Exhibit 10.16

                                    SUBLEASE

THIS AGREEMENT made this 12 day of /s/ , 2002 by and between Blau Marketing
Technologies, Inc., a Delaware corporation having offices at 350 Hudson Street,
New York, New York 10014 ("Sublandlord") and Maxmillian Partners LLC, a limited
liability company having offices at 191 Post Road West, Westport CT 06880
("Subtenant").

                                   WITNESSETH

WHEREAS, Sublandlord leases 21,016 rentable square feet known as Suite 1.00
("Sublandlord Premises") of the building known as 372 Danbury Road ("Building"),
in Wilton, Connecticut pursuant to a lease dated May 19, 1999 ("Prime Lease")
between 372 Wilton Associates LLC ("Prime Landlord") and Blau Marketing
Technologies, Inc., a subsidiary of Circle.com LLC., predecessor in interest to
Sublandlord, as tenant, for a term which expires on September 30, 2009.

WHEREAS, Subtenant desires to sublease a portion of the Sublandlord Premises
from Sublandlord and Sublandlord has agreed to sublease a portion of the
Sublandlord Premises to Subtenant upon the terms and conditions hereinafter set
forth.

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, and in consideration of the mutual covenants
contained herein, the parties hereto covenant and agree as follows:

                            ARTICLE 1 - DEFINITIONS

1.01     Except as expressly provided herein, all the terms used herein shall
         have the respective meanings set forth in the Prime Lease.

                              ARTICLE 2 - PREMISES

2.01     Sublandlord hereby subleases to Subtenant and Subtenant hereby
         subleases from Sublandlord Suite 187 consisting of approximately 2,739
         rentable square feet of the Sublandlord Premises ("Premises"), together
         with the partitions therein for a term ("Term") commencing upon the
         date ("Commencement Date") which is the later to occur of:

      (a)   August 21, 2002, and

      (b)   the date on which the Prime Landlord consents to this Sublease and
            continuing until September 29, 2009 unless sooner terminated in
            accordance with the provisions hereof.

2.02     Upon the termination of this Sublease, Subtenant shall surrender
         possession of the Premises in the condition required pursuant to the
         provisions of the Prime Lease including the provisions of Sections 22
         and 51. Subtenant shall remove all Subtenant's trade fixtures,
         furniture, equipment and other personal property prior to the
         expiration of the Term, and deliver the Premises in good repair and
         condition subject to reasonable wear and tear.
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                                ARTICLE 3 - RENT

3.01     Commencing on the date which is the sixtieth (60th) clay following the
         Commencement Date ("Rent Commencement Date") Subtenant shall pay to
         Sublandlord at the address set forth above (or at such other address as
         Sublandlord may, from time to time, designate by written notice to
         Subtenant), base rental ("Base Rent") at the rate of forty nine
         thousand nine hundred eighty six and 75/100 dollars ($49,986.75) per
         annum (further defined as $16.50 base rent per square foot and $1.75
         per square foot for electricity), which shall be payable in equal
         monthly installments of four thousand one hundred sixty five and 56/100
         dollars ($4,165.56). Provided this Sublease is still in full force and
         effect, and Subtenant is not in default of its obligations pursuant to
         this Sublease beyond the applicable period for notice and cure,
         Subtenant shall not be obligated to pay Base Rent for the final month
         of the term.

3.02     All monthly installments of Base Rent shall be payable in advance on
         the first day of each calendar month. Payment of the Base Rent for the
         first month of this Sublease shall be payable upon Subtenant's
         execution of the Sublease. Should the payment of the first month of
         Base Rent or the Security Deposit (as hereinafter defined) be
         dishonored, this Sublease shall be null and void.

3.03     If the Rent Commencement Date is on a date which is not the first day
         of the calendar month, the monthly installment of the Base Rent shall
         be prorated according to the number of the days remaining in the month
         during which this Sublease shall have been in full force and effect
         divided by the actual number of days in that month. Similarly, if the
         Term shall end on a date which is not the last day of the calendar
         month, the monthly installment of Base Rent shall be prorated according
         to the number of the days in the month during which this Sublease shall
         have been in full force and effect divided by the actual number of days
         in that month.

                          ARTICLE 4 - OPTION TO CANCEL

4.01     Subtenant shall have the option to cancel this Sublease by giving
         notice to the other no later than July 31, 2006. In the event Subtenant
         elects to terminate this Sublease and gives notice in accordance with
         the terms of this Sublease, this Sublease shall terminate on July 31,
         2007 with the same force and effect as if such date were set forth as
         the natural expiration of this Sublease. Time shall be of the essence
         in the exercise of the option set forth in this Article 4.

