<PAGE>
                                                                    EXHIBIT 10n
                                                    Land Titles Office Use Only

                                      LEASE
                             Real Property Act 1900

Office of State Revenue Use Only


(A)      PROPERTY LEASED
         Show no more than 20 References to Title. 
         Specify the part or premises if appropriate.

PART Folio Identifier 329/778003 being Unit 4,
43-45 Egerton Street, Silverwater

(B)      LODGED BY

L.T.O. BOX                          Name, Address or DX and Telephone
937K                                Brophy Bridge & Mirow
                                    DX 1181
                                    Sydney

                                    Reference (max. 15 characters):  WJM

(C)      LESSOR                     VYRIL ANTHONY VELLA

(D)      The lessor leases to the lessee the property described above
         subject to the following ENCUMBRANCES

1.                2.                3.               4.


(E)      LESSEE            [L]      COLLAGE INTERNATIONAL PTY LIMITED ACN
                                    003 984 441 of Unit 4, 43-45 Egerton Street,
                                    Silverwater

                                    TENANCY:

1.       Term:                              3 years

2.       Commencing Date:                   15 August 1996

3.       Terminating Date:                  14 August 1999

4.       With an OPTION TO RENEW for a period of         set out in

5.       With an OPTION TO PURCHASE set out in

6.       Together with and reserving the RIGHTS set out in Annexure "A"

7.       Incorporates the provisions set out in ANNEXURE          "B" hereto.
8.       Incorporates the provisions set out in MEMORANDUM NO. X916489

         filed in the Land Titles Office.

Instructions for filling out this form are available from the land titles office
CHECKED BY (office use only) [ ].


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(H) DATE           We certify this dealing correct for the purposes of the Real 
Property Act 1900.

Signed in my presence by the lessor who is personally known to me.



-----------------------------------
Signature of Witness



-----------------------------------
Name of Witness (Block Letters)



-----------------------------------              -----------------------
Address of Witness                               Signature of Lessor



Signed in my presence by the lessee who is personally known to me

THE COMMON SEAL OF COLLAGE INTERNATIONAL PTY LIMITED     [ SEAL ]

was hereunto affixed in accordance with
its Articles of Association

and in the presence of: -


-----------------------------                    ------------------------
Name of Witness                                  Signature of Lessee

I solemnly and sincerely declare that the time for the exercise of the Option to
Renew/Purchase in expired lease No_________ has ended and the lessee under that
lease has not exercised the option. I make solemn declaration conscientiously
believing the same to be true and by virtue of the Oaths Act, 1900. 
Made and subscribed at ________ in the State of _________on________ 19_____ in 
the presence of




------------------------------
Signature of Witness


------------------------------
Name of Witness (Block Letters)


------------------------------                   -----------------------
Address and Qualification of Witness             Signature of Lessor



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ANNEXURE "A" TO LEASE BETWEEN VYRIL ANTHONY VELLA AND COLLAGE
INTERNATIONAL PTY LIMITED DATED             DAY OF     1995


The Lessor reserves until himself the following rights and
liberties:-

The right to maintain and repair or replace all gas, water and other services,
pipes, conduits, ducts and electricity and telephone wires passing through the
Demised Premises and the right to run water, oil, gas, air, waste and
electricity in or through the said pipes, conduits, ducts, or wires to other
parts of the building.



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ANNEXURE "B" TO LEASE BETWEEN VYRIL ANTHONY VELLA AND COLLAGE
INTERNATIONAL PTY LIMITED DATED      DAY OF          1995


1.       AMENDMENTS TO MEMORANDUM

         Clauses 4, 5 and 6 of Memorandum No. X916489 shall not apply to this
         lease.

2.       RENT

2.01     The Lessee covenants with the Lessor that the Lessee will during the
         whole of the term hereby granted pay to the Lessor or as the Lessor
         shall direct in writing free of exchange and all deductions the rent
         specified in this clause and in Item 2 of the Reference Schedule of
         this Lease by equal monthly installments in advance.

2.02     The rent payable during the period form 15 August 1996 to 31 March 1997
         shall be calculated at the rate per annum specified in Item 2 of the
         Reference Schedule.

