Document:

Lease Agreement dated as of September 15, 2009

 Exhibit 10.6 

Lease Agreement 

Chapter I Parties and Base of the Agreement 
  

	1.	 This Lease Agreement (hereinafter referred to as the “Agreement”) is made and entered into this
15th day of September, 2009, at BDA by and between the
Parties below: 

 Beijing Economic-Technological investment & Development Corporation, a company
organized and existing tinder the law of the People’s Republic of China (hereinafter refers to PRC) with its registered legal address at F/14 Bo Da Building, No. 15 Ronghua Zhong Road, BDA 100176 (hereinafter referred to as the
“Lessor”); and 
 NXP Semiconductors (Beijing) Ltd, a, company organized and existing under the law of the
People’s Republic of China (hereinafter refers to PRC) with its registered legal address at No. 1 Jiuxianqiao East Road, Chaoyang District, Beijing 100016 (hereinafter referred to as the “Tenant”). 

The Lessor and the Tenant may hereinafter be referred to the “Parties” collectively, or may be referred to a “Party”
individually in the Agreement. 
  

	2.	The Parties signed the “Build to Suit and Pre-Lease Agreement” on December 19, 2008 concerning the construction and lease of the new plant of NXP
Semiconductors (Beijing) Ltd. The “Build to Suit and Pre-Lease Agreement” provided that the Parties shall sign a lease agreement concerning the rental and leasing of the leased facilities. The Agreement is entered into by the Lessor and
the Tenant through friendly consultations in accordance with the provisions of PRC laws and “Build to Suit and Pre-Lease Agreement”. The Parties agree that the Agreement shall be binding upon the Parties from the date of the Agreement
coming into force. The Agreement shall come into force on the Transfer Date after seal of the Parties and signature of the respective legal representative of the Parties or his duly authorized agent. 

 

			
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 Chapter II Definitions and Interpretation 

3. The following words have the following meanings: 
  

									
		 	3.1	 	 “NXP
 Semiconductors
(Beijing) Ltd New Plant”
	 		 	shall mean a general term for buildings, equipment, facilities, roads, venues, and other appurtenances and the land that the Lessor has invested and established at the No. 20 Tong
Ji Nan Lu of BDA according to the provisions of the “Build to Suit and Pre-Lease Agreement”, which will be leased to the Tenant, including the production plant and ancillary supporting office premises for production of mobile phone
speakers and receivers. Their specific situation of project establishment see “Reply on the Project Proposal (Feasibility Study Report) of Beijing Economic-Technological Investment & Development Corporation’s NXP Semiconductors
(Beijing) Ltd New Plant” issued by BDA Management Committee on June 23, 2008.
					
		 	3.2	 	“Government Agencies”	 	:	 	shall mean all relevant government departments or statutory bodies.
					
		 	3.3	 	“Authorized Persons”	 	:	 	shall mean the employees, agents, contractors of the Parties and other persons authorized by the Parties.
					
		 	3.4	 	“BDA”	 	:	 	shall mean Beijing Economic-Technological Development Area of China.
					
		 	3.5	 	“Due Date for Payment”	 	:	 	shall mean the date that the rent, property management fees and other accounts under the Agreement are due and payable.
					
		 	3.6	 	“ Environmental Laws”	 	:	 	shall mean all laws, regulations, legal rules, rules, doctrines, regulations or provisions that will be implemented in China in the present or future, concerning the pollution,
environmental protection, protection of human health and animal and plant health.
					
		 	3.7	 	“Circumstances Permits”	 	:	 	shall mean the permission, license, consent, approval or other authorization and registration granted to any notice, report
or

  

			
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		 		 		 		 	assessment that the Tenant is required to declare, in accordance with the Environmental Laws concerning the Tenant’s operation development and production
business.
					
		 	3.8	 	“Rental Facilities”	 	:	 	shall mean the production plant and office premises on the construction land that are customized in accordance with User’s Requirement and Technical Specification, including
but not limited to buildings and electrical and mechanical facilities.
					
		 	3.9	 	“Transfer Date”	 		 	shall mean the date when the Lessor has completed the transfer of Rental Facilities to the Tenant in accordance with the provisions of Article 7 of the Agreement. The Transfer Date
shall be the same date to the Lease Commencement Date
					
		 	3.10	 	“Lease Commencement Date”	 		 	shall mean the date when the legal lease relationship between the Lessor and the Tenant comes into force. The Lease Commencement Date shall be the same date to the Transfer Date.

					
		 	3.11	 	“Rent Start Date”	 		 	shall mean the start date when the rent between the Lessor and the Tenant shall be calculated and the Tenant shall pay rent to the Lessor, that is 1 January, 2010, except that the
Rent Start Date shall be determined otherwise according to “Build to Suit and Pre-Lease Agreement” section 10.3.2.
					
		 	3.12	 	“Decoration Deposit”	 	:	 	shall mean the deposit that the Tenant shall pay Beijing Boda Jingkai Property Management Limited Company in cash equating to the amount determined the actually-measured total Floor
Area of the office building in accordance with the criteria of RMB 10 Yuan / sq m during the given period before the start of decoration works of the office building.

 

			
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		 	3.13	 	“Floor Area”	 	:	 	shall mean the Floor Area of Rental Facilities as defined in Article 5 of the Agreement.
					
		 	3.14	 	“Building Land”	 		 	shall mean the land for the construction of Rental Facilities as specified in Annex I, that is the land of the first phase project of NXP Semiconductors (Beijing) Ltd New Plant,
specifically see Article 5 of the Agreement.
					
		 	3.15	 	“Project”	 		 	shall mean the first phase project of NXP Semiconductors (Beijing) Ltd New Plant, including the production plant and ancillary supporting office premises for production of mobile
phone speakers and receivers.
					
		 	3.16	 	“Land Area”	 	:	 	shall mean the area of the Building Land, specifically see Article 5 of the Agreement.
					
		 	3.17	 	“Laws”	 	:	 	shall mean all laws, regulations, legal rules, rules and orders and so forth that will be implemented in China in the present or future.
					
		 	3.18	 	“Rental Period”	 	:	 	shall mean the Rental Period as defined in Article 9 of the Agreement.
					
		 	3.19	 	 “Mechanical and

Electrical
 Equipment”
	 	:	 	shall mean the electrical and mechanical services equipment listed in the User’s Requirement and Technical Specification.
					
		 	3.20	 	“Payment Period”	 	:	 	shall mean the time when the Tenant shall pay the rent during the Rental Period in accordance with Article 11 of the Agreement. With the exception of the special circumstances that
may arise for the payment of the first phase rent pursuant to Article 11, each Payment Period for the rest of rent shall be three months.

 

			
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		 	3.21	 	“Ancillary Facilities”	 		 	shall mean the venues and all ancillary buildings within the scope of the Building Land that shall exclude the Rental Facilities, including walls, roads, car parks, greening, street
lamp and door in the factory area.
					
		 	3.22	 	“Buildings and Venues”	 	:	 	shall mean a general term for the Rental Facilities, Ancillary Facilities and Building Land located within the area of No. 20 Tong Ji Nan Lu of BDA (address of the block see land
use right certificate), specifically described in Article 5 of the Agreement.
					
		 	3.23	 	China	 	:	 	shall mean the People’s Republic of China.
					
		 	3.24	 	Renovation	 		 	shall mean the renovation, upgrading, alteration, increase and expansion carried out by the Lessor for the Buildings and Venues.
					
		 	3.25	 	“RMB”	 	:	 	shall mean China’s statutory currency.
					
		 	3.26	 	“Rent”	 	:	 	shall mean the rent that the Tenant shall pay to the Lessor in the Rental Period in accordance with the relevant provisions of Chapter II of the Agreement.
					
		 	3.27	 	“Security Deposit”	 	:	 	shall mean the security deposit that the Tenant shall pay to the Lessor in accordance with Chapter III of the Agreement.
					
		 	3.28	 	“Utility Provider”	 	:	 	shall mean the persons who provide public facilities for Buildings and Venues, including the providers of water, electricity, gas, heat and so on.
					
		 	3.29	 	“Waste”	 	:	 	shall mean the wasted sludge, oil, chemicals, debris, pollutants, or other industrial waste and refuse.
					
		 	3.30	 	“Business Day”	 	:	 	shall mean the working days determined according to Chinese Laws, that is every Monday until Friday that is not statutory
holidays.

  

			
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		 	3.31	 	“User’s Requirement and Technical Specification”	 		 	shall mean the design documents that the Lessor and the Tenant have commonly confirmed and duly signed, namely, “User’s Requirement and Technical Specification” that
the Tenant and the Lessor signed on this      day of             , 2008.
					
		 	3.32	 	“Loss”	 		 	shall mean the direct economic losses that have occurred; except as otherwise expressly agreed, the loss referred to in the Agreement do not contain the expected operating profit
and indirect losses.

 4. Unless otherwise provided in the Agreement: 

 

	 	4.1	The singular includes the plural, and vice versa; 

  

	 	4.2	The title, headings and marginal notes to the provisions of all sections are inserted for convenience of reference only, do not act as the interpretation of terms or
phrases involved in. 

 Chapter III Rental and Rent Payment for Buildings and Venues 

5. The specific description of Buildings and Venues is as follows: 
  

	 	5.1	The Rental Facilities on the Building Land are constructed in accordance with the technical specifications of “User’s Requirement and Technical
Specification” and the requirements of “Build to Suit and Pre-Lease Agreement”. Their estimated Floor Area is approximately 24,843.91 square meters, and the estimated area of Building Land is approximately 20,000 square estimates; and

  

	 	5.2	Any structures, buildings, adjunct, ancillary buildings, expansion and Lessor’s equipment and facilities on the Building Land and in the Rental Facilities.

  

	 	5.3	The Floor Area of Rental Facilities and the area of Building Laud shall finally be determined by the final measured area identified by government departments. The
Buildings and Venues are described in more detail in General Map of Annex I, and the markers and textual representation define the boundary line. If the difference between the measured Floor Area and the design area of Rental Facilities transferred
by the Lessor is more than three percent (3%) of such design area, the Tenant has the right to terminate the Agreement. 

  

			
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 6. The Lessor shall lease the Buildings and Venues to the Tenant, in accordance with the terms and
provisions of the Agreement. In view of this, the Tenant shall pay rent in accordance with the terms and provisions of the Agreement, as detailed in this chapter. 

7. Transfer Date. Lease Commencement Date and Rent Start Date 
  

	 	7.1	Transfer Date means the date when the following two conditions are met, namely, the date when the Lessor has completed the transfer of Buildings and Venues to the
Tenant. 

  

	 	7.1.1	The Project is accepted as qualified in accordance with provisions of Article 15 of the “Build to Suit and Pre-Lease Agreement”, and relevant government
departments issues the Recording Form for the Final Checking and Acceptance of the Completion of the Construction Project of Rental Facilities and the proof that certification of real estate is being handled; 

 

	 	7.1.2	The Lessor deliveries the key of Rental Facilities to the Tenant (i.e. deliveries the Rental Facilities) and Ancillary Facilities (excluding greening of Building Land).

  

	 	7.2	Transfer Date is also Lease Commencement Date. The Agreement shall come into force from the Lease Commencement Date. Upon the Agreement coming into force, the Tenant
has the right to make reasonable use of Buildings and Venues, provided that the Tenant, as the user of Rental Facilities, has assumed all the obligations and responsibilities relating to use of Rental Facilities in accordance with the Agreement,
“Build to Suit and Pre-Lease Agreement”, and laws and regulations. 

