otherwise then by

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               effluxion of time and in case of default by the Sub-lessee in
               performing or observing any covenants herein contained or
               implied the Sub-lessee shall pay to the Sub-lessor all legal
               costs and expenses on an indemnity basis and all other costs
               charges and expenses for which the Sub-lessor shall become
               liable in consequence of or in connection with any default
               within seven (7) days of the Sub-lessor requesting him so to do.

          (f)  To pay all rates charges and the like (including taxes) for                                 PUB and Other
               services supplied and metered separately to the Demised Premises                            Charges
               and charged by the Public Utilities Board or other
               authority(ies) or undertaking and in the event of such services
               not being supplied and metered separately to the Demised
               Premises to pay to the Sub- lessor a proportionate part of the
               cost thereof, such cost to be calculated by the Sub-lessor and
               notified to the Sub-lessee in writing and such notification
               shall be accepted by the Sub-lessee as final and conclusive as
               to the amount thereof and in the event of the Public Utilities
               Board or other authority(ies) or undertaking responsible for the
               supply of services supplied and used in the Industrial Park
               increasing the charges therefor the Sub-lessee shall pay to the
               Sub-lessor a proportionate part of such increased costs as
               calculated by a Sub-lessor and notified to the Sub-lessee in
               writing which notification shall be accepted by the Sub-lessee
               as final and conclusive as to the amount thereof. Subject to the
               approval of HDB, the Sub-lessor may cause to be installed in the
               Industrial Park at the expense of the Sub-lessee separate meters
               to measure the consumption of the said services by the
               Sub-lessee. Provided Always that nothing herein shall render it
               obligatory on the part of the Sub-lessor to supply or cause to
               be supplied such services to the Demised Premises, unless
               expressly agreed to by the Sub- lessor.

          (g)  Subject to all approvals being obtained by the Sub-lessee from                              Electrical And Other
               the HDB and the relevant authorities, to install at the                                     Appliances
               Sub-lessee's own cost and expense and all electrical or other
               appliances including telephones and teleprinters (as the Sub-
               lessee may require) in such a manner that the wires shall not
               run across the floor or ceiling or along the walls of the
               Demised Premises so as to be visible in the Demised Premises but
               shall be concealed in metal conduits and if running along the
               floor shall be concealed in the ducts in the underfloor
               trunking.

          (h)  Without prejudice to Clause 2(n) hereof to give notice forthwith                            Notice of Damage
               to the Sub-lessor of any damage that may occur to the Demised
               Premises and of any accident to or defect in the water pipes,
               gas pipes, electrical wiring, air-conditioning ducts or any
               other fittings and/or fixtures therein.

          (i)  Subject to the prior written consent of the Sub-lessor and to                               Internal Fittings and
               all approvals being obtained by the Sub-lessee from the relevant                            Works
               authorities to carry out within the Demised Premises at the
               Sub-lessee's own cost and expense all fittings and works which
               are not provided by the Sub-lessor including all or any of the
               following as may be necessary:

               (i)   partitioning within the Demised Premises;

               (ii)  installation of all necessary air-conditioning distribution
                     ducts connecting the same to the main air-conditioning
                     ducts of the Industrial Park;

               (iii) installation of all necessary electrical wiring conduits
                     fittings and fixtures;

               (iv)  provision of interior plaster or other materials or
                     rendering on walls floors and ceiling; and

               (v)   where water or gas is to be supplied to the Demised
                     Premises, installation water and other pipes apparatus
                     fittings fixtures and all necessary plumbing.

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               All debris and waste materials of whatever nature resulting from
               the aforesaid works shall be disposed by the Sub-lessee in a
               manner prescribed by the Sub- lessor failing which the
               Sub-lessor reserves the right (without being under any
               obligation to do so) to dispose of the same and all costs and
               expenses incurred by the Sub-lessor in this respect shall be
               paid by the Sub-lessee to the Sub-lessor within seven (7) days
               of the Sub-lessor notifying the Sub-lessee of the amount hereof.

          (j)  To use for carrying out the works referral to in Clause 2(i)                                Installations and
               above materials of such standards as to type quality and size as                            Partitions
               the Sub-lessor shall determine and cause such partitions
               installations and other works to be carried out in the Demised
               Premises in accordance with plans specifications that shall have
               received the prior written approval of the Sub-lessor and the
               relevant authorities. Such works shall only be effected by a
               contractor approved by the Sub-lessor and in accordance with
               approved plans and specifications under the supervision of an
               architect or engineer approved by the Sub-lessor and the
               completion thereof shall be subject to approval by the
               Sub-lessor and the Sub-lessee shall not make any additions,
               alterations or renovations to the said works except with the
               prior approval in writing of the Sub-lessor.

          (k)  Not to make or permit to be made any works alterations in or                                Alterations and
               additions to the Demised Premises or any part thereof or the                                Additions
               fixtures and fittings therein without having first obtained the
               written consent of the Sub-lessor and the relevant authorities
               and in the event of such consent being given to carry out at the
               Sub- lessee's own cost and expense such alterations or additions
               with such materials and in such manner and at such time(s) as
               shall be designated by the Sub-lessor.