2.03     The rent payable during the period from 1 April 1997 to 31 March 1998
         shall be which ever is the greater of:-

         (a)      the rent per annum payable during the period referred to
                  in Clause 2.02 plus five per cent (5%) thereof;

         (b)      the rent per annum ascertained in accordance with Clause
                  3 hereof.

2.04     The rent payable during the period from 1 April 1998 to 31 March 1999
         shall be the rent payable under Clause 2.03 hereof plus fiver per cent
         (5%) thereof.

2.05     The rent payable during the period from 1 April 1999 to 14 August 1999
         shall be calculated at the rate per annum of which ever is the greater
         of:-

         (a)      the rent per annum payable during the period referred to
                  in Clause 2.04 plus five per cent (5%) thereof; and

         (b)      the rent per annum ascertained in accordance with Clause
                  3 hereof.

3.       CURRENT MARKET RENT

3.01     Whenever the rent is to be ascertained in accordance with this clause,
         the rent ascertained shall be the current annual market rent in respect
         of the premises as at the date of commencement of the relevant period,
         and is in this clause referred to as the "Annual Market Rent."



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3.02     The Lessor shall within the period commencing sixty (60) days
         period to the date of commencement of the relevant period and
         expiring thirty (30) days after the date of commencement of
         the relevant period give a written notice to the Lessee
         specifying the amount which the Lessor considers to be the
         Annual Market Rental as at the date of commencement of the
         relevant period (herein called "the review date") and unless
         the Lessee serves a notice on the Lessor in accordance and
         within the time specified in Clause 3.03 (in which regard time
         shall be of the essence) then the amount stated in the notice
         served by the Lessor pursuant to this Clause 3.02 shall be the
         amount of the Annual Market Rent as at the review date.

3.03     The Lessee, may within twenty-one (21) days after receipt of the
         Lessor's notice given under Clause 3.02 (in which regard time shall be
         of the essence) notify the Lessor in writing that the Lessee disputes
         the amount specified by the Lessor in such notice as the Annual Market
         Rental.

3.04     Within fourteen (14) days after notification by the Lessee to
         the Lessor pursuant to Clause 3.03 (in which regard time shall
         be of the essence), each of the Lessor and the Lessee shall
         appoint a valuer and notify each other in writing within that
         period of the name and address of the valuer so appointed. The
         two (2) valuers so appointed shall jointly determine the
         Annual Market Rental and such determination shall be final and
         binding on the Lessor and the Lessee.  Each such valuer shall
         be a full member of not less than five (5) years standing of
         the New South Wales Division of the Australian Institute of
         Valuers (which term includes, in the event that such Institute
         of Valuers such body or association as then serves
         substantially the same objects as such Institute does at the
         date of commencement of the term of this Lease) and shall be
         the holder of a license to practice as a valuer of the kind of
         premises demised by the Lease.  If either the Lessor or the
         Lessee fails to appoint a valuer in accordance with this
         Clause 3.04 or to notify the other party of the name and
         address of such valuer within the period of fourteen (14) days
         hereinbefore mentioned (in which regard time shall be of the
         essence), the party so failing shall forthwith upon the valuer
         under this Clause 3.04 and the valuer who has been appointed
         and whole appointment has been notified in accordance with
         this Clause 3.04 shall determine the Annual Market Rental at
         the review date and his decision shall be final and binding on
         the Lessor and the Lessee.

3.05     If each party fails to appoint a valuer in accordance with
         Clause 3.04 or o notify the other party of the name and

         address of such valuer within the period of fourteen (14) days
         hereinbefore mentioned (in which regard time shall be of the
         essence) or if the valuers respectively appointed by the
         Lessor and the Lessee are unable to agree upon the amount of
         the Annual Market Rental within twenty-eight (28) days after
         service by the Lessee on the Lessor of the notice referred to


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         in Clause 3.03 (in which regard time shall be of the essence), the
         amount of the Annual Market Rental as at the review date shall be
         determined by a valuer appointed, on the request of either the Lessor
         or the Lessee, by the President or other principal officer for the time
         being of the New South Wales Division of the Australian Institute of
         Valuers and such valuer shall be a full member of not less than five
         (5) years standing of the New South Wales Division of the Australian
         Institute of Valuers or such other body or association as aforesaid and
         shall be the holder of a license to practice as a valuer of the kind of
         premises demised by the Lease. The President or other principal officer
         shall cause notice of such appointment to be served on each of the
         Lessor and the Lessee as soon as possible thereafter.

