EXHIBIT 10.1


                                COMMERCIAL LEASE

This lease is made in duplicate between:

(A)  Tradeglobe Consulting Ltd.            ( the "Landlord")
     -----------------------------------
           (landlord's name)

and

(B)  POPstar Communications Canada Corp.   ( the "Tenant")
     -----------------------------------
              (tenant's name)

The Landlord and the Tenant hereby agree as follows:

1.   The Landlord  hereby grants the Tenant a lease of the premises  outlined in
     red (for  dedicated  area) and yellow (for  common  area) on the floor plan
     attached  as  Schedule A located on the Ground & 2nd floors of 107 East 3rd
     Avenue,  Vancouver, BC Canada (the "Premises").  The parties agree that the
     Premises  have a rented area of 5,130 square feet,  excluding  the exterior
     walls.

2.   The term of this  lease  commences  on April 1,  2000 and ends on March 31,
     2001.  If the Tenant  continues  in  occupation  of the  Premises  with the
     consent of the Landlord after expiry of the term of this lease,  the Tenant
     shall be deemed to be leasing the  Premises on a  month-to-month  basis but
     otherwise on the terms as set out in this lease.

3.   The Tenant may use the Premises for   Office Use  and for no other purpose.
                                         -------------
                                       (business purpose)

4.   The commencement date of this lease shall be April 1, 2000.

5.   The Landlord shall also be solely  responsible  for repairs or improvements
     to the structure and to the exterior of the building.

6.   Rent, Security Deposit, Rental Operating and Other Charges

     (a)  The Tenant shall pay the Landlord a "base rent" based on the following
          schedule  which  shall  become  effective  automatically  and  without
          further notice as of the first day of the specified lease month:

              Lease Months                           Monthly Rental
              ------------                           --------------
              Months 1-12                            C$4,488.55
              Months 13-24 (if applicable)           C$4,713.00


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          The Tenant  shall pay the base rent to the  Landlord  in advance on or
          before  the first of each month  commencing  on April 1, 2000 with the
          base rent for any broken  portion  of a  calendar  month in which this
          lease terminates being prorated.

     (b)  The Tenant  shall pay the  Landlord a security  deposit of  C$4,488.55
          immediately  upon the  commencement  date of this  lease.  The  Tenant
          acknowledges  that the  security  deposit  shall  be held by  Landlord
          without  interest as security for the performance by the Tenant of the
          Tenant's covenants and obligations under this lease. The Tenant agrees
          that such deposit may be commingled  with the  Landlord's  other funds
          and that such security  deposit is not an advance payment of rental or
          a measure of the Landlord's  damages in case of default by the Tenant.
          Upon  the  occurrence  of any  event of  default  by the  Tenant,  the
          Landlord may, from time to time, without prejudice to any other remedy
          provided  herein or  provided  by law,  use such  funds to the  extent
          necessary  to make good any arrears of rentals  and any other  damage,
          injury,  expense or liability  caused to the Landlord by such event of
          default, and the Tenant shall pay to the Landlord on demand the amount
          so applied in order to restore the  security  deposit to its  original
          amount. If the Tenant is not then in default hereunder,  any remaining
          balance of such security  deposit shall be returned by the Landlord to
          the Tenant  within thirty (30) days of  termination  of this lease and
          the Tenant's vacating of the Premises.

     (c)  The Tenant shall be responsible  for the Tenant's share (being 58%) of
          the  following  services  and expenses  (referred to as "the  Tenant's
          Share of Rental Operating Charges"):

          -    utilities including but not limited to electricity, gas, water;
          -    property taxes;
          -    cleaning, garbage disposal;
          -    landscaping and gardening;
          -    property insurance; and
          -    security alarm and monitoring.

          The Landlord  shall invoice the Tenant  monthly for the Tenant's Share
          of Rental  Operating  Charges  incurred during the preceding  calendar
          month.  Each  invoice  is  payable in full  within  thirty  days after
          delivery.  The Tenant is deemed to have  admitted  the accuracy of the
          amount  charged  in any  invoice  for the  Tenant's  Share  of  Rental
          Operating  Charges that he or she has not challenged in writing within
          the applicable thirty-day period.

     (d)  The Tenant shall also pay the Landlord as "other charges",  on demand,
          100% of the total costs reasonably incurred by the Landlord, including
          but not  limited  to legal fees in  connection  with the curing of any
          default by the Tenant


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          under this lease,  the collection of payment of rent and the regaining
          of lawful possession of the Premises.

7.   Any services and expenses relevant to the use by the Tenant of the Premises
     and not  specified  in this lease shall be the  responsibility  and for the
     expense of the Tenant.

8.   The Landlord  covenants with the Tenant that so long as the Tenant complies
     with the terms of this lease,  the Tenant may occupy and enjoy the Premises
     without any interruption, subject to the terms herein, from the Landlord.

9.   The Landlord is not liable for any damage to the  Tenant's  property or for
     any  injury to any  person in or  coming to or from the  Premises,  however
     caused,  and the  Tenant  agrees to  indemnify  the  Landlord  against  the
     financial  consequences of any such liability.  In this regard,  the Tenant
     shall purchase and maintain public liability  insurance in the amount of no
     less than two million dollars  (C$2,000,000.00)  and shall provide proof of
     this insurance to the Landlord on request.