          (l)  The fees of any architect engineer or other consultant employed                             Fees of Architects
               by the Sub-lessor for the purpose of considering and approving                              Engineers etc.
               any plans specifications materials and all works carried out by
               the Sub-Lessee and all other costs, charges and expenses
               incurred by the Sub-lessor in connection therewith shall be a
               debt due from the Sub-Lessee to the Sub-Lessor and shall be paid
               by the Sub-lessee to the Sub-lessor within seven (7) days of the
               Sub-lessor notifying the Sub-lessee of the amount thereof. No
               delay in carrying out and completing all or any of the said
               works (including installations of telephones and teleprinters)
               in at or about the Demised Premises, whether caused by any
               governmental and/or statutory authorities or otherwise, shall be
               a ground for postponing the commencement of the term hereby
               created or relieve in any way the Sub-lessee from the
               performance and observance of the covenants conditions and
               stipulations herein contained and on his part to be performed
               and observed.

          (m)  (i)  Not to use or permit the Demised Premises for purposes other                           Permitted Use of
                    than for testing of semiconductors.                                                    Demised Premises

               (ii) To use at least 60% of the overall floor area of the
                    Demised Premises for pure industrial activities inclusive
                    of ancillary store and the remaining 40% of the said
                    overall floor area as ancillary office, independent
                    warehouse, showroom and communal facilities. The Sub-lessee
                    are not to use any part of the Demised Premises for
                    commercial office and storage unrelated to the approved
                    industrial activity.

          (n)  To permit the Sub-lessor and its agents with or without workmen                             Access to Demised
               and others and with or without appliances and/or materials from                             Premises
               time to time at all

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               reasonable times to enter upon the Demised Premises or any part
               thereof and to view, inspect and test the condition thereof, or
               make such investigations as the Sub-lessor may deem necessary,
               and to do such works and things as may be required for any
               repairs rectifications alterations or improvements to the
               Demised Premises or any part or parts of the Industrial Park,
               and forthwith to repair amend and make good in proper and
               workmanlike manner any defects for which the Sub-lessee is
               liable and of which a written notice shall be given to the
               Sub-lessee or left on the Demised Premises and to pay the
               Sub-lessor's cost of survey or otherwise in respect of the
               preparation of any such notice and if the Sub-lessee shall not
               within such period of time as required by the Sub-lessor proceed
               diligently with the execution of such repairs rectifications or
               works then the Sub-lessor may enter upon the Demised Premises
               and execute such repairs rectifications or works and the cost
               thereof shall be a debt due from the Sub-lessee to the
               Sub-lessor and shall be paid by the Sub-lessee to the Sub-lessor
               within seven (7) days of the Sub-lessor notifying the Sub-lessee
               of the amount thereof. The Sub-lessee shall also permit and/or
               allow the Sub-lessor their employees servant agents and/or such
               other person as may be authorised by the Sub-lessor from time to
               time to enter and remain upon the Premises or any part thereof
               as may be required by the Sub-lessor for the purposes of the
               Sub-lessor's works of whatsoever nature to the Premises. The
               costs of such works shall be borne by the Sub-lessor and neither
               the Sub- lessor nor the Sub-lessee shall have any claims
               (whether for direct indirect and/or consequential losses) in
               connection with the said works unless such works are
               necessitated by a breach act omission and/or default by the
               Sub-lessee or if the Sub-lessee is liable for the same.

          (o)  At all times to keep the interior of the Demised Premises the                               Tenantable Repair
               flooring and interior plaster and other surface materials or
               rendering on walls and ceilings and fixtures thereon and therein
               including doors, windows, glass, locks fastening electric wires
               and installations and fittings for light and power in a clean
               and good state of tenantable repair and decorative order and
               condition (fair wear and tear excepted) and to replace or repair
               any part of the Demised Premises and the fixtures and fittings
               therein which shall be broken or damaged and further if any
               damage is caused to the Sub-lessor or to any person whomsoever
               directly or indirectly through the said damaged condition of any
               part of the interior of the Demised Premises the flooring and
               interior plaster and other surface materials or rendering on
               walls and ceilings and fixtures thereon and therein including
               doors, windows, glass, locks fastenings electric wires and
               installation and fittings for light and power the Sub-lessee
               shall be wholly responsible therefor and shall fully indemnify
               the Sub-lessor against all claims demands actions and legal
               proceedings whatsoever.

          (p)  To keep the Demised Premises and every part thereof clean and in                            Cleaning of Demised
               the fullest possible hygienic condition and to keep all pipes                               Premises
               drains basins sinks and water closets if any in the Demised
               Premises clean and unblocked. Any cleaners employed by the
               Sub-lessee for the purposes hereof shall be at the sole expense
               and responsibility of the Sub-lessee and shall be subject to the
               prior written approval of the Sub-lessor. In addition all debris
               and waste materials of whatever nature shall be disposed of by
               the Sub-lessee, daily, in a manner prescribed by the Sub-lessor
               failing which the Sub-lessor reserves the right (without being
               under any obligation to do so) to dispose of the same and all
               costs and expenses incurred by the Sub-lessor in this respect
               shall be paid by the Sub-lessee to the Sub-lessor withing seven
               (7) days of the Sub-lessor notifying the Sub-lessee of the
               amount hereof.

