Document:

<PAGE>

                                                                   EXHIBIT 10.13

JTC(L)3729/199

1 March, 2001

                                                    JTC Corporation
                                                    JTC East Zone Office
TRIO-TECH INTERNATIONAL PTE LTD                     25 Kallang Avenue 405-01
BLOCK 1008 TOA PAYOH NORTH                          Singapore 339416
#03-09
SINGAPORE 318996                                    telephone 1800-299 9405
                                                    facsimile 885 4232
                                                    email   feedback@ jtc.gov.sg
                                                    web site  www.jtc.gov.sg

Dear Sirs,

ACCEPTANCE OF RENEWAL OFFER ON PTE LOTS A4551, A4551A, A4551G AT BLK 1004 TOA
PAYOH NORTH #07-01/07 AND #07-R1, #03-01/03

1    We are pleased to forward herewith the stamped letter of acceptance dated
     16 Feb 2001, for your retention.

Yours faithfully

By: /s/ Margie Ho
--------------------------
Margie Ho (Mrs)
JTC East Zone
for Director
Customer Services Group

ENCL.

DID-8854207
FAX: 8854232
EMAIL:margieho@jtc.gov.sg
<PAGE>

                         TRIO-TECH
                         ---------
                        INTERNATIONAL

8 February 2001
                                                     [STAMP]
JTC EAST ZONE
25 KALLANG AVENUE
#15-01
SINGAPORE 339416

Attn: Ms Mabel Tan

Dear Sirs,

RENEWAL OF TENANCY FOR PTE LOT: AA45519 A4551A, A455IG AT BLK 1004 TOA PAY0H
NORTH #07-01/07 SINGAPORE 318995, #07-R1, SINGAPORE 318995, #03-01/03 SINGAPORE
318995

1.   We refer to your letter of Offer dated 14 November 2000 and hereby confirm
     acceptance of the covenants, terms and conditions of the Tenancy.

2.   We enclose herewith a cheque for the amount of $1,178.00 and a
     Banker's/Insurance Guarantee for the amount of $37,006.39 as security
     deposit as confirmation of our acceptance.

                                           By: /s/ Lee Siew Kuan
-------------------------------------------------------------------------------
Signature of authorised signatory     :    Lee Siew Kuan
Name of authorised signatory          :    Director of Logistic
Designation

For and on behalf of :
TRIO-TECH INTERNATIONAL PTE LTD
In the presence of :

                                           By: /s/ Betty Ang
-------------------------------------------------------------------------------
Name of witness                       :    Miss Betty Ang
NRIC No.                              :    S6945849A
<PAGE>

JTC(L)3729/199/MT

14 November, 2000
                                                      DID: 8854193
                                                      FAX: 8854232
                                                      EMAIL: mabeitan@jtc.gov.sg
TRIO-TECH INTERNATIONAL PTE LTD
BLOCK 1008 TOA PAYOH NORTH
#03-09
SINGAPORE 318996

Dear Customer,

RE: RENTAL AND PROPERTY TAX REBATES FOR TENANTS UPON RENEWAL PTE LOT NO. AA4661,
A4551 A, A4651G

1.   In November 1999, we informed you that JTC has extended the rental rebate
     measures announced in January 1999 by another year until 31st December
     2000. On the 31st of December 2000, the rebates given to you will cease to
     be effective and rental payable will revert to the contracted amounts
     without further notice.

2.   You may be pleased to note that the Ministry of Finance has extended the
     property tax rebate for another year from 1st July 2000 to 3 June 2001, but
     at a lower rate of 25%. This works out to a rebate of 3% on the rent
     payable after any rental rebates, if applicable.

3.   You may like to take note that the rental and property tax rebate, will
     cease on 31st Dec 2000 or 30th June 2001 respectively or when your tenancy
     expires, whichever is earlier. An updated statement of account reflecting
     the amount payable, due to the renewed rental rates and property tax
     rebates is attached. If you have any queries, please do not hesitate to
     contact me at DID 8854193.