10.  The Landlord may  terminate  this lease for any one of the following or any
     other causes permitted by law:

     (a)  thirty days' arrears of rent,  other charges and the Tenant's Share of
          Rental Operating Charges;

     (b)  the bankruptcy or insolvency of the Tenant;

     (c)  a material  change in the use of the  Premises by the  Tenant,  and in
          particular  (without  limiting the  generality of this  provision) any
          change  which  affects  the  Landlord's  building  insurance  or which
          constitutes a nuisance.

     (d)  any unauthorized assignment or subletting of this lease by the Tenant;

     (e)  substantial damage to or destruction of the Premises;

     (f)  any sale or  material  change  in use of the  building  in  which  the
          Premises are located by the Landlord; and

     (g)  any significant  willful or negligent damage to the Premises caused by
          the Tenant or by persons permitted on the Premises by the Tenant.

11.  The Tenant  shall not assign or in any  manner  transfer  this lease or any
     estate or interest therein,  or sublet the Premises or any part thereof, or
     grant any license, concession or other right of occupancy of any portion of
     the  Premises  without  the prior  written  consent  of the  Landlord.  The
     Landlord agrees that it will not withhold consent in a wholly  unreasonable
     and arbitrary manner;  however,  in determining whether or not to grant its
     consent, the Landlord shall be entitled to take into


<PAGE>

     consideration  factors including but not limited to the nature of business,
     reputation and net worth of the proposed  transferee,  and the then current
     market  conditions  (including market rentals).  In addition,  the Landlord
     shall also be entitled to charge the Tenant a reasonable fee for processing
     the Tenant's request.

12.  The Tenant  shall keep the  Premises  in a  reasonable  state of repair and
     cleanliness and shall not make  improvements or alterations to the Premises
     without  the  written  consent of the  Landlord,  which  consent may not be
     unreasonably withheld.

13.  The Landlord and the Landlord's agents and  representatives  shall have the
     right to  enter  the  Premises  at any  time in case of an  emergency,  and
     otherwise at all reasonable  times upon reasonable  advance oral or written
     notice  for any  purpose  permitted  pursuant  to the terms of this  lease,
     including, but not limited to, examining the Premises;  making such repairs
     or alterations therein as may be necessary or appropriate in the Landlord's
     sole  judgment  for  the  safety  and   preservation   thereof;   erecting,
     installing,  maintaining,  repairing or replacing wires, cables,  conduits,
     vents, ducts,  risers,  pipes, HVAC equipment or plumbing equipment running
     in, to, or through  the  Premises;  showing  the  Premises  to  prospective
     purchasers  or  mortgagees   and  during  the  last  year  of  this  lease,
     prospective  tenants; and posting notices of  nonresponsibility.  Except in
     the event of an emergency,  the Landlord's agents and representatives shall
     be accompanied by a  representative  of the Tenant  whenever they enter the
     Premises.  The  Tenant  shall use  reasonable  efforts to  accommodate  the
     Landlord's requests for accompanied entry of the Premises.

14.  At the end of the lease, the Tenant shall deliver vacant  possession to the
     Landlord of the Premises in the same  condition as at the  commencement  of
     the lease,  reasonable  wear and tear excepted and except that the Landlord
     may, in the Landlord's sole  discretion,  elect to keep any of the Tenant's
     improvements, alterations, or fixtures.

15.  Any  written  notice  required  or  permitted  to be given by this lease is
     sufficiently  given if sent in  proper  form by  ordinary  mail to the last
     known  address of the party for whom the notice is  intended.  Any  written
     notice sent by ordinary mail in accordance  with this  paragraph is deemed,
     for the  purposes of this lease,  received by the  addressee on the seventh
     day  after  mailing  unless  actually  received  before.  Nothing  in  this
     paragraph  prevents giving written notice in any other manner recognized by
     law.

16.  In this lease,  words importing the singular  include the plural,  and vice
     versa,  and  importing  the  masculine  gender  include the  feminine,  and
     importing an individual  include a corporation  and vice versa.  This lease
     binds and benefits the parties and their respective heirs, successors,  and
     permitted assigns.

17.  If not in default under this lease,  the Tenant has the right to renew this
     lease for a further term of ONE years  exercisable by giving written notice
     of renewal to


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     the Landlord in the three-month period immediately before the expiry of the
     original fixed term of this lease. The renewed lease is granted on the same
     terms as set out in this  lease  except  as to base  rent and  without  any
     further  right of  renewal.  The base  rent  payable  by the  Tenant in the
     renewed term may be agreed  between the  Landlord  and Tenant but,  failing
     such agreement  before  commencement of the renewed term of the lease,  the
     amount  of the base  rent  shall be  referred  to and  settled  by a single
     arbitrator agreed upon by the parties or, in default of such agreement,  to
     a  single  arbitrator  appointed  pursuant  to  the  legislation  governing
     submissions  to  arbitration  in the  jurisdiction  whose laws  govern this
     agreement.  The  decision  of the  arbitrator  is final and  binding on the
     parties with no right of appeal.

 Executed under seal on   April 1, 2000.
                         ---------------
                             (date)


Signed, sealed, and delivered           )
in the presence of:                     )
                                        )
                      107 E. 3rd Ave.   )
/s/ Don Lau           Vancouver, B.C.   )     /s/ Thompson Chu
--------------------------------------  )     Thompson Chu, Director
Witness (Don Lau)                       )     The Landlord


                                        )
                      107 E. 3rd Ave.   )
/s/ Don Lau           Vancouver, B.C.   )     /s/ John McDermott
--------------------------------------  )     John McDermott, President
Witness (Don Lau)                       )     The Tenant