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          (q)  (i)  Not to affix erect attach paint or exhibit or permit or                                Signs, Unsightly
                    suffer so to be upon any part of the exterior of the                                   Objects
                    Demised Premises any placard poster notice advertisement
                    name or sign or television or wireless mast or aerial
                    whatsoever save and except such as shall have been
                    previously approved in writing by the Sub-lessor.

               (ii) To keep the windows of the Demised Premises closed at all
                    times so as to maintain an efficient air-conditioning
                    system and not to erect or install thereon or on any glass
                    panel any sign, device, furnishing ornament or object which
                    is visible from outside the Demised Premises and which, in
                    the opinion of the Sub-lessor, is incongruous or unsightly
                    or may detract from the general appearance of the building.

          (r)  Not to use or permit the Demised Premises to be used for any                                Noise/Nuisance
               unlawful or immoral purpose and not to do or permit to be done
               any act or thing which in the opinion of the Sub-lessor may
               become a nuisance disturbance or cause or likely to cause damage
               to the Sub-lessor or its Sub-lessees or other persons occupying
               or using the Industrial Park or any part thereof.

          (s)  Not to obstruct litter or make untidy any parts of the                                      Obstruction and
               Industrial Park.                                                                            Littering

          (t)  Not to block up, darken or obstruct any of the windows or light                             Obstruction of Light
               belonging to the Demised Premises or to any part of the
               Industrial Park.

          (u)  Not to place or take into the passenger lifts any baggage                                   Use of Lifts
               furniture parcels sacks bags heavy articles or other goods or
               merchandise without the prior approval of the Sub-lessor save
               only such light articles as brief-cases, attache cases and
               handbags.

          (v)  To use the service lift(s) provided for the Industrial Park in a
               manner prescribed by the Sub-lessor.

          (w)  At all times during the term hereby created to comply with                                  Compliance With
               promptly and at the Sub-lessee's expense all such requirements                              Statutes, Bye-Laws
               as may be imposed on the occupier of the Demised Premises by any                            etc.
               statute now or hereafter in force and bye-laws orders rules
               regulations requirements and notices thereunder and to indemnify
               and keep the Sub-lessor fully indemnified against all costs
               claims liabilities fines or other expenses whatsoever which may
               fall upon the Sub-lessor by reason of any non-compliance
               thereof. In addition and without prejudice to the foregoing if
               the Sub-lessee is a sole proprietorship or partnership the
               Sub-lessee shall submit to the Sub-lessor evidence of his/their
               registration with the Registrar of Business Names or any
               subsequent renewal thereof.

          (x)  Not to bring or allow to be brought on to the Demised Premises                              Machinery
               or any part of the Industrial Park used in common with the
               Sub-lessor and other Sub-lessee any machines or machinery save
               and except typewriters and such equipment as are required for
               the business of the Sub-lessee subject to the other provisions
               herein contained.

          (y)  Subject to Clause 4(j) hereof not to load to permit or suffer to                            Excess Load
               be loaded on any part of the floors of the Demised Premises to a
               weight greater than as specified in the Third Schedule hereto
               except otherwise approved in writing by the Sub- lessor and
               shall when required by the Sub-lessor distribute any load on any
               part of the floor of the Demised Premises in accordance with the
               directions and requirements of the Sub-lessor and in the
               interpretation and application of the


<PAGE>


               provisions of this Clause the decision of the surveyor architect
               or engineer of the Sub-lessor shall be final and binding of the
               Sub-lessee.

          (z)  Not without the prior written consent of the Sub-lessor to                                  Food and Drink
               permit any vendors of food or drink or the servants or agents of
               such vendors to bring on to the Demised Premises or any part
               thereof or on to the Industrial Park or any part thereof food or
               drink for the consumption by the occupiers of the Demised
               Premises save and except contractors who have been given the
               right by the Sub-lessor to provide food and drink service for
               the occupiers of the Industrial Park.

          (aa) Not to store in or bring upon any part of the Demised Premises                              Prohibited Uses
               or the Industrial Park any arms ammunition or unlawful goods or
               any explosive, toxic or combustible substance or any substance
               of dangerous nature or to use the Demised Premises or any part
               thereof for the storage or cooking of food or to permit or
               suffer anyone to sleep or reside therein or to permit any
               auction sale to take place therein or thereat.

          (ab) Not to do or permit or suffer to be done anything whereby the                               Avoidance of
               policy or policies of insurance against damage or loss by fire                              Insurance Policy and
               or other risks on the Industrial Park or any part thereof may be                            Additional Premium
               rendered void or voidable or whereby the rate of premium thereon
               may be increased and to make good all damage suffered by the
               Sub-lessor and to repay to the Sub-lessor all sums paid by way
               of increased premium and all expenses incurred by the Sub-lessor
               in or about the renewal of such policy or policies rendered
               necessary by the breach or non-observance of this covenant
               without prejudice to any other rights of the Sub-lessor.