                              ARTICLE 5 - SUBLEASE

5.01     Subtenant shall not assign this Sublease nor sublet the Premises
         without the prior written consent of Sublandlord and Prime Landlord.
         Sublandlord will not unreasonably withhold, delay or condition its
         consent provided the Prime Landlord has consented to such assignment or
         sublease. Subtenant agrees to comply with all the provisions of the
         Prime Lease with respect to any such sublease or assignment.


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5.02     Except as otherwise expressly provided herein, Subtenant shall pay for
         all reasonable fees, costs and expenses payable to the Prime Landlord
         in connection with this Sublease or any sublease or assignment by
         Subtenant.

                 ARTICLE 6 - ASSUMPTION OF CERTAIN TERMS OF THE
                   PRIME SUBLEASE AND PRIME LEASE BY SUBTENANT

6.01     It is specifically understood that this is a Sublease which is subject
         and subordinate to all of the terms, covenants and conditions of the
         Prime Lease. A copy of the Prime Lease is attached hereto as Exhibit
         "A".

6.02     To the extent not inconsistent with the agreements and understandings
         expressed or implied in this Sublease or applicable to the original
         parties pursuant to the Prime Lease (including, without limitation, the
         default provisions therein), the terms, provisions, covenants and
         conditions of the Prime Lease are hereby incorporated into this
         Sublease by reference with the following understandings:

      (a)   The "Landlord" as used in the Prime Lease shall refer to each of the
            Sublandlord and the Prime Landlord and their respective successors
            and assigns (or if the context requires, all of the Sublandlord and
            the Prime Landlord); and the term "Tenant" as used in the Prime
            Lease shall refer to the Subtenant hereunder, its permitted
            successors and assigns.

      (b)   Sublandlord agrees to use reasonable efforts to cause the Prime
            Landlord to fulfill its obligations under the Prime Lease to furnish
            services to the Premises and Building, to repair the same or to
            perform any other acts to make available any other services of
            whatever kind and nature (including, without limitation, the
            furnishing of heat, electricity, air conditioning and cleaning),
            however nothing contained herein shall obligate Sublandlord to
            furnish such services itself.

      (c)   All consents required under the Prime Lease for acts by the tenant
            thereunder must be obtained by Subtenant as a condition to any such
            acts on its part. Any and all consents of Sublandlord shall not be
            unreasonably withheld, delayed or conditioned, except as otherwise
            expressly provided herein. Sublandlord will cooperate with
            Subtenant's activities in dealing with Prime Landlord, to obtain any
            such consents.

6.03     It is expressly understood and agreed by and between the Sublandlord
         and Subtenant that Subtenant agrees to abide by all the terms and
         conditions of the Prime Lease and shall be entitled to all of the
         benefits under the Prime Lease as they relate to the Premises,
         provided, however, the following provisions of the Prime Lease are
         expressly excluded from (and not incorporated by reference or
         otherwise) this Sublease: the second and third sentences of Section 40,
         Sections 41(c), 41(d), 42A, 42B, 46(b), 49, 63, 64, 65, 66, and 68, the
         4th sentence of Section 78 and Sections 82, 83, 84, 85, 86 and 87.

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6.04     Whenever in the Prime Lease a time is specified for the giving of any
         notice or the making of any demand by the tenant thereunder, such time
         is hereby changed (for the purpose of the Sublease only) by adding two
         (2) days thereto, and whenever in the Prime Lease a time is specified
         for the giving of any notice or the making of any demand by the Prime
         Landlord, such time is hereby changed (for the purpose of this Sublease
         only) by subtracting two (2) days therefrom. It is the purpose and
         intent of the foregoing provision to provide the Sublandlord with time
         within which to transmit to the Prime Landlord any notices or demands
         received from Subtenant and to transmit to the Subtenant any notices or
         demands received from the Prime Landlord.

6.05     Sublandlord hereby warrants and represents that (a) the Prime Lease is
         in full force and effect and (b) the Sublandlord is not in default
         thereunder.

6.06     The Subtenant agrees that in any case where the provisions of this
         Sublease require the consent or approval of the Sublandlord prior to
         the taking of any action, it shall be a condition precedent to the
         taking of such action that the prior consent or approval of the
         Sublandlord and Prime Landlord shall have been obtained if the consent
         of the Landlord must be obtained under the Prime Lease in such cases.
         The Sublandlord agrees to promptly transmit Subtenant's requests for
         such consent or approval to the Prime Landlord and shall cooperate with
         Subtenant's efforts to have any discontinued or defaulted services
         resumed.