  

	 	7.3	 After the transfer date, the start date, when the rent between the Lessor and the Tenant shall be calculated and the Tenant shall pay rent to the
Lessor, shall be 1 January, 2010. Except that the Rent Start Date shall be determined otherwise according to “Build to Suit and Pre-Lease Agreement” section 10.3.2, the Tenant shall pay rent to the Lessor in accordance with the
relevant provisions of the Agreement from January 1, 2010. The Lessor and the Tenant acknowledge that, from Lease Commencement Date to Rent Start Date, the Tenant may be exempt from house lease use fees of the rent but shall pay the property
management fees to 

  

			
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the Lessor. The property management fees shall be paid by Tenant to the property management company of NXP New Plant Park (i.e. Beijing Boda Jingkai Property Management Limited Company,
hereinafter referred to as the “Property Management Company”) designated by the Lessor according to the relevant property management agreement in accordance with the criteria of 4 Yuan / per square meter per month from the Lease
Commencement Date. 

  

	 	7.4	The Lessor and the Tenant agree and acknowledge that: after the Transfer Date, the Lessor shall complete the greening of Building Land in accordance with the
requirements of “User’s Requirement and Technical Specification” before April 30, 2010 (including the present day). 

8. After the Transfer Date, the Lessor shall deliver the following documents to the Tenant promptly (not more than three working days) from acquiring the
originals of the following documents: 
 (1) Measurement Report for Floor Area of Rental Facilities (copy with official seal of
the Lessor); 
 (2) Recording Form for the Final Checking and Acceptance of the Completion of the Construction Project of Rental
Facilities (copy with official sea! of the Lessor); 
 (3) Proof that certification of real estate is being handled (original);

 (4) Fire fighting Certification of Rental Facilities (copy with official seal of the Lessor); 

(5) House Ownership Certificate of Rental Facilities (copy with official seal of the Lessor); 

The Lessor shall ensure the authenticity and validity of the above-mentioned documents and certificates, and shall stamp copies of relevant documents on
the straddle with official seals. The Tenant shall ensure that the above-mentioned documents and certificates are used only for lease matters hereunder and for proof of company registration, tax registration changes and commercial insurance of the
Tenant. 
 9. Rental Period: the Rental Period shall be a period of 5 consecutive years from the effective date of the Agreement (that is, Lease
Commencement Date). If the Tenant decides to throw partial lease or terminate the Agreement in the first five-year period, it shall not enjoy any rent concessions hereunder, and the Lessor is entitled to require the Tenant make up the rent in full
pursuant to Section 13.3 of Article 13 hereof. The Tenant shall be responsible for compensation for all economic losses incurred by the Lessor. Upon the expiration of Rental Period of 5 consecutive years, the Tenant may enjoy continuous renewal
option on many occasions, and each renewal period shall be 5 years, otherwise the Tenant does not enjoy the priority right to renew. The continuous renewal right of the Tenant shall not exercised in a discontinuous manner any other way that may
infringe the rights and interests of the Lessor, otherwise the Lessor is entitled to decide by itself to refuse the renewal. 
  

			
	Lease Agreement	 	8

 10. Rent criteria in the Rental Period: rent includes only two parts of lease use fees and property
management fees. The rent criteria for the first five-year period in the Rental Period is RMB 41/ square meter / month, including the standard of lease use fees (that is, RMB 37 / square meter / month) and the standard of property management fees
(that is, RMB 4 / square meter / month). For the first 5 consecutive years of the lease term, the rent criteria of RMB 41/ square meter / month shall be not changed because of reasonable adjustments made by the Lessor and the Tenant by consensus
during the design and construction. If the aforementioned rent criteria is adjusted in accordance with Article 13 “Rent Concessions” hereof, the rent to be paid by the Tenant shall be determined pursuant to the adjusted rent criteria.

 11. Payment Period: the Tenant shall pay rent to the Lessor in advance quarterly. The Tenant shall pay the first-quarter rent in full within
five Business Days prior to Rent Start Date herein (“Due Date for Payment”). If the date when the Tenant shall pay rent actually in accordance with Clause 10.3.2 of “Build to Suit and Pre-Lease Agreement” is postponed, the Tenant
shall, within five Business Days prior to the date of actual rent payment (“Due Date for Payment”), pay in full the rent for the period from the date of actual rent payment until the start date of the next Payment Period. In addition,
during the Payment Period, the Tenant shall pay the current-quarter rent prior to the fifth day of the first month (i.e. January, April, July and October) of each quarter of each year (“Due Date for Payment”). If the fifth day of such
payment month is a national statutory holiday (including weekends), the deadline for the payment of rent shall be the first Business Day after such statutory holiday. 

12. Rent Payment 
  

	 	12.1	The Parties agree that, for purpose of lease of Buildings and Venues hereunder, the Tenant shall pay the rent payable in RMB to the Lessor. 

 

	 	12.2	The Parties agree that, the rent shall be calculated and determined for each Payment Period from Rent Start Date based on the rent criteria provided in Article 10
hereof and the final accurate Floor Area of Rental Facilities confirmed by the relevant government departments. 

  

			
	Lease Agreement	 	9

	 	12.3	The Lessor and the Tenant acknowledge that: if the government departments have not yet confirmed the final measured Floor Area of Rental Facilities on or before the
first Due Date for Payment, the Parties agree that, the rent hereunder shall be calculated pursuant to the measured area estimated by the third party measurement agency jointly confirmed by the Parties hereto. Once the government departments confirm
the final measured Floor Area, the rent hereunder shall be determined in accordance with the results confirmed by such government departments. In the case of any rent adjustment resulting from the difference between the measurement results estimated
by such third party agency and the final measured Floor Area confirmed by such government departments, such rent adjustment shall be made when the first calculation and payment of rent pursuant to the final measured Floor Area confirmed by such
government departments, on the principle of refund for any overpayment or a supplemental payment for any deficiency and without interest. 

  

	 	1.2.4	The Lessor and the Tenant acknowledge that, from Lease Commencement Date to Rent Start Date, the Tenant may be exempt from house lease use fees of the rent but shall
pay the property management fees to the Lessor. The property management fees shall be paid by Tenant to the Property Management Company according to the relevant property management agreement in accordance with the criteria of 4 Yuan / per square
meter per month from the Lease Commencement Date. 

  

	 	12.5	The Tenant shall pay rent in accordance with each Payment Period, and the specific payment time (that is, “Due Date for Payment”) is detailed in Article 11
hereof. 

  

	 	12.6	The rent shall be paid on Due Date for Payment of each Payment Period. The house lease use fees of the rent shall be paid by the Tenant to the person authorized by the
Lessor, and the property management fees of the rent shall be paid by the Tenant to the Property Management Company. The Lessor undertakes that the service standards provided by the Property Management Company during the Rental Period shall not be
lower than the provision of Annex 8 of “Build to Suit and Pre-Lease Agreement”, and the Property Management Company shall not unilaterally raise the standard of property management fees. 

 

	 	12.7	The Lessor or the person authorized by the Lessor shall, upon receipt of house lease use fees paid by the Tenant, provide the legitimate invoices matching the amount of
such fees. The Lessor shall urge the Property Management Company to provide the legitimate invoices matching the amount of property management fees upon receipt of such fees paid by the Tenant, except otherwise agreed by the Tenant and the Property
Management Company. 

  

			
	Lease Agreement	 	10

 13. Rent Concessions 
  

	 	13.1	Upon the following conditions are met at the same time, the Tenant is entitled to enjoy rent concessions granted by the Lessor, namely: 

 

	 	13.1.1	The Tenant shall make its best efforts to make its business and tax registration for all its business in BDA (the relevant procedures of submitting reports for approval
shall be applied for by the Tenant and the expenses incurred shall be assumed by the Tenant), within six months from the date when the Lessor provides the Tenant with relevant licenses necessary for business and tax registration (including the
Recording Form for the Final Checking and Acceptance of the Completion of the Construction Project of Rental Facilities and the proof that certification of real estate is being handled). However, in the case of any delay for any cause beyond the
control of the Tenant, the Lessor agrees to defer a period of three month. If the Tenant has not yet make its business and tax registration for all its business in BDA upon the expiration of such three month, the Tenant is not entitled to enjoy any
preferential conditions (including rent concessions) hereunder and the rent criteria shall be determined and implemented in accordance with the relevant provisions of Section 13.3 of this Article. 

 

	 	13.1.2	During the validity term of the Tenant’s license (for details of copy of the approval certificate of foreign-invested enterprises of the Tenant, see Annex 7 to
“Build to Suit and Pre-Lease Agreement”), the Tenant shall not split or transfer in any way all its investments to Beijing or any other place in China, and shall register all its investments in BDA. Otherwise the Tenant is not entitled to
enjoy any preferential conditions (including rent concessions) hereunder, and shall make up the rent hereunder in full to the Lessor in accordance with the provisions of Section 13.3 of this Article. 

 

	 	13.2	 If all the conditions referred to in Section 13.1 of this Article are met, the Lessor shall, from

  

			
	Lease Agreement	 	11

	 	 
the date of completion of the Tenant’s tax registration for all its business in BDA, grant the Tenant the rent concession period for 2 years and 6 months with exemption from house lease use
fees of the rent (the criteria of house lease use fees is 37 Yuan / square meter / month). Such exemption for 2 years and 6 months shall be implemented from the first Payment Period after the date of completion of the Tenant’s tax registration
for all its business in BDA, and shall apply for ten Payment Periods, during which the Tenant shall pay in full the property management fees of the rent to the Property Management Company. 

 

	 	13.3	If the Tenant fails to meet any of the conditions referred to in Section 13,1 of this Article, it is not entitled to enjoy any rent concessions granted by the
Lessor, and shall make up the rent hereunder in full to the Lessor in accordance with the following provisions: the Lessor is entitled to determine the rent criteria for Payment Periods pursuant to the average price of industrial plant rental market
in BDA in the same period (hereinafter referred to as the “New Rent Criteria”). Such average price shall be assessed and determined by an independent third party evaluating agency jointly designated by the Parties. However, the Tenant
shall not unreasonably refuse such designation in any form. The Tenant shall, within a reasonable time given by the Lessor, make up all rent concessions enjoyed by the Tenant from Rent Start Date, that is the difference between the total amount of
rents calculated pursuant to New Rent Criteria and the total amount of rents actually paid by the Tenant from Rent Start Date. 

14. Rent criteria for renewable period: during the renewal period, the rent is still the total of house lease use fees and property management fees. The
floating up or down or remaining of rent criteria for renewal period shall make reference to the average price of industrial plant rental market in BDA in the same period (including house lease use fees and property management fees). The Lessor
agrees that the adjustment range of rent criteria for renewable period shall not exceed ±5% of the rent criteria (including house lease use fees and property management fees) for the last Rental Period applicable to lease of Rental Facilities
hereunder. The actually-implemented rent criteria shall be determined by the Parties through consultation. The terms and conditions of the renewal agreement shall be agreed in writing and be signed by the Parties separately. 

If the aforementioned rent criteria is adjusted in accordance with Article 13 “Rent Concessions” hereof, the rent to be paid by the Tenant
shall be determined pursuant to the adjusted rent criteria. 
  

			
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 Chapter IV Security Deposit 

15. The Tenant shall pay the Lessor the Security Deposit amounting to a total of three million RMB Yuan by check or wire transfer within seven Business
Days from the effective date of the Agreement. At any time, the Tenant hasn’t the right to deem the Security Deposit as the unpaid rent hereunder. If the Tenant does not perform its obligations hereunder, the Lessor is entitled to use the
Security Deposit in accordance with the relevant provisions hereof. 
 16. During the entire Rental Period, the Security Deposit shall be kept
and may not be used to offset the rent, damages for breach of contract and any other costs. Upon the expiry of Rental Period or termination hereof, the Lessor has the right to use the Security Deposit for the deduction of the rent payable by the
Tenant, identified damages for breach of contract and any other costs that shall be borne by the Tenant. In the case of any remainder after completion of such deductions, the remainder of Security Deposit shall promptly be refunded by the Lessor to
the Tenant. During the Rental Period, the Lessor does not have obligation to pay the Tenant any interest and capital occupation charges or any other costs of the same nature. 