          (ac) Not to assign sublet license or in any way dispose of or part                               Subletting and
               with possession of the Demised Premises or any part thereof or                              Assignment
               either by way of sub-letting sharing or other means whereby any
               company person or persons not a party to this Sub-lease obtains
               the use or possession of the Demised Premises or any part
               thereof irrespective of whether or not any rental or other
               consideration is given for such use or possession and in the
               event of such transfer or sharing this Sub-lease shall at the
               option of the Sub-lessor forthwith be determined and the
               Sub-lessee shall forthwith surrender the Demised Premises of the
               Sub-lessor with vacant possession. For the purposes hereof any
               amalgamation and/or reconstruction effected by the Sub-lessee
               (if a company) shall be deemed an assignment of this Sub-lease.

          (ad) That the Sub-lessee shall indemnify and keep indemnified the                                Indemnity
               Sub-lessor and the HDB in full from and against:

               (i)  all claims demands actions suits proceedings orders damages
                    costs losses and expenses of any nature whatsoever which
                    the Sub-lessor or the HDB may suffer or incur in connection
                    with loss of life, personal injury and/or damage to
                    property arising from or out of any occurrences in, upon or
                    at the Demised Premises or the use of the Demised Premises
                    or any part thereof by the Sub-lessee;

               (ii) all loss and damage to the Demised Premises the Industrial
                    Park and to all property therein caused directly or
                    indirectly by the Sub-lessee and in particular but without
                    limiting the generality of the foregoing caused directly or
                    indirectly by the use or misuse, waste or abuse of water
                    gas or electricity or faulty fittings or fixtures of the
                    Sub-lessee.

          (ae) To observe and perform and to cause all his employees                                       Rules and
               independent contractors agents invitees and licensees to observe                            Regulations
               and perform all the rules

<PAGE>


               and regulations made by the Sub-lessor under Clause 4(l) hereof
               for the proper management of the Industrial Park and notified in
               writing by the Sub-lessor to the Sub-lessee from time to time.

          Provided Always that the Sub-lessor shall not be liable to the
          Sub-lessee in any way for violation of the rules and regulations by
          any persons including either Sub- lessees of the Industrial Park or
          the employees independent contractors agents visitors invitees or
          licensees thereof.

          (af) Subject to Clause 2(ai) hereof, not to remove at or prior to the                            Prohibition Against
               expiration or sooner determination of the term hereby created                               Removal
               unless required by the Sub- lessor any electrical wiring
               installation or fixtures air-conditioning ducts conduits water
               and other pipes ceilings partitions and flooring installed or
               fixed by the Sub-lessee in at or about the Demised Premises.

          (ag) Immediately upon the expiration or sooner determination of the                              Yielding up of
               term hereby created to yield up to the Sub-lessor the Demised                               Premises
               Premises with the fixtures and fittings thereto (including such
               Sub-lessee's fixtures as are required by the Sub-lessor pursuant
               to the foregoing) in good clean tidy and tenantable repair and
               condition (fair wear and tear excepted).

          (ah) In addition to the foregoing and immediately prior to the                                   Restoration
               expiration or sooner determination of the term hereby created
               and as instructed by the Sub-lessor to restore the Demised
               Premises to its original state and condition to the satisfaction
               of the Sub-lessor and if the Sub-lease shall fail to restore the
               Demised Premises as aforesaid the Sub-lessor may restore the
               same and recover from the Sub-lessee the costs of such
               restoration together with all rent and other amounts which the
               Sub-lessor would have been entitled to receive from the
               Sub-lessee had the period within which such restoration is
               effected by the Sub-lessor been added to the term hereby created
               provided that such period to be added by the Sub-lessor shall
               not exceed fifteen (15) days.

          (ai) In complying with Clause 2(ah) hereof and if so required by the                             Removal of Internal
               Sub-lessor, the Sub-lessee shall remove all such internal                                   Fittings and Works
               partitions and/or fixtures and installation of the Sub-lessee or
               any part thereof as are not required by the Sub-lessor pursuant
               to Clause 2(af) hereof from all portions of the Demised Premises
               vacated by the Sub-lessee immediately upon or prior to the
               expiration or sooner determination of the term hereby created
               and in default thereof the Sub-lessor may remove and dispose of
               the same. All damage done to the Demised Premises by such
               removal shall be made good by the Sub-lessee immediately upon or
               prior to the expiration or sooner determination of the term
               hereby created and if the Sub-lessee fails to do so the
               Sub-lessor may make good all such damage. All costs incurred by
               the Sub-lessor in such removal or disposal or in making good
               such damage shall be a debt due from the Sub-lessee to the
               Sub-lessor and shall be paid by the Sub-lessee to the Sub-lessor
               within seven (7) days of the Sub-lessor notifying the Sub-lessee
               of the amount hereof.

          (aj) Not to use the Demised Premises for tin-smelting or the                                     Tin Smelting
               production of tin by other processes including electrolysis.

