Document:

Exhibit 10.4

 

 

Huateng
Century HQ Park

Property
Lease Contract

 

Lessor:
Beijing Zhongmei Star International Film & TV Cultural Media Co., Ltd.

 

Lessee:
China Liberal (Beijing) Education Technology Co., Ltd.

 

 

 

 

Date
of Signing: May 29, 2018

 

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Property
Lease Contract

 

Lessor:
Beijing Zhongmei Star International Film & TV Cultural Media Co., Ltd.

Address:
9# Courtyard, Chenjialin, Balizhuang Village, Gaobeidian Town, Chaoyang District, Beijing Municipality

 

Lessee:
China Liberal (Beijing) Education Technology Co., Ltd.

Address:
Room A-1301, Floor 2, Building 3, 30# Courtyard, Shixing Street, Shijingshan District, Beijing Municipality

 

According
to the relevant national laws and regulations, and based on the principles of voluntariness, equality and mutual benefits, the
Lessor and the Lessee have entered into this Contract through negotiation.

 

Chapter
I: Leased Unit and Purpose

 

		1.	The
                                         Lessor agrees to lease the property as described in Schedule II hereto (hereinafter referred
                                         to as “Leased Unit”) to the Lessee, which is located at [Huateng Century
                                         HQ Park] namely [Chaoyang District Balizhuang Cultural Creative Industrial Park], 9#
                                         Courtyard, Chenjialin, Balizhuang Village, Gaobeidian Town, Chaoyang District, Beijing
                                         Municipality (hereinafter referred to as “Park”).

 

		2.	The
                                         Lessee shall rent the Leased Unit only for the purpose of office and training.

 

		3.	The
                                         Lessee shall rent and use the Leased Unit according to Customer Service Manual of
                                         Huateng Century HQ Park (hereinafter referred to as “Customer Manual”)
                                         and Decoration Manual of Huateng Century HQ Park (hereinafter referred to as “Decoration
                                         Manual”) as established by the property management company appointed by the Lessor,
                                         namely Beijing Tonghexinda Assets Management Co., Ltd. (hereinafter referred to as “Property
                                         Company”).

 

		4.	In
                                         order to reasonably use the Leased Unit, the Lessee has the right to jointly use the
                                         public area and facilities of the Park with other users of the Park according to the
                                         provisions of Customer Manual.

  

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Chapter
II: Lease Term, Rent-free Period, Delivery and Renewal

 

		1.	See
                                         Schedule III hereto for the lease term and the starting date and ending date thereof.

 

		2.	See
                                         Schedule III hereto for the rent-free period and the starting date and ending date thereof.
                                         Within the rent-free period, the Lessee shall not pay rental; however, the Lessee shall
                                         pay the property management service fee, electricity charges, water charges, communication
                                         charges, gas charges (if any) arising from the use of the Leased Unit by the Lessee,
                                         as well as all other expenses that shall be assumed by user as specified in Customer
                                         Manual.

 

		3.	The
                                         Lessee shall fully pay the deposit to the Lessor as scheduled and prepay the rental of
                                         the three months after the rent-free period, and shall prepay the property management
                                         service fee of 55 days within the rent-free period and that of three months after the
                                         rent-free period to the property management company; in such case, the Lessor shall deliver
                                         the Leased Unit to the Lessee according to the delivery standards as described in Schedule
                                         II as from the starting date of the lease term; otherwise the Lessor shall deliver the
                                         Leased Unit as soon as the Lessee has fully paid up the aforesaid amounts.

 

		4.	The
                                         Parties agree that the renewal upon the expiration of the lease term shall subject to
                                         the provisions of Schedule VI hereto.

 

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Chapter
III: Rental, Property Management Service Fee, other Expenses and Payment Method

 

		1.	The
                                         Lessee shall, within 3 working days as from the date of signing of this Contract,
                                         prepay the rental of the three months after the rent-free period, and shall prepay the
                                         property management service fee of 55 days within the rent-free period and that
                                         of three months after the rent-free period to the property management company.

 

		2.	The
                                         Lessee shall, from the 20th to 25th day of each month of
                                         the lease term, prepay the renal, property management service fee and parking fee of
                                         next month to the Lessor and the property management company according to the standards
                                         as described in Schedule IV hereto.

 

		3.	The
                                         Lessee shall, according to Customer Manual of the Park and relevant public service
                                         supply rules, timely and directly pay the electricity charges, water charges, communication
                                         costs, gas charges (if any), etc as incurred by the Lessee in the Leased Unit to the
                                         Lessor or the property management company of the Park in full.

 

		4.	All
                                         taxes (if any) relating to this Contract shall be respectively assumed and paid by the
                                         Lessor or the Lessee according to Chinese laws.

 

Chapter
IV: Deposit

  

		1.	The
                                         Lessee shall, within 3 working days as from the date of signing of this Contract,
                                         pay the rental deposit as specified in Schedule V hereto and the property management
                                         service fee deposit as described in Schedule V to the Lessor. Rental deposit and property
                                         management service fee deposit are collectively referred to as deposit, so as to guarantee
                                         that the Lessee will fully comply with all provisions of this Contract.

 

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		2.	If
                                         the lease term hereunder expires or if the Contract is early terminated or dissolved,
                                         after the Lessee has returned the Leased Unit in conformity with the provisions hereof
                                         to the Lessor or the property management company, the Lessor shall decide to refund the
                                         deposit according to the following circumstances after having deducted the rental, property
                                         management service fee, other expenses, penalty, compensation , etc that shall be assumed
                                         by the Lessee:

 

		2.1	If
                                         the Lessee’s registered address is not in the Park, the Lessor shall refund the
                                         deposit to the Lessee without interest within 15 days after the Lessee has paid up all
                                         expenses and moved out of the Park as scheduled.

 

		2.2	If
                                         the registered address of the Lessee and/or other subsidiary or branch of the Lessee’s
                                         group, other representative office or affiliated enterprise (affiliated enterprises include
                                         controlling enterprise, shareholding enterprise, the enterprise with the same shareholder
                                         or legal person) is in the Park, the Lessee shall settle up all expenses and move out
                                         of the Park and shall complete the change of registered address within 15 working days.
                                         The Lessor shall refund the deposit to the Lessee without interest within 15 days after
                                         the Lessee has provided the copy of document of registered address change. If the Lessee
                                         and/or other subsidiary or branch of the Lessee’s group, other representative office
                                         or affiliated enterprise (affiliated enterprises include controlling enterprise, shareholding
                                         enterprise, the enterprise with the same shareholder or legal person) fail to handle
                                         the procedures of change of enterprise registered address within 2 months after having
                                         moved out of the Park, the Lessor has the right not to refund the deposit to the Lessee,
                                         and the Lessee shall assume all consequences arising therefrom.

 

		3.	At
                                         any time of the lease term, the deposit shall equal to the sum of 3 months’
                                         house rental and property management service fee. If the deposit is insufficient, the
                                         Lessee shall make up the insufficiency within 3 working days after the receipt
                                         of the written notice from the Lessor and (or) property management company.

 

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		4.	The
                                         Lessor and the property management company shall issue a receipt within 3 working
                                         days after having actually received the deposit as fully paid by the Lessee, and shall
                                         issue the invoice in conformity with the national regulations after having actually received
                                         the rental and property management service fee, etc as fully paid by the Lessee.

 

Chapter
V: The Lessee’s Responsibilities

 

Except
as specified by other provisions of this Contract, the Lessee shall assume the following responsibilities:

 

		1.	The
                                         Lessee represents and warrants that it has obtained all necessary authority and approval
                                         to sign this Contract and rent the Leased Unit according to the provisions of this Contract.

 

		2.	The
                                         Lessee shall fully comply with and perform the Customer Manual of the Park and
                                         relevant public service supply rules. The Lessee shall neither noise or odd smell in
                                         the Park or the Leased Unit to impact other users, nor harass other users, nor damage,
                                         contaminate, misuse or block the public place or facilities of the Park, nor use the
                                         Leased Unit for any purpose other than the lease purpose hereunder, nor conduct gambling,
                                         immoral, illegal or improper activities by the use of the Leased Unit.

 

		3.	The
                                         Lessee shall, according to the provisions of this Contract, timely and directly pay the
                                         property management service fee, governmental taxes, electricity charges, water charges,
                                         communication costs, gas charges (if any), etc to the Lessor or the property management
                                         company of the Park in full.

 

		4.	Without
                                         the prior written consent of the Lessor, the Lessee may not sublet or sublease the Leased
                                         Unit in any form. [However, the Lessee may lend the Leased Unit to other subsidiary or
                                         branch of the Lessee’s group, other representative office or affiliated enterprise
                                         (affiliated enterprises include controlling enterprise, shareholding enterprise, the
                                         enterprise with the same shareholder or legal person), provided that the Lessee shall
                                         produce corresponding certificate to the Lessor.]

 

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		5.	The
                                         Lessee shall properly use and maintain the facilities in the Leased Unit (including all
                                         roofs, walls, platform, electric light, door, window, equipment, fixing device, pipes,
                                         etc (if any, same as below) (except reasonable wear and tear and the damage attributable
                                         to any defect of such facilities), and shall keep them in good and tidy state. The Lessee
                                         shall assume relevant repair costs in respect of the damage arising from the improper
                                         use of the Lessee.

 

		6.	By
                                         a prior written notice to the Lessee, the Lessor, the property management company or
                                         their agent shall have the right to enter and examine the use and repair circumstances
                                         of the Leased Unit at reasonable time, provided that the daily operation of the Lessee
                                         shall not be prejudiced. The Lessee shall actively cooperate with the Lessor or the property
                                         management company in examining and repairing the Leased Unit. The Lessee shall compensate
                                         for the personal injury or property damage as suffered by the Lessor or a third party
                                         due to the delay of the Lessee in repairing the Leased Unit.

 

		7.	Within
                                         six months prior to the completion of performance of this Contract, by a two working
                                         days’ prior written notice to the Lessee, the Lessor or its agent shall have the
                                         right to check the Leased Unit with new lessee at reasonable time. However, the Lessor
                                         shall reduce the impact upon the normal work of the Lessee in the Leased Unit as much
                                         as possible while entering, examining or checking the Leased Unit.

 

		8.	The
                                         Lessee must fully comply with and perform the provisions of Customer Manual and
                                         Decoration Manual of the Park. Without the prior written consent of the Lessor
                                         and the property management company, the Lessee may not make any change to the internal
                                         or external structure and/or equipment and facilities of the Leased Unit (including but
                                         not limited to ornament, decoration, or demolishing or changing pipes or electric circuit,
                                         etc, same as below).

 

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		9.	The
                                         Lessee shall have the right to equally use the public area and facilities of the Park
                                         with other persons. Meanwhile, the Lessee shall keep the public area clean and keep the
                                         equipment and facilities in good condition. The Lessee shall assume the repair costs
                                         if it causes any damage to any equipment and facilities of the public area (excluding
                                         natural wear and force majeure).

 

		10.	The
                                         Lessee may not make any decoration or rebuilding works, unless its decoration and rebuilding
                                         scheme have been agreed by the Lessor in writing. If the Lessee needs to obtain the prior
                                         approval from the governmental department, the Lessee shall also handle corresponding
                                         examination and approval procedures. The Lessee may not change the main structure and/or
                                         load bearing of the Leased Unit.

 

		11.	Without
                                         the written consent of the Lessor and the property management company, the Lessor may
                                         not occupy or rebuild any area other than the Leased Unit.

 

		12.	The
                                         Lessee may not place weapons, ammunition, illegal things, flammables or any such things
                                         that exceed the load of the floor in the Leased Unit.

 

		13.	The
                                         Lessee shall be liable for any casualty or losses as suffered by the Lessee, licensor
                                         or visitor in the Leased Unit for any reason whatsoever.

 

		14.	If
                                         the lease term hereunder expires or the Contract is early terminated as specified herein,
                                         the Lessee shall, according to the provisions of Customer Manual, handle move-out
                                         procedures with the property management company and shall restore the Leased Unit to
                                         the available state according to the requirements of the property management company.

 

		15.	The
                                         Lessee may not hang its sign board on the façade of the Leased Unit; if necessary,
                                         the Lessee must obtain the written consent from the Lessor.

 

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Chapter
VI: The Lessor’s Responsibilities

 

Except
as specified by other provisions of this Contract, the Lessor shall assume the following responsibilities:

 

		1.	The
                                         Lessor represents and warrants that it owns the lease right and income right of the Leased
                                         Unit and has the power to sign this Contract and lease the Leased Unit to the Lessee
                                         according to the provisions of this Contract.

 

		2.	The
                                         Lessor shall actively handle the relevant examination and approval procedures (such as
                                         fire fighting acceptance, completion acceptance, etc) of the Leased Unit and obtain relevant
                                         certificates.

 

		3.	At
                                         the time of delivering the Leased Unit to the Lessee, the Lessor shall provide the list
                                         of all fixing devices and equipment of the Leased Unit. The Lessee shall timely check
                                         and sign such list as proof. (Besides, the Lessor will not assume the cleaning and any
                                         other services of the Leased Unit, but the property management company may provide compensated
                                         services.)

 

		4.	Provided
                                         that the Lessee fully complies with all provisions of this Contract, the Lessor shall
                                         guarantee that the Lessee will use the Leased Unit without obstruction, and that the
                                         Lessee will not be disturbed by the Lessor and/or its mortgagee or lawful principal.

 

		5.	The
                                         Lessor shall contact with the property management company of the Park, cause the property
                                         management company to provide management services, maintain and repair the roofs, main
                                         walls, elevators, public parts and facilities of the Park, and shall pay the non-recurring
                                         repair costs other than management expenses.

 

		6.	If,
                                         within the lease term, the Lessor transfer the Leased Unit or the “Park”
                                         where the Leased Unit is located to any third party in whole or in part, the Lessor undertakes
                                         that such third party will continue performing all rights and obligations of the Lessor
                                         hereunder in replace of the Lessor.

 

		7.	If
                                         the Lessor takes back the Leased Unit due to force majeure or the default of the Lessee,
                                         the Lessor shall refund double the deposit to the Lessee, and shall pay a penalty to
                                         the Lessee according to the renal corresponding to the rent-free period.

 

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Chapter
VII: Termination

 

		1.	In
                                         case of any of the following events, the Lessor may unilaterally terminate this Contract,
                                         and 1) the deposit as paid by the Lessee according to this Contract shall be taken as
                                         penalty and will not be refunded; 2) the Lessee shall make up the rental corresponding
                                         to the rent-free period as penalty; 3) the Lessee shall compensate for all economic losses
                                         as suffered by the Lessor:

 

		1.1	The
                                         Lessee fails to pay any rental, property management service fee, deposit or other expenses
                                         for more than 30 days of delay.

 

		1.2	The
                                         Lessee announces bankrupt, or is applied for bankruptcy by the creditor, or becomes insolvent;

 

		1.3	The
                                         Lessee conducts illegal operation;

 

		1.4	The
                                         Lessee changes the main structure of the Leased Unit without permission;

 

		1.5	The
                                         Lessee sublets, subleases or otherwise actually sublets or subleases the Leased Unit
                                         without the Lessor’s written consent;

 

		1.6	The
                                         Lessee damages the equipment or facilities of the Leased Unit or the Park without the
                                         Lessor’s permission, and fails to repair them within the reasonable time as notified
                                         by the Lessor in writing.

 

In
case of any of the aforesaid events, the Lessor has the right to immediately terminate this Contract by a notice. The Lessee must
immediately move out of the Leased Unit; otherwise, in addition to penalty and liability for compensation as specified in the
foregoing, the Lessee shall pay a penalty to the Lessor according to double the monthly rental per day of delay, from the date
when the Lessee shall move out but fails to move out of the Leased Unit to the date when the Lessee actually moves out of the
Leased Unit.

 

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		2.	If
                                         the Lessee cannot or feels difficult to use the Leased Unit due to force majeure, the
                                         Parties shall properly reduce or suspend the payment of rental through negotiation according
                                         to the reality. If the aforesaid event lasts for more than three months, either party
                                         may immediately terminate this Contract by a written notice to the other party.

 

		3.	The
                                         Lessor and the Lessee agree that if the Contract is early terminated according to the
                                         provisions as agreed by the Parties, such termination shall be legally binding upon the
                                         Parties.

 

Chapter
VIII: Liabilities for Breach

 

		1.	If
                                         the Lessee fails to fully pay the rental, property management fee and/or other use fee
                                         of the Leased Unit that are payable as scheduled herein (whether urged by the Lessor),
                                         the Lessee shall pay late fee to the Lessor at the rate of 0.2% per day of delay, from
                                         the date when the arrears becomes due and payable to the date when the Lessee has actually
                                         paid them.

 

		2.	If
                                         the Lessee throws the lease and move out of the Leased Unit without permission, the deposit
                                         paid by the Lessee to the Lessor will not be refunded, the Lessee must make up the rental
                                         corresponding to the rent-free period as penalty, and the Lessor reserves the right of
                                         recovery against the Lessee.

 

		3.	If
                                         the Lessee causes any loss or damage to the Leased Unit and its fixing devices and/or
                                         equipment (except reasonable wear and tear and the damage attributable to any defect
                                         of such facilities), the Lessee must make compensation to the Lessor.

 

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		4.	The
                                         Lessor shall not be liable for any losses arising from the failure or suspension of the
                                         elevator, public lighting, air conditioning, electric light, water supply of the Park
                                         attributable to the cause of a third party (excluding the third party as invited, entrusted
                                         or appointed by the Lessor), except that the Lessor has fault. The Lessor shall not be
                                         liable for any losses as suffered by the Lessee due to the name change of the Park.

 

		5.	In
                                         no event shall the Lessor be liable for any losses as suffered by the Lessee due to the
                                         act, negligence or fault of any other user of the Park, except that the Lessor has fault.

 

		6.	If
                                         any person investigates against the Lessor for responsibilities due to the fault of the
                                         Lessee, which brings any losses due to the Lessor, the Lessee must make corresponding
                                         compensation to the Lessor, including all expenditures, attorney’s fee, litigation
                                         costs, etc as paid by the Lessor.

 

		7.	The
                                         Lessor receiving rental of the Lessee shall not mean that the Lessor waive the right
                                         to investigates against the Lessee for the liability for non-performance.

 

		8.	The
                                         Lessee shall ensure that its users, employees, licensees or visitors who use the Leased
                                         Unit shall comply with all provisions of this Contract; any breach of this Contract by
                                         any such person shall be deemed as the breach of the Lessee.

 

		9.	If
                                         the Lessor delays in delivering the Leased Unit due to the Lessor’s cause, the
                                         rent-free period of the Lessee shall be increased by one day per day of delay, and so
                                         on, and the starting date of the lease term hereunder shall be postponed. If the Lessor
                                         delays in delivering the Leased Unit for more than three natural days, the Lessee has
                                         the right to choose to unilaterally dissolve this Contract at any time, and the Lessor
                                         and the property management company shall fully refund the deposit as paid by the Lessee
                                         (without interest) within 10 days after the dissolution of this Contract, and the Lessor
                                         shall additionally pay the penalty equal to three months’ (after the rent-free
                                         period) rental to the Lessee; however, the Lessor shall not assume any other liability
                                         for compensation to the Lessee.

 

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Chapter
IX: Miscellaneous

 

		1.	The
                                         interpretation, performance and dispute resolution of this Contract shall be governed
                                         by Chinese laws and the relevant regulations of Beijing Municipality.

 

		2.	Any
                                         dispute relating to this Contract or the performance hereof shall be settled by the Parties
                                         through friendly negotiation. In case negotiation fails, either party hereto has the
                                         right to lodge a suit to the competent people’s court of the place where the Park
                                         is located.

 

		3.	For
                                         the purpose of this Contract, “Leased Unit” shall include any part of the
                                         Leased Unit.

 

		4.	The
                                         schedules hereto shall form a part of this Contract.

 

		5.	This
                                         Contract constitutes an entire agreement between the Parties in respect of the Leased
                                         Unit, and supersedes all previous discussion, representations and agreements of the Parties.

 

		6.	This
                                         Contract may not be modified unless the Parties sign a written document.

 

		7.	This
                                         Contract is written in Chinese. The English translation (if any) of this Contract is
                                         only for reference and has no force.

 

		8.	This
                                         Contract shall become effective as soon as this Contract has been signed by the legal
                                         representatives or authorized representatives of the Parties and stamped with official
                                         seals (or special contract seals) and the Lessee has fully paid the deposit, initial
                                         rental and property management service fee to the Lessor and (or) the property management
                                         company within 3 working days after the signing of this Contract. This Contract
                                         is made in four originals of the same legal force, two for each party hereto.

 

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(No
Text Below)

 

Execution
Page

 

	Lessor: Beijing Zhongmei Star International Film & TV Cultural Media Co., Ltd.	 	 
	Seal:	 
	Authorized Representative: (Signature)	 
	Tel: 	 
	Special Contract Seal of Beijing Zhongmei Star International Film & TV Cultural Media Co., Ltd. (Seal)	 

 

	Lessee:	 	 
	Seal:	 
	Authorized Representative: (Signature)	 
	Tel:	 
	Date of Signing: May 29, 2018	 
	Special Contract Seal of China Liberal (Beijing) Education Technology Co., Ltd. (Seal)	 

 

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Schedule I (Copy of Business License
of the Lessee)

 

 

 

 

 

 

 

 

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Schedule II (Leased Unit and Location,
Plan and Delivery Standards)

 

Room 201, 202, 203, 204, 205, 207, 208,
209, Floor 2, Building 1, [Huateng Century HQ Park] namely [Chaoyang District Balizhuang Cultural Creative Industrial Park],
9# Courtyard, Chenjialin, Balizhuang Village, Gaobeidian Town, Chaoyang District, Beijing Municipality

 

Lease area of the Leased Unit (namely building
area) is 909 m2 (subject to being finally measured). Delivery standards: rough (without door and suspended
ceiling; cement mortar surface; waterproof puffy).

 

See Diagram of the Leased Unit (Shaded Area)

 

 

House Stratification Diagram

 

 

 

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Schedule III (Lease Term)

 

	Lease Term: 	the lease term of the Leased Unit is 48 months in total from June 1, 2018 to May 31, 2022 (including the
starting date and ending date).
	 	 
	Rent-free Period:	the rent-free period of the Leased Unit shall be 55 days from June 1 to July 25, 2018 (including
the starting date and ending date).

 

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Schedule IV (Rental, Property Management
Service Fee, Parking Fee)

 

Part 1 – Rental (paid by the Lessee
to the Lessor)

 

	Rental:	Part 1 – rental (paid by the Lessee to the Lessor)

 

From June 1, 2018 to May 31,
2020, the rental shall be RMB 5.14/day per square meters of building area, monthly rental shall be (RMB 142,114.58),
(calculation formula: lease area [909] m2 * RMB [5.14] /day per square meters of building area * 365 days/12
months = [RMB 142,114.58]/month)

 

From June 1, 2020 to May 31,
2022, the renal shall be increased by 8%, namely RMB 5.55/day per square meters of building area, monthly rental
shall be (RMB 153,483.74), (calculation formula: lease area [909] m2 * RMB [5.55] /day per square
meters of building area * 365 days/12 months = [RMB 153,483.74]/month)

 

The rental of the three
months after the rent-free period is RMB 426,343.74 in total, which shall be paid by the Lessee to the Lessor within 3
working days after the date of signing of this Contract. Except the initial rental as paid above, the Lessee shall, from the
20th to 25th day of each month of the lease term, prepay the renal of next month to the Lessor according
to the aforesaid standards.

 

Bank account for receiving rental:

Payee: Beijing Zhongmei Star International
Film & TV Cultural Media Co., Ltd.

Opening Bank: Industrial and Commercial
Bank of China Co., Ltd. Beijing Shilipu Sub-branch

Account No.: 

 

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Part 2 – Property Management Service
Fee (paid by the Lessee to the property management company)

 

Property management service fee
shall be RMB 0.86/day per square meters of building area, monthly property management service fee shall be (RMB 23,777.93), (calculation
formula: lease area [909] m2 * RMB [0.86] /day per square meters of building area * 365 days/12 months = [RMB 23,777.93]/month)

  

If the property management service
fee will be adjusted after the third year, the adjustment range shall be based on the property management operating costs of the
property management company as appointed by the Lessor, namely Beijing Tonghexinda Assets Management Co., Ltd.

 

The property management service
fee of 55 days in the rent-free period shall be RMB 42,995.7 in total, which shall be prepaid by the Lessee to Beijing Zhongmei
Star International Film & TV Cultural Media Co., Ltd. within 3 working days after the date of signing of this Contract.

 

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The property management service
fee of the three months after the rent-free period is RMB 71,333.79 in total, which shall be paid by the Lessee to the property
management company within 3 working days after the date of signing of this Contract. Except the initial property management service
fee as paid above, the Lessee shall, from the 20th to 25th day of each period of the lease term, prepay the property management
fee of next month to the property management company according to the aforesaid standards.

 

Bank account for receiving property
management fee:

 

Payee: Beijing Zhongmei Star International
Film & TV Cultural Media Co., Ltd.

 

Opening Bank: Industrial and Commercial
Bank of China Co., Ltd. Beijing Shilipu Sub-branch

 

Account No.: 

 

Within the lease term, the payment
cycle of the property management service fee: the Lessee shall pay property management fee to Beijing Zhongmei Star International
Film & TV Cultural Media Co., Ltd. once every three months.

 

Part 3 – Parking Fee

 

	Parking Fee 	Within the lease term, the Lessor provides 0 parking lot to the Lessee free of charge.

 

Parking lot rental: RMB / /month/vehicle
(paid by the Lessee to the Lessor)

 

Parking lot management fee: RMB
/ /month/vehicle (paid by the Lessee to the Lessor)

 

Within the lease term, the Lessor
provides / aboveground parking lot to the Lessee.

 

Parking lot rental: RMB / /month/vehicle
(paid by the Lessee to the Lessor)

 

Parking lot management fee: RMB
/ /month/vehicle (paid by the Lessee to the Lessor)

 

The Lessee shall actively handle
parking lot procedures with the property management company at the time of delivery.

 

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Schedule V (Deposit)

 

Unless otherwise stated by this Contract,
the deposit shall be equal to the sum of the following amounts:

 

		1.	Rental deposit (paid by the Lessee to the Lessor):

From June 1, 2018 to May
31, 2022, the deposit shall be three months’ rental, namely RMB 426,343.74. The rental deposit RMB / as
previously paid by the Lessee shall be automatically transferred to a part of rental deposit, and the Lessee shall make up the
insufficiency.

 

		2.	Property management service fee deposit (paid by the Lessee to the Lessor):

From June 1, 2018 to May
31, 2022, the deposit shall be three months’ property management fee, namely RMB 71,333.79. The property management
fee deposit RMB / as previously paid by the Lessee shall be automatically transferred to a part of property management fee
deposit, and the Lessee shall make up the insufficiency.

 

Bank account for receiving
deposit:

 

Payee: Beijing Zhongmei Star
International Film & TV Cultural Media Co., Ltd.

 

Opening Bank: Industrial and
Commercial Bank of China Co., Ltd. Beijing Shilipu Sub-branch

 

Account No.: 

 

    21

     

    

 

Schedule VI (Renewal)

 

If the Lessee desires to continue renting
the Leased Unit after the expiration of this Contract, the Lessee shall notify the Lessor in writing six months prior to the expiration
of the lease term.

 

 

 

[The following part is deliberately blank]

 

 

22Exhibit 10.6

  

Contract No.: 20180721

 

House Lease Contract

 

 

 

 

 

 

 

 

Lessor: Chen Zhuoguan

  

Lessee: China Liberal (Beijing)
Education Technology Co., Ltd.

  

 

 

 

 

 

 

 

    - 1 -

     

    

 

House
Lease Contract

  

Party
A (Lessor): Chen Zhuoguan                    ID Card No.: 350126196807064117

  

Party
B (Lessee): China Liberal (Beijing) Education Technology Co., Ltd.

 

Uniform
Social Credit Code: 91110107575151539T

  

Article
I Basic Conditions of House

 

1. Party
A leases the house located at 02# Business Office, Floor 24, Tower A, Fuli Center, No. 26 (Original South Side of Shangpu Road),
Xiangban Street, Ninghua Sub-district, Taijiang District, Fuzhou, Fujian Province (hereinafter referred to as Leased Property)
to Party B for the purpose of office. The building area of the Leased Property is 70.25 m2. Party B has fully
understood the detailed location, building area, purpose, etc of the Leased Property and agrees to rent the Leased Property.

 

2. The
Leased Property is used for the purpose of office. Within the lease term, Party B may not change the purpose of the Leased
Property without the prior written consent of Party A.

 

Article
II Lease Term

 

1. The
lease term of the Leased Property shall be 36 months from July 27, 2018 to July 26, 2021.

  

Article
III Performance Bond

 

1. At
the time of signing this Contract, Party B shall pay the performance bond RMB thirteen thousand three hundred and forty seven
(¥13,347) to Party A as the performance bond the house lease. Upon the expiration or termination of the Contract,
Party A shall refund the performance bond to Party B without interest, provided that the house is in good condition through Party
A’s acceptance and all expenses have been settled up.

 

2. Party
B shall move its industrial and commercial registered address out of the place where the Leased Property is located one month
prior to the expiration of this Contract. Party A shall refund the performance bond without interest as soon as it has confirmed
that Party B has moved out.

  

    - 2 -

     

    

 

Article
IV Rental, Payment Method and Expenses

 

1. Within
the 12 months from July 27, 2018 to July 26, 2019, Party A shall charge the monthly rental RMB six thousand six
hundred and seventy three (¥6,673) from Party B (the rental shall not include tax).

 

2. Within
the 12 months from July 27, 2019 to July 26, 2020, Party A shall charge the monthly rental RMB seven thousand one
hundred and forty (¥7,140) from Party B (the rental shall not include tax).

 

3. Within
the 12 months from July 27, 2020 to July 26, 2021, Party A shall charge the monthly rental RMB seven thousand six
hundred and forty (¥7,640) from Party B (the rental shall not include tax).

 

4. Party
B has understood the property management fee as well as the water, electricity, communication charges and taxes as incurred by
the Leased Property. During the lease term, Party B shall assume the property management fee according to the regulations of the
property management department of the building, and pay corresponding water and electricity charges according to the shared area.
Party B shall pay the aforesaid expenses to the property management department of the building or relevant department according
to the charging standards of water company, power bureau, electricity management bureau, telecommunication company, etc.

 

5. Payment
method of rental: Party B shall adopt the method of monthly payment in the principle of “use after payment”. Party
B shall prior to the 27th day of each month, pay the rental of such month to Party A. Party B shall deposit
the rental in the account as appointed by Party A: Opening Bank: China Construction Bank Fuzhou Exhibition City Sub-branch

 

Account
Name: 

 

Account
No.: 

  

Article
V Use, Decoration and Repair of Leased Property, Rights and Obligations

 

1. Within
the lease term, Party B shall handle the examination and approval documents as necessary for operation. If Party B is ordered
to close down by relevant governmental department or cannot conduct operation due the failure of Party B to handle the examination
and approval documents as necessary for operation due to Party B’s cause, Party B shall assume the responsibilities arising
therefrom. Party A shall provide the relevant materials that are required by Party B to handle business license (such as completion
acceptance license, fire fighting license, presale registration certificate, and other materials that Party A and the property
management department can provide), as well as the hardware agreement about Party A’s fixing devices, such as air-conditioner
installation and repair.

 

2. If
Party B transfers, sublets or subleases the Leased Property to other person, it shall obtain the written consent from Party A.

  

    - 3 -

     

    

 

3. Within
the lease term, Party B shall enjoy the use right of the Leased Property and ancillary facilities, and shall maintain and repair
the special facilities in the Leased Property. Within the lease term, Party A or its authorized property management company shall
have the right to examine and supervise the use of the Leased Property by Party B, and Party B shall give assistance.

 

4. Party
B shall properly use and maintain the Leased Property and ancillary facilities, and shall timely eliminate any possible obstacles
and dangers, so as to avoid all possible hidden dangers. In case of any damage or loss of the Leased Property and/or its ancillary
facilities due to the improper use of Party B, Party B shall make repair or compensation. In case of any damage of the house due
to the quality problem of the house or the fault of Party A, Party A shall repair such damage, and shall compensate for the losses
as suffered by Party B therefore.

 

5. Party
B shall strictly comply with Safety Production Law, Fight Fighting Law and other laws and regulations, and shall earnestly
perform enterprise safety subject responsibilities. In case of any accident, Party B shall report the relevant governmental department
according to the regulations and shall report to Party A, and shall assume the legal and economic compensation responsibilities.

 

6. Any
decoration or renovation made by Party B to the Leased Property shall conform to the provisions of relevant laws and regulations.
Party B may not make any illegal change to the subject, load bearing structure, pipeline, etc of the Leased Property. If Party
A suffers any economic losses or is punished by the administrative department due to the illegal decoration or renovation of the
Leased Property by Party B, Party B shall report the relevant governmental department according to the regulations and shall report
to Party A, and shall assume the legal and economic compensation responsibilities.

 

7. Party
B shall effectively communicate with Party A in advance in respect of any decoration or renovation of the Leased Property, and
may commence the construction after the decoration or renovation feasibility has been confirmed. Party A permits Party B to make
decoration or renovation to the Leased Property, and give support subject to the provisions of the relevant laws and regulations.

 

8. Within
the lease term, any use, decoration or repair of the Leased Property by Party B may not impact the normal working of other users.
If Party B’s such acts bring losses to any other user, Party B shall assume the liability for compensation to such other
user.

 

9. When
Party A intends to sell the Leased Property and ancillary facilities and equipment, it shall notify Party B in advance. Under
the equal conditions, Party B shall enjoy the right of preemption. If Party B fails to give a written reply within fifteen days
after the receipt of the notice from Party A, Party B will be deemed to waive the right of preemption. Within the lease term,
if Party A needs to sell, mortgage or donate the Leased Property and its ancillary equipment and facilities to other person for
a special cause, it needs not to obtain the consent from Party B. At the request of Party A, Party B shall actively cooperate
with Party A in handling the procedures of sales, mortgage, donation, etc of the Leased Property. However, Party A shall guarantee
that the transferee of the Leased Property shall continue performing this Contract, and that such sales, mortgage or donation
of Party A will not prejudice the operation of Party B; otherwise Party A shall assume the liability for breach as specified in
this Contract.

  

    - 4 -

     

    

 

Article
VI Take-back and Acceptance of Leased Property

 

1. Upon
the expiration of the lease term, Party A has the right to take back the Leased Property in whole and Party B shall return it
as scheduled. If Party B desires to renew the lease, it shall inform Party A in writing of its intention within two months prior
to the expiration of the lease term, and the Parties shall sign a new lease contract. If Party A and Party B fail to reach a renewal
agreement, this Contract shall be automatically terminated as from the expiry date of the lease term. At the time of return, the
Leased Property and its facilities and equipment shall be kept in good and tidy state, and shall be inspected and accepted by
Party A. If Party B fails to clean up garbage at the time of return, Party B shall assume the expenses as incurred by Party A
for the purpose of cleaning up such garbage and other relevant expenses.

 

2. If
this Contract is terminated for other cause (including the default of Party A or Party B, etc), Party B shall return the Leased
Property as specified in the foregoing paragraph on the date of termination of the Leased Property.

 

3. If
Party B fails to move its things out of the Leased Property within three days after the termination of this Contract, Party B
will be deemed to waive the ownership of such things, and Party A has the right to dispose of such things, and the consequences
arising therefrom shall be assumed by Party B.

 

4. Upon
the expiration of the lease term, Party B shall enjoy the priority of renewal under the equal conditions.

  

Article
VII Dissolution and Termination of the Contract

 

1. Within
the lease term, in case of any of the following events of Party A, Party B has the right to unilaterally dissolve this Contract
without the liability for breach:

 

(1) Party
A fails to deliver the Leased Property for 10 or more days of delay due to Party B’s cause or force majeure;

 

(2) Party
A fails to perform the duties as specified herein.

 

2. Within
the lease term, in case of any of the following events of Party B, Party A has the right to unilaterally dissolve this Contract
without the liability for breach:

 

(1) Party
B damages the Leased Property, and fails to repair it within the reasonable period as required by Party A;

 

(2) Party
B changes the purpose of the leased property as specified herein without Party A’s written consent;

 

(3) Party
B stores dangerous articles or conducts illegal activities by the use of the Leased Property;

 

(4) Party
B fails to pay rental for more than 7 days of delay;

 

(5) Party
B fails to perform the duties as specified herein.

   

    - 5 -

     

    

 

Article
VIII Liabilities for Breach

 

1. In
case of any of the events as described in Clause 1, 2 of Article VIII hereof, the non-breaching party has the right to dissolve
this Contract, and the breaching party shall pay 2 months’ rental to the non-breaching party as penalty.

 

2. Within
the lease term, if either party early dissolves this Contract through no breach of the other party, the dissolving party shall
pay 2 months’ rental the non-breaching party as penalty (such penalty may not be deducted with deposit).

 

3. If
Party B fails to pay any rental as scheduled, it shall pay a penalty to Party A at the rate of 0.1% of the rental that
is late per day of delay and corresponding house rental.

 

4. If
Party B delays in paying the property management fee and/or water and/or electricity charges, it shall be implemented according
to the management regulations of the property management company of the building.

  

Article
IX Disclaimer

 

1. If
the performance of this Contract cannot be continued due to the removal or renovation of the Leased Property as required by the
government, this Contract shall be early termination, and neither party shall be held responsible for any losses as suffered by
the other party therefore.

 

2. If
this Contract is early terminated for the cause as described in Clause 1 of this article, the rental shall be calculated according
to the actual time of lease; the period of less than one month is calculated by the number of days, balance being refunded to
either party as the case may be.

 

Article
X Miscellaneous

 

1. For
any matter not covered herein, the Parties shall jointly sign supplementary clauses through negotiation; supplementary clauses,
appendixes and this Contract shall bear the same legal force.

 

2. Any
dispute arising from the performance of this Contract shall be settled by the Parties through negotiation; in case negotiation
fails, the Parties unanimously agree that either party hereto may lodge a suit to the people’s court of the place where
the Leased Property is located.

 

3.
This Contract shall become effective upon being signed and sealed by the Parties. This Contract is made in two originals,
one for each party hereto.

  

Supplementary
Agreement:

 

Appendix

 

1.
Party A has paid the property management fee of the Leased Property (10 Yuan/m2/month) to June 30, 2019; through negotiation,
Party B shall pay the property management fee of such period and the rental of the Leased Property to the bank account number
as specified herein by month.

 

 

 

 

 

 

 

 

 

	Party A (Signature and Seal): (Signature) 	 	Party B (Signature and Seal):
	 	 	 
	(Agent): __________________	 	(Agent):  __________________
	Tel: 	 	 	Tel:  ________________	 

  

Time of Signing: July 20, 2018

 

Special Contract Seal of China Liberal
(Beijing) Education Technology Co., Ltd. (Seal)

 

 

 -6-

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