Exhibit
10.31  Contract No.: FIBCDDBO8-0012 Administration Department of Fiberxon (Chengdu) Technology Co., Ltd  Lease Contract on Standard Factory Buildings
in Sichuan Chengdu Export Processing Zone  Contract No.:  Party A
  (Landlord):
  Chengdu
  Gaoxin Construction Development Co., Ltd.Party B
  (Tenant):
  Fiberxon
  (Chengdu) Technology Co., Ltd.Party C
  (Administrator):
  Administration
  Office of Sichuan Chengdu Export Processing Zone  In according with the
Contract Law of the Peoples Republic of China and pertinent rules and
regulations, Party A, Party B and Party C have reached an agreement through
friendly consultation and shall be bound by the following
terms and conditions. Party A hereby appoints Party C to manage
its standard factory buildings in Sichuan Chengdu Export
Processing Zone (West Side) and lease them to Party B for its use. Party B
hereby agrees to rent the standard factory buildings of Party A. Party A and
Party C shall exercise their rights and perform their obligations respectively
according to the terms and conditions under the Contract on Entrusted
Operations of Standard Factory Buildings and Supervised Warehouse signed by
them.  1.Location
of the Leased Workshops:  The leased workshops are
located in the Standard Factory Building Area of Sichuan Chengdu Export
Processing Zone (West Side) and include the whole of No.2 Building and the
second floor as well as the reception hall on the first floor of No.5 Building.  2.Area
of the Leased Workshops:  The area of the leased
workshops leased by Party B is 17,571 square meters (among which, No.2 Building
covers 13,638 square meters, the second floor and the first floor of No.5
Building occupies 3,852 square meters and 81 square meters respectively. In
case of any errors arising from the area of the leased workshops, the actually
measured area shall be taken as valid). Plain-view drawings of the leased
workshops shall be regarded as the appendix to this Contract.  3.Lease
Term:  3.1The lease term shall be 60
months from January 15, 2008 to January 14, 2013.  3.2No party shall change the terms
and conditions hereof during the terms of the lease before Parties A, B and C
reach unanimity through consultation.  4.Current
Status of the Leased Workshops:  Party A and Party C guarantee
that Party A has all the rights and powers to lease the foregoing factory
buildings and land and has the power to sign this Contract on behalf of any and
all of the owners of the buildings (if any) or competent authorities of housing
and land administration. Party A and Party C guarantee that there is no
existing or potential litigation, arbitration, disputes or other legal
proceedings concerning the land and buildings leased and remised by Party A.
And there is no mortgage on the land and factory buildings owed to any banks,
companies or individuals, nor any lease contract except this one and any rights
and interests of any third parties.


5.Purpose
of the Leased Workshops:  5.1The leased workshops shall be
limited to the purposes of manufacturing, processing, dealing with related
business and warehousing which Party B has been approved to undertake.  5.2Party B shall notify Party C in
writing 60 days prior to the expiration of this Contract in the event that it
intends to extend the lease. Under the same terms Party B shall have the
priority to lease the leased workshops. In this case, a new lease shall be
concluded between the parties. In case that Party B has already been using the
leased workshops before renewing the lease contract, the lease term shall be
calculated from the date when the leased workshops was actually put into use by
Party B. The rent for the extended lease shall not be higher than the price
level estimated by professional organizations mutually recognized by Party A
and Party B under the same conditions of the current market.  6.Rent,Property
Management Fee and Payment:  Rent and property management
fee shall be calculated based on the construction area.  6.1Rent:  6.1.1Party A and Party C shall grant
Party B 90 days of rent-free for decoration from January 15, 2008 to April 14,
2008.  6.1.2Monthly rent shall be 10RMB/m2from April 15, 2008 to April 14, 2010.  6.1.3Monthly rent shall be 15RMB/m2from April 15, 2010 to January 14,2013.  6.2.Party B shall pay 0.5% of the
amount overdue as penalties every day in the event that the rent payment is
delayed over one working day.  6.3The property management fee
shall be 1.5 RMB/m2 everymonth and shall
be calculated starting from April 15, 2008.  6.4The rent and property
management fee shall be paid on a monthly basis. Party B shall pay rent and
property management fee for the current lease month (either in cash or by check
and check amount shall have been deposited into the bank account). Payment
shall be made before the 10thof every month. Party C shall transfer the
non-operating receipts or invoices issued by Party A to Party B within 15
working days after Party As receipt of the payment.  Bank
Account Number designated by Party A for Party Bs payment:
51001406137050111277 Account Name: Chengdu Gaoxin
Construction Development Co., Ltd. Issuing Bank: Gaoxin Branch of
China Construction Bank  6.5Party A or Party C shall not
charge any parking fee for motor vehicles of Party B and its employees.  7.Guarantee:  7.1Party B shall pay a lease guarantee
of RMB 80,000 (eighty thousand RMB in total) to Party A within 5 days from the
date of signing this Contract. The guarantee shall be refunded by Party A to
Party B in a lump sum upon the expiration date of this lease provided that
Party C confirms, upon inspection and acceptance, that Party B has not damaged
the building structure, changed the outside façade images and the interior
layout of the factory buildings during the lease term. Party A shall issue a
financial receipt for the guarantee.  The
bank account number, name of the account and issuing bank designated by Party A
for Party B making