                       ARTICLE 7 - CONDITION OF PREMISES

7.01     Subtenant hereby agrees to sublet the Premises in their "as is"
         condition, it being understood that Sublandlord has not agreed to
         perform any work or alter or improve the Premises in any respect,
         provided, however, Sublandlord shall at Sublandlord's sole cost and
         expense remove any removable partitions which Subtenant advises
         Sublandlord Subtenant wants to be removed. Subtenant shall notify
         Sublandlord of the partitions Subtenant desires Sublandlord to remove
         within ten (10) days of the date Subtenant signs this Sublease.
         Sublandlord has not made any guaranties or representations with respect
         to the Premises or the Building, except as expressly set forth herein.

7.02     If Subtenant desires to make any alterations or improvements to the
         Premises, Subtenant shall be required to obtain Sublandlord's approval
         thereof in addition to securing the Prime Landlord's approval as
         required by the Prime Lease.

7.03     Other property included is referenced on the attachment, Exhibit A

                          ARTICLE 8 - INDEMNIFICATION

8.01     Sublandlord hereby covenants and agrees to indemnify, defend and hold
         Subtenant, its successors and assigns harmless from and against any and
         all actions, claims, demands, damages, liabilities and expenses
         (including without limitation, reasonable attorneys' fees) based upon,
         arising out of or incurred on account of (a) any violation, caused,
         suffered or permitted by Sublandlord, its agents, servants, employees
         or their respective successors or assigns of any of the terms,
         covenants or conditions of the Prime Lease or this Sublease; or (b) a
         breach of any of the representations or warranties made by Sublandlord
         to Subtenant in this Sublease.

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<PAGE>

8.02     Subtenant hereby covenants and agrees to indemnify, defend and hold
         Sublandlord, its successors and assigns harmless from and against any
         and all actions, claims, demands, damages, liabilities and expenses
         (including without limitation, reasonable attorneys fees) based upon,
         arising out of or incurred on account of (a) any violation, caused,
         suffered or permitted by Subtenant, its agents, servants, employees or
         their respective successors or assigns, of any of the terms, covenants
         or conditions, of the Prime Lease or this Sublease; (b) any damage or
         injury to persons or property in connection with the use or occupation
         of the Premises by Subtenant; or (c) the payment of any transfer,
         sales, use or other taxes which may be payable with respect to this
         Sublease or the Furniture.

8.03     The provisions of this Article VIII and of Article IX shall survive the
         expiration or sooner termination of this Sublease.

8.04     If Subtenant shall fail to perform any of the terms, provisions,
         covenants or conditions of this Sublease on its part to be performed,
         which failure constitutes a default under the Prime Lease then
         Sublandlord may, but shall not be obligated to, after 10 days notice,
         perform any such term, provision, covenant or condition on Subtenant's
         behalf and the full cost and expense therefor shall immediately be due
         and owing by Subtenant to Sublandlord, together with interest thereon
         at the lesser of the rate of two points above

8.05     the rate quoted by Citibank N.A. as its prime rate from the date of
         such default to the date of payment by Subtenant, or the maximum
         interest rate allowed by law. The option given to Sublandlord herein is
         for the sole protection of Sublandlord and shall in no event release
         Subtenant from its obligations to perform the terms, obligations,
         covenants and provisions on its part to be performed hereunder or to
         deprive Sublandlord of any legal rights or remedies which it may have
         by reason of the default.

                             ARTICLE 9 - BROKERAGE

9.01     Sublandlord and Subtenant each represent and warrant to the other that
         no leasing agent or broker has been involved with this Sublease and
         that this Sublease was not brought about or procured through the use,
         negotiation and/or instrumentality of any other agent or broker other
         than Barbara's Realty, Inc. (collectively, "Broker"). Each of
         Sublandlord and Subtenant covenant and agrees to indemnify and hold the
         other harmless from and against any and all claims for commissions and
         other compensation made by any other agent or agents and/or any other
         broker or brokers based on any dealings between the indemnifying party
         and any other agent or agents and/or any broker or brokers, together
         with all costs and expenses incurred in resisting such claims
         (including, without limitation, reasonable attorneys fees). Sublandlord
         will pay the Broker any fees or commissions which may be payable to
         Broker with respect to this Sublease pursuant to a separate written
         agreement.

                          ARTICLE 10 - QUIET ENJOYMENT

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<PAGE>

10.01    Sublandlord agrees that Subtenant upon paying the rent and all other
         sums and charges as herein provided and observing and keeping the
         covenants, agreements and conditions of this Sublease on its part to be
         observed and kept, Subtenant shall have quiet enjoyment of the Premises
         during the Term, subject to the terms and provisions of the Prime
         Lease.