3.06     The valuer so appointed shall determine the Annual Market Rental a at
         the relevant review date and shall serve written notice of such
         determination on each of the Lessor and the Lessee within twenty-eight
         (28) days after the date of his appointment (in which regard time shall
         be of the essence).

3.07     The valuer or valuers so appointed under Clause 3.04 or 3.05
         shall in making their determinations:-

         (a)      act as an expert and not as an arbitrator;

         (b)      take into account all written representations received
                  from either the Lessor or the Lessee or any
                  representative thereof within fourteen (14) days after
                  notice of such appointment is served on each of the
                  Lessor and the Lessee but shall not consider any oral
                  representation whatsoever nor any written representation
                  received after the expiration of such period of fourteen
                  (14) days;

         (c)      take no account of any goodwill attributable to the
                  demised premises by reason of the trade, business or
                  activity carried on therein by the Lessee;

         (d)      take no account of the value of the Lessee's fixtures and
                  fittings in the Demised Premises nor of any deleterious
                  condition of the Demised Premises if such condition results
                  from any breach of any term of this Lease by the Lessee;


         (e)      take no account of any premium paid or payable or rent
                  abatement or other concession or inducement given or to be
                  given to the Lessee or to the occupier of any premises
                  comparable to the Demised Premises;

         (f)      have regard to the current annual rental value of
                  comparable premises in the Building or elsewhere in the
                  area in which the Building is situated;



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         (g)      value the Demised Premises as being available to be let by a
                  willing landlord to a willing tenant as a whole with vacant
                  possession and on the terms and conditions of this Lease
                  (other than the amount of the annual rent hereby reserved but
                  including the provisions for rent review);

         (h)      assume that the Lessee has performed all obligations on
                  its part contained in the Lease.

3.08     The determination of Annual Market Rental by such valuer shall be final
         and binding on the Lessor and the Lessee, who shall bear the costs of
         such determination equally.

4.       REIMBURSEMENT OF OUTGOINGS

4.01     For the purposes of this Clause 4 the expression "Operating
         Expenses" means all costs, charges, expenses, fees and other
         outgoings paid or payable by the Lessor in managing,
         supervising, operating, cleaning, painting, lighting,
         policing, maintaining and keeping secure the building of which
         the Demised Premises form part (herein called "the Building")
         and the land upon which the Building is erected (herein called
         "the Land") including in particular, but without limiting the
         generality of the foregoing, the following:-

         (a)      all rates and taxes (including land tax), charges,
                  assessments, rents, duties and fees at any time or from
                  time to time payable to any government, local government,
                  semi-government or other competent authority levied,
                  assessed or charged in respect of the Building and/or
                  Land (irrespective of the ownership thereof) including
                  any rental or occupation fee charged by or payable to any
                  such body authority or department in respect of the
                  Building and/or the Land;

         (b)      all insurance premiums payable by the Lessor in respect
                  of the Land and/or the Building and the fittings and
                  fixtures of the Lessor therein in their full insurable
                  reinstatement value against fire flood lightning storm

                  and tempest and in respect of insurance of the Land an/or
                  the Building and the Lessor against such other risks
                  (referable to the Land and/or the Building or the Lessor
                  in relation to the Lessor's ownership or interest in the
                  Land and/or the Building) as the Lessor may deem
                  necessary or desirable including public risk,
                  consequential loss and loss of rent;

         (c)      the cost of all service s supplied to the Land and/or the
                  Building including, but without limiting the generality of the
                  foregoing, all changes for electricity, gas, water, oil,
                  telephone, sewerage and garbage services;

         (d)      the cost of all services provided by the Lessor for
                  tenants and other occupants in the Building and visitors


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                  to the Building including, but without limiting the generality
                  of the foregoing, the cost of examining, operating,
                  maintaining and repairing (including repairing by way of
                  replacement) any plant and equipment in the Building and
                  cleaning, lighting and servicing those parts of the Land
                  provided by the Lessor from time to time for common use by the
                  occupants of the Building (herein called "the Common Area");

         (e)      all costs for or in connection with the maintenance,
                  operation, renovation and upkeep of the Land and/or the
                  Building excluding the cost of any structural work and the
                  cost of any work the payment for which is the responsibility
                  of a particular tenant or occupier in the Building;