17. During the Rental Period, if the Tenant terminates the Agreement without statutory or agreed reason prior to expiry of Rental Period, the Lessor have
the right to detain all the Security Deposit as liquidated damages to be paid by the Tenant, and the Tenant does not have right to request refund of Security Deposit. 

18. Unless agreed in writing by the Parties otherwise, upon expiry of Rental Period or termination hereof, the Security Deposit shall be refunded to the
Tenant in accordance with the relevant provisions of this Chapter within 30 calendar days after the Tenant perform its obligations hereunder, provided that the Rental Facilities are returned to the Lessor in the state provided hereunder. 

Chapter V Repair and Maintenance of Rental Facilities 

19. The Lessor and the Tenant acknowledge that, 

During the Rental Period, under the precondition of the Tenant’s normal use of Rental Facilities and public facilities, all maintenance obligations
thereof shall be borne by the Lessor, and the related costs and expense incurred therefrom shall be borne by the Lessor, except for the maintenance obligations that shall be borne by the utility providers or other competent authorities or other
organizations in accordance with the relevant provisions. The Lessor shall, upon the Tenant’s request, assist the Tenant and utility providers or other competent authorities or other organizations in implementing relevant maintenance
obligations. 
  

			
	Lease Agreement	 	13

 The repair and maintenance obligations of facilities and equipment invested and constructed by the Tenant
(“Tenant’s Assets”) and related costs and expense incurred therefrom and risk-related losses shall be borne by the Tenant. 
 If
a Party, who has repair and maintenance obligations in accordance with the Agreement, fails to take timely action to perform such obligations (such action will inevitably cause serious damage of leased land or Rental Facilities or seriously reduce
their real value, or cause the Tenant to be unable to normally use Rental Facilities, or pose a threat to property or safety of life of the Tenant or its personnel), and fails to take action to perform its obligations to maintain and repair within
15 Business Days after written notice delivered by the other Party, the other Party shall have the right to take reasonable measures to maintain and repair, all related costs and expense incurred therefrom shall be borne by the Party who has repair
and maintenance obligations, and have the right to request such Party to make full compensation for its losses (excluding loss of anticipated profits, and costs and expenses that shall be borne by the Party raising such request on its own).

 20. During the Rental Period, based on the situation of damage of Rental Facilities and its appurtenances (excluding Tenant’s Assets),
the Lessor is entitled to decide by itself to make maintenance of Rental Facilities and its appurtenances, and is entitled to determine maintenance contractor according to relevant laws and regulations and the Lessor’s rules and regulations.
The Lessor shall conclude a contract with such maintenance contractor concerning such maintenance. The Lessor shall give a notice to the Tenant about the specific time of maintenance before such maintenance, and make best efforts to minimize the
impact on the Tenant’s normal production and operation. 
 The Tenant shall, upon the Tenant’s reasonable request, provide the
necessary assistance for repair and maintenance made by the Lessor. 
 21. From the Transfer Date, the Tenant shall, in accordance with the
Agreement and the nature of Rental Facilities, make reasonable use of Rental Facilities (including but not limited to renovation works), and keep Rental Facilities and its appurtenances in good and tenantable state. The Lessor agrees that, it shall,
before transfer of Rental Facilities and its appurtenances, provide necessary training for the Tenant’s equipment operator or provide necessary instructions for use of Rental 

 

			
	Lease Agreement	 	14

 
Facilities and its appurtenances. The Tenant shall conclude property management services agreement with the Property Management Company concerning Rental Facilities and its appurtenances, and
bear the full cost incurred therefrom, including but not limited to property management fees. During the Rental Period, for purpose of normal and reasonable use of Buildings and Venues, the Lessor and its Authorized Persons may enter Buildings and
Venues to make inspection or check the state and circumstances thereof (including state and circumstances of the Tenant’s actual use thereof) provided that the Tenant allows such action and the Lessor and its Authorized Person are accompanied
by the Tenant’s persons concerned. 
 22. If the Lessor reasonably believes that an emergency occurs that may cause great damage to or
significant adverse impact on Rental Facilities, it has the right to make prompt access to Buildings and Venues and take appropriate action. 

Chapter VI Damage of Buildings and Venues 

23. In the case of occurrence of incident that may cause great damage to Buildings and Venues or Rental Facilities, the Tenant shall give a written or
oral notice to the Lessor about the nature or description of such incident immediately (not more than eight hours) after the time of such occurrence. If Tenant informs Lessor by written notice, the written notice should be sent to Lessor by hands;
if Tenant informs Lessor orally, Tenant should call Lessor at 67881173. If Lessor change such contact number, it should inform Tenant 3 working days in writing before the change. For the purposes of this Chapter, great damage to Buildings and Venues
or Rental Facilities (“Great Damage”) shall mean that an incident will inevitably cause serious damage of Buildings and Venues or Rental Facilities or seriously reduce their real value, or cause the Tenant to be unable to normally use
Rental Facilities, or pose a threat to property or safety of life of the Tenant or its personnel. 
 24. If the damage to Buildings and Venues
or Rental Facilities is caused by the Tenant and/or its persons and/or its Authorized Persons and/or other persons who have obtained the Tenant’s consent to enter Buildings and Venues or Rental Facilities. 

 

	 	24.1	The Tenant shall restore Buildings and Venues or Rental Facilities to its original state or mutually-recognized state during a reasonable period given by the Lessor,
and shall bear the full cost incurred therefrom; and 

  

			
	Lease Agreement	 	15

	 	24.2	If the Tenant fails to restore Buildings and Venues or Rental Facilities to its original state or mutually-recognized state during such reasonable period, the Lessor
has the right to make repair and maintenance thereof by itself or by way of commission, and the Tenant shall bear the full cost incurred therefrom. In the case of loss incurred by the Lessor caused by such damage or the Tenant’s failure or
delay to make repair and maintenance (excluding the expected profit and the costs that shall be borne by the Lessor in accordance with the Agreement), the Lessor shall have the right to demand compensation from the Tenant. 

 

	 	24.3	The Tenant shall be responsible for all the litigation, claims, losses, damages, penalties and legal liability resulting from damage of Buildings and Venues or Rental
Facilities which is caused by the Tenant, as well as the costs and expenses occurred therefrom. 

 25. If it is necessary to
employ external professional bodies to assess the damage to Buildings and Venues and/or to provide professional services, the Lessor shall seek prior consent (which will not be unreasonably withheld by the tenant) of the Tenant concerning such
employment. If the external professional bodies identify that there is damage to Buildings and Venues and that such damage is caused by the Tenant and/or its persons and/or its Authorized Persons and/or other persons who have obtained the
Tenant’s consent to enter Buildings and Venues or Rental Facilities, the Tenant shall bear the costs of such employment, as well as the full cost for investigation. If the external professional bodies identify that there is not damage to
Buildings and Venues or that such damage is not caused by the Tenant and/or its persons and/or its Authorized Persons and/or other persons who have obtained the Tenant’s consent to enter Buildings and Venues or Rental Facilities, the Lessor
shall bear the costs of such employment, as well as the full cost for investigation. 
 26. If the damage is not damage to Buildings and Venues
or that such damage is not caused by the Tenant and/or its persons and/or its Authorized Persons and/or other persons who have obtained the Tenant’s consent to enter Buildings and Venues or Rental Facilities, the Lessor shall bear the costs of
repair and maintenance. Upon occurrence of the damage of Buildings and Venues or Rental Facilities, the Lessor shall begin to make repair and maintenance thereof in a reasonable period of time. If the Lessor fails to begin to make repair and
maintenance thereof in such period, the Tenant has the right to make repair and maintenance thereof by itself or by way of commission, and the Lessor shall bear the full cost incurred therefrom. In the case of loss incurred by the Tenant caused by
such damage or the Lessor’s failure or delay to make repair and maintenance (excluding the expected profit and the costs that shall be borne by the Tenant in accordance with the Agreement), the Tenant shall have the right to demand compensation
from the Lessor. 
  

			
	Lease Agreement	 	16

 Chapter VII Public Facilities 

27. The Lessor shall provide Rental Facilities that have access to water, electricity and sewage, and pay the construction charges, connection fees and
maintenance costs relating to the public facilities. However, the Lessor is not responsible for the continuity of supply thereof, or the quality of public facilities provided by the public facilities providers for Buildings and Venues. 

28. During the Rental Period, the Tenant shall bear the fees for all public facilities used by it (including but not limited to, water, electricity, gas,
heat, communications fees), and the costs and operating expenses relating to business development in the Buildings and Venues and Rental Facilities. However, the Lessor shall pay all the taxes and fees relating to Buildings and Venues and Rental
Facilities that shall be assumed by the Lessor according to the Laws. 
 Chapter VIII Payment of Other Fees 

29. During the Rental Period, water fees, electricity fees, air-conditioning management fees, heating costs, telephone charges, Internet communication
fees, as well as all the other costs arising from production and operation or office, shall be borne by the Tenant on its own. 
 30. For the
purposes of payment of the costs referred to in Article 29 hereof, the Tenant shall enter into a written agreement with relevant energy or services providers, and the Lessor shall provide the appropriate assistance. 

31. During the Rental Period, if the Tenant requests a higher capacity of water, electricity and / or sewage disposal facilities and / or other public
facilities services, or additional types of public facilities, the Lessor may arrange additional connection and ail costs incurred therefrom shall be borne by the Tenant, provided that the. following conditions are met at the same time: 

 

	 	31.1	The Tenant gives a prior notice to the Lessor and obtain the consent of the Lessor’s; and 

 

			
	Lease Agreement	 	17

	 	31.2	The Tenant provides necessary application to public facilities providers and the Lessor provides necessary assistance for applying to the relevant government
departments for approval; and 

  

	 	31.3	The Tenant pays extra project connection costs, enlargement charges or other costs charged by the relevant government departments relating to extra connection and / or
enlargement of such public facilities; and 

  

	 	31.4	The Tenant pays the installation costs and maintenance costs for connection of such public facilities. 

Chapter IX Use of Buildings and Venues 

32. The Rental Facilities of which the Lessor is responsible for the construction are used for industrial purposes, rather than as a residence or
commercial purposes. The Tenant ensures that it will use the Buildings and Venues for the purposes approved by the government departments (that is, for purposes of industrial production and warehousing logistics), or for ancillary office and other
purposes permitted by the government departments in accordance with the Laws 
 33. The Tenant shall take reasonable measures to deal with
industrial waste and refuse in accordance with the provisions of the Laws. 
 34. During the Rental Period, the Tenant shall, in its operations,
comply with the environmental laws and regulations relating to the use of Buildings and Venues required by the government departments, and the safety standards, regulations and guidelines reasonably required by the Lessor. The Tenant shall, upon
request of the government departments and / or the Lessor, take reasonable measures to prevent violation of such environmental laws and regulations, safety standards, regulations and guidelines, and to reduce air pollution, noise pollution, water
pollution or other contamination, and the full costs shall be borne by the Tenant on its own. Before the Tenant carries out operation activities in Buildings and Venues, it must obtain the corresponding license (including but not limited to
circumstances permit) issued by the government departments in accordance with the requirements of relevant laws and regulations, and the Lessor shall provide the necessary assistance to the Tenant in order to the Tenant obtaining such permits.

  

			
	Lease Agreement	 	18

 35. The Tenant shall not: 
  

	 	35.1	conduct, or allow to be conducted, any dangerous or illegal activities in the Buildings and Venues; or 

 

	 	35.2	allow anyone living in the Buildings and Venues; or 

  

	 	35.3	retain, or allow to be retained, any animal in the Buildings and Venues. 

  

	 	35.4	change the architectural layout, gardens and landscapes in the Building Land, and the ground or driveway in the Buildings and Venues, unless the prior written consent
of the Lessor. 

 36. If the Lessor reasonably believes that the following consequences may occur, the Tenant can neither place in
an arbitrary or dangerous manner, nor allow to be placed in an arbitrary or dangerous manner, any article in the Buildings and Venues or any part thereof: 
  

	 	36.1	In the case of property damage or personal injury; or 

  

	 	36.2	In the case of hindrance of the performance of the Lessor’s obligations hereunder; or 

 

	 	36.3	In the case of any obstruction or damage in the Buildings and Venues. 

37. The Tenant may not use or store any dangerous goods or explosives, or allow to be used or be stored, in the Buildings and Venues without the prior
written consent of the Lessor and government departments (if necessary). Otherwise, the Tenant shall compensate the Lessor for all losses and damages incurred by such use and storage and any claims and litigation thereof. The Tenant use or store any
dangerous goods or explosives in accordance with the provisions of the Laws. 
 38. The Tenant shall remove and clear any article that violates
the Agreement from the Buildings and Venues in accordance with the instructions of the Lessor, and the costs incurred therefrom shall be borne by the Tenant on its own. 

39. If the Lessor reasonably believes that the following circumstances may happen to any activity, the Tenant may not conduct, or allow to be conducted,
such activity in the Buildings and Venues: 
  

	 	39.1	Any activity may affect the operating or other legal rights of the Lessor or adjacent or nearby site occupant. In this case, the Tenant must take the necessary measures
to avoid a violation of the obligations hereunder and / or a circumstance that may affect such legal rights. 

  

			
	Lease Agreement	 	19

 40. The Lessor is not be responsible for any loss, damage or inconvenience incurred by the Tenant arising
from any act such as obstruction, disturbance or conflict of adjacent or nearby site occupant. However, the Lessor shall, based on the identity of the owner, assist the Tenant in requiring such adjacent or nearby site occupant to eliminate
obstruction, disturbance or conflict. 
 41. The Tenant shall use Rental Facilities in accordance with the design load listed in User’s
Requirement and Technical Specification. The Tenant may not use or increase load to the wall, roof or structure of Rental Facilities. Such use or load increase will cause tension injury to Rental Facilities or affect structural components, frame
structure, roof, foundation, joist and outside wall relating thereto. 
 42. The Tenant shall, if necessary, additionally construct suitable
basis for machinery and equipment in Rental Facilities and Buildings and Venues in accordance with prior written consent of the Lessor and government departments obtained by the Tenant. The full cost incurred therefrom shall be borne by the Tenant.

 43. The Tenant accepts and understands the following circumstances of the Buildings and Venues: baseboard, drainage and driveway are directly
constructed on the venues, user pipes are paved in the venues; as time goes on, after the grounds in, on or near the Buildings and Venues are compacted, settlement, subsidence and cracks may happen to such grounds. Such settlement, subsidence and
cracks must comply with regulatory requirements in China. 
 44. The Tenant accepts and understands the following circumstances of the Rental
Facilities: flooring block of grounds / production areas are supported by the foundation systems, and the designed foundation systems only support the given load listed in User’s Requirement and Technical Specification; as time goes on, after
the grounds in, on or near the Buildings and Venues are compacted, settlement, subsidence and cracks may happen to such grounds. Such settlement, subsidence and cracks must comply with regulatory requirements in China. 

 

			
	Lease Agreement	 	20

 45. The Lessor is not responsible for any loss, damage or inconvenience incurred by the Tenant or any other
person, arising from settlement or cracks of flooring block, baseboard or drainage of any grounds / production areas, or floor board, flooring block or baseboard of Rental Facilities and Buildings and Venues caused by the Tenant’s use exceeding
the ground load listed in User’s Requirement and Technical Specification. 
 46. The Tenant shall use Rental Facilities in accordance with
the designed electric power load listed in User’s Requirement and Technical Specification. Without the prior written approval of the Lessor, the Tenant may not change, modify or hinder the existing power load, fixtures and equipment within or
near the Buildings and Venues. 
 47. The Tenant may not conduct, or allow to be conducted, any activity that may cause the followings:

  

	 	47.1	Any activity may affect the structural stability of Rental Facilities and the safety of Buildings and Venues; or 

 

	 	47.2	Any activity may affect fire safety of Buildings and Venues; or 

  

	 	47.3	Any activity may cause fire danger or other dangers of Buildings and Venues. 

48. The Tenant shall abide by fire safety requirements of the Laws and government departments. If fire safety equipment installed the Lessor (including
part of the Lessor’s devices) must by changed for purpose of the Tenant’s production and operation, the Tenant shall bear the full cost incurred therefrom on its own, and such changes must meet the following conditions: 

 

	 	48.1	To abide by the provisions of laws and regulations; 

  

	 	48.2	To obtain the prior written consent of the Lessor’s and the approval of government departments (if necessary); 

 

	 	48.3	To make such changes compatible with devices of the Lessor, but fire safety equipment installed by the Lessor previously (including any of the Lessor’s devices or
part thereof) and the installation of such fire safety equipment must comply with fire safety laws and the relevant norms and standards; 

  

			
	Lease Agreement	 	21

	 	48.4	The Tenant is responsible for maintenance costs thereof. 

Chapter X Insurance 
 49. Within 15
calendar days after transfer of Rental Facilities and the Lessor obtaining a certificate of housing ownership of Rental Facilities, the Lessor shall purchase property insurance comprehensive insurance, and ensure that the above insurance is
effective for the Rental Period. Ail costs and charges incurred therefrom shall be borne by the Lessor. In the case of insured event of Rental Facilities, the insurance indemnity received by the Lessor shall first be used for payment of restoration
costs of Buildings and Venues. The Lessor shall, in the third quarter of each year, provide a copy of the current-year insurance policy to the Tenant. Within 15 calendar days from Lease Commencement Date, the Tenant shall, of its own, purchase
relevant insurance for all machinery and equipment and facilities whose ownership belongs to the Tenant. 
 Chapter XI Decoration and
Alteration of Buildings and Venues 
 50. Upon the Agreement coming into force, the Tenant may, as legitimate use of Rental Facilities, carry
out decoration of the office building and assume the full cost thereof its own. The Tenant shall be responsible for employ the contractor of decoration works and pay the full cost thereof. 

51. Before the beginning of decoration, the Tenant shall obtain prior written confirmation of the Lessor on the design and construction program of such
decoration, and pay Decoration Deposit in cash, to the Lessor or its Authorized Person or the Property Management Company, equaling to the amount determined pursuant to the measured total Floor Area of the office building in accordance with the
standard of 10 RMB Yuan / sq m within the time specified by the Lessor. If the Tenant fails to carry out decoration in accordance with design and construction program confirmed by the Lessor in writing, and / or in the case of damage of Buildings
and Venues arising from the Tenant’s decoration, the Lessor has the option to have priority on Decoration Deposit to be paid by the Tenant to cover liquidated damages or damages. If the Decoration Deposit is not enough to compensate for the
same, the Tenant shall pay the shortage within the time specified by the Lessor. 
 52. If the Tenant desires to alter the Buildings and Venues
(including but not limited to decoration carried out by the Tenant), the Tenant shall obtain the written consent of the Lessor’s (which will not be unreasonably withheld) prior to such alteration. The Lessor may require the Tenant to agree to
abide by some reasonable conditions, including but not limited to: 
  

	 	52.1	The Tenant shall, upon the termination or dissolution hereof, restore Buildings and Venues to its original state and then return the same to the Lessor in accordance
with the relevant provisions hereof. 

  

			
	Lease Agreement	 	22

	 	52.2	Prior to the beginning of alterations, the Tenant shall submit, to the Lessor and government departments, the plans of such alterations to apply for the written
approval. After receipt of relevant approval from the Lessor and government departments, the Tenant shall, in accordance with the approved plans of alterations, carry out alterations by the reasonable way, to ensure that minimize the alteration
damage to Buildings and Venues and surrounding land (except approved by the Lessor otherwise). 

  

	 	52.3	The Tenant is responsible for the maintenance of the Lessor’s Buildings and Venues altered by the Tenant, and the costs incurred therefrom shall be borne by the
Tenant, except agreed by the Parties in writing otherwise. 

  

	 	52.4	If the Tenant constructs any building in the courtyard of project land without the written consent of the Lessor, all property rights of such building shall vest in the
Lessor, and the Tenant shall be responsible for the following costs: 

  

	 	(1)	The increased rent arising from such increased buildings; 

  

	 	(2)	The increased real estate taxes and other taxes and fees arising from such increased buildings (including sales tax, urban maintenance and construction tax and surtax
for education expenses). 

 53. The Agreement is a lease agreement for the first phase of the NXP Semiconductors (Beijing) Ltd New
Plant Project. The customized lease matters of the second phase construction of the Project shall be confirmed by a written agreement signed by the Parties separately. 

Chapter XII Renovation in Order to Enter the Buildings and Venues 

54. The Tenant accepts Buildings and Venues and acknowledges that: during the Rental Period, if it is necessary to carry out the renovation works, the
Lessor has the right to carry out renovation works in 
  

			
	Lease Agreement	 	23

 
Buildings and Venues, but the Lessor shall give at least a 30 calendar days written notice to the Tenant about start working of such renovation works. If the Lessor and / or its Authorized
Persons enter Buildings and Venues, the Lessor shall ensure that its Authorized Persons take reasonable measures to avoid or reduce, to the best of one’s abilities, the impact that renovation works may cause on the normal production and
operation activities of the Tenant. The Tenant shall, upon reasonable demand of the Lessor, properly perform its obligations as follows in accordance the Agreement (if necessary) and bear all related costs of its own within a reasonable period of
time specified by the Lessor: 
  

	 	54.1	Removal, relocation or change of any or all of the facilities of the Tenant; 

 

	 	54.2	Removal or relocation of any existing property of the Tenant or its Authorized Person in the Buildings and Venues; 

If the Tenant fails to perform its obligations hereunder, the Lessor shall have the right to remove, relocate, re-arrange and / or alter any or each of
the facilities and goods of the Tenant on behalf of the Tenant (without prejudice to any other rights or remedies of the Lessor hereunder). All reasonable costs incurred therefrom shall be deemed as the Tenant’s debt payable to the Lessor.

 Chapter XIII Ownership, Obligations and Responsibilities 

55. The Lessor ensures that it has the right to lease the Buildings and Venues, and will abide by its obligations under the Agreement. 

56. The Tenant ensures to abide by its obligations under the Agreement. 

57. If the Tenant occupies any region beyond the borders of the Buildings and Venues, the Tenant shall, immediately or within a reasonable period of time
specified by the Lessor (if any), correct and withdraw such occupation and bear the full cost incurred therefrom of its own. 
 58.
Unassignable: during the Rental Period, the Tenant may not assign, transfer or partition the rights and interests herein without the prior written consent of the Lessor, except provided herein otherwise. During the Rental Period, the Tenant agrees
that, without prejudice to lease right of the Tenant hereunder, the Lessor may transfer all or part of the rights and obligations to the Lessor’s wholly-owned subsidiary company or holding subsidiary company, and such three parties shall sign a

  

			
	Lease Agreement	 	24

 
separate written agreement thereon. Without the prior written consent of the Tenant, the Lessor may not assign, transfer or partition the ownership of Rental Facilities or the interests herein to
any other third party. 
 Upon obtaining the prior written consent of the Lessor, the Tenant may sublet Rental Facilities to its affiliated
companies and / or business partners (called be the “Sublessee”), provided that the Tenant shall give at least 15 Business Days prior notice to the Lessor about the situation of the Sublessee (including but not limited to, its relationship
with the Tenant, the business content, assets, etc.). The Tenant shall still perform its obligations and assume its responsibilities under the Agreement and the “Build to Suit and Pre-Lease Agreement” to the Lessor. For the
Sublessee’s act relating to Rental Facilities, the Tenant shall perform its obligations and assume its responsibilities in accordance with the provisions of the Agreement and the “Build to Suit and Pre-Lease Agreement” to the Lessor.
The affiliated companies and / or business partners of the Tenant shall mean the Tenant’s affiliated companies that meet the requirements of industrial policies of the development zone and produce the similar products, lie in the upstream and
downstream of industry chain of similar products. 
 59. A Party hereto shall, within one month from the date of change of its name and / or
registered address, send the following written documents to the other Party: 
  

	 	a)	a written notice of change of name and / or registered address; and 

  

	 	b)	a new copy of business license. 

 60. The Lessor
is not responsible for loss of or damage to the Tenant or its employees, agents or other Authorized Persons and / or the Tenant’s property arising from breakage or defect of any part of Rental Facilities or Buildings and Venues, unless such
breakage or defect is due to quality defect of Buildings and Venues or willful intention or gross negligence of the Lessor or its employees, agents or other Authorized Persons. 

61. Apart from the reasons attributable to the Lessor, the Tenant shall be responsible for compensation for economic loss, injury of or damage to person
or movable or immovable property in Buildings and Venues or Rental Facilities arising from the following: 
  

	 	a)	Occupation or use of the Buildings and Venues; or 

  

			
	Lease Agreement	 	25

	 	b)	Any willful intention, negligence or default of the Tenant and/or its persons and/or its Authorized Persons, and/or other persons who have obtained the Tenant’s
consent to enter Buildings and Venues or Rental Facilities; or 

  

	 	c)	Violation of the Tenant’s obligations under the Agreement and the “Build to Suit and Pre-Lease Agreement” and other relevant agreement / contract.

 In addition, the Tenant shall be responsible for compensation for all the losses suffered by the Lessor arising from such
reasons (excluding the expected profit and the costs that shall be borne by the Lessor in accordance with the Agreement), damages, penalties and liabilities. 

62. Similarly, the Lessor shall be responsible for compensation for economic loss, injury of or damage to person or movable or immovable property in
Buildings and Venues or Rental Facilities arising from the following: 
  

	 	a)	A major defect or other serious quality problems of the Buildings and Venues or Rental Facilities; or 

 

	 	b)	Any willful intention, negligence or default of the Lessor and/or its employees and/or its Authorized Persons; or 

 

	 	c)	Violation of the Lessor’s obligations under the Agreement and the “Build to Suit and Pre-Lease Agreement” and other relevant agreement / contract.

 In addition, the Lessor shall be responsible for compensation for all the losses suffered by the Tenant arising from such
reasons (excluding the expected profit and the costs that shall be borne by the Tenant in accordance with the Agreement), damages, penalties and liabilities. 

Chapter XIV Return of the Buildings and Venues; Extension of the Rental Period 

63. If the Tenant does not renew the Rental Facilities upon the expiration of the Rental Period, the Tenant shall, within 15 days after such expiration or
within the specified time after termination hereof, organize evacuation of all the relevant personnel from Rental Facilities and Buildings and Venues, 

 

			
	Lease Agreement	 	26

 
and remove, from Rental Facilities, all the equipment, facilities, devices and other items owned and managed by the Tenant for purpose of production, operation and office and for other allowed
purposes, by a reasonable way without damage or causing smallest damage to Rental Facilities and Buildings and Venues, and restore Buildings and Venues or Rental Facilities to its original state (excluding the natural wear and tear due to use) and
then return the same to the Lessor. During the course of removal of the Tenant, all direct economic losses caused by willful or negligent acts of the Tenant shall be borne by the Tenant. 

The Tenant shall return the Buildings and Venues that meet the agreed state and where there is no facility of the Tenant’s, occupier or any kind of
goods. 
 64. If, upon the termination hereof or the expiration of the Rental Period without renewal, the Tenant fails to return the Buildings
and Venues within a time specified herein not due to the Lessor’s reasons, 
  

	 	64.1	The Tenant is considered to occupy Buildings and Venues without authorization of the Lessor, and there is no extension or renewal of the lease hereunder;

  

	 	64.2	The Tenant shall, for a period of from the date when the Tenant shall return Buildings and Venues until the actual return day thereof pursuant to Article 66 hereof, pay
the rent amounting to double of monthly rent that apply upon the termination hereof or the expiration of the Rental Period. 

  

	 	64.4	The Tenant shall pay all the amounts payable but unpaid and interest thereof (including but not limited to unpaid rent, property management fees, liquidated damages or
compensation); and 

  

	 	64.5	The Tenant shall be responsible for all losses suffered by the Lessor arising from the Tenant’s failure to return Buildings and Venues on time, and for
well-grounded claims against the Lessor. 

 65. If the Tenant fails, in accordance with the Agreement, to organize the personnel
evacuation or removal of equipment, facilities, devices and other items, and / or to restore Buildings and Venues to its original state, and / or to compensate for damage to Buildings and Venue, personal injury or harm of the Lessor due to willful
or negligent act of the Tenant, the Lessor has the right (but not the 
  

			
	Lease Agreement	 	27

 
obligation) to perform the obligations of the Tenant on behalf of the Tenant and the Tenant shall be responsible for all the costs incurred therefrom, The Lessor has the option to first conduct
deduction of the cost to be borne by the Tenant from the Security Deposit. 
 66. When the Lessor exercises its rights hereunder to restore
Buildings and Venues to the agreed state on behalf of the Tenant, the Tenant shall give up all its rights for the Lessor and compensation for all losses arising from damage to Buildings and Venues and personal injury due to willful or negligent act
of the Tenant, and / or for the cost arising from the Lessor’s disposal of facilities, property and goods remained by the Tenant in the Buildings and Venues. 

The facilities, property and goods remained by the Tenant in the Buildings and Venues after returning Buildings and Venues to the Lessor, shall vest in
the Lessor, and be the Lessor has the right to dispose of the same of its own. The Tenant shall neither claim any rights nor request payment of any cost to the Lessor. 

67. The Parties hereto shall, on the agreed date or the last day of returning Buildings and Venues, jointly survey the Buildings and Venues in order to
ensure that the Tenant has returned Buildings and Venues in accordance with the Agreement and perform its obligations hereunder. 
 68. The
Tenant shall, within three calendar months prior to the expiration of the Rental Period, or from the date of termination hereof, allow the possible future tenant accompanied by the Lessor and the Tenant or its Authorized Persons to enter the
Buildings and Venues for survey in a reasonable period of time. However, the Lessor must give at least three calendar days prior written notice to the Tenant. Such survey may not cause significant impact on normal production and operation activities
of the Tenant. 
 69. Under the precondition that the following conditions are met at the same time, the Tenant has a option to renew the lease
for many times. The rental term of each renewal shall be 5 consecutive years from the expiry of Rental Period. 
  

	 	69.1	Prior to the expiration of the Rental Period, the Tenant shall give at least 3 months written notice to the Lessor, to inform its willingness to extend the Rental
Period; and 

  

	 	69.2	No major default events occurs to the Tenant; and 

  

			
	Lease Agreement	 	28

	 	69.3	The terms and conditions of the renewal agreement shall be consistent with the terms and conditions of the Agreement (other than the Rental Period and rent) and be
signed by the Parties separately in writing; and 

  

	 	69.4	The continuous renewal right of the Tenant shall be not exercised in a discontinuous manner any other way that may infringe the rights and interests of the Lessor,
otherwise the Lessor is entitled to decide by itself to refuse the renewal; and 

  

	 	69.5	During the renewal period, the rent is still the total of house lease use fees and property management fees. The floating up or down or remaining of rent criteria for
renewal period shall make reference to the average price of industrial plant rental market in BDA in the same period (including house lease use fees and property management fees). The Lessor agrees that the adjustment range of rent criteria for
renewable period shall not exceed ±5% of the rent criteria (including house lease use fees and property management fees) for the last Rental Period applicable to lease of Rental Facilities hereunder. The actually-implemented rent criteria
shall be determined by the Parties through consultation. The terms and conditions of the renewal agreement shall be agreed in writing and be signed by the Parties separately; and 

 

	 	69.6	Other reasonable conditions agreed by the Parties are met. 

70. In the case of conformity with Article 68 of the Agreement, the Lessor shall complete the signature of renewal contract with the Tenant within 10
Business Days after the Tenant giving written renewal notice. 
 Chapter XV Termination of the Agreement 

71. Termination of the lease: 
  

	 	71.1	The Agreement shall be terminated upon the expiration of Rental Period or renewal period. The Parties may not dissolve the lease legal relationship upon the expiration
of Rental Period, unless a material breach hereof by a Party occurs or a force majeure event lasts more than 60 calendar days. However, in the case of a material breach hereof by a Party, the other Party has the right to terminate the Agreement.

  

			
	Lease Agreement	 	29

	 	71.2	After Lease Commencement Date, in the case of termination of the lease arising from a material breach hereof by the Tenant, or in the case of a material breach hereof
by the Tenant, 

  

	 	71.2.1	The Tenant shall, within a period specified by the Lessor, pay all rent payable but unpaid and other costs that shall be borne by the Tenant (upon termination of the
lease, the rent shall be calculated until the actual return date of Buildings and Venues in accordance with the Agreement or the Lessor’s requirement); and 

 

	 	71.2.2	In the case of termination of the lease arising from a material breach hereof by the Tenant, the Lessor has the right to confiscate the full Security Deposit. If the
Tenant has not delivered the Security Deposit, the Lessor has the right to require the Tenant to pay liquidated damages amounting to the amount of Security Deposit, i.e. RMB 3 million Yuan; and 

 

	 	71.2.3	In the case of a material breach hereof by the Tenant but no termination of the lease occurs, the Lessor has the right to require the Tenant to continue to perform its
obligations hereunder and to pay the Lessor liquidated damages amounting to the amount of Security Deposit, i.e. RMB 3 million Yuan; and 

  

	 	71.2.4	In the case of termination of the lease arising from a material breach hereof by the Tenant, the Tenant shall, within 15 calendar days from termination hereof, remove
from Rental Facilities and Buildings and Venues and return the same to the Lessor. Upon the expiry of lease, the Lessor has right to re-enter Buildings and Venues and dispose of the Tenant’s property in Buildings and Venues, and the Tenant may
not raise any objection thereto at any time and under any condition; and 

  

	 	71.2.5	The Tenant shall pay the interest at an interest rate of five per ten thousandths (0.05%) of the amount payable but unpaid for each late day, for the period from Due
Date for Payment to the Lessor’s receipt of the full payment; and 

  

			
	Lease Agreement	 	30

	 	71.2.6	In addition to such liquidated damages, in the case of any other losses suffered by the Lessor arising from a material breach hereof by the Tenant, the Tenant shall
compensate for other direct economic losses suffered by the Lessor (excluding loss of profits, and costs that shall be borne by the Lessor in accordance with the Agreement). 

 

	 	71.3	After Lease Commencement Date, in the case of termination of the lease arising from a material breach hereof by the Lessor, or in the case of a material breach hereof
by the Lessor, 

  

	 	71.3.1	The Tenant has the right to unilaterally terminate the Agreement and shall, within three months from the termination hereof, organize evacuation of all the relevant
personnel and remove, from Rental Facilities, all its equipment, facilities, devices and other items for purpose of production, operation and office and for other allowed purposes in accordance with the method specified herein, restore Buildings and
Venues or Rental Facilities to its original state (excluding the natural wear and teat-due to use) and then return the same to the Lessor. However, the Tenant agrees to pay to the Lessor the rent for a period of such three months in accordance with
the rent criteria specified herein. 

  

	 	71.3.2	The Lessor shall refund the Security Deposit to the Tenant within 7 Business Days after the Tenant completes the evacuation of all the relevant personnel and removal of
all its equipment, facilities, devices and other items from Rental Facilities and returns the same to the Lessor in accordance with the method specified herein; 

 

	 	71.3.3	In the case of termination of the lease arising from a material breach hereof by the Lessor, the Lessor shall refund the Security Deposit to the Tenant in accordance
with the above provisions, and pay liquidated damages amounting to the amount of Security Deposit, i.e. RMB3 million Yuan; and 

  

	 	71.3.4	In the case of a material breach hereof by the Lessor but no termination of the tease occurs, the Tenant has the right to require the Lessor to continue to perform its
obligations hereunder and to pay liquidated damages amounting to the amount of Security Deposit, i.e. RMB3 million Yuan; and 

  

			
	Lease Agreement	 	31

	 	71.3.5	In addition to such liquidated damages, in the case of any other losses suffered by the Tenant arising from a material breach hereof by the Lessor, the Lessor shall
compensate for other direct economic losses suffered by the Tenant (excluding loss of profits, payable rent for the period of removal specified in Section 71.3.1, and costs that shall be borne by the Lessor in accordance with the Agreement).

  

	 	71.4	After Lease Commencement Date, in the case of any of the following circumstances, it is regarded as a refusal of the Tenant to continue the performance of the Agreement
and it constitutes a material breach of the Tenant: 

  

	 	71.4.1	The Tenant fails to pay all or part of the rent payable and other payables within 30 calendar days after Due Date for Payment and fails to pay such amount within 15
calendar days from the date of written reminder from the Lessor; 

  

	 	71.4.2	In the case of damage of Buildings and Venues arising from willful or negligent act of the Tenant, the Tenant fails to remedy such damage within 30 calendar days after
the date of notice given by the Lessor requiring such remedy; 

  

	 	71.4.3	The Tenant goes into insolvency or liquidation proceedings (whether compulsory or voluntary), or its business license is revoked or expires without renewal;

  

	 	71.4.4	The Tenant gives a notice to the Lessor of intention of termination hereof without statutory or agreed reason. 

 

	 	71.4.5	The Tenant breaches its remedial obligations hereunder and fails to remedy such breach within a reasonable period of time in accordance with the Agreement or the
Lessor’s requirements after receipt of written notice from the Lessor requiring remedy thereof; 

  

	 	71.4.6	The Tenant can not deliver Security Deposit to the Lessor in full and on time in accordance with the Agreement; 

 

			
	Lease Agreement	 	32

	 	71.4.7	The Agreement can not be performed because the Tenant refuses to perform its obligations hereunder without statutory or agreed reason; 

 

	 	71.4.8	The Tenant is not allowed to enter the Rental Facilities by Building Land granter or other government departments due to the Tenant’s reasons or other reasons
relating to the Tenant, in accordance with certain agreement binding upon the Tenant and / or Lessor, except clue to changes of national laws and regulations or policies. 

 

	 	71.5	After the Agreement coming into effect, in the case of any of the following circumstances, it is regarded as a refusal of the Lessor to continue the performance of the
Agreement and it constitutes a material breach of the Lessor: 

  

	 	71.5.1	The Tenant can neither exercise its lease right hereunder nor make normal use of Rental Facilities arising from a third party’s exercise of the right, or the
Lessor can not make the assignee of Rental Facilities to ensure that the Tenant may exercise the lease right and renewal right hereunder; 

  

	 	71.5.2	The Lessor disposes of ownership of Rental Facilities by way of sale, transfer or other forms without giving a notice to the Tenant of the right of preemption;

  

	 	71.5.3	The Rental Facilities are sequestrated by judiciary departments or their use is restricted or prohibited by government departments due to the Lessor’s reason,
which influences on the Tenant’s use of Rental Facilities; 

  

	 	71.5.4	The Lessor goes into insolvency or liquidation proceedings (whether compulsory or voluntary), or its business license is revoked or expires without renewal;

  

	 	71.5.5	The Lessor breaches its remedial obligations hereunder and fails to remedy such breach within a reasonable period of time in accordance with the Agreement or the
Tenant’s requirements after receipt of written notice from the Tenant requiring remedy thereof; 

  

			
	Lease Agreement	 	33

	 	71.5.6	The Lessor is not allowed to enter the Rental Facilities by Building Land granter or other government departments due to the Lessor’s reasons or other reasons
relating to the Lessor, in accordance with certain agreement binding upon the Tenant and / or Lessor, except due to changes of national laws and regulations or policies. 

 

	 	71.5.7	The Tenant cannot continue to make normal use of Buildings and Venues due to the Lessor’s unilateral reason during the Rental Period (including renewal periods).

 Chapter XVI Force Majeure 

72. If, as a result of force majeure, either Party can not perform its obligation hereunder in whole or in part within the required time, the time limit
of the performance hereof or the subordinate terms hereof shall be extended accordingly based on the influence of such force majeure. Force majeure including but not limited to a serious fire, severe weather, floods, earthquakes, plague or other
infectious diseases, war, and any other causes of the natural forces (that is, an event or result that can not be foreseen, is inevitable and can not be overcome). 

73. When the force majeure event occurs, the affected Party shall, in the shortest time (not more than 8 hours after the time of such occurrence), notify
the other Party, and as soon as possible (not more than five calendar days after the time of such occurrence), provide sufficient evidence to the other Party evidencing the causes, nature and seriousness of such event. 

74. In case of force majeure event, the Parties shall make the best effort to reduce to the minimum the impact of such event on the performance of the
Agreement. 
 75. In case of force majeure event, and if such event lasts for a duration of more than 60 calendar days, the Parties are entitled
to give 15 calendar days prior written notice of termination of the Agreement. 
 Chapter XVII Comply with Laws and Regulations; Dispute
Resolution 
 76. The Parties shall abide by relevant Chinese laws and regulations, particularly in relation to: 

 

	 	76.1	Use of Buildings and Venues; 

  

			
	Lease Agreement	 	34

	 	76.2	Performance of the obligations hereunder of the Tenant and Lessor; and 

  

	 	76.3	Planning and environmental protection or safety relating to the Rental Facilities and / or Buildings and Venues. 

77. The Tenant must, immediately (not more than two calendar days) after receipt of any notice from Government Agencies relating to Buildings and Venues,
give a written notice to the Lessor thereof. 
 78. Conclusion, validity, construction and performance of the Agreement, as well as dispute
resolution arising from or in connection with the Agreement shall be governed by Chinese laws. 
 79. In the case of any dispute arising from or
in connection with the Agreement, including breach, termination, validity or interpretation of the Agreement, the Parties shall first try to resolve such dispute through friendly consultations. If such dispute is not resolved within 60 calendar days
from a Party giving a notice to the other Party requiring consultation, the Parties agree to resolve such dispute through arbitration by the Beijing Arbitration Commission in accordance with the procedures and rules for arbitration in effect at the
time. The arbitration is submitted to a panel of three arbitrators. The place of arbitration is in Beijing and arbitration language is Chinese. The arbitral award is final and binding upon the Parties. The arbitration expenses shall be borne by the
losing party unless otherwise awarded by the arbitration organization. 
 80. When a dispute has arisen and is during the course of arbitration,
in addition to the controversial matters, the Parties shall continue to exercise their respective rights and perform their respective obligations hereunder. 

Charter XVIII Interest and Other Amounts 

81. The Tenant shall pay the interest at an interest rate of five per ten thousandths(0.05%) of the amount payable but unpaid for each late day, for the
period from Due Date for Payment to the Lessor’s receipt of the full payment. 
  

			
	Lease Agreement	 	35

 82. All amounts hereunder shall be paid in RMB. 

83. The Lessor shall pay taxes and fees in connection with the Agreement that the Lessor shall pay in accordance with the Laws. If the Tenant constructs
a building in Buildings and Venues resulting in government department increasing real estate taxes and other taxes and fees, the Tenant shall pay such increased taxes and fees to such government department. If such increased taxes and fees are
levied on the Lessor, the Tenant shall repay the Lessor such taxes and fees paid by the Lessor. 
 84. The Tenant shall pay all costs, fees and
taxes relating to its business activities, and guarantee that if the Tenant’s failure to pay the same will not affect or prejudice the interest of Buildings and Venues. 

85. The Tenant shall pay taxes and fees in connection with the Agreement that the Tenant shall pay in accordance with the Laws. 

86. Either Party shall bear its own legal costs incurred for negotiations, preparation and signing of the Agreement. 

87. The Lessor shall ensure that, if necessary, registration record for the Agreement shall be handled at government department.. 

88. Either Party shall perform and carry out its obligations hereunder and bear its own associated costs. 

89. When the breaching Party shall compensate all reasonable costs and expenses to the other Party pursuant to the Agreement, such compensation may not
include loss of profits at any time. 
 Chapter XIX Other Rights and Obligations of the Tenant 

90. Right of Preemption 
  

	 	90.1	During the Rental Period (including renewal periods), the Lessor is entitled to dispose of Rental Facilities by way of sale, transfer or other forms in accordance with
the provisions of the laws and regulations, without prejudice to the Tenant’s rights hereunder. 

  

			
	Lease Agreement	 	36

	 	90.2	During the Rental Period (including renewal periods), if the Lessor disposes of Rental Facilities by way of sale, transfer or other forms, the Tenant has the
preferential right to purchase such Rental Facilities under sale or transfer or dispose. 

  

	 	90.3	During the Rental Period (including renewal periods), if the Lessor disposes of Rental Facilities by way of sale, transfer or other forms, it shall give 60 calendar
days prior written notice to the Tenant. 

  

	 	90.4	The Lessor agrees that it shall not, during the Rental Period (including renewal periods), sell or transfer all or part of Rental Facilities to the competitors of the
Tenant. 

  

	 	90.5	If the Lessor transfers Rental Facilities and the Tenant fails to exercise its right of preemption, the Lessor shall enable the assignee to undertake that the assignee
ensure the exercise of renewal right of the Tenant. If the assignee breaches the contract, the Lessor shall provide the necessary assistance for the exercise of renewal right of the Tenant. 

91. Right of outdoor release of the Tenant’s name and corporate logo on Rental Facilities 

During the Rental Period (including renewal periods), the Tenant may display its name and / or corporate logo on Rental Facilities. However, the specific
location, form, size, etc. of placing and displaying shall be subject to the prior approval by government competent authorities and the written consent of the Lessor, and the full cost incurred shall be borne by the Tenant on its own. The Lessor
shall provide the necessary assistance to the Tenant. 
 Chapter XX Miscellaneous 

92. Any written notice involved in the Agreement shall be served in person or by mail. 

93. Any notice between the Parties that revolves their rights and obligations hereunder shall be in writing. The effective date of such written notice
shall be determined in accordance with the following provisions: 
  

	 	93.1	In the ease of delivery in person, the effective date is the date of delivering such notice at the recipient’s address; 

 

			
	Lease Agreement	 	37

	 	93.2	In the case of delivery by mail, the effective date is the seventh day from the date of putting such notice into the envelope showing the recipient’s address and
sending out such notice with sufficient postage. 

 94. Each notice hereunder shall be sent to the address indicated on signature
page or such address as the recipient notifies to the other Party at any time. 
 95. The following circumstances neither harm the rights of the
Lessor nor act as waiver of such rights or claims for the Tenant’s breach hereunder. 
  

	 	95.1	The Lessor fails to or forgets to exercise its rights as the Lessor in accordance with the Agreement or Chinese laws and regulations; 

 

	 	95.2	The Lessor receives or accepts rent or other payments; 

96. The following circumstances neither harm the rights of the Tenant nor act as waiver of such rights or claims for the Lessor’s breach hereunder.

  

	 	96.1	The Tenant fails to or forgets to exercise its rights for the Lessor in accordance with the Agreement or Chinese laws and regulations; 

97. If, at any time, any terms hereof or any part thereof is held legally invalid or become invalid, or unenforceable in any respect, the effectiveness
of the remaining terms or the rest of such terms (to the extent of separability between the remaining terms and invalid or unenforceable terms, or between invalid or unenforceable terms and the rest thereof) will not be affected or damaged.

 98. The contents of the “Build to Suit and Pre-Lease Agreement” that require observing and performance after the Agreement coming
into force, the contents of the “Build to Suit and Pre-Lease Agreement” that it is still necessary to comply with and perform in accordance with the nature and purpose of the Agreement, and the contents of the “Build to Suit and
Pre-Lease Agreement” that are not provided for in the Agreement, shall remain in full force and effect after the Agreement coming 

 

			
	Lease Agreement	 	38

 
into force. Matters not provided for in the “Build to Suit and Pre-Lease Agreement” shall be subject to the provisions of the Agreement (if any). If certain matters are provided for in
the “Build to Suit and Pre-Lease Agreement” and are also provided for in the Agreement, and in the case of any inconsistency between such provisions, the provisions of the Agreement shall prevail. 

99. The Parties acknowledge that, the Agreement and matters in connection with the Agreement shall be governed by “Contract Law of People’s
Republic of China”, “Property Law of People’s Republic of China”, “General Principles of The Civil Law of The People’s Republic of China”, “The Regulations of Beijing Economic-Technological Development
Area” and other relevant laws and regulations of the PRC state and Beijing municipality. 
 100. The Agreement is made in Chinese and
English. For each language version, the Agreement is separately made in eight originals, of which the Lessor holds five originals the Tenant holds three originals. Chinese texts and English texts of the Agreement are equally authentic. In the case
of any conflict between Chinese texts and English texts, the Chinese text shall prevail. 
 101. All annexes to the Agreement are an integral
part of the Agreement, and have the same legal force and effect with the body of the Agreement. 
 102. Matters not provided for in the
Agreement shall be agreed by the Parties through consensus, and the Agreement shall be modified or amended correspondingly. All modifications and amendments shall be in writing and sealed by the Parties and signed by legal representative of the
Parties or their duly authorized agent. 
 The Parties sign the Agreement on the date firstly set forth herein. 

 

			
	Lease Agreement	 	39

 Signature: 

 

 

 Registered Address: F/14 Bo Da Building, No. 15 Ronghua Zhong Road, BDA,100176 

Telephone: 
 Fax: 

 

 

 Registered Address: No.1 Jiuxianqiao East Road, Chaoyang District, Beijing 100016 

Telephone: 
 Fax: 

 

			
	Lease Agreement	 	40

 Annex I: General Map of Buildings and Venues 

Lease Agreement 

 

 

  

			
		 	41Lease Agreement dated as of September 26, 2003

 Exhibit 10.9 

Tenancy Contract 
  

			
	Landlord:	  	Huangjiang Investment Development Company
		  	(hereinafter called “Landlord”)
		
	Tenant:	  	Philips Semiconductors (Guangdong) Company Ltd.
		  	(hereinafter called “Tenant”)

 Scope of Tenancy
and Rental 
  

	1.	The Landlord hereby agrees to lease its factory building, office building, canteen building, ) dormitory buildings (to be constructed) and entertainment centre and
related facilities situated at Tian Mei High Tech. Industrial Park, Huang Jiang Town, Dongguan City together with the land on which such buildings are erected thereon (which is more particularly identified in the annexed plan and colored pink)
(“Leased Factory”) to Tenant. 

 The area of the Leased Factory is as follows:- 

 

					
	 a.
	  	Factory building: 	  	35,395 square meters
	 b.
	  	Office building:	  	5,295 square meters
	 c.
	  	Canteen building	  	6,185 square meters
	 d.
	  	Dormitory buildings (4 blocks)	  	16,001 square meters
	 e.
	  	Entertainment center	  	6,715 square meters
		  		  	 
		  	 Total:
	  	69,591 square meters
		  		  	 

 The actual area of the Leased Factory shall be
confirmed at the construction work completion examination. 
 The factory, office and canteen buildings shall be connected by
bridges designed according to the usage requirements of the Tenant. 
 The rental of the Leased Factory will be the higher of the
following:- 
  

	 	(a)	Yearly rental shall be RMB96 per square meter (i.e. monthly rental of RMB 8 per square meter); or 

 

	 	(b)	Yearly rental equal to thirteen percent (13%) of the actual construction costs of the Leased Factory. 

The parties agree that the “construction costs” of the Leased Factory shall include the following items:- 

 

	 	(i)	building costs of the entertainment center, factory, office, canteen and dormitory buildings; 

 

	 	(ii)	quality examination and construction supervision costs; 

  

 1 

	 	(iii)	design costs; 

  

	 	(iv)	land surveying costs; 

  

	 	(v)	costs for constructing the road(s) in the Factory Site (as defined below); 

 

	 	(vi)	drainage and sewage costs within the enclosing walls and the Factory Site; 

 

	 	(vii)	water and electricity supplies from the exterior of the Leased Factory to the area within the enclosing walls of the Factory Site. 

It is hereby confirmed by the parties that the Tenant shall be entitled during the term of this Contract to use the rooftop of the Leased
Factory free of charge (but shall be in compliance with the relevant use regulations). 
  

	2.	An area of 58,300 square meters of land in which the Leased Factory is situated (which is more particularly identified in the annexed plan and colored blue) (“the
Factory Site”) is also provided to the Tenant to use during the term of the tenancy free of charge. 

 The
Landlord shall be responsible at its own costs to cover the Factory Site by cement except the area marked as the green area in the annexed plan. Regarding the green area, the Landlord shall be responsible at its own costs to flatten the land by mud
to the same level as the factory roads. 
 The Tenant shall be entitled, at its own costs, to use the Factory Site as car park,
play ground, green area and any other purposes, provided that the Tenant shall not be entitled to construct any buildings on such Factory Site (unless with the prior consent of the Landlord). 

Notwithstanding the above, subject to the consent of the Landlord (which shall not be unreasonably withheld), the Tenant may construct
other outdoor rooms, namely waste yard, chemical storage room and other additional facilities on the Factory Site. Such additional facilities shall comply with relevant construction, fire safety regulations and the parties shall discuss and agree
the applicable rent. 
 The land, with an area of 14,000 square meters, situated at the front right side of the Leased Factory
(which is the third stage development of the reserved land according to the plan, and more particularly identified in the annexed plan and colored red), the parties agree that this land is reserved for expansion of the Factory Site by the Tenant.
This land will be reserved for expansion until 31 December 2007. The Tenant shall not be liable for any fee during the reserve period. 

Before the Tenant decides to build a factory on this land, the Tenant shall be responsible for its own costs in planting trees and grass.
The planting of trees and grass thereon shall be finished before 30 April 2004. 
  

 2 

 If construction work of a factory in the size similar to the Leased Factory (108.9m x 75.6m
x 4 floors) is not commenced before 31 December 2007, the Landlord shall has the right commencing on 1 January 2008 to resume the land for other purposes or charging a land abandonment fee from the Tenant for its continuous use as a green
area. The standard monthly charge of land abandonment fee is RMB2.00 per square meter for each month. 
 Rent Free Period 

 

	3.	The Landlord agrees to grant a twelve (12) months rent-free period to the Tenant. In other words, the Tenant shall not be required to pay any rent to the Landlord
during the first twelve (12) months from the tenancy commencement date. 

 Rental Adjustment and Payment 

 

	4.	The rent of the Leased Factory shall be fixed during the initial 5 years of the Contract. From the 6th year onwards, if the annual interest rate of bank loan exceeds
6.6% or below 5.5%, the rent will be adjusted in accordance with the exceeded or lowered percentage. 

  

	5.	 The rent payable hereunder shall be paid each month in advance on or before the
7th day of each calendar month, by transferring the
relevant amount to a bank account of the Landlord. 

  

	6.	If the rent shall be unpaid for a period of more than 7 days after the same become due and payable, Tenant shall be liable to pay a late penalty fee equal to 1% of the
relevant amount per day. 

 The Landlord shall be entitled to terminate this Contract and claim against the Tenant
under the terms of Clause 8 if Tenant breaches the Contract by default in rental payment for a period of more than 3 months. 
 Duration of
Tenancy 
  

	7.	Subject to Clauses 8 and 9, the tenancy created under this Contract shall be for a term of 13 years commencing from 1 October 2003 

 

	8.	During the initial eight (8) years of the said thirteen (13) years of tenancy, if the Tenant shall early terminate the Contract for whatever reasons (except
by reasons of the Landlord), Tenant shall unconditionally pay up-front the rental payable for the remaining period of the said eight (8) years plus one (1) year rental (which is equivalent to the amount of rent saved during the one
(1) year rent free period) to the Landlord. 

  

 3 

 The Tenant shall be entitled to early terminate this Contract at any time during the last
five (5) years of this tenancy by giving six (6) months prior written notice to the Landlord. 
  

	9.	 If the Landlord fails to allow the Tenant to enter into the Leased Factory, office building, canteen to commence the installation work for the
facilities and equipments on or before 30th July
2003, the Tenant shall be entitled to terminate this Contract immediately. In such case, the Landlord shall refund all rental deposits to Tenant without any deduction and pay Tenant an additional sum equal to the rental deposits as compensation for
breach of this material term. 

  

	10.	Upon expiration of the tenancy, if Tenant is interested to renew the tenancy, the Landlord shall negotiate the new tenancy terms with Tenant in good faith. The Landlord
agrees that Tenant shall have the right of first refusal if other conditions are the same. 

 Rental Deposit 

 

	11.	In order to ensure the compliance of the terms herein by Tenant, Tenant agrees to pay the Landlord upon the signing of this Contract a rental deposit equal to two
(2) months’ rental. 

 The Landlord shall return the above rental deposit without interest to Tenant upon
expiration or early termination of the tenancy. However, if Tenant has committed any breach of the terms herein, the Landlord shall be entitled to deduct a reasonable sum from the rental deposit to indemnify the actual damages incurred by the
Landlord as a result of such breach. 
 Delivery of possession of the Leased Factory and the lands 

 

	12.	The Landlord must deliver possession of the Leased Factory and the Factory Site referred to above to Tenant as from the commencement date of the tenancy.

 Electricity Supply 
  

	13.	The Landlord shall connect the Leased Factory with electricity supply and bear the costs, provide transformer network to the connection point of the main transformer
and bear the related costs. 

  

	14.	The Landlord shall procure the electricity supply department to ensure continuous electricity supply to the Leased Factory, and have priority supply in electricity.
Except force majeure cases, suspension of electricity supply (namely for regular or annual maintenance purposes) shall not be more than 6 times per year (and each time shall not be longer than 4 hours). 

 

 4 

 Water Supply 
  

	15.	The Landlord shall connect the Leased Factory with water supply (up to the mutually agreed connection point) and bear the costs, including water connection charges,
equipment and facilities, installation charges etc. 

  

	16.	The Landlord shall procure the water supply department to ensure continuous water supply to the Leased Factory, and have priority in water supply. Except force majeure
cases, suspension of water supply (namely for regular or annual maintenance purposes) shall not be more than 6 times per year (and each time shall not be longer than 4 hours). 

Fire Protection Facilities 
  

	17.	The Landlord shall ensure that the design and construction of the Leased Factory shall comply the fire protection regulation in relation to construction in China.
Tenant shall be responsible for installing the fire protection facilities and bear such related costs. 

 Other Facilities 

  

	18.	The Landlord shall be responsible at its own costs for procuring the Factory Site, leveling the land, the construction of the Leased Factory, the bridges between the
Leased Factory, fencing wall around the Factory Site, faeces treatment tank and other facilities according to the design stipulated by the Tenant. 

  

	19.	The Landlord shall at its own costs to apply for construction of the Leased Factory, and obtain land and property use right certificate. 

Roads 
  

	20.	 The Landlord shall be responsible at its own costs to construct a road of thirteen (13) meters wide connecting the Leased Factory and the factory
rented under a previous Tenancy Agreement dated
15th February 2000 according to the design stipulated
by Tenant. 

  

	21.	All the roads shall be constructed and strengthened that it can withstand 10 to 15 tons trucks traffic. 

Landlord’s Obligations 
  

	22.	 All installation and construction works which the Landlord is responsible must be completed by the Landlord before the commencement date of the
tenancy. If the Landlord fails to complete part or all of the works (except the dormitory buildings and entertainment center) before
30th July 2003 and if the Tenant decides to

  

 5 

	 	 
continue to rent the Leased Factory and the Factory Site, Tenant shall be entitled (but not obliged) to complete the remaining works at its own costs and then deduct all relevant losses from the
rental payable hereunder. 

 In addition, all such installation and construction shall be in compliance with
the quality and safety standard stipulated by the relevant authorities in China. If any such works fail to meet the relevant quality and safety standard, the Landlord shall be liable to repair and rectify all defects and liable for the damages
caused as a result of this breach. 
  

	23.	 If the Landlord fails to complete the construction of the dormitory buildings and obtain all necessary government approval certificates on or before
the 31st December 2003, the Tenant shall be entitled
to terminate this Contract by giving six .(6) months prior written notice to the Landlord. If the Tenant decides not to terminate this Contract, the Tenant shall be entitled (but not obliged) to complete the remaining works at its own costs and then
deduct all relevant losses from the rental payable hereunder. 

  

	24.	The Landlord shall deliver the Leased Factory and the Factory Site to Tenant in good, clean and tenantable condition for Tenant’s use. 

 

	25.	The Landlord shall not take back the Leased Factory and the Factory Site during the term of the tenancy (unless otherwise stipulated in this Contract).

  

	26.	Provided that Tenant paying the rent and performing and observing Tenant’s obligations herein contain, Tenant shall be entitled to peacefully enjoy the Leased
Factory and the Factory Site throughout the term of this Contract without any interruption by the Landlord (except normal communication between the parties excepted and as required by the law of the People’s Republic of China).

  

	27.	If and when during the term of this Contract, the Leased Property or the Factory Site or any part thereof are damaged or destroyed by force majeure or inherent
structural problem, the rent or a fair proportion thereof according to the nature and the extent of the damage sustained shall cease to be payable until the Leased Property or the Factory Site shall have been rebuilt or reinstated by the Landlord.
If upon the expiry of a period of two (2) months commencing on the date of the damage or destruction the Leased Factory and the Factory Site have not been rebuilt or reinstated by the Landlord, Tenant shall be entitled to terminate this
Contract by giving seven (7) days’ notice. 

  

	28.	The Landlord hereby represents and warrants that it has the necessary legal capacity and right to lease the Leased Factory and the Factory Site to Tenant. The Landlord
has also obtained all the necessary authorizations from all relevant authorities in the People’s Republic of China in respect of this Contract and the leasing of the Leased Factory and the Factory Site to Tenant, including government approval
and/or mortgagee consent (if applicable). The Landlord shall be liable to keep Tenant fully indemnified against actual losses and damages incurred by Tenant as a result of any breach of the Landlord’s warranties herein.

  

 6 

 The Landlord shall provide certified copy of the land use right certificate, property use
right certificate, power of attorney (if applicable), the Landlord’s business license, construction work completion certificate and other relevant documents to Tenant for record. 

 

	29.	If during the term of the tenancy, all or part of the Leased Factory and the Factory Site are transferred or Tenant’s right to use the Leased Factory and the
Factory Site is affected, the Landlord shall ensure that such transferee or third party having an effect on Tenant’s right to use the Leased Factory and the Factory Site will continue to abide by the terms of this Contract. The Landlord shall
also be liable to keep Tenant fully indemnified against actual losses and damages suffered by Tenant if any of Tenant’s interests herein are affected or prejudiced by such transferee or third party. 

 

	30.	The Landlord warrants that:- 

  

	 	(a)	the factory building can be used for industrial purpose; and 

  

	 	(b)	the dormitory buildings can lawfully be used for residential purpose for Tenant’s employees under the PRC laws and regulations; and 

 

	 	(c)	the canteen building can be used for making and serving food and drink to Tenant’s employees and comply with the health, hygiene and fire regulations, but design
construction and facilities and equipments of the Tenant shall comply with relevant regulations; 

  

	 	(d)	the office building can be used for office purpose; 

  

	 	(e)	the entertainment center can be used for general entertainment purpose. 

The Landlord further warrants that the loading capacity of the Leased Factory shall not be less than those set out in Appendix B.

  

	31.	The Landlord shall be responsible to pay all taxes in respect of the Leased Factory and the Factory Site. The Landlord specifically confirms that the business tax for
rental income, land use fee, real estate tax shall be borne by the Landlord. 

  

	32.	The Landlord shall be responsible for any structural and inherent defects of the Leased Factory, Factory Site and other facilities provided by the Landlord and shall do
the necessary repair to such defects and shall be liable for all damages caused by such defects. However, if Tenant installs equipment or facilities in excess of the loading capacity and uses the Leased Factory improperly, and the Leased Factory
suffers from structural defects as a result thereof, the Landlord shall not be responsible for any damages caused therefor. 

  

 7 

 The Landlord specifically agrees that any structural or inherent defects of the following
items shall be repaired by the Landlord (as long as they are provided by the Landlord):- 
  

	 	a.	walls and windows of the Leased Factory; 

  

	 	b.	fencing wall of the Factory Site; 

  

	 	c.	drainage and sewage system; 

  

	 	d.	roads; 

  

	 	e.	water supply facilities; and 

  

	 	f.	electricity supply facilities. 

Tenant’s Obligations 
  

	33.	Tenant shall promptly pay all rent in accordance with the terms of this Contract. 

 

	34.	Tenant shall be entitled to make non-structural alterations to the Leased Factory. 

 

	35.	Tenant shall not change the use of the Leased Factory unless with the prior consent of the Landlord. If any part of the Leased Factory and the related facilities are
damaged by Tenant by default or negligence and improper usage, Tenant shall reinstate the same into their condition at the beginning of the tenancy (fair wear and tear and structural and inherent defects excepted). If Tenant is in breach of this
term, Tenant shall be liable for damages according to Clause 44 of this Contract. 

  

	36.	Tenant shall not be entitled to assign or sub-let the tenancy created hereunder to any party without the prior consent of the Landlord (save & except any
subsidiary or associated companies of Tenant). 

  

	37.	Upon the expiry of this Contract, Tenant shall deliver possession of the Leased Factory and the Factory Site at the conditions they were at the beginning of the tenancy
(fair wear and tear and structural and inherent defects excepted). However, Tenant shall not be liable to remove or demolish any fixture or fitting affixed to the Leased Factory, the facilities (if any) erected on the Factory Site and any fixture or
fitting affixed thereon. 

  

	38.	Tenant shall perform the activities which have been approved by the PRC Government within the area of the Leased Factory and the lands, and shall pay the relevant fees,
taxes, and shall comply with the laws and regulations of the PRC and shall operate legally. Otherwise, Tenant shall be responsible for all liabilities. 

  

	39.	Tenant shall be responsible for the maintenance of the Leased Property and the related facilities (structural or inherent defects or damages caused by force majeure
excepted) at its own cost (unless otherwise stipulated in this Agreement). 

  

 8 

	40.	During the term of this Contract, the Tenant shall have the right to use the Leased Factory and the Factory Site but not the ownership thereof. Tenant shall not be
entitled to use the Leased Factory or the Factory Site for mortgage or payment of debt etc. All debts incurred by Tenant during operation are not related to the Landlord. 

Tenant’s other benefits 
  

	41.	Within a period of twenty four (24) months from the tenancy commencement date, the Landlord shall not charge the Tenant for any integrated service fees 

 

  

	42.	Within a period of ten (10) years from the tenancy commencement date, the Landlord shall not charge the Tenant for the following taxes:- 

 

	 	(a)	The profits tax payable to the Landlord; and 

  

	 	(b)	The value added tax payable to the Landlord; 

  

	 	(c)	The employee’s individual income tax payable to the Landlord. 

In relation to point (a) above, the ten (10) years period shall commence from the first year in which the Phase II factory of
the Tenant has to pay profits tax. 
  

	43.	For all the employees employed by the Tenant (including operational workers with university degree or above), as long as they are not Dongguan resident, the Landlord
shall arrange to transfer such employees’ Hu Kou 

 to Dongguan City, and shall not charge any city population capacity increase fee. 

 Others 

  

	44.	If either party fails to perform its obligations hereunder, it shall constitute a breach of this Contract. The parties agree that the party in breach shall pay the
other party the direct loss and damage (excluding indirect loss and damages). 

  

	45.	This Contract shall be governed by and construed in accordance with the laws of the People’s Republic of China. 

 

	46.	 Any dispute in connection with this Contract shall be settled amicably through friendly negotiation. In case no settlement can be reached through
negotiation within fifteen (15) days after written notification from one party to the other party of the existence of the dispute, such dispute or claim shall be referred to and finally settled by arbitration at the China International Economic
and Trade Arbitration Commission Shenzhen Branch (“Arbitration”) in accordance with the Arbitration Rules of the China International Economic and Trade Arbitration Commission (“CIETAC Rules”) which rules are deemed to be
incorporated by reference into this clause. The law applicable to the Arbitration shall be the laws of the People’s Republic of China. The arbitrators shall be appointed in

  

 9 

	 	 
accordance with the CIETAC Rules whereby each party will appoint one arbitrator, and the two arbitrators appointed as aforesaid will appoint a third arbitrator. The language to be used in the
Arbitration proceeding shall be Chinese. 

  

	47.	The attachment to this Contract is an inseparable part of this Contract, and is equally enforceable. 

 

	48.	If this Contract is unclear with respect to certain matters, the parties shall discuss to resolve such ambiguities. 

 

	49.	 The Co-operation Agreement made between the parties dated
18th April 2002 shall be superseded and replaced by
this Contract. 

  

	50.	This Contract is written both in the Chinese and English languages. If there are any conflicts between the two versions, the Chinese version shall prevail.

  

	51.	This Contract shall become effective upon the signing thereof by the parties hereto, notarized by a Notary Public and registered in the Housing Bureau. Save and except
as provided in this Contract, this Contract shall not be terminated or amended without the consent of both parties. There are six originals of this Contract, two for each party and one for the Notary Public and one for the Housing Bureau. The
parties shall share the notarization and registration cost and expenses in equal shares. 

  

	52.	Each party shall bear its own legal costs in relation to the preparation, negotiation and execution of this Contract. 

 

 10 

 This Contract is signed on the
26th day of September 2003. 

 

							
	Huangjiang Investment Development Company	  	Philips Semiconductors (Guangdong) Company Ltd.
		
	Signature: 

	  	Signature: 

				
	Title:	  	

	  	Title:	  	

	  
 Seal:
	  	  	Seal:	  
			
	Notary Public:	  		  	
		
	Housing Bureau: 

	  	

  

					
	Attachment:	  	Appendix A	  	Floor Plan
			
		  	Appendix B	  	Loading capacity of the Leased Factory

  

 11 

 Appendix A 

 

 

  

 12 

 

 

  

 13 

 Appendix B 

Loading capacity of the Leased Factory 
  

					
	Office building:	 	

	 	200 kg / sq. m.
		 	

	 	150 kg / sq. m.
		 	

	 	250 kg / sq. m.
			
	Factory building:	 	

	 	1000 kg / sq. m.
		 	

	 	2000 kg / sq. m.
		 	

	 	300 kg / sq. m.
		 	

	 	700 kg / sq. m. 

		 	

	 	250 kg / sq. m.
		 	

			
	Canteen building:	 	

	 	300 kg / sq. m.
		 	

	 	150 kg /sq. m.

  

 14

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