                              ARTICLE 11 - CONSENT

11.01    This Sublease is conditional on the prior written approval of the Prime
         Landlord and shall be void and of no force and effect unless and until
         the Prime Landlord gives such consent. Sublandlord shall use diligent
         efforts to obtain the Prime Landlord's consent.

                         ARTICLE 12 - SECURITY DEPOSIT

12.01    Subtenant has deposited the sum of twenty four thousand nine hundred
         ninety three and 36/100 ($24,993.36) ("Security Deposit") as security
         for the full and faithful performance of all the terms, covenants and
         conditions of this Sublease. The Security Deposit will be held in a
         separate escrow account but may be applied by Sublandlord to cure any
         default of Subtenant under this Sublease, and upon notice by
         Sublandlord of such application, Subtenant shall replenish the Security
         Deposit in full by paying to Sublandlord within five (5) days of demand
         the amount so applied. The Security Deposit shall not be deemed an
         advance payment of rent, nor a measure of damages for any default by
         Subtenant under this Sublease, nor shall it be a bar or defense (except
         to the extent actually applied by Sublandlord to amounts due from
         Subtenant hereunder) of any action which Sublandlord may at the time
         commence against Subtenant. In the absence of evidence satisfactory to
         Sublandlord of an assignment of the right to receive the Security
         Deposit or the remaining balance thereof, Sublandlord may return the
         Security Deposit to the original Subtenant, regardless of one or more
         assignments of this Sublease. Upon the transfer Sublandlord's interest
         under this Sublease, Sublandlord's obligation to Subtenant with respect
         to the Security Deposit shall terminate upon assumption of such
         obligation by the transferee.

12.02    If Subtenant shall fully and faithfully comply with all the terms,
         provisions and conditions of the Sublease, Subtenant may reduce the
         Security Deposit as of the date which is eighteen (18) months after the
         Commencement Date to the sum of twelve thousand four hundred ninety six
         and 68/100 dollars ($12,496.68) and from and after such date, the
         Security Deposit shall be such reduced amount. In the event Subtenant
         is entitled to reduce the amount of the Security Deposit in accordance
         with this Section 12.02, Sublandlord shall refund the difference
         between the original Security Deposit and reduced Security Deposit
         permitted hereunder within thirty (30) days of the eighteen (18) month
         anniversary of the Commencement Date. If Subtenant shall not have fully
         and faithfully complied with all the terms, provisions and conditions
         of this Sublease, Subtenant shall have no right to reduce the amount of
         the Security Deposit, and in such event, Sublandlord shall continue to
         hold the Security Deposit required pursuant to the provisions of
         Section 12.01.

12.03    If any default shall occur, Sublandlord may apply the whole or any part
         of the Security Deposit for payment and apply the whole or any part of
         the proceeds thereof, (i) toward the payment of any rent as to which
         Subtenant is in default, (ii) toward any sum which Sublandlord may
         expend or be required to expend by reason of Subtenant's default in

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<PAGE>

         respect of any of the terms, covenants and conditions of this Sublease,
         including, without limitation, any damage, liability or expense
         (including, without limitation, reasonable attorneys' fees and
         disbursements) incurred or suffered by Sublandlord, and (iii) toward
         any damage or deficiency incurred or suffered by Sublandlord in the
         reletting of the Premises, whether such damages or deficiency accrue or
         accrues before or after summary proceedings or other re-entry by
         Sublandlord. If Sublandlord applies or retains any part of the proceeds
         of the Security Deposit, Subtenant, upon demand, shall deposit with
         Sublandlord the amount so applied or retained so that Sublandlord shall
         have the full deposit on hand at all times during the Term. The failure
         of Subtenant to deposit an additional amount of cash shall be deemed a
         material default under this Sublease. If Subtenant shall fully and
         faithfully comply with all of the terms, provisions, covenants and
         conditions of this Sublease, the Security Deposit shall be returned to
         Subtenant after the Expiration Date and after delivery of possession of
         the Premises to Sublandlord in the condition required by this Sublease.
         Subtenant shall not assign or encumber or attempt to assign or encumber
         the monies deposited herein as security and neither Sublandlord nor its
         successors or assigns shall be bound by any such assignment,
         encumbrance, attempted assignment or attempted encumbrance.

12.04    If Subtenant shall fully and faithfully comply with all of the terms,
         provisions, covenants, and conditions of this Sublease, including the
         payment of all Base Rent and additional rent, the Security Deposit, or
         any balance thereof, shall be returned to Subtenant within thirty (30)
         days after the following:

      (a)   the expiration of the term of this Sublease,

      (b)   the removal of Subtenant and its property from the Premises in
            accordance with the terms of this Sublease and Prime Lease; and

      (c)   the surrender of the Sublet Premises in the condition and repair
            existing as of the Commencement Date, subject to reasonable wear and
            tear and in accordance with the terms of the Sublease and the Prime
            Lease.

                         ARTICLE 13 - ENTIRE AGREEMENT

13.01    This Sublease (including the Exhibits annexed hereto, which are
         expressly made a part hereof as though fully set forth herein) contains
         the entire agreement between the parties with respect thereto. This
         Sublease may not be modified, changed or supplemented, nor may any
         obligations hereunder be deemed waived, except by written instrument
         signed by the party to be charged or by its agent duly authorized in
         writing or as otherwise expressly permitted herein. The parties do not
         intend to confer any benefit hereunder on any person, firm or
         corporation other than the parties hereto, except that the rights of
         each of the Prime Landlord with respect to the Premises are intended to
         be preserved.

                            ARTICLE 14 - ATTORNMENT

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14.01    This Sublease shall, at the option of the Prime Landlord or any
         successor Prime Landlord or lessor under any Superior Lease as
         hereinafter defined, remain in full force and effect and the
         subtenant/assignee hereunder shall attorn to and recognize Prime
         Landlord or successor Prime Landlord as owner and landlord hereunder
         and shall promptly upon such party's request, execute and deliver all
         instruments necessary or appropriate to confirm such attornment and
         recognition, provided that; (1) in any type of attornment or "Subject
         To" clause in any foreclosure, Subtenant will not be made a party
         defendant to the foreclosure, nor shall Subtenant's possession of the
         Premises or of any other rights under the Lease or Sublease in this
         respect, be disturbed by reason of any foreclosure, as long as there is
         no default by the Subtenant under the Sublease beyond any applicable
         grace periods providing for the curing of such defaults, and (2)
         Sublandlord has first secured for Subtenant's benefit a Subordination,
         Non Disturbance and Attornment Agreement("SNDA") that is reasonably
         acceptable to Prime Landlord's/Sublandlord's lender and Subtenant,
         which SNDA shall be executed by and among Landlord's/Sublandlord's
         lender, Landlord/Sublandlord and Subtenant. The subtenant/assignee
         hereunder hereby waives all rights under any present or future laws or
         otherwise to elect, by reason of the termination of the Tenant's Lease,
         any underlying Lease or any Superior Lease, to terminate this
         sublease/assignment or surrender possession of the premises demised
         hereby.

                              ARTICLE 15 - NOTICE

15.01    All notices, requests or demands permitted or required to be given by
         the terms of this Sublease or by the Prime Lease shall be given by (a)
         a courier service addressed to such party, (b) by personal delivery
         return receipt requested, or (c) mailed by certified mail, return
         receipt requested fully prepaid and addressed to the party for whom it
         is intended; if to the Sublandlord at the address above written;
         Attention: Chief Financial Officer, with a copy to Euro RSCG Worldwide,
         Inc., 350 Hudson Street, New York, New York 10014, Attention: General
         Counsel, and if to the Subtenant, to the address above mentioned
         Attention: Chief Financial Officer or to such other address as may be
         designated by the respective parties by like notice. Such notice shall
         be deemed received upon delivery or refusal of delivery by the party
         upon whom notice is given.


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<PAGE>

IN WITNESS WHEREOF, Sublandlord and Subtenant have respectively signed and seals
this Sublease as of the day and year first above written.

                                      BEAU MARKETING TECHNOLOGIES, INC.


                                      By: /s/
                                          ---------------------------




                                      MAXMILLIAN PARTNERS, LLC


                                      By: /s/         8-12-02
                                          --------------------------
                                               Patrick Kenney - CEO


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<PAGE>

                                    Addendum

Inventory of furniture included in sublease agreement:

1. Conference room
      o     6 chairs, green/blue fabric
      o     I oval wood conference table

2. Kitchen
      o     GE Space Saver II Microwave oven S/n VV097452B
      o     GE Mini Fridge S/N VV102102

3.       Workstations
      o     (9) Herman Miller Ethospace Workstations 8x8, with 9 white boards
      o     NO CHAIRS with Workstations

4.       Offices
      o     (5) Sets of Geiger Office Furniture, complete with credenza and
            overhead cabinets
      o     (6) Gray back upholstered arm chairs
      o     (4) Guest Office chairs, wooden arms, with small green square
            patterns
      o     (3) Metal book cases

5.       Phone/Wiring Closet
      o     Telco Bix Block ( contains all phone cables to office area)
      o     data Patch panel 72 ports

There were also 5 or 6 small garbage baskets