         (f)      all reasonable management, control and security costs
                  (including any fees payable to the Lessor's Managing Agents)
                  in connection with the Land and/or the Building including, but
                  without limiting the generality of the foregoing, salaries,
                  wages, pay roll tax, superannuation and pension payments and
                  workers' compensation insurance premiums;

         (g)      the cost of the maintenance, repair and testing of all fire
                  fighting protection equipment including sprinkler
                  installations, hydrants, fire extinguishers, smoke detectors
                  and fire fighting equipment installed by the Lessor throughout
                  the Building together with charges rendered by any authority
                  or person in the supply, maintenance, servicing and monitoring
                  of fire alarms;

         (h)      all costs incurred in the control of and eradication of
                  all pests in Common Area;

         (i)      all costs incurred in the lease, hire, repair,

                  maintenance and running of all public address and
                  background music systems in the Common Area (if
                  installed);

         (k)      the cost of the removal of all waste and garbage from the
                  Building and the Land;

         (l)      the expenses of the Lessor in supplying paper, towels, soaps
                  and other toilet and ablution requisites in the washrooms and
                  lavatories of the Building.

4.02     In this Clause 4, the expression "Lease Year" means any period of
         twelve (12) months ending 31 December.

4.03     In respect of any Lease Year the whole of which is part of the term of
         this Lease, the Lessee shall pay to the Lessor an amount equal to the
         percentage specified in Item 4 of the


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         Reference Schedule of the Operating Expenses in that Lease
         Year.

4.04     In respect of any Lease Year part of which (such part being hereinafter
         referred to as "the Broken Period") is part of the Term of this Lease,
         the Lessee shall pay to the Lessor an amount calculated in accordance
         with the following formula:-

<TABLE>
<S>                           <C>                             <C>                                   <C>
Amount                        Number of                       Percentage                            Amount of the
Payable                       Days in                         specified in                          Operating
for Broken  =                 Broken     x                    Item 4 of      x                      Expenses in the
Period                        Period                          the Reference                         Lease Year of
                              ------                          Schedule                              which the Broken
                               365                                                                  Period is part
</TABLE>

4.05     As soon as practicable after the end of each Lease Year the
         Lessor shall give to the Lessee a statement in writing
         specifying the aggregate of the Operating Expenses for that
         Lease Year and the amount payable by the Lessee in relation
         thereto (the amount payable by the Lessee being hereinafter
         referred to as "the Lessee's Contribution").  Except in the
         case of manifest error notified by either party to the other
         in writing within fourteen (14) days of the service of such
         statement on the Lessee, such statement shall be conclusive
         evidence as to the matters stated therein.  The Lessee shall
         pay the Lessee's Contribution specified in any statement given
         pursuant to this subclause to the Lessor or as the Lessor may
         otherwise direct in writing within twenty-eight (28) days

         after service of such statement on the Lessee.

4.06     The Lessor may from time to time give to the Lessee a
         statement in writing of the Lessor's reasonable estimate of
         the Lessee's Contribution for the current Lease Year whereupon
         the Lessee shall pay the estimated Lessee's Contribution by
         equal monthly installments in advance on the days on which
         monthly installments of rental are payable under this Lease.
         The Lessor may from time to time by statement in writing to
         the Lessee revise its estimate of the Lessee's Contribution
         for the current Lease Year and may require that the amount of
         the monthly installments thereof payable by the Lessee be
         adjusted so that the total estimated Lessee's Contribution
         shall have been paid by the expiry of that Lease Year.  At the
         end of each Lease Year any necessary adjustment between the
         estimated Lessee's Contribution and the actual Lessee's
         Contribution shall be made within the twenty-eight (28) day
         period referred to in Clause 4.05 by way of refund to or
         further payment by the Lessee as the case may be.

5.       CAR PARKING



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         During the term hereof and any extension of this Lease or holding over
         thereunder the Lessee and its employees, agents, contractors, customers
         and others having business with the Lessee shall have the right to use
         in common with the Lessor and other authorized persons seven (7) cars
         in the spaces nearest to the Demised Premises. The Lessee will not
         suffer or permit any vehicle owned or driven by any employee or
         authorized person to remain standing in any area other than such
         portion of the car park. The Lessee will at all times when requested by
         the Lessor so to do furnish to the Lessor an up-to-date list of the
         registration numbers of all motor vehicles owned or driven by the
         Lessee's employees or servants and will promptly notify the Lessor of
         any changes in the particulars contained in such list.