4.   On behalf of JTC, I wish you continued success in the years ahead

Yours Faithfully,

By: /s/ Mabel Tan
------------------------------
MABEL TAN (MISS)
SNR LEASE MANAGEMENT OFFICER
JTC EAST ZONE
CUSTOMER SERVICES GROUP
ENCL
<PAGE>

JTC(L)3729/199/MT

14 November, 2000                                     DID: 8854193
                                                      FAX: 8854232
                                                      EMAIL: mabeltan@jtc.gov.sg

TRIO-TECH INTERNATIONAL PTE LTD
BLOCK 1008 TOA PAYOH NORTH
#03-09
SINGAPORE 318996

Attn : Ms Betty Ang                      LUM

Dear Sirs,

OFFER OF TENANCY OF FLATTED FACTORY AT BLK 1004 TOA PAYOH NORTH #07-01/07, #07-
R1 & #03-01/03, SINGAPORE 318996 PTE LOTS A4561, A4551A, A4551G ("THE PREMISES")

1.   We are pleased to offer a tenancy of the Premises subject to the following
     covenants, terms and conditions in this letter and in the annexed
     Memorandum of Tenancy ("the Offer"):

     1.01   Location:

            Units #07-01/07, #07-R1, #03-01/03, , at Blk 1004 Toa Payoh North
            ("the Building" ) as delineated and edged in red on the plan
            attached to the Offer.

     1.02   Term of Tenancy:

            2 years 10 months 15 days ("the Term") with effect from 16 Nov 2000
            ("the Commencement Date").

     1.03   Tenancy Agreement:

            Upon due acceptance of the Offer in accordance with clause 2 of this
            letter, you shall have entered into a tenancy agreement with us
            ("the Tenancy") and will be bound by the Ovenants, terms and
            conditions thereof.

            In the event of any inconsistency or conflict between any covenant,
            term or condition of this letter and the Memorandum of Tenancy, the
            relevant covenant, term or condition in this letter shall prevail.
<PAGE>

                                                         Jurong Town Corporation

1.04 Area:

       Site                Unit No.         Floor Area
                                             (sq m)

     4551                  #07-01/07         637.7        )
     4551A                 #07-R1              9.4        ) subject
     4551G                 #03-01/03         274.9        ) to
                                            922.00        ) survey

1.05 Rent and Service Charge:

     For Discounted Rent:
     --------------------

     (a)  Discounted rate of: -

          Site             Unit No.         Discounted Rent per
                                              sqm per month
          4551             #07-01/07              $10.96
          4551A               #07-R1              $10.96
          4551 G           #03-01/03              $12.03

     for so long as the Tenant shall occupy by way of tenancy an aggregate floor
     area of 1,000 square metres in the Building or in the various flatted
     factories belonging to the Landlord, and

     (b)  Normal rate of

          Site             Unit No.         Normal Rent per sqm
                                                 per month
          4551             #07-01/07              $11.30
          4551A               #07-R1              $11.30
          4551 G           #03-01/03              $12.40

     in the event that the said aggregate floor area occupied is at any time
     reduced to below 1,000 square metre (when the discount shall be totally
     withdrawn) with effect from the date of reduction in the said aggregate
     floor,

     ("Rent" ) to be paid without demand and in advance without deduction on the
     1st day of each month of the year (i.e. 1st of January, February, March,
     etc.). The first payment shall be made on 16 Dec 2000.
<PAGE>

                                                         Jurong Town Corporation

     Service charge:

     $2.10 per square metre per month, ("Service Charge") as charges for
     services rendered by us, payable without demand on the same date and in the
     same manner as the Rent, subject to our revision from time to time.

1.06 Security Deposit/ Banker's Guarantee:

     For Discounted Rent:
     -------------------

     You will at the time of acceptance of the Offer be required to place with
     us a deposit of $37,006.39 equivalent to 3 months' Rent (at the discounted
     rate) and Service Charge ("Security Deposit") as security against any
     breach of the covenants, terms and conditions in the Tenancy.

