<PAGE>   1
                                    EXHIBIT 10.22 - Real Sublease Agreement 
                                                    between Registrant and 
                                                    Bingo Technology Corporation


[CB COMMERCIAL LOGO]     SUBLEASE

1.   PARTIES. 

     This Sublease, dated August  , 1998, is made between Borealis Technology 
     Corporation ("Sublessor"), and Bingo Technology Corporation ("Sublessee").

2.   MASTER LEASE.

     Sublessor is the lessee under a written lease dated June 11, 1996, wherein
     DBB Holding, Inc. ("Lessor") leased to Sublessor the real property located
     in the City of Carson City, County of Carson City, State of Nevada,
     described as 19,105 square foot building at 4070 Silver Sage Drive ("Master
     Premises"). Said lease has been amended by the following amendments   None;
     said lease and amendments are herein collectively referred to as the
     "Master Lease" and are attached hereto as Exhibit "A."

3.   PREMISES.

     Sublessor hereby subleases to Sublessee on the terms and conditions set 
     forth in this Sublease the following portion of the Master Premises 
     ("Premises"):  Entire Building.

4.   WARRANTY BY SUBLESSOR.

     Sublessor warrants and represents to Sublessee that the Master Lease has 
     not been amended or modified except as expressly set forth herein, that 
     Sublessor is not now, and as of the commencement of the Term hereof will 
     not be, in default or breach of any of the provisions of the Master Lease, 
     and that Sublessor has no knowledge of any claim by Lessor that Sublessor 
     is in default or breach of any of the provisions of the Master Lease.

5.   TERM.

     The Term of this Sublease shall commence on November 15, 1998
     ("Commencement Date"), or when Lessor consents to this Sublease (if such
     consent is required under the Master Lease), whichever shall last occur,
     and end on April 15, 2000 ("Termination Date"), unless otherwise sooner
     terminated in accordance with the provisions of this Sublease. In the event
     the Term commences on a date other than the Commencement Date, Sublessor
     and Sublessee shall execute a memorandum setting forth the actual date of
     commencement of the Term. Possession of the Premises ("Possession") shall
     be delivered to Sublessee on the commencement of the Term. If for any
     reason Sublessor does not deliver Possession to Sublessee on the
     commencement of the Term, Sublessor shall not be subject to any liability
     for such failure, the Termination Date shall not be extended by the delays,
     and the validity of this Sublease shall not be impaired, but rent shall
     abate until delivery of Possession. Notwithstanding the foregoing, if
     Sublessor has not delivered Possession to Sublessee within thirty (30) days
     after the Commencement Date, then at any time thereafter and before
     delivery of Possession, Sublessee may give written notice to Sublessor of
     Sublessee's intention to cancel this Sublease. Said notice shall set forth
     an effective date for such cancellation which shall be at least ten (10)
     days after delivery of said notice to Sublessor. If Sublessor delivers
     Possession to Sublessee on or before such effective date, this Sublease
     shall remain in full force and effect. If Sublessor fails to deliver
     Possession to Sublessee on or before such effective date, this Sublease
     shall be cancelled, in which case all consideration previously paid by
     Sublessee to Sublessor on account of this Sublease shall be returned to
     Sublessee, this Sublease shall thereafter be of no further force or effect,
     and Sublessor shall have no further liability to Sublessee on account of
     such delay or cancellation. If Sublessor permits Sublessee to take
     Possession prior to the commencement of the Term, such early Possession
     shall not advance the Termination Date and shall be subject to the
     provisions of this Sublease, including without limitation the payment of
     rent.

6.   RENT.

     6.1  Minimum Rent. Sublessee shall pay to Sublessor as minimum rent,
          without deduction, setoff, notice, or demand, at DBB Holdings, Inc.,
          PO Box 7096, Incline Village, Nevada 89452-7096 or at such other place
          as Sublessor shall designate from time to time by notice to Sublessee,
          the sum of See Attachment A - Rent Schedule Dollars ($_____) per
          month, in advance of the first day of each month of the Term,
          Sublessee shall pay to Sublessor upon execution of this Sublease the
          sum of Sixteen Thousand Two Hundred Fifty-Two and 50/100 Dollars
          ($16,252.50) as rent for November, 1998. If the Term begins or ends on
          a day other than the first or last day of a month, the rent for the
          partial months shall be prorated on a per diem basis. Additional
          provisions:
                                
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     6.2  Operating Costs. If the Master Lease requires Sublessor to pay to
          Lessor all or a portion of the expenses of operating the building
          and/or project of which the Premises are a part ("Operating Costs"),
          including but not limited to taxes, utilities, or insurance, then
          Sublessee shall pay to Sublessor as additional rent __________ percent
          (100%) of the amounts payable by Sublessor for Operating Costs
          incurred during the Term. Such 

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          additional rent shall be payable as and when Operating Costs are 
          payable by Sublessor to Lessor. If the Master Lease provides for the 
          payment by Sublessor of Operating Costs on the basis of an estimate
          thereof, then as and when adjustments between estimated and actual
          Operating Costs are made under the Master Lease, the obligations of
          Sublessor and Sublessee hereunder shall be adjusted in a like manner;
          and if any such adjustment shall occur after the expiration or earlier
          termination of the Term, then the obligations of Sublessor and
          Sublessee under this Subsection 6.2 shall survive such expiration or
          termination. Sublessor shall, upon request by Sublessee, furnish
          Sublessee with copies of all statements submitted by Lessor of actual
          or estimated Operating Costs during the Term.

 7.  SECURITY DEPOSIT.

     Sublessee shall deposit with Sublessor upon execution of this Sublease the 
     sum of Sixteen Thousand Two Hundred Fifty-Two and 50/100 Dollars 
     ($16,252.50) as security for Sublessee's faithful performance of 
     Sublessee's obligations hereunder ("Security Deposit"). If Sublessee fails 
     to pay rent or other charges when due under this Sublease, or fails to 
     perform any of its other obligations hereunder, Sublessor may use or apply 
     all or any portion of the Security Deposit for the payment of any rent or 
     other amount when due hereunder and unpaid, for the payment of any other 
     sum for which Sublessor may become obligated by reason of Sublessee's 
     default or breach, or for any loss or damage sustained by Sublessor as a 
     result of Sublessee's default or breach. If Sublessor so uses any portion 
     of the Security Deposit, Sublessee shall, within ten (10) days after 
     written demand by Sublessor, restore the Security Deposit to the full 
     amount originally deposited, and Sublessee's failure to do so shall 
     constitute a default under this Sublease. Sublessor shall not be required 
     to keep the Security Deposit separate from its general accounts, and shall 
     have no obligation or liability for payment of interest on the Security 
     Deposit. In the event Sublessor assigns its interest in this Sublease, 
     Sublessor shall deliver to its assignee so much of the Security Deposit as 
     is then held by Sublessor. Within ten (10) days after the Term has 
     expired, or Sublessee has vacated the Premises, or any final adjustment 
     pursuant to Subsection 6.2 hereof has been made, whichever shall last 
     occur, and provided Sublessee is not then in default of any of its 
     obligations hereunder, the Security Deposit, or so much thereof as had not 
     theretofore been applied by Sublessor, shall be returned to Sublessee or 
     to the last assignee, if any, of Sublessee's interest hereunder.

 8.  USE OF PREMISES.

     The Premises shall be used and occupied only for computer software 
     technology, research and development, general office, sales, and storage, 
     and for no other use or purpose.

 9.  ASSIGNMENT AND SUBLETTING.

     Sublessee shall not assign this Sublease or further sublet all or any part 
     of the Premises without the prior written consent of Sublessor (and the 
     consent of Lessor, if such is required under the terms of the Master 
     Lease).