          (ak) Not to utilise the Demised Premises before obtaining clearance                              Approval From
               on the use of the Demised Premises from the Pollution Control                               Pollution Control
               Department.                                                                                 Department

<PAGE>


          (al) Not to utilise the Demised Premises before submitting details of                            Approval from
               trade affluent discharge to the Sewerage Department for                                     Sewerage
               consideration.                                                                              Department

          (am) Without prejudice to the generality to Clause 2(w) above, not to                            Contravention of
               use, permit or suffer the Demised Premises to be kept or used as                            Immigration Act
               a place or premises in which any person is employed in
               contravention of Section 57(l)(e) of the Immigration Act
               (Chapter 133), Section 5 of the Employment of Foreign Workers
               Act (Chapter 91A) and any other laws, statutory modification or
               re- enactment thereof for the time being in force and to
               indemnify the Sub-lessor against all costs, claims, liabilities,
               fines or expenses whatsoever which may fall upon the Sub-lessor
               by reason of any non-compliance thereof.

          (an) The Sub-lessor shall have the right at all times without                                    Use of Name of
               obtaining any consent from the Sub-lessee, to change the name or                            Building
               a number by which the Building is known.

          (ao) During the six (6) months immediately preceding the expiration                              Viewing by
               of the term hereby created, the Sub-lessee shall permit the                                 prospective Sub-
               Sub-lessor or its agents to exhibit outside the Demised Premises                            lessees
               or on the doors thereof a notice for reletting of the Demised
               Premises and shall permit all prospective Sub- lessees of the
               Demised Premises accompanied by a representative of the
               Sub-lessor at all reasonable times after giving prior notice to
               the Sub-lessee to enter the Demised Premises for the purpose of
               viewing the Demised Premises.

3.   The Sub-lessor hereby covenants with the Sub-lessee as follows:                                       Sub-Lessor's
                                                                                                           Covenants

     (a)  To pay all rates taxes and assessments imposed upon or in respect of                             Payment of Rates,
          the Industrial Park or any part thereof save and except those which                              Taxes etc.
          the Sub-lessee has covenanted to pay.

     (b)  That the Sub-lessee duly paying the rent hereby reserved and                                     Quiet Enjoyment
          observing and performing the several covenants and obligations
          hereinbefore contained shall peaceably hold and enjoy the Demised
          Premises during the term hereby created without any disturbance by
          the Sub-lessor or any person lawfully claiming under or in trust for
          the Sub-lessor unless otherwise provided herein.

     (c)  So far as practicable but subject always to Clause 4 hereof to                                   Air-Conditioning
          provide:                                                                                         Electricity and Water

          (i)   Air-conditioning services;

          (ii)  Electricity for the lighting of the passages corridors toilets
                and other parts of the Industrial Park used by the Sub-lessee in
                common with others;

          (iii) Water for the common toilets (except those within the Demised
                Premises) in the Industrial Park.

     (d)  To keep the roof main drains and pipes all external walls and all                                Common Areas
          common areas of the Industrial Park including the entrances corridors
          passages stairways landings car-park lifts common toilets clean and
          in good repair including repainting and redecorating of the same or
          any part thereof at such times and in such manner as the Sub-lessor
          in its absolute discretion may consider necessary. Provided Always
          that the Sub-lessor shall not be liable for any loss or injury
          sustained by the Sub-lessee through the neglect default negligence or
          misconduct of the Sub-lessor's cleaning contractors agents servants
          and/or licenses.

<PAGE>


     (e)  To keep the lifts staircases landings and such common parts as                                   Lighting and
          aforesaid well and sufficiently cleaned and lighted and to keep the                              Watchmen
          lifts in proper working order and to employ a watchman or watchmen
          for the protection at night of the Industrial Park (but not so as to
          render the Sub-lessor liable for any loss sustained by the Sub-lessee
          through the neglect default negligence or misconduct of such watchman
          or watchmen).

     (f)  At all times throughout the term hereby created to insure and keep                               Insurance
          insured the Industrial Park (excluding the Sub-lessee's fittings and
          fixtures) against loss or damage by fire.

4.   PROVIDED ALWAYS and it is hereby agreed and declared as follows:

     (a)  If the rent hereby reserved or any part thereof shall at any time be                             Re-entry of Sub-
          unpaid for fourteen (14) days after becoming payable (whether any                                lessor
          formal or legal demand therefore shall have been made or not) or if
          any covenant on the Sub-lessee's part herein contained shall not be
          performed or observed or if the Sub-lessee being a company shall be
          struck off the Register of Companies or shall go into liquidation
          whether voluntary (except for the purpose of amalgamation or
          reconstruction) or compulsorily or a receiver shall be appointed of
          its undertaking, property or assets or any part thereof, or being a
          sole proprietorship or partnership shall fail to renew its
          Certificate of Registration, or being an individual shall have a
          receiving order or an adjudicating order made against him or if the
          Sub-lessee shall make any assignment for the benefit of his creditors
          or enter into an agreement or make any arrangement with his creditors
          for liquidation of his debts by composition or otherwise or suffer
          any distress or execution to be levied on his goods property or
          assets then and in any one of the said cases it shall be lawful for
          the Sub-lessor at any time thereafter to re-enter upon the Demised
          Premises or any part thereof in the name of the whole and thereupon
          the term hereby created shall forthwith and absolutely cease and
          determine but without prejudice at any time to any right of action of
          the Sub-lessor in respect of unpaid rent or any antecedent breach of
          the Sub-lessees covenants herein contained.

     (b)  In addition and without prejudice to any other right power or remedy                             Interest on Arrears
          of the Sub- lessor if the rent hereby reserved or any other moneys
          payable by the Sub-lessee to the Sub-lessor hereunder or any part
          thereof shall at any time remain unpaid for fourteen (14) days after
          the same shall have become due (whether any formal or legal demand
          therefor shall have been made or not) then the Sub-lessee shall pay
          to the Sub-lessor interest thereon calculated from the date on which
          such moneys fall due for payment to the date on which such moneys are
          paid to or recovered in full by the Sub-lessor as the case may be.
          The Sub-lessor shall be entitled to recover such interest from the
          lessee as if such interest were rent in arrears. Such interest shall
          be calculated from day to day:

          (i)  at the rate of twelve per centum (12%) per annum, or

          (ii) at the rate per annum of three per century (3%) over and above
               the prime interest rate for the time being prescribed by The
               Development Bank of Singapore Limited.

          Whichever is the greater.

     (c)  In the event of the Demised Premises or any part thereof or the                                  Untenantibility
          Industrial Park or any part thereof at any time during the term
          hereby created being so damaged or destroyed by fire act of God or
          other cause beyond the control of the Sub-lessor as to render the
          Demised Premises unfit for use or access thereto impossible for



<PAGE>


          a period of more than one (1) month (except where such damage or
          destruction has been caused by the default or negligence of the
          Sub-lessee or his servants or agents) the rent hereby covenanted to
          be paid or a fair proportion thereof according to the nature and
          extent of the damage sustained shall be suspended until the Demised
          Premises shall again be rendered fit for occupation and use or until
          access thereto may be obtained as the case may be, and any dispute
          concerning This Clause shall be to arbitration in accordance with the
          Arbitration Act (Cap 10).

     (d)  If the unfitness of the Demised Premises or the inaccessibility                                  Holding Over
          thereto as aforesaid shall continue for a period of more than three
          (3) months either the Sub-lessor or the Sub-lessee shall be at
          liberty by notice in writing to determine the term hereby created and
          upon such notice being given the term hereby granted shall absolutely
          cease and determine but without prejudice to any right of action of
          the Sub-lessor or the Sub-lessee in respect of any antecedent breach
          of this Sub-lease by the Sub- lessee or the Sub-lessor as the case
          may be.

     (e)  Notwithstanding anything herein contained the Sub-lessor shall be                                Sub-Lessor Not
          under no liability either to the Sub-lessee or to others who may be                              Liable
          permitted to enter or use the Industrial Park or any past thereof
          against all injuries sustained or for loss of or damage to property
          goods or chattels in the Industrial Park or in any part thereof
          whether arising from the negligence of the Sub-lessor or that of any
          servant or agent of the Sub-lessor or otherwise.

     (f)  Notwithstanding anything herein contained the Sub-lessor shall not be                            No Claim by Sub-
          liable to the Sub-lessee nor shall the Sub-lessee have any claim                                 lessee
          against the Sub-lessor in respect of all losses (including but not
          limited to indirect, consequential and special losses), damages,
          liabilities, costs, and expenses or any nature whatsoever which the
          Sub-lessee may suffer arising out of or in connection with or in
          respect of any of the following situations:

          (i)   any interruption in any of the services herein mentioned by
                reason of necessary repair or maintenance of any installations
                or apparatus or damage thereto or destruction thereof by fire
                water riot act of God or other cause beyond the Sub-lessor's
                control or by reason of mechanical or other defect or breakdown
                including any failures properly to record, store, process,
                calculate and present calendar dates falling on, during or after
                1 January 2000 and failures properly to calculate any
                information dependent on or relating to such date in the same
                manner, and with the same functionality, data integrity and
                performance, as applies to dates on or before 31 December 1999
                or other inclement conditions or unavoidable shortage of
                manpower fuel materials electricity or water or labour disputes.
                In addition, the Sub- lessor shall not be liable to the
                Sub-lessee nor shall the Sub-lessee in respect of or in
                connection with any damage injury or loss arising out of leakage
                of the piping wiring rind sprinkler system in the Demised
                Premises or the Industrial Park and/or out of any defect in the
                Demised Premises or the Industrial Park;

          (ii)  any interruption disruption disturbance loss (whether direct
                indirect and/or consequential) damage cost expense and/or
                charges arising from and/or connection with any and all works by
                the Sub-lessor in respect of improving repairing and/or
                remedying the Premises; and/or

          (iii) any act omission default misconduct or negligence of any porter
                attendant or other servant or employee of the Sub-lessor in or
                about the performance or purported performance


<PAGE>


                of any duty relating to the provision of the said services or
                any of them.

     (g)  Subject to the approval of HDB and such terms and conditions as may                              Option to Renew
          be imposed by the HDB, the Sub-lessor shall at the written request of
          the Sub-lessee made not less than six (6) months before the
          expiration of the term hereby created and if there shall not at the
          time of such request be any existing breach, or non- observance of
          any of the covenants on the part of the Sub-lessee herein contained
          and at the Sub-lessee's expense grant to the Sub-lessee a further
          term of the Demised Premises the Sub-lease for which must be signed
          by the Sub-lessee at a data not less than one (1) month before the
          expiration of the term hereby created. The renewed term shall be for
          a period of three ( 3 ) years commencing from the date immediately
          following the expiration of the term hereby created at a revised
          rent, and upon the revised terms and conditions as shall be imposed
          by the Sub- lessor. Provided Always that within two (2) weeks of the
          receipt of the Sub- lessor's notification of the revised rent, terms
          and conditions, the Sub-lessee shall in writing inform the Sub-lessor
          whether the revised rent, terms and conditions are not acceptable or
          otherwise. In the event that the revised rent, terms and conditions
          are not acceptable to the Sub-lessee and/or if the Sub-lessee shall
          fail to sign the Sub-lease for the renewed term by the date
          stipulated above then this option shall lapse and the Sub-lessor
          shall be free of all obligations whatsoever to grant to the
          Sub-lessee any further term.

     (h)  The Sub-lessor shall be entitled to close the outer doors of the                                 Outer Doors of
          Industrial Park and keep the same closed and locked after the hour of                            Building
          12 midnight and before the hour of 6 a.m. on Mondays to Saturdays
          except on Sundays and gazetted Public Holidays when the Sub-lessor
          may keep the outer doors closed all day. The Sub- lessee will not
          without obtaining special permission from the Sub-lessor enter the
          Demised Premises on Sundays or gazetted Public Holidays or before 6
          a.m. or after 12 midnight an Mondays to Saturdays.

     (i)  All loading and unloading carried out by the Sub-lessee shall only be                            Loading and
          effected at such location(s) and at such tines as the Sub-lessor may                             Unloading
          from time to time prescribe.

     (j)  The Sub-lessor shall in all cases retain and have the power to                                   Weights and Stresses
          prescribe the weight and proper position of all iron or steel safes
          and other heavy equipment articles or goods whatsoever and any or all
          damage caused to the Industrial Park or any part thereof or to the
          common areas by The Sub-lessee or anyone on his behalf by taking in
          or putting out a safe furniture goods or other articles or during the
          time such are in the Industrial Park shall be made good by the
          Sub-lessee or by the Sub-lessor at the sole expense of the
          Sub-lessee. The Sub-lessee, shall pay to the Sub-lessor the amount of
          such damage made good by the Sub-lessor within seven (7) days of the
          Sub-lessor notifying the Sub-lessee of the amount thereof.

     (k)  No consent or waiver expressed or implied by the Sub-lessor to or of                             Waiver of Defaults
          any breach of any covenant condition or duty of the Sub-lessee shall
          be construed as a consent or waiver to or of any other breach of the
          same or any other covenant condition or duty and shall not prejudice
          in any way the rights powers and remedies of the Sub-lessor herein
          contained. Any acceptance of rent hereby reserved by the Sub-lessor
          shall not be deemed to operate as a waiver by the Sub- lessor of any
          right to proceed against the Sub-lessee; in respect of a breach by
          the Sub-lessee of any of his obligations hereunder.

     (l)  The Sub-lessor shall have the right at any time and from time to time                            Sub-lessor's Right to

<PAGE>


          to make add to amend, cancel or suspend any rules and regulations in                             Make Rules and
          respect of the Industrial Park as in the judgement of the Sub-lessor                             Regulations
          may from time to time be required for the management safety care or
          cleanliness of the Industrial Park or for the preservation of good
          order therein or for the convenience of Sub-lessee and all such rules
          and regulations shall bind the Sub-lessee upon and from the date on
          which notice in writing thereof is given to him by the Sub-lessor. If
          there shall be any inconsistency between the provisions of this
          Sub-lease and the provisions of such rules and regulations then the
          provisions of this Sub-lease shall prevail.

     (m)  Any notice or outer documents or writing required to be served                                   Service of Notice
          service or delivered or given hereunder shall be sufficiently served
          if left addressed to the Sub-lessee on the Demised Premises or sent
          to the Sub-lessee by registered post addressed to the Sub-lessee's
          registered office in Singapore or left at his last known address in
          Singapore and any notice document or writing to the Sub-lessor shall
          be sufficiently served if sent by registered post to the Sub-lessor's
          registered office in Singapore.

     (n)  The covenants, provisions, terms and agreements herein cover and                                 Entire Agreement
          comprise the whole of the agreement between the parties hereto or
          their appointed agents and the parties hereto expressly agree and
          declare that no further or other covenants, agreements, provisions or
          terms whether written or oral, express or implied by statute common
          law or otherwise whether in respect of the Building and its
          appurtenance or in respect of the Demised Premises or otherwise and
          in particular, that relating to fitness for purpose, suitability and
          adequacy of the Demised Premises shall be deemed to be implied herein
          or to arise between the parties hereto by way of collateral or other
          agreement by reason of any promise, representation warranty or
          undertaking given or made by either party hereto to the other on or
          prior to the execution hereof and the existence of any such
          implication or collateral or other agreement is hereby negatived
          (save for any terms or modifications hereof or supplement thereto
          which may be expressly agreed in writing between the parties on or
          after the date of this Sub-lease).

     (o)  In the event that pursuant to HDB's condition for its consent to this                            HDB's Notice of
          Sub-lease of the Demised Promises to the Sub-lessee, HDB gives 3                                 Termination
          months' notice in writing to revoke its approval to the Sub-lease
          herein, the term hereby created shall upon the expiry of HDB's notice
          absolute cease and determine, without prejudice to any rights of
          action of the Sub-lessor in respect of unpaid rent or any antecedent
          breach of the Sub-lessee's covenants herein contained, but without
          the Sub-lessor being liable for any inconvenience, loss, damages,
          compensation, costs or expenses whatsoever in respect of such
          termination.

5.   (a)  The headings and marginal rotes appearing in this Sub-lease are                                  Marginal Notes
          inserted only as a matter of convenience and is no way define limit
          construe or describe the scope or intent of the section or clauses of
          this Sub-lease nor in any way affect this Sub- lease. The contra
          proferentum rule shall not apply to this Sub-lease.

     (b)  In the interpretation of this Sub-lease except to the extent that                                Interpretation
          such interpretation shall be excluded by or be repugnant to the
          context when used herein:

          (i)    "the Sub-lessor" shall include its successors in title assigns
                 employees agents representatives person or company for the time
                 being entitled to the revision immediately expectant on the term
                 hereby created and where the context so admits the Sub-lessor's
                 employees agents and representatives.

          (ii)  "person" shall be deemed to include a corporation.

<PAGE>


          (iii) "restoration" used in the context hereof shall mean the
                restoration of the Demised Premises to its original state and
                condition including:

               (a)  the making good of any damage or disfigurement caused to
                    walls doors windows or any part of the Demised Premises;

               (b)  the washing down of the whole of the interior of the
                    Demised Premises;

               (c)  the painting with two coats of oil paint or emulsion paint
                    or other appropriate treatment of all of the internal parts
                    of the Demised Premises previously so treated respectively;

               (d)  the re-polishing of all the internal parts previously
                    polished;

               (e)  the graining and varnishing of all the internal parts
                    previously grained and varnished;

               (f)  the replacing of all floor tiles which in the opinion of
                    the Sub-lessor are worn or damaged and in need of
                    replacement;

               (g)  the removal and clearance of all waste rubbish and other
                    unwanted material from the Demised Premises;

               (h)  the surrender of all keys giving access to all parts of the
                    Demised Premises held by the Sub-lessee or any of the
                    Sub-lessee's employees or agents irrespective of whether or
                    not the same have been supplied by the Sub-lessor.

          (iv)  "the Sub-lessee" shall include if the Sub-lessee is an
                individual, his personal representative and permitted assigns,
                or if the Sub-lessee is a company, its permitted assigns and
                successors in title and in either case where the context so
                admits the Sub-lessee's employees agents licensees invitees
                visitors independent contractors and servants.

          (v)   "HDB" shall mean the Housing and Development Board.

          (vi)  words importing the singular or plural number shall be deemed to
                include the plural or singular number respectively and words
                importing the masculine gender only shall include the feminine
                or neuter gender as the case may require, and

          (vii) where two or more persons are included in the term "the
                Sub-lessee" all covenants, agreements, terms, conditions and
                restrictions shall be binding on them jointly and each of them
                severally and shall also be binding on their personal
                representatives and permitted assigns respectively jointly and
                severally.
</TABLE>

     IN WITNESS WHEREOF the parties hereto have executed this Sub-lease the day
and year first above written.

     THE FIRST SCHEDULE ABOVE REFERRED TO

     ALL THAT premises estimated to domain an area of approximately 656.0
square metres on the building known as 750D CHAI CHEE ROAD UNIT 03-06
TECHNOPARK @ CHAI CHEE erected on the land marked on the Government Resurvey
Map as Mukim 27 Lot 6218 comprised in the District of Bedok Singapore as
outlined in red on the plans annexed hereto.

     THE SECOND SCHEDULE ABOVE REFERRED TO


<PAGE>


     The rent of the Demised Premises shall be as follows:
     Dollars
     Twenty-Two ($22.00) per square metre per month

     THE THIRD SCHEDULE ABOVE REFERRED TO

     Allowable live
     Storey                   load (KN/m^2)
     ------                   --------------
     3rd                      12.5


SIGNED SEALED AND DELIVERED by the                )
Sub-lessor by its Attorney CHIN CHEF LEOK         )
acting under a Power of Attorney dated the 15th   )
day of January 1997 (a copy of which was          )
deposited in the Registry, Supreme Court,         )
Singapore on the 24th day of January 1997         )
registered as No. 599 of 1997) in the presence    )
of:                                               )



SIGNED SEALED AND DELIVERED by                    )
                                                  )
(the Sub-lessee) Mr Lee Kwai Mun                  )
In the presence of: Ms May Lee                    )


      OR


THE COMMON SEAL OF                                )
ISE LABS SINGAPORE PTE LTD                        )
                                                  )
(the Sub-lessee)                                  )
was hereunto affixed in the presence of:          )

                              - Director
                              - Director/Secretary


      OR

SIGNED SEALED AND DELIVERED by the                )
Sub-lessee by its Attorney                        )
                                                  )
acting under a power of Attorney                  )
dated the            day of               19      )
(a copy of which was deposited in the Registry,   )
Supreme Court, Singapore on the        day        )
of     19   and                                   )
registered as No,   of 19  )                      )
in the presence of:                               )