     The Security Deposit may be in the form of cash and/or acceptable Banker's
     Guarantee in the form attached (effective from 16 Nov 2000 to 31 Mar 2004)
     and/or such other form of security as we may in our absolute discretion
     permit or accept.

     The Security Deposit must be maintained at the same sum throughout the Term
     and shall be repayable to you without interest or returned to you for
     cancellation, after the termination of the Term (by expiry or otherwise) or
     expiry of the Banker's Guarantee, as the case may be, subject to
     appropriate deductions or payment to us for damages or other sums due under
     the Tenancy.

     If the Rent at the discounted rate is increased to the normal rate or
     Service Charge is increased or any deductions are made from the Security
     Deposit, you are to immediately pay the amount of such increase or make
     good the deductions so that the Security Deposit shall at all times be
     equal to 3 months' Rent and Service Charge.

1.07 Mode of Payment:

     Except for the payment to be made with your letter of acceptance pursuant
     to clause 2 of this letter, during the Term, you shall pay Rent, Service
     Charge and GST by Interbank GIRO or any other mode to be determined by us.

     You have an existing account with us from which we will continue to deduct
     the aforesaid payments. You are therefore not required to submit a duly
     completed GIRO form as part of the Mode of Acceptance herein unless you
     wish to have a separate GIRO account to meet the aforesaid payments.
<PAGE>

                                                         Jurong Town Corporation

1.08 Permitted Use:

     (a)  You shall commence full operations for

          #07-01/07
          ---------
          assembly and test of semi-conducters and test equipment only

          #07-RI
          ------
          storage of raw materials related to the production only

          #03-01/03
          ---------
          ancillary storage of raw materials to main operation at #07-01/07

          only and for no other purpose whatsoever ("the Authorised Use").

     (b)  Thereafter, you shall maintain full and continuous operations and use
          and occupy the whole of the Premises for the Authorised Use.

     (c)  Subject to clauses (a) and (b) above, you shall use and occupy at
          least sixty per cent (60%) of the gross floor area of the Premises for
          industrial activities and ancillary stores, and use and occupy the
          remaining gross floor area, if any, for offices, neutral areas,
          communal facilities and such other uses as may be approved in writing
          by us and the relevant governmental and statutory authorities Provided
          That you shall not use and occupy the Premises for the purpose of
          commercial office and storage unrelated to the Authorised Use.

1.09 Preparation and Submission of Plans:

     (a)  No alteration, addition, improvement, erection, installation or
          interference to or in the Premises or the fixtures and fittings
          therein is permitted without Building Control Unit's [BCU(JTC)] prior
          written consent. Your attention is drawn to clauses 2.10 to 2.19 and
          2.34 of the Memorandum of Tenancy.

     (b)  If you have made any changes to the original layout of your factory,
          you shall be required to engage a qualified architect or engineer to
          prepare and submit plans showing the layout of all installations
          including any alterations and additions. And you may wish to make and
          submit to Controller, BCU(JTC) four copies of fresh layout plan
          showing the alterations or additions etc, for our record/approval. If
          you have any enquiries on the preparation and submission of your plans
          for JTC endorsement, please contact Mr Song Bee Keng/Mr Foo See Keong
          at Tel No 5688389/5688382.
<PAGE>

                                                         Jurong Town Corporation

     (c)  No work shall commence until the plans have been approved by our
          BCU(JTC).

1.10 Special Conditions:

     (a)  Loading Capacity:

          Normal (Ground & Non-ground) Floor Premises

          You shall comply and ensure compliance with the following
          restrictions:

          (i)   maximum loading capacity of the goods lifts in the Building; and

          (ii)  maximum floor loading capacity of 15.0 or 10.0 kiloNewtons per
                square metre respectively of the Premises on the 3d and 7th
                storey of the Building PROVIDED THAT any such permitted load
                shall be evenly distributed.

          We shall not be liable for any loss or damage that you may suffer from
          any subsidence or cracking of the ground floor slