Exhibit 10.20

                                LEASE AGREEMENT
                           BUSINESS AND COMMERCIAL USE


      THIS LEASE AGREEMENT, made the 28th day of January 2003,

      BETWEEN Future Land Investments, Inc. referred to as the "Landlord", whose
address is 149 Durham Road, South Plainfield, NJ

      AND Two River Community Bank referred to as the "Tenant", whose address is
1250 Highway 35 South, Middletown, NJ

      1.  Premises.  The Landlord does hereby lease to the Tenant and the Tenant
does hereby rent from the Landlord, the following described premises:

          500-502 Angel Street and Highway 35
          Aberdeen, New Jersey
          Lot 1.01 on the attached survey(Excluding lot 1.02)

      2. Term. This Lease is for a term of Ten (10) Years commencing on April 1,
2003,  and ending on March 31, 2013,  with two renewal  options of Five (5) year
terms.  Each  renewal  shall be under the terms and  conditions  as the  primary
lease.  The  option to renew  shall be given in  writing  with in six (6) months
preceding the lease termination.

      3. Use. The  premises  are to be used and  occupied  only and for no other
purchase than Banking . The Tenant will not, and will not allow others to occupy
or use the Premises or any part thereof for any purpose  other than as specified
in this Paragraph 3, nor for any purpose deemed unlawful, disreputable, or extra
hazardous, on account of fire or other casualty.

      4. Rent.  The Tenant  agrees to pay $3,900 a month as rent,  to be paid as
follows:  $3,900.00  per  month,  due on the 1st day of each  month.  The  first
payment of rent and  security  deposit is due of  $7,850.00  upon the signing of
this  Lease by the  Tenant.  The  Tenant  must pay a late  charge of $ 100.00 as
additional  rent for each  payment  that is more  than 10 days  late.  This late
charge is due with the monthly rent  payment.  The Tenant must also pay a fee of
$25.00 as additional rent for any dishonored check. From January 1, 2003 through
March 31,  2003 no rent is due and  tenant  shall be  permitted  to  occupy  the
premises and prepare for the  construction.  From April 1, 2003 to September 30,
2003 the rent shall be $2000.00 a month.  Starting  from October 1, 2003 on rent
will be the full amount of $3,900.00.

      5. Repairs and Care.  The Tenant has examined the Premises and has entered
into this Lease without any representation on the part of the Landlord as to the
condition  thereof.  The Tenant will take good care of the Premises and will, at
the  Tenant's  own  cost and  expense,  make all  repairs,  including  painting,
decorating,  and will  maintain  the  Premises  in good  condition  and state of
repair,  and at the end or other expiration of the term hereof,  will deliver up
the Premises

<PAGE>

in good order and condition,  wear and tear from a reasonable  use thereof,  and
damage by the  elements not  resulting  from the neglect or fault of the Tenant,
excepted.   The  Tenant  will  neither  encumber  nor  obstruct  the  sidewalks,
driveways, yards, entrances, hallways and stairs, but will keep and maintain the
same in a clean condition, free from debris, trash, refuse, snow and ice

      6. Alterations and Improvements. No alterations, additions or improvements
may be made, and no climate regulating,  air conditioning,  cooling,  heating or
sprinkler systems, television or radio antennas, heavy equipment,  apparatus and
fixtures,  may be installed in or attached to the Premises,  without the written
consent of the Landlord.  Unless otherwise  provided herein,  such  alterations,
etc.,  when made,  installed in or attached to the Premises,  will belong to and
become the property of the Landlord  and will be  surrendered  with the Premises
and as part thereof upon the  expiration  or sooner  termination  of this Lease,
without  hindrance,  molestation or injury.  Consents from Landlord shall not be
unreasonably withheld.

      7. Signs.  The Tenant may not place nor allow to be placed any signs upon,
in or about the  Premises,  except as may be  consented  to by the  Landlord  in
writing. The Landlord or the Landlord's agents, employees or representatives may
remove  any such  signs in order to paint or make any  repairs,  alterations  or
improvements in or upon the Premises or any part thereof, but such signs will be
replaced  at  the   Landlord's   expense  when  such  repairs,   alterations  or
improvements  are  completed.  Any signs  permitted by the Landlord  will at all
times  conform  with all  municipal  ordinances  or other  laws and  regulations
applicable thereto. Consents from Landlord shall not be unreasonably withheld.

      8. Utilities.  The Tenant will pay when due all rents or charges for water
or other  utilities used by the Tenant,  which are or may be assessed or imposed
upon the Premises or charged to the Landlord by the suppliers thereof during the
term hereof,  and if not paid, such rents or charges will be added to and become
payable as additional  rent with the  installment  of rent next due or within 30
days of demand therefor, whichever occurs sooner.

      9.1 Compliance  with Laws,  etc. The Tenant will promptly  comply with all
laws,  ordinances,  rules,  regulations,  requirements  and  directives  of  all
Governmental or Public Authorities and of all their subdivisions,  applicable to
and affecting the Premises,  or the use and occupancy of the Premises,  and will
promptly comply with all orders, regulations, requirements and directives of the
Board of Fire Underwriters or similar  authority and of any insurance  companies
which have  issued or are about to issue  policies  of  insurance  covering  the
Premises and its contents, for the prevention of fire or other casualty,  damage
or injury, at the Tenant's own cost and expense.

      9.2 Regulatory Approval. The obligation of TENANT to comply with the terms
and conditions of this Lease are subject to the receipt by Tenant of appropriate
federal and state regulatory approvals for the operation of a branch of its bank
in the Demised Premises within ninety (90) days of date hereof. The Tenant shall
use its best efforts to immediately  apply for said federal and state  approvals
and to  diligently  prosecute its approval  applications.  In the event that the
TENANT has not obtained said approvals  within ninety (90) day period,  then the
LANDLORD OR THE TENANT  shall have the right to terminate  this Lease,  in which
event  neither  party shall have any  further  obligation.  Tenant will  forfeit
security deposit and all rents paid is terminated by the tenant.

                                       2
<PAGE>

      10.  Assignment.  The Tenant will not,  without the written consent of the
Landlord, assign, mortgage or hypothecate this Lease, nor sublet or sublease the
Premises or any part thereof. The restrictions on assignment and subletting will
also apply to: (a) any assignment or subletting  that occurs by operation of law
(including by reason of the death of the Tenant, if the Tenant is an individual,
or, if the  Tenant  is an  entity,  by  merger,  consolidation,  reorganization,
transfer or other change in or of the Tenant's structure); (b) any assignment or
subletting  to or by a receiver or trustee in any  federal or state  bankruptcy,
insolvency or other proceedings;  (c) the sale, assignment or transfer of all or
substantially  all of the assets of the Tenant outside of the ordinary course of
the Tenant's business, with or without specific assignment of this Lease, or (d)
if the Tenant is an entity,  the direct or indirect  sale,  redemption  or other
transfer of fifty percent  (50%) or more of the voting  equity  interests in the
Tenant  or the  acquisition  of a fifty  percent  (50%)  or more  voting  equity
interest  in the  Tenant.  Consent  of the  Landlord  will  not be  unreasonably
withheld or delayed.

      11.  Liability  Insurance.  The Tenant,  at Tenant's own cost and expense,
will obtain or provide  and keep in full force for the benefit of the  Landlord,
during  the term  hereof,  general  public  liability  insurance,  insuring  the
Landlord  against any and all  liability or claims of liability  arising out of,
occasioned  by or  resulting  from any  accident  or  otherwise  in or about the
Premises for injuries to any  persons,  for limits of not less than  $300,000.00
for property damage,  $1,000,000.00 for injuries to more than one person, in any
one  accident or  occurrence.  The  insurance  policies  will be with  companies
authorized  to do business in this State and will be delivered to the  Landlord,
together  with proof of payment,  not less than  fifteen  (15) days prior to the
commencement  of the term  hereof  or of the  date  when the  Tenant  enters  in
possession,  whichever  occurs  sooner.  At  least  fifteen  days  prior  to the
expiration or termination date of any policy,  the Tenant will deliver a renewal
or replacement policy with proof of the payment of the premium therefor.

      12.  Indemnification.  The Tenant will hold  harmless  and  indemnify  the
Landlord from and for any and all payments, expenses, costs, reasonable attorney
fees  (including  attorney fees  incurred in enforcing the Tenant's  obligations
under this  Paragraph  12) and from and for any and all claims and liability for
losses or damage to property or injuries to persons occasioned wholly or in part
by or resulting from any acts or omissions by the Tenant or the Tenant's agents,
employees, guests, licensees, invitees, subtenants,  assignees or successors, or
for any cause or reason whatsoever  arising out of or by reason of the occupancy
of the Premises by the Tenant or business of the Tenant.

      13. Mortgage Priority.  This Lease will not be a lien against the Premises
with respect to any mortgages that are currently or may hereafter be placed upon
the Premises.  Such mortgages will have  preference and be superior and prior in
lien to this Lease, irrespective of the date of recording of such mortgages. The
Tenant will execute any instruments, without cost, which may be deemed necessary
to further  effect the  subordination  of this  Lease to any such  mortgages.  A
refusal by the Tenant to execute such instruments is a default under this Lease.

      14.  Condemnation  Eminent Domain. If any portion of the premises of which
the  Premises  are  a  part  is  taken  under  eminent  domain  or  condemnation
proceedings,  or if suit or other action shall be  instituted  for the taking or
condemnation  thereof,  or if in lieu of any formal  condemnation  proceeding or
actions,  the Landlord grants an option to purchase and or sells and

                                       3
<PAGE>

conveys the Premises or any portion thereof, to the governmental or other public
authority,  agency,  body or public utility  seeking to take the Premises or any
portion thereof, then this Lease, at the option of the Landlord, will terminate,
and the term hereof will end as of such date as the Landlord  fixes by notice in
writing.  The Tenant  will have no claim or right to claim or be entitled to any
portion of any  amount  which may be awarded as damages or paid as the result of
such  condemnation  proceedings  or paid as the purchase  price for such option,
sale or conveyance in lieu of formal condemnation  proceedings.  The Tenant may,
however,  file a claim for any taking of fixtures and improvements  owned by the
Tenant, and for moving expenses.  Except as provided in the preceding  sentence,
all  rights  of the  Tenant to  damages,  if any,  are  hereby  assigned  to the
Landlord. The Tenant will execute and deliver any instruments, at the expense of
the  Landlord,   as  may  be  deemed  necessary  to  expedite  any  condemnation
proceedings or to effectuate a proper transfer of title to such  governmental or
other  public  authority,  agency,  body or public  utility  seeking  to take or
acquire  the  Premises  or any  portion  thereof.  The  Tenant  will  vacate the
Premises,  remove all of the Tenant's personal property therefrom and deliver up
peaceable  possession  thereof to the Landlord or to such other party designated
by the  Landlord.  The Tenant will repay the Landlord for such costs,  expenses,
damages and losses as the Landlord  may incur by reason of the  Tenant's  breach
hereof.

      15. Fire and Other  Casualty.  If there is a fire or other  casualty,  the
Tenant will give immediate notice to the Landlord. If the Premises are partially
damaged by fire,  the elements or other  casualty,  the Landlord will repair the
same as speedily as  practicable,  but the Tenant's  obligation  to pay the rent
hereunder will not cease.  If, in the opinion of the landlord,  the Premises are
so  substantially  damaged as to render  them  untenantable,  then the rent will
cease until such time as the Premises are made tenant able by the Landlord.  If,
however,  in the opinion of the  Landlord,  the  Premises  are so  substantially
damaged that the Landlord decides not to rebuild,  then the rent will be paid up
to the time of such  destruction and this Lease will terminate as of the date of
such  destruction.  The rent, and any additional rent, will be apportioned as of
the termination  date, and any rent paid for any period beyond that date will be
repaid to the Tenant.  However,  the preceding  provisions of this  Paragraph 15
will not become  effective or be  applicable  if the fire or other  casualty and
damage are the result of the carelessness, negligence or improper conduct of the
Tenant  or  the  Tenant's  agents,  employees,   guests,  licensees,   invitees,
subtenants,  assignees or successors.  In such case, the Tenant's  liability for
the payment of the rent and the performance of all the covenants, conditions and
terms hereof on the Tenant's  part to be performed  will continue and the Tenant
will be liable to the Landlord for the damage and loss suffered by the Landlord.
If the Tenant is  insured  against  any of the risks  herein  covered,  then the
proceeds of such  insurance  will be paid over to the  Landlord to the extent of
the  Landlord's  costs and  expenses  to make the  repairs  hereunder,  and such
insurance carriers will have no recourse against the Landlord for reimbursement.

      16.  Reimbursement  of Landlord.  If the Tenant fails or refuses to comply
with any of the terms and  conditions of this Lease,  the Landlord may carry out
and perform such conditions at the cost and expense of the Tenant, which amounts
will be payable on demand to the  Landlord.  This  remedy will be in addition to
such  other  remedies  as the  Landlord  may have by reason of the breach by the
Tenant of any of the terms and conditions of this Lease.

      17.  Increase of Insurance  Rates.  If for any reason it is  impossible to
obtain fire and other hazard  insurance on the buildings and improvements on the
Premises in an amount and in

                                       4
<PAGE>

the form and from insurance companies  acceptable to the Landlord,  the Landlord
may, at any time,  terminate this Lease,  upon giving to the Tenant fifteen (15)
days' notice in writing of the Landlord's intention to do so. Upon the giving of
such notice,  this Lease will terminate as of the date specified in such notice.
If by reason of the use to which the Premises are put by the Tenant of character
of or the manner in which the  Tenant's  business is carried  on, the  insurance
rates for fire and other hazards increase,  the Tenant will, upon demand, pay to
the  Landlord,  as additional  rent,  the amounts by which the premiums for such
insurance are increased.

      18.  Inspection  and  Repair.  The  Landlord  and the  Landlord's  agents,
employees or other  representatives,  will have the right to enter into and upon
the Premises or and part thereof,  at all  reasonable  hours,  on any reasonable
prior  notice,  for the purpose of examining the Premises or making such repairs
of  alterations  therein as may be  necessary  for the  safety and  preservation
thereof.  This clause will not be deemed to be a covenant by the Landlord nor be
construed  to  create an  obligation  on the part of the  Landlord  to make such
inspection or repairs.

      19.  Right to  Exhibit.  The  Tenant  will  permit  the  Landlord  and the
Landlord's  agents,  employees or other  representatives to show the Premises to
persons wishing to rent or purchase the Premises,  and Tenant agrees that on and
after six (6) months next  preceding  the  expiration  of the term  hereof,  the
Landlord or the Landlord's agents,  employees or other  representative will have
the right to place  notices on the front of the  Premises  or any part  thereof,
offering the  Premises for rent or sale;  and the Tenant will permit the same to
remain thereon without hindrance or molestation. The Tenant will also permit the
Landlord and the Landlord's agents,  employees or other  representatives to show
the  Premises  to  prospective  mortgagees  of  the  Premises  or the  land  and
improvements of which the Premises are a part.

      20. Removal of Tenant's Property. Any equipment,  fixtures, goods or other
property of the Tenant  that are not removed by the Tenant upon the  termination
of this Lease, or upon any quitting,  vacating or abandonment of the Premises by
the Tenant, or upon the Tenant's  eviction,  will be considered as abandoned and
the  Landlord  will have right,  without  any notice to the  Tenant,  to sell or
otherwise  disprove of the same,  at the expense of the Tenant,  and will not be
accountable to the Tenant for any part of the proceeds of such sale, if any.

      21. Events of Default;  Remedies Upon Tenant's Default.  The following are
"Events of Default" under this Lease: (a) a default by the Tenant in the payment
of rent, or any additional rent when due or within ten (10) days thereafter; (b)
a default  by the Tenant in the  performance  of any of the other  covenants  or
conditions of this Lease, which the Tenant does not cure within thirty (30) days
after the Landlord  gives the Tenant  written  notice of such  default;  (c) the
death of the Tenant (if the Tenant is an  individual);  (d) the  liquidation  or
dissolution  of the  Tenant (if the Tenant is an entity) ; (e) the filing by the
Tenant of a bankruptcy, insolvency or receivership proceeding; (f) the filing of
a bankruptcy,  insolvency or receivership proceeding against the Tenant which is
not  dismisses  within  thirty  (30) days  after  the  filing  thereof;  (g) the
appointment of, or the consent by the Tenant to the appointment of, a custodian,
receiver,  trustee,  or liquidator of all or a substantial  part of the Tenant's
assets;  (h) the  making  by the  Tenant of an  assignment  for the  benefit  of
creditors  or an  agreement  of  composition;  (i) if the Premises are or become
abandoned,  deserted,  vacated or vacant; (j) the eviction of the Tenant; or (k)
if this Lease,  the Premises or the Tenant's  interest in the Premises passes to
another by virtue of any court proceedings, writ of execution, levy, or judicial
or foreclosure sale. If an Event of Default

                                       5
<PAGE>

occurs, the Landlord,  in addition to any other remedies contained in this Lease
or as may be permitted by law, may either by force or  otherwise,  without being
liable for prosecution thereof, or for damages,  re-enter, possess and enjoy the
Premises.  The  Landlord  may then  re--let the  Premises  and receive the rents
thereof and apply the same,  first to the payment of such  expenses,  reasonable
attorney fees and costs, as the Landlord may have incurred in  re--entering  and
repossessing  the Premises and in making such repairs and alternations as may be
necessary; and second to the payment of the rents due hereunder. The Tenant will
remain  liable  for such  rents as may be in  arrears  and also the rents as may
accrue  subsequent  to the  re--entry  by the  Landlord,  to the  extent  of the
difference  between the rents reserved hereunder and the rents, if any, received
by the Landlord during the remainder of the unexpired term hereof, and deducting
the  aforementioned  expenses,  fees  and  costs;  the  same  to be paid as such
deficiencies arise and are ascertained each month.

      22.  Termination on Default.  If an Event of Default occurs,  the Landlord
may,  at anytime  thereafter,  terminate  this Lease and the term  hereof,  upon
giving the Tenant five (5) days' notice in writing of the  Landlord's  intention
so to do. Upon giving of such notice, this Lease and the term hereof will end on
the date fixed in such notice as if such date was the date  originally  fixed in
this Lease for the  expiration  hereof;  and the Landlord will have the right to
remove all persons,  goods, fixtures and chattels from the Premises, by force or
otherwise, without liability for damage.

      23.  Non-Liability  of Landlord.  The Landlord  will not be liable for any
damage or injury which may be sustained by the Tenant or any other person,  as a
consequence  of the  failure,  breakage,  leakage or  obstruction  of the water,
plumbing,  steam,  sewer, waste or soil pipes, roof, drains,  leaders,  gutters,
valleys,  downspouts  or the  like or of the  electrical  gas,  power  conveyor,
refrigeration,  sprinkler,  air--conditioning  or heating systems,  elevators or
hoisting  equipment;  or by  reason  of the  elements;  or  resulting  from  the
carelessness,  negligence or improper conduct on the part of any other tenant or
of the Landlord or the Landlord's or the Tenant's or any other tenant's  agents,
employees, guests, invitees,  subtenants,  assignees or successors; or attribute
to any interference with,  interruption of, or failure beyond the control of the
Landlord,  of any  services to be furnished  or supplied by the  Landlord.  This
limitation  on the  Landlord's  liability  will not  apply to  damage  or injury
resulting  from gross  negligence  or willful  misconduct of the Landlord or the
Landlord's  agents,  employees,   guests,  licensees,   invitees,  assignees  or
successors.

      24. Non-Waiver by Landlord.  The various rights,  remedies,  options,  and
elections of the Landlord  under this Lease are  cumulative.  The failure of the
Landlord  to enforce  strict  performance  by the Tenant of the  conditions  and
covenants of this Lease or to exercise  any election or option,  or to resort or
have  recourse to any remedy  conferred in this Lease or the  acceptance  by the
Landlord of any  installment of rent after any breach by the Tenant,  in any one
remedy  conferred  in  this  Lease  or the  acceptance  by the  Landlord  of any
installment  of  rent  after  any  breach  by the  Tenant,  in any  one or  more
instances,  will not be constructed  or deemed to be waiver or a  relinquishment
for the future by the Landlord of any such  conditions and  covenants,  options,
elections or remedies, but the same will continue in full force and effect.

      25.  Non-Performance  by Landlord.  This Lease and the  obligation  of the
Tenant to pay the rent hereunder and to comply with the covenants and conditions
hereof,  will not be

                                       6
<PAGE>

affected,  curtailed, impaired or excused because of the Landlord's inability to
supply and service or material  called for in this Lease, by reason of any rule,
order,  regulation,   or  preemption  by  any  governmental  entity,  authority,
department, agency, or subdivision or for any delay which may arise by reason or
negotiations  for the  adjustment of any fire or other  casualty loss because of
strikes or other labor trouble or any cause beyond the control of the Landlord.

      26. Validity of Lease. The terms, conditions,  covenants and provisions of
this Lease will be deemed to be severable.  If any clause or provision contained
in this Lease is adjudged to be invalid or unenforceable by a court of competent
jurisdiction  or by  operation  of any  applicable  law,  it will not affect the
validity of any other clause or provision in this Lease,  but such other clauses
or provisions will remain in full force and effect.

      27.  Notices.  All notices  required under the terms of this Lease will be
given and will be complete by mailing such  notices by  certified or  registered
mail, return receipt requested,  or by hand delivery,  fax or overnight delivery
service,  to the address of the parties as shown at the beginning of this Lease,
or to such other address as may be designated in writing,  with notice of change
of address is given in the same manner.

      28. Title and Quiet Enjoyment.  The Landlord covenants and represents that
the  Landlord is the owner of the  Premises  and has the right and  authority to
enter into,  execute and deliver this Lease;  and does further covenant that the
Tenant on paying the rent and performing the conditions and covenants  contained
in this  Lease,  will and may  peaceably  and quietly  have,  hold and enjoy the
Premises for the term of this Lease.

      29. Entire  Contract.  This Lease contains the entire contract between the
parties.  No  representative,  agent  or  employee  of  the  Landlord  has  been
authorized to make any representations or promises with reference to the leasing
of the Premises,  or to vary,  alter or modify the terms  hereof.  No additions,
changes or modifications,  renewals or extensions hereof, will be binding unless
reduced to writing and signed by the Landlord and the Tenant.

      30.1 Adjustment of Rent (A.) Tax Increase.  If in any calendar year during
the  term  and of any  renewal  or  extension  of the term  hereof,  the  annual
municipal taxes assessed against the land and  improvements  leased hereunder or
of which the Premises are a part, are greater than the municipal  taxes assessed
against such lands and  improvements for the calendar year 2003, which is hereby
designated as the base year,  then, in addition to the rent fixed in this Lease,
the  Tenant  will pay a sum equal to the amount by which  such tax  exceeds  the
annual tax for the base year, inclusive of any increase during any such calendar
year. Such sum will be considered as additional rent and will be paid in as many
equal  installments as there are months  remaining in the calendar year in which
such taxes exceed the taxes for the base year, on the first day of each month in
advance,  during the remaining months of that year. If the term hereof commences
after the first day of January or  terminates  prior to the last day of December
in any year,  then such  additional  rent  resulting from a tax increase will be
proportionately adjusted for the fraction of the calendar year involved.

      30.2 Adjustment of Rent (B) Consumer Price Index (CPI). If in any calendar
year during the term and of any renewal or  extension  of the term  hereof,  the
annual CPI year 2003,  which is hereby  designated  as the base year,  then,  in
addition to the rent fixed in this Lease, the

                                       7
<PAGE>

Tenant  will pay a sum equal to the amount by which such CPI exceeds the CPI for
the base year, inclusive of any increase during any such calendar year. Such sum
will be  considered  as  additional  rent  and  will  be  paid in as many  equal
installments  as there are months  remaining in the calendar  year in which such
CPI exceed the CPI for the base year, on the first day of each month in advance,
during the remaining months of that year. If the term hereof commences after the
first day of  January or  terminates  prior to the last day of  December  in any
year,  then  such  additional  rent  resulting  from  a  CPI  increase  will  be
proportionately  adjusted for the fraction of the calendar  year  involved.  Any
increase shall not exceed a cap of five (5%) percent in any one year.

      31.  Liens.  If any  construction  or other liens are  created  or,  filed
against the Premises by reason of labor performed or materials furnished for the
Tenant in the erection, construction, completion, alteration, repair or addition
to any building or improvement,  the Tenant will,  upon demand,  at the Tenant's
own cost and expense, cause such lien or liens to be satisfied and discharged of
record together with any lien claims that may have been filed. Failure to do so,
will  entitle the  Landlord to resort to such  remedies as are  provided in this
Lease for any default of this Lease,  in  addition to such as are  permitted  by
law.

      32. Waiver of Subrogation Rights. The Tenant waives all rights of recovery
against   the   Landlord  or  the   Landlord's   agents,   employees   or  other
representatives  for any loss,  damages  or injury of any nature  whatsoever  to
property or persons for which the Tenant is insured. The Tenant will obtain from
Tenant's  insurance  carriers and will deliver to the  Landlord,  waivers of the
subrogation rights under the respective policies.

      33.  Security.  The  Tenant has  deposited  with the  Landlord  the sum of
$5,850.00  (the  "Security  Deposit")  as  security  for the payment of the rent
hereunder and the full and faithful  performance  by the Tenant of the covenants
and conditions on the part of the Tenant to be performed.  Such Security Deposit
will be returned to the Tenant,  without  interest,  after the expiration of the
term hereof,  provided  that the Tenant has fully and  faithfully  performed all
such  covenants and  conditions  and is not in arrears in rent.  During the term
hereof,  the  Landlord  may, if the  Landlord so elects,  have  recourse to such
Security Deposit,  to make good any default by the Tenant,  and the Tenant will,
on demand,  promptly restore the Security  Deposit to its original  amount.  The
Landlord  will assign or transfer the Security  Deposit,  for the benefit of the
Tenant,  to any  subsequent  owner or  holder of the  reversion  or title to the
Premises,  and the  assignee  will be; one liable for the  repayment  thereof as
provided in this Lease, and the assignor will be released by the Tenant from all
liability to return such Security Deposit.  This provision will be applicable to
every  change in title and does not permit the  Landlord to retain the  Security
Deposit  after  termination  of the  Landlord's  ownership.  The Tenant will not
mortgage, encumber or assign the Security Deposit without the written consent of
the Landlord.

      34.  Estoppel  Certificates.  The Tenant will at any time and from time to
time upon not less than ten (10) days' prior  notice by the  Landlord,  execute,
acknowledge  and deliver to the  Landlord or any other  party  specified  by the
Landlord, a statement in writing certifying that this Lease is unmodified and in
full force and effect (or if there have been  modifications,  that this Lease is
in full force and effect as  modified  and stating  the  modifications)  and the
dates to which the rent,  additional  rent and other charges have been paid, and
stating whether or not, to the knowledge of the signer of such certificate,  the
Tenant or the Landlord is in default in

                                       8
<PAGE>

performance of any covenant, agreement or condition contained in this Lease, and
if so,  specifying each such default of which the signer may have knowledge,  as
well as  certifying  to such  other  matters  as the  Landlord  or the  intended
recipient of such certificate may reasonably request.

      35.  Conformation  with Laws and Regulations.  The Landlord may pursue the
relief or remedy sought in any invalid  clause,  by conforming  such clause with
the provisions of the statutes or the regulations of any governmental  agency as
if the particular  provisions of the applicable statutes or regulations were set
forth at length in this Lease.

      36.  Number and Gender.  In all  references  in this Lease to any parties,
persons or entities,  the use of any particular gender or the plural or singular
number is intended to include  the  appropriate  gender or number as the text of
this Lease may require.  All the terms,  covenants and  conditions  contained in
this  Lease  will be for and will  inure  to the  benefit  of and will  bind the
respective parties hereto, and their heirs, executors, administrators,  personal
or legal representatives, successors and assigns.

In Witness  Whereof,  the  parties  have signed  this  Lease,  or caused.  these
presents to be signed by their proper officers or other representatives, the day
and year first above written.

Witnessed or Attested by:
(Seal) Future Land Investments, Inc.

BY:/s/   [Landlord]
   --------------------------------------
         Landlord

(Seal) Two Rivers Community Bank

BY:/s/ Barry B. Davall, President & CEO
   --------------------------------------
         Tenant


                                       9
<PAGE>

                                 LEASE ADDENDUM
                           BUSINESS AND COMMERCIAL USE

      THIS LEASE ADDENDUM, made the 30th of June 2003,

      BETWEEN Futureland Investments, Inc., referred to as the "Landlord", whose
address is 149 Durham Road, South Plainfield, New Jersey 07080

      AND Two River Community Bank,  referred to as the "Tenant",  whose address
is 1250 Highway 35 South, Middletown, New Jersey.

1. Lease.  This Lease  Addendum  modifies a Lease  Agreement,  dated January 28,
2003, between the Landlord and the Tenant with regard to the premises located at
500-502  Angel  Street and Highway 35,  Aberdeen,  New Jersey.  The Terms of the
Lease Agreement, except as modified in the within Lease Addendum, shall continue
to be binding upon the Landlord and the Tenant.

2. Rent.  The rent shall be  increased by $250.00 to $2250.00 a month as rent to
September 30, 2003, and thereafter to $4,150 a month, due on the 1st day of each
month. This increase is due to the agreement of Landlord to permit the Tenant to
tear down a building which the Landlord was going to renovate and rent, and will
be effective with the August rent payment.

In Witness Whereof, the parties have signed this Lease Addendum, or caused these
presents to be signed by their proper officers or other representatives, the day
and year first above written.

(Seal) Futureland Investments, Inc.            (Seal)Two Rivers Community Bank

BY:/s/   [Landlord]                             BY:/s/ Michael J. Gormley, EVP
   ---------------------------------               ---------------------------
         Landlord                                            Tenant




                                       10