payments
shall be consistent with the provisions under Article 6.4.  7.2Within 5 working days after the
date of the delivery of the workshops, Party B shall pay water and electricity
deposit of 5 RMB/square meter to Party C according to the area of the workshop.
This deposit shall total RMB 87,855 (RMB eighty-seven thousand eight hundred
and fifty-five). The deposit shall be refunded by Party C to Party B in a lump
sum on the expiration date of this lease provided that Party C verifies and
confirms that Party A has not owed any water and electricity fees and overdue
fine during the lease term.  Bank Account Number designated by Party C to Party B for payments:
511610015018001658252  Name of Account: Financial Centralized Receipt and Payment Center of
Chengdu Gaoxin District (Export Processing Zone)  Issuing Bank: Gaoxin Branch of Communication Bank of China  8.Status
and Delivery Time of the Leased Workshops:  8.1Status of the Workshops at the
time of the Delivery: Within 90 working days from the
date of signing this Contract, Party A and Party C shall make sure that the
workshops meet the following conditions:  8.1.1The external walls have been
re-painted;  8.1.2The waterproof has been
repaired and there exists no water leakage;  8.1.3The elevators are in place and
ready for use. The elevators are required as follows:  There are two elevators
installed in the Building 2 and one elevator installed at the specified
position in Building 5 by Party B. All the foresaid elevators shall be freight
elevators with a load capacity of no less than 2,800 kilograms.  8.1.4Party A and Party C shall
ensure that electricity supply in Building 2 and Building 5 is in good condition.
Within 90 working days from Party Bs provision of relevant technical
parameters about the transformer to Party A and Party C, Party A and Party C
shall complete the configuration of the power and make it available and Party C
shall ensure power supply during Party Bs decoration.  The requirements for power specified by Party B are as follows:  Building 2 and Building 5 shall receive power from different
transformers.  A
specific-purpose transformer shall be installed in Building 2 and a power supply
of 2,500 KVA shall be provided by two transformers, each of 1,250 KVA
respectively. Party A shall bear the expenses incurred by the transformer and
high voltage transmission lines. The area of Building 5 leased by Party B shall
be provided with a power supply of 630 KVA. Party A and Party C shall connect
the transmissions line into the switchgear of Party B and relevant expenses
shall be born by Party A.  8.1.5Party A and Party C shall
ensure that the original fire protection system of the leased workshops is in
line with national standards.  8.2Delivery
Time:  Within 5 working days from the
date of signing this Contract, Party C shall deliver the leased workshops to
Party B and ensure that the workshops are able to fulfill all the purposes.
Party B shall not be admitted into


and decorate the leased
workshops until it has checked and confirmed all the facilities attached to the
leased workshops one by one and completed handover procedures with Party C.  9.Rights
and Obligations of the Three Parties:  9.1Party A and Party
C shall undertake confidentiality obligations with respect to Party Bs
commercial secrets and other secrets obtained. They are not allowed to disclose
the foresaid information to any third party without prior written consent of Party
B.  9.2During the lease
term, Party A and Party C shall ensure that the leased workshops and attached
facilities are in normal operating conditions and safe state. They also shall
make sure that the quality of the workshops and environmental monitoring are in
line with the national industrial plant construction standards. At the same
time, they shall also see to it that their disposal and administrative behavior
with respect to the leased workshops shall not prejudice the legal rights and
interests of Party B.  9.3In the event that
Party A intends to sell the leased workshops, Party B shall have the priority
in purchasing the leased workshops under the same conditions of the market
price.  9.4Party B is allowed
to decorate the leased workshops only after it has sent application and
decoration program to Party C and obtained relevant consent. Within 5 working
days from the date of receiving the decoration program, Party C shall give a
written reply to Party B. Party Cs failure of sending a written reply or
sending it after the foresaid term shall mean that Party C has approved Party Bs
application. Party C shall not turn down Party Bs decoration application
without due causes. In case of Party Cs refusal, Party C shall give relevant
reasons. Party B may require the decoration team to pay a deposit of RMB 20,000
(RMB twenty thousand) to Party C, which shall be refunded by Party C in a lump
sum provided that Party C has carried out on-site inspection and confirmed that
Party B hasnt damaged the buildings structure and the outside façade images
of the leased workshops during the construction period. Party B shall pile up
the waste created during the decoration at specified locations designated by
Party C. It shall clean up and remove all the waste after completing the
decoration work, or entrust Party C to clean up and remove all the waste, the
cost of which shall be paid by Party B.  9.5Upon the expiration date when
Party B returns the leased workshops to Party C, Party B shall restore the
leased workshops to their original state upon Party Cs demand. Party B shall
not charge for the decoration materials which can not be dismantled from the
leased workshops upon Party Cs requirement.  9.6In the event that
Party B is required to terminate this contract ahead of schedule by Party A or
Party C, it shall not be bound by the provisions of Article 9.5 with the
exception that Party B has failed to comply with property management
regulations and other management systems of Party C and Party C believes that its
a serious offense with bad influence on the management over the whole area.  9.7Party B shall not
set up billboards and other promotional plates on the leased workshops before
it has sent the application to Party C and obtained consent. Within 5 working
days from receiving the application, Party C shall reply in writing to Party B.
Party Cs failure to make a written reply or make such reply within the above
mentioned time limit shall mean that Party C has agreed to Party Bs
application. Party C shall lay out relevant reasons if it turns down Party Bs
foresaid application.  Party
B is not required to pay any expenses to Party A or Party C while making
billboards and other promotional plates.  9.8Party B shall not
set up mortgages, guarantees and other security interests for any third party
on the leased workshops during the lease term.  9.9Party B shall
enjoy priority of renting the remaining area of Building 5 under the same
conditions.


9.10Party C shall
coordinate with Chengdu Customs in an effort to provide facility for Party B to
transport materials during Party Bs decoration period.  10.Maintenance
and Management of the Leased workshops:  During the lease term, Party C
shall be responsible for the maintenance and management of the main structure
of the leased workshops, roofs, doors and windows, original facilities and
pipelines inside the buildings through combination of management and use. In
case of any malfunction, Party B shall notify Party C for maintenance. In the
event that Party C fails to start repair within 3 working days after receiving
the notice, Party B shall do the repair on its own or entrust others to do the
repair, the incurred expenses of which shall be born by Party A. Where damage
caused by improper use or deliberate destruction by Party B, Party B shall be
responsible for the maintenance and bear the costs incurred.  11.Property
Management:  11.1Service Scope of Party Cs
Property Management:  (1)Daily management of pipelines
water supply and external sewage disposal of the leased workshops; (2)Operation management and
maintenance of shared distribution facilities in the workshop area; (3)Security management outside the
leased workshops (internal security of Party B to be taken care of by Party B
itself) and security work for the park; (4)Cleaning and hygiene, greening
work for public places; (5)Disposal and treatment of
household waste; (6)Other special services
designated by Party B and charged by the agreed fee.  11.2Party B shall verify the
written notice sent from Party C each month and pay Party C for utility bills
for the water and electricity actually consumed in a timely manner.  12.Responsibility
of Breach of Contract:  12.1Where one party commits any
material breaches of this contract, the other party shall have the right to
terminate the contract and ask for indemnity.  12.2Party B shall have the right to
terminate this Contract in case that Party C fails to perform its obligations
under Property Management Regulations and causes great influence upon Party Bs
production and operations. It shall also have the right to require Party C to
compensate the incurred losses.  12.3Party C shall pay
a daily fine at 1% of the rent for half a year in the event that Party C fails
to deliver the leased workshops under this Contract.  12.4Party A and Party C shall not
terminate the contract unless Party B makes material breaches of the related
provisions of this lease. Where Party A and Party C intend to terminate the
contract by any reason except the foresaid ones, Party A shall pay Party B the
moving expenses that Party B has incurred and those for moving into to another
workshop. Where Party B fails to comply with property management regulations
and other management systems of Party C and Party C believes that its a
serious case with bad influence on the management over the whole area, Party A
shall not pay Party B the foresaid expense.  13.Termination
of This Contract:  In the case of any of the
following circumstances, Party B may terminate this contract and the lease
after sending notice to Party A three months in advance:  (1)Party B terminates its
operations;


(2)Party B no loner needs to rent
the leased workshops for there are some changes to its business scope;  (3)The leased workshops are forced
to be relocated on account of government planning;  (4)Other conditions
not caused by Party B leading to the situations where it is not necessary or
impossible for Party B to rent the workshops.  Party B terminating the contract because of the foresaid circumstances
shall not be deemed as having breached this contract.  14.Admission:  14.1Representatives
designated by Party A and Party C shall be admitted into the leased workshops
to carry on their work in the time mutually agreed upon with the prior consent
of Party B.  14.2Employees of Party A and Party
C shall observe and comply with regulations concerning safety and health while
they are admitted and carry on their work. Harmful substances and hazardous
substances are not allowed to be brought into the workshop and stored there.  14.3Party A and Party C shall
ensure that water-supply and waste emission pipeline will work properly in the
adjacent areas. Party A shall bear the expenses and losses incurred by Party Bs
failure to fulfilling the foregoing conditions.  15.Complement
and Installation:  During the course of
performance of this Contract, Party B shall not install and establish auxiliary
equipment and facilities without prior consent of Party C after submitting the
installation scheme to Party C for approval ahead of schedule. Upon expiration
of the contract, Party B shall have the right to disassemble and remove any
installation equipment for the leased workshops and shall handover the leased
workshops to Party A in its original conditions.  16.Other
Terms & Conditions:  Matters not covered under this
contract shall be settled in a supplementary agreement between the three
parties, which shall have the equal legal force.  Party A, Party B and Party C
hereby make the representation that they shall keep the contents contained in
this contract strictly confidential. The terms and conditions contained herein
are applicable to the standard workshops leased by Party B and shall not be
applied to other leased workshop projects within the processing zone.  During the lease term and the
period of extended lease, Party A and Party C shall not sell the leased
workshops to any other fourth Party.  Management regulations and the
other management systems for Party Cs property referred hereto shall be acknowledged
and agreed to by Party A in advance.  Current conditions and demands
for the leased workshops and attached facilities shall be confirmed by Party A,
Party B and Party C hereof in the appendix, which shall be an integral part of
this contract  17.Contract
Text:  This contract is made in three
copies and Party A, Party B and Party C shall hold one copy each, which shall
have the same legal force.


18Applicable
Laws and Dispute Resolution:  This contract shall be governed
by the laws of the Peoples Republic of China. In case of any dispute arising
out of the interpretation and performance of this Contract, Party A, Party B
and Party C shall consult each other for a settlement. Where no settlement can
be reached, any party may submit the dispute to Chengdu Arbitration Commission
for arbitration.  19.Entry
into Force of This Contract:  This contract shall come into
force on the date of signing and sealing by the three parties hereto or their
authorized representatives.


Party A (stamped and sealed): Chengdu Gaoxin Construction Development
Co., Ltd.  Legal Representative
(Signature):  Time:   Party B (stamped and sealed):
Fiberxon (Chengdu) Technology Co., Ltd.  Legal Representative
(Signature):  Time:   Party C (stamped and sealed): Administration Office of Sichuan Chengdu
Export Processing Zone  Legal Representative (Signature):  Time: