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                                                                   Exhibit 10(s)
                                   May 1, 2003

                          JUNIPER DEVELOPMENTS LIMITED

                                     - and -

                               ASHWORTH UK LIMITED

                                     - and -

                                  ASHWORTH INC











                               AGREEMENT FOR LEASE

                                   relating to
                           Unit 2, Juniper (Phase 2),
                                   Fenton Way,
                                 Basildon, Essex















                              DAVIES ARNOLD COOPER
                               6-8 Bouverie Street
                                 London EC4Y 8DD
                               Tel: 020 7936 2222
                               Fax: 020 7936 2020
                           e-mail: bnaftalin@dac.co.uk
                        Ref: 1115/143593.17/30/04/03/mey
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<TABLE>
<CAPTION>
CLAUSE       HEADING                                                       PAGE
<S>          <C>                                                           <C>
1            DEFINITIONS..................................................   1
2            RECITALS.....................................................   3
3            ADDITIONAL WORKS.............................................   4
4            TENANT'S CONTRIBUTION........................................   4
5            WARRANTIES...................................................   4
6            INSPECTION OF ADDITIONAL WORKS...............................   5
7            COMPLETION OF ADDITIONAL WORKS...............................   5
8            GRANT OF LEASE...............................................   6
9            RENT.........................................................   6
10           INSURANCE AND SERVICE CHARGE.................................   7
11           DEFECTS......................................................   7
12           VAT..........................................................   7
13           INTEREST.....................................................   8
14           TITLE........................................................   8
15           MATTERS AFFECTING THE LEASE..................................   8
16           USER.........................................................   9
17           NON-MERGER...................................................   9
18           ACKNOWLEDGEMENTS.............................................   9
19           ASSIGNMENT...................................................   9
20           JURISDICTION AND NOTICES.....................................   9
21           DETERMINATION................................................  10
22           THIRD PARTY RIGHTS...........................................  10
23           GUARANTOR'S COVENANTS........................................  11
ANNEXURES................................................................. 122
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THIS AGREEMENT FOR LEASE is made the 1st day of May, 2003

BETWEEN:

(1)      JUNIPER DEVELOPMENTS LIMITED whose registered office is at 5 Strand,
         London WC2N 5AF (Company Number 4022595) (the "Landlord" which
         expression shall where the context admits include its assigns); and

(2)      ASHWORTH UK LIMITED whose registered office is at 21 St Thomas Street,
         Bristol, BS1 6JS (Company number 286712) (the "Tenant"); and

(3)      ASHWORTH INC a company registered in [California] whose principal place
         of business is at 2765 Loker Avenue West, Carlsbad, California 92008,
         USA (the "Guarantor").

WITNESSETH as follows:-

1        DEFINITIONS

1.1      In all parts of this agreement the following expressions (which for
         ease of reference are set out in alphabetical order) shall have the
         meanings respectively attributed to them:-

         "ADDITIONAL WORKS" means the works to be carried out to the Premises by
         the Landlord comprising fitting out as offices the ground floor area
         underneath the first floor offices, providing additional fitting out to
         the first floor offices and providing lighting to the warehouse as more
         particularly described in the Specification;

         "AGREED TERM" means 20 years commencing on the 1 August 2003;

         "ANNEXURE" means an annexure to this agreement;

         "BANK GUARANTEE" means a guarantee to be given by [National Westminster
         Bank Plc ] in favour of the Landlord in the form of the draft
         comprising Annexure D;

         "BUILDING CONTRACT" means the contract made on 16 January 2003 between
         the Landlord and the Building Contractor for the construction of the
         Development in the form of the JCT standard form of building contract
         with contractor's design 1998 edition (with amendments);

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         "BUILDING CONTRACTOR" means YJL Plc;

         "CLAUSE" means a clause in this agreement;

         "COMPLETION DATE" means the date seven days after the Employer's Agent
         has certified in writing that the Additional Works have been completed;

         "EMPLOYER'S AGENT" means EC Harris of 9 Sutton Court Road, Sutton,
         Surrey, SM1 4SZ;

         "LANDLORD'S PROJECT MANAGER" means such project manager as the Landlord
         may from time to time appoint, including any such person who is an
         employee of the Landlord or an employee of any company in the group of
         companies of which Land Securities plc is the ultimate holding company
         and whose identity shall be notified to the Tenant in writing;

         "LANDLORD'S SOLICITORS" means Davies Arnold Cooper of 6-8 Bouverie
         Street London EC4Y 8DD or such other solicitors as the Landlord may
         appoint;

         "LEASE" means the lease of the Premises to be granted by the Landlord
         to the Tenant in the form of the draft comprising Annexure A;

         "OPINION LETTER" means a letter relating to the Guarantor from a
         suitable firm of lawyers in California to be given to the Landlord in
         the form of the draft comprising Annexure C;

         "PARTIES" means the Landlord and the Tenant and "Party" means each of
         them;

         "PERMITTED USER" has the meaning given in the Lease;

         "PLAN" means the plan attached to the Lease;

         "PREMISES" means the premises to be known as Unit 2, Juniper (Phase 2),
         Fenton Way, Basildon, Essex, shown for the purpose of identification
         only coloured pink on the Plan;

         "RENT" means the initial rent of L211,000 per annum subject to upward
         review at the expiration of every fifth year of the Agreed Term plus an
         additional rent of L21,000 per annum for ten years from 1 May 2003;

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         "RENT COMMENCEMENT DATE" means the 1 August 2003 in respect of the
         initial rent of L211,000 per annum and 1 May 2003 in respect of the
         additional rent of L21,000 per annum;

         "RENT DEPOSIT DEED" means a rent deposit deed to be entered into by the
         Tenant in favour of the Landlord in the form of the draft comprising
         Annexure B;

         "SPECIFICATION" means the specification comprising Annexure G;

         "TENANT'S CONTRIBUTION" means the sum of L60,000 plus VAT being the
         contribution to be made by the Tenant to the cost of the Additional
         Works;

         "VAT" means Value Added Tax or other tax of a similar nature.

1.2      INTERPRETATION

         1.2.1    Obligations and liabilities of a party comprising more than
                  one person are obligations and liabilities of such persons
                  jointly and severally;

         1.2.2    Reference to a statute includes any amendment, modification,
                  extension, consolidation or re-enactment of it and any
                  statutory instrument, regulation or order made under it which
                  is from time to time in force;

         1.2.3    all sums expressed to be payable by a party to this agreement
                  are exclusive of VAT charged or chargeable thereon and such
                  VAT shall be paid in addition; and

         1.2.4    unless the context requires otherwise, words importing the
                  masculine gender only shall include the feminine gender and
                  neuter and vice versa and words importing the singular number
                  only shall include the plural number and vice versa.

2        RECITALS

2.1      The Premises were practically completed pursuant to the Building
         Contract on 31 March 2003.

2.2      The Additional Works are to be completed pursuant to the Building
         Contract.

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3        ADDITIONAL WORKS

3.1      The Landlord shall procure that the Building Contractor completes the
         Additional Works in a good and workmanlike manner in accordance with
         the Specification and in accordance with all necessary consents.

3.2      The Landlord shall use all reasonable endeavours to ensure that the
         Works are completed by 1 August 2003 unless prevented or delayed by any
         cause which under the Building Contract entitles the Building
         Contractor to an extension of time or any other cause or circumstance
         not within the reasonable control of the Landlord in which case the
         Landlord shall be entitled to an extension of time equal to the period
         of such delay.

4        TENANT'S CONTRIBUTION

4.1      The Tenant shall on the date of this agreement pay the Tenant's
         Contribution to the Landlord's Solicitors, one half of which is to be
         paid to the Landlord immediately and the other half of which is to be
         held by the Landlord's Solicitors as stakeholders until completion of
         the Additional Works is certified by the Employer's Agent.

4.2      The Tenant's Contribution shall be paid by cheque drawn on a
         solicitor's client account or paid to the Landlord's Solicitors as
         cleared funds to the credit of the Landlord's Solicitors' client
         account.

5        WARRANTIES

         The Landlord shall procure that on the Completion Date or as soon as
         practicable thereafter there shall be delivered to the Tenant:-

5.1      a collateral warranty executed by the Building Contractor in the form
         of the draft comprising Annexure E; and

5.2      a collateral warranty executed by the Employer's Agent in the form of
         the draft comprising Annexure F

         in each case with such amendments as may be reasonably required by the
         Landlord.

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6        INSPECTION OF ADDITIONAL WORKS

6.1      Subject to the Tenant giving the Landlord ten working days' notice the
         Tenant or its duly authorised agent shall be allowed at all reasonable
         times in the company of the Landlord's Project Manager, the Employer's
         Agent or such other person who may be approved by the Landlord to view
         the state and progress of the Additional Works and to inspect the
         workmanship and the materials used (but not to test any of the
         materials) on the following conditions:

         6.1.1    the person inspecting must report to the site office before
                  making an inspection and act in accordance with the
                  instructions of the Building Contractor's representatives;

         6.1.2    the person inspecting must comply with all relevant safety and
                  security precautions and insurance requirements;

         6.1.3    every inspection is entirely at the risk of the person
                  inspecting;

         6.1.4    there must be no communication with the Building Contractor
                  about the Additional Works; and

         6.1.5    the progress of the Additional Works must not be impeded.

6.2      If as a result of an inspection the Tenant wishes to make
         representations regarding the Additional Works such representations
         shall be made exclusively to the Landlord's Project Manager who shall
         have due and proper regard to such representations.

7        COMPLETION OF ADDITIONAL WORKS

7.1      The Landlord shall procure that the Tenant is given not less than ten
         working days notice in writing of the date on which the Employer's
         Agent intends to inspect the Additional Works with a view to certifying
         that they have been completed and shall procure that the Tenant is
         afforded the opportunity of attending the inspection of the Additional
         Works and that the Employer's Agent has due and proper regard to any
         representations made by or on behalf of the Tenant.

7.2      In the event of the Employer's Agent not certifying completion as
         anticipated the provisions of Clause 7.1 shall apply mutatis mutandis
         (except that the period of notice

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         shall be three working days instead of ten) as often as may be
         necessary until completion of the Works is actually certified.

7.3      In the event of the completion being certified subject to a snagging
         list the Landlord shall procure that the works on such snagging list
         are carried out free of expense to the Tenant.

7.4      The Landlord will provide the Tenant with a copy of the statement or
         certificate of completion and any such snagging list.

8        GRANT OF LEASE

8.1      On the Completion Date:-

         8.1.1    the Landlord will grant to the Tenant the Lease for the Agreed
                  Term;

         8.1.2    the Tenant will accept the Lease and the Tenant and the
                  Guarantor will execute a counterpart thereof;

         8.1.3    the Tenant will execute a counterpart of the Rent Deposit Deed
                  and the Landlord and the Tenant will complete the same;

         8.1.4    the Tenant will deliver to the Landlord the Opinion Letter
                  duly signed;

         8.1.5    the Tenant will deliver to the Landlord the Bank Guarantee
                  duly executed.

8.2      The Lease shall be at the Rent payable from the Rent Commencement Date
         and otherwise subject in all respects to the terms and conditions set
         out in the Lease.

8.3      The first Review Date (as defined in clause 7.1.1 of the Lease) shall
         be the fifth anniversary of the date of commencement of the Agreed
         Term.

8.4      Completion of the grant of the Lease and the Rent Deposit Deed shall
         take place at the offices of the Landlord's Solicitors.

9        RENT

         The Tenant shall be liable on and from the Rent Commencement Date for
         the payment to the Landlord on the dates specified in the Lease (the
         first payment to be made on the Rent Commencement Date and to be in
         respect of the period from that date until the next following quarter
         day) of sums equal to the amounts which would have been

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         payable by way of rent under the covenants of the Lease had the same
         actually been granted on the Rent Commencement Date provided
         nevertheless that any money so paid shall be set against the rent which
         would otherwise be due under the Lease in respect of the same period.

10       INSURANCE AND SERVICE CHARGE

         The Tenant shall also be liable on and from the date that the
         Additional Works are certified by the Employer's Agent to be completed
         for the payment to the Landlord on the dates specified in the Lease of
         sums equal to the amounts which would have been payable by way of
         insurance and service charge under the covenants of the Lease had the
         same actually been granted on that date provided nevertheless that any
         money so paid shall be set against the insurance and service charge
         which would otherwise be due under the Lease in respect of the same
         period.

11       DEFECTS

         Any defects, shrinkages or other faults in the works to construct the
         Premises or in the Additional Works which shall appear within the
         defects liability period or periods provided under the Building
         Contract shall be certified by the Tenant in a schedule of defects to
         be delivered by the Tenant to the Landlord not later than fourteen days
         prior to the date of expiry of each defects liability period and the
         Landlord shall take all reasonable steps to procure the making good of
         all such defects as are covered by the defects liability clause in the
         Building Contract and the Tenant shall give reasonable access to the
         Building Contractor for this purpose.

12       VAT

12.1     All payments of whatever nature which are payable under this agreement
         are exclusive of VAT and the Tenant shall pay and keep the Landlord
         indemnified against all VAT which may from time to time be charged on
         any monies payable by the Tenant under this agreement.

12.2     The Tenant does not intend or expect the Premises to be occupied by it
         or a person that is connected with the Tenant as determined in
         accordance with section 839 Income and Corporation Taxes Act 1988 other
         than wholly or mainly for eligible purposes (within the meaning of
         paragraph 3(A)(7) to 3(A)(11) Schedule 10 Value Added Tax Act 1994).

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13       INTEREST

         If any sum of money payable by the Tenant under this agreement remains
         unpaid for more than seven days after the date when payment is due the
         Tenant shall pay interest on the amount due from time to time at the
         rate of four per cent per annum above the base lending rate from time
         to time of Lloyds TSB Bank plc from the date when payment was due until
         the date of payment (both before and after any judgment).

14       TITLE

         Title down to the date hereof has been deduced to the Tenant's
         Solicitors (as the Tenant hereby acknowledges) and the Tenant is deemed
         to have full knowledge of such title and shall raise no objection or
         requisition relating thereto.

15       MATTERS AFFECTING THE LEASE

15.1     The Lease will be granted subject to and with the benefit of such of
         the following as may apply:-

         15.1.1   all local land charges (whether registered or not before the
                  date of this agreement) and all matters capable of
                  registration as a local land charge or otherwise registrable
                  by any competent authority or pursuant to statute or like
                  instrument;

         15.1.2   all notices served and orders, demands, proposals or
                  requirements made by any local or other public or competent
                  authority whether before or after the date of this agreement;

         15.1.3   all actual or proposed charges, notices, orders, restrictions,
                  agreements, conditions or other matters arising under any
                  enactment relating to Town and Country Planning;

         15.1.4   all existing rights and easements and quasi-easements;

         15.1.5   all matters in the nature of overriding interests as defined
                  in Section 70 of the Land Registration Act 1925; and

         15.1.6   the matters contained, mentioned or referred to in the
                  documents mentioned in the third schedule to the Lease.

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15.2     The Tenant is deemed to have full knowledge of all matters referred to
         in Clause 15.1 and shall raise no objection or requisition in relation
         to any such matter.

16       USER

         The Landlord does not warrant that the Premises may lawfully be used
         for any purpose authorised under the Lease.

17       NON-MERGER

         The provisions of this agreement so far as not performed prior to
         completion of the Lease shall remain in full force and effect
         notwithstanding the completion of the Lease.

18       ACKNOWLEDGEMENTS

         The Parties agree that:-

18.1     This agreement constitutes the entire contract between them and may not
         be varied except by written agreement between them or their respective
         solicitors.

18.2     The Tenant hereby acknowledges and admits that it has not entered into
         this agreement in reliance upon any representation made by or on behalf
         of the Landlord but not embodied in this agreement, except to the
         extent that the Tenant may be entitled to rely on any representation
         made by the Landlord's solicitors on behalf of the Landlord in any
         written reply to any enquiry made by the Tenant's solicitors on behalf
         of the Tenant.

19       ASSIGNMENT

         The Tenant shall not assign, charge or otherwise deal with the whole or
         any part of its interest under this agreement.

20       JURISDICTION AND NOTICES

20.1     This agreement shall be governed by and construed in accordance with
         English law.

20.2     Each Party submits to the exclusive jurisdiction of the English courts
         in respect of all matters arising out of this agreement but the
         Landlord shall have the right to bring

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         proceedings in the courts of any other jurisdiction for the purpose of
         enforcing a judgment.

20.3     Any notice served under this agreement shall be in writing and it shall
         be sufficiently served if sent by recorded delivery post to or left at
         the registered office of the Party to be served.

21       DETERMINATION

21.1     If:-

         21.1.1   the Tenant commits any breach of the provisions of this
                  agreement and fails to remedy such breach within twenty-one
                  (21) days after notice in writing by the Landlord to the
                  Tenant specifying the breach; or

         21.1.2   if the Tenant or the Guarantor becomes Insolvent (as that term
                  is defined in the Lease); or

         then in either such case the Landlord may at any time thereafter by
         notice in writing to the Tenant determine this agreement but without
         prejudice to any claim which the Landlord may have against the Tenant
         arising before the date of determination.

21.2     Notwithstanding such determination the Tenant shall if and to the
         extent required by the Landlord remove at its own expense any works
         carried out by or on behalf of the Tenant to the Premises and reinstate
         the same and if the Tenant shall default in carrying out any such works
         of removal and reinstatement the Landlord shall be entitled to carry
         out such works at the Tenant's expense and all costs so incurred shall
         be repaid by the Tenant forthwith upon demand.

22       THIRD PARTY RIGHTS

22.1     In this Clause the expression "third party" has the meaning conferred
         by section 1 of the Contracts (Rights of Third Parties) Act 1999 (the
         "Act").

22.2     No person who is not a party to this agreement may enforce any term of
         it.

22.3     Nothing in this Clause shall affect the enforceability of any term of
         the agreement by any third party who would have been able to enforce it
         in the absence of the application of the Act.

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23       GUARANTOR'S COVENANTS

         The Guarantor covenants with the Landlord that:-

23.1     during the continuance of this agreement the Tenant shall observe and
         perform the obligations on the Tenant's part contained in this
         agreement and in case of default the Guarantor will observe and perform
         the obligations in respect of which the Tenant is in default and make
         good to the Landlord on demand and indemnify the Landlord against all
         losses, damages, costs and expenses thereby arising or incurred by the
         Landlord;

23.2     the liability of the Guarantor under Clause 23.1 shall not be affected
         in any way by:

         23.2.1   any neglect or forbearance of the Landlord in enforcing the
                  observance or performance of the obligations on the Tenant's
                  part;

         23.2.2   any time or indulgence given to the Tenant by the Landlord;

         23.2.3   any variation in the terms of this agreement;

         23.2.4   any other act, matter or thing or the release of any person
                  apart from the express release in writing of the Guarantor;
                  and

23.3     if during the continuance of this agreement the Tenant is dissolved or
         if the liquidator of the Tenant disclaims this agreement the Guarantor
         shall upon written notice from the Landlord given within three months
         after the date of dissolution or disclaimer enter into an agreement for
         lease of the Premises (as tenant) upon the same terms as in this
         agreement (without however requiring any other person to act as
         guarantor) such new agreement to take effect from the date of
         dissolution or disclaimer and to be granted at the cost of the
         Guarantor who shall execute and deliver to the Landlord a counterpart
         of it.

AS WITNESS the hand of duly authorised signatories for the Landlord and the
Tenant.



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                                    ANNEXURES

Annexure A   The Lease

Annexure B   Rent Deposit Deed

Annexure C   Opinion Letter

Annexure D   Bank Guarantee

Annexure E   Building Contractor's Warranty

Annexure F   Employer's Agent's Warranty

Annexure G   Specification



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SIGNED for                                        )
JUNIPER DEVELOPMENTS LIMITED                      )
by:/s/Des Wynne                                   )

                                                      Authorised Signatory

SIGNED for                                        )
ASHWORTH UK LIMITED                               )
by:/s/Terence W. Tsang                            )

                                                      Authorised Signatory

SIGNED for                                        )
ASHWORTH INC                                      )
by:/s/Peter Case                                  )

                                                      Authorised Signatory

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