10.  OTHER PROVISIONS OF SUBLEASE.

     All applicable terms and conditions of the Master Lease are incorporated 
     into and made a part of this Sublease as if Sublessor were the lessor 
     thereunder, Sublessee the lessee thereunder, and the Premises the Master 
     Premises, except for the following:
     ___________________________________________________________________________
     ___________________________________________________________________________
     ___________________________________________________________________________
     Sublessee assumes and agrees to perform the lessee's obligations under the 
     Master Lease during the Term to the extent that such obligations are 
     applicable to the Premises, except that the obligation to pay rent to 
     Lessor under the Master Lease shall be considered performed by Sublessee 
     to the extent and in the amount rent is paid to Sublessor in accordance 
     with Section B of this Sublease. Sublessee shall not commit or suffer any 
     act or omission that will violate any of the provisions of the Master 
     Lease. Sublessor shall exercise due diligence in attempting to cause 
     Lessor to perform its obligations under the Master Lease for the benefit 
     of Sublessee. If the Master Lease terminates, this Sublease shall 
     terminate and the parties shall be relieved of any further liability or 
     obligation under this Sublease, provided however, that if the Master Lease 
     terminates as a result of a default or breach by Sublessor or Sublessee 
     under this Sublease and/or the Master Lease, then the defaulting party 
     shall be liable to the nondefaulting party for the damage suffered as a 
     result of such termination. Notwithstanding the foregoing, if the Master 
     Lease gives Sublessor any right to terminate the Master Lease in the event 
     of the partial or total damage, destruction, or condemnation of the Master 
     Premises or the building or project of which the Master Premises are a 
     part, the exercise of such right by Sublessor shall not constitute a 
     default or breach hereunder.

11.  ATTORNEYS' FEES.

     If Sublessor, Sublessee, or Broker shall commence an action against the 
     other arising out of or in connection with this Sublease, the prevailing 
     party shall be entitled to recover its costs of suit and reasonable 
     attorney's fees.

12.  AGENCY DISCLOSURE:

     Sublessor and Sublessee each warrant that they have dealt with no other 
     real estate broker in connection with this transaction except; CS 
     COMMERCIAL REAL ESTATE GROUP, INC, who represents Borealis Technology 
     Corporation and CB Richard Ellis, Inc., who represents Singo Technology 
     Corporation. In the event that CB COMMERCIAL REAL ESTATE GROUP, INC. 
     represents both Sublessor and Sublessee, Sublessor and Sublessee hereby 
     confirm that they were timely advised of the dual representation and that 
     they consent to the same, and that they do not expect said broker to 
     disclose to either of them the confidential information of the other party.

13.  COMMISSION.

     Upon execution of this Sublease, and consent thereto by Lessor (if such
     consent is required under the terms of the Master Lease), Sublessor shall
     pay Broker a real estate brokerage commission in accordance with
     Sublessor's contract with Broker for the subleasing of the Premises, if
     any, and otherwise in the amount of based on rent schedules in Attachment A
     ______________________________________________ Dollars ($________________),
     for services rendered in effecting this Sublease. Broker is hereby made a
     third party beneficiary of this Sublease for the purpose of enforcing its
     right to said commission. Commission due at move in date.

14.  NOTICE.

     All notices and demands may or are to be required or permitted to be given 
     by either party on the other hereunder shall be in writing. All notices 
     and demands by the Sublessor to Sublessee shall be sent by United States 
     Mail, postage prepaid, addressed to the Sublessee at the Premises, and to 
     the address hereinbelow, or to such other place as Sublessee may from


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time to time designate in a notice to the Sublessor. All notices and demands by
the Sublessee to Sublessor shall be sent by United States Mail, postage prepaid,
addressed to the Sublessor at the address set forth herein, and to such other
person or place as the Sublessor may from time to time designate in a notice to
the Sublessee.

To Sublessor:___________________________________________________________________

To Sublessee: BTC, P.O. Box 5367, Stateline, NV 89449 ATTN: Jerilyn Fry

15. CONSENT BY LESSOR. THIS SUBLEASE SHALL BE OF NO FORCE OR EFFECT UNLESS
    CONSENTED TO BY LESSOR WITHIN 10 DAYS AFTER EXECUTION HEREOF, IF SUCH
    CONSENT IS REQUIRED UNDER THE TERMS OF THE MASTER LEASE.

18. COMPLIANCE.

    The parties hereto agree to comply with all applicable federal, state and
    local laws, regulations, codes, ordinances and administrative orders having
    jurisdiction over the parties, property or the subject matter of this
    Agreement, including, but not limited to, the 1964 Civil Rights Act and all
    amendments thereto, the Foreign investment in Real Property Tax Act, the
    Comprehensive Environmental Response Compensation and Liability Act, and The
    American With Disabilities Act.

Sublessor: Borealis Technology Corp.    Sublessee:  Bingo Technology Corp.

By: Elizabeth J. Gasper                 By: [SIG]

Title: CFO                              Title: C.O.O.

By:_________________________________    By:_________________________________

Title:______________________________    Title:  President

Date:_______________________________    Date: 9/3/98


                          LESSOR'S CONSENT TO SUBLEASE

The undersigned ("Lessor"), lessor under the Master Lease, hereby consents to
the foregoing Sublease without waiver of any restriction in the Master Lease
concerning further assignment or subletting. Lessor certifies that, as of the
date of Lessor's execution hereof, Sublessor is not in default or breach of any
of the provisions of the Master Lease, and that the Master Lease has not been
amended or modified except as expressly set forth in the foregoing Sublease.

Lessor:__________________________

By:______________________________

Title:___________________________

By:______________________________

Title:___________________________

Date:____________________________

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   CONSULT YOUR ADVISORS - This document has been prepared for approval by your
   attorney. No representation or recommendation is made by Broker as to the
   legal sufficiency or tax consequences of this document or the transaction to
   which it relates. These are questions for your attorney.

   In any real estate transaction, it is recommended that you consult with a
   professional, such as a civil engineer, industrial hygienist, or other
   person, with experience in evaluating the condition of the property,
   including the possible presence of asbestos, hazardous materials and
   underground storage tanks.
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                                  ATTACHMENT A

                                 RENT SCHEDULE

<TABLE>
                    <S>                           <C>
                    Months 1 through 3            $16,252.50

                    Months 4 through 12           $17,031.34

                    Months 13 through 15          $23,031.34

                    Months 16 through 27          $23,837.44

                    Months 28 through 39          $24,671.75
</TABLE>



Sublessor         [SIG]                 Date 9/22/98
          -------------------------          ---------



Sublessee         [SIG]                 Date 9/3/98
          -------------------------          ---------
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                                  ATTACHMENT B


     This lease is for 15 months, terminating April 1, 2000, with two one year
options.

     Sublessee agrees to two, one year options, commencing April 1, 2000,
terminable under the following conditions: Sublease can terminate the options by
notifying Sublessor of intent to do so 90 days prior to the end of the lease
period. That is, if on or before January 1, 2000, Sublessee notifies Sublessor
of intent to terminate said options, said options shall expire and become
non-enforceable. If on or before January 1, 2001, Sublessee notifies Sublessor
of intent to terminate the second option (commencing April 1, 2001) said second
option shall expire and become non-enforceable. Notice to terminate first option
is considered proper notice to terminate second option. No extension shall go
past January 31, 2002, the date of the original lease.

     If notice of termination is not given to Sublessor by the dates outlined 
above, the option will automatically roll to another year.


     Sublessor  ELIZABETH J. GASPER          Date 9/22/98
               ------------------------           ---------


     Sublessee      [SIG]                    Date 9/15/98
               ------------------------           ---------