6.       COMMON AREA

6.01     Control of Common Area - Without prejudice to any right hereby granted
         to the Lessee to use and occupy any part or parts of the Common Area
         for the purpose of parking motor vehicles:-

         (a)      The Lessor shall make available from time to time such parts
                  of the Common Area as the Lessor in its sole discretion shall
                  from time to time deem appropriate. The Lessor reserves the
                  right from time to time to discontinue or to change the size
                  location and nature of the Common Area or any part of parts
                  thereof.


         (b)      The Lessor may at any time close temporarily any part of the
                  Common Area for the purpose of making repairs or changes to
                  discourage non-customers' parking and may do such other acts
                  in and on the Common Area or any part thereof as in its
                  discretion may be desirable to improve the convenience
                  thereof.

6.02     MAINTENANCE OF COMMON AREA - The Lessor will subject to the
         provisions of this Lease maintain the Common Area during the
         term of this Lease inclusive of the exterior walls and all
         parking space, roads, pavements, public rest rooms, water
         drainage, lighting and other facilities shall be maintained
         and the expenditure thereon shall be at the absolute and
         uncontrolled discretion of the Lessor.

7.       PAINTING OF INTERIOR
         At least once during every period of five (5) years from the
         commencement of this Lease whilst the Lessee remains in occupation and
         also on ceasing to occupy the Demised Premises for any reason if so
         required by the Lessor the Lessee shall paint or otherwise treat in an
         appropriate manner all the internal surfaces of the Demised Premises
         with at least two (2) coats of good oil paint or other suitable
         material of the best quality in a proper and workmanlike manner to
         standards reasonably determined by the Lessor.


<PAGE>




8.       AIR CONDITIONING PLANT
         The Lessee shall keep and maintain the air conditioning plant in the
         Demised Premises in good order and substantial repair and condition and
         in proper working order at all times during the currency of this Lease
         at its own expense.

9.       EXISTING EQUIPMENT
         The Lessor agrees that the partitions and blinds in the mezzanine
         office and the burglar alarm and cool room in the Demised Premise shall
         be Lessor's fixtures for the purposes of this Lease and shall remain in
         and form part of the Demised Premises for the purpose of this Lease.

10.      The Lessee shall at or prior to the expiration of the term remove the
         freezer referred to in Clause 11 of the Lease Registered No. E428896
         and the provisions of Clause 33 of Memorandum No. X916489 will apply in
         respect of such removal.

SIGNED SEALED AND DELIVERED                          )
by THOMAS UNGCHUM YI                                 )
in the presence of:                                  )




SIGNED SEALED AND DELIVERED                          )
by MARC JOSEPH HIGGINS                               )
in the presence of:                                  )


THE COMMON SEAL OF COLLAGE                           )
INTERNATIONAL PTY LIMITED                            )
was hereunto affixed in                              )
accordance with its Articles                         )
of Association in the                                )
presence of:                                         )


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                               THE REFERENCE TABLE

<TABLE>
<S>                                                  <C>
ITEM 1:           Clause 1(d)                        Covenantor
                  Memorandum
                                                     Thomas Ungchum Yi, 50 Arnott Road,
                                                     Marayong
                                                     Marc Joseph Higgins,
                                                     38/2 Charles
                                                     Street, P

ITEM 2:           Clause 2                           Rent
                  Lease
                                                     $73,000.00

ITEM 3:                                              Not applicable

ITEM 4:           Clause 3.03                        Lessee's Proportion of Outgoings
                  Lease                              36.1%

ITEM 5:           Clause 8                           Further Term
                  Lease                              Not applicable

ITEM 6:           Clause 9                           Use of Premises
                  Memorandum                         Storage and distribution of
                                                     cosmetics, health foods and
                                                     promotional gifts.

ITEM 7:           Clause 32                          Interest on Arrears
                  Memorandum                         Fourteen per cent (14.00%)

ITEM 8:           Clause 43(a)                       Amount of Bank Guarantee
                  Memorandum                         Three (3) months rent

ITEM 9:           Clause 43(b)                       Amount of Substituted Bank Guarantee
                                                     Three (3) months rent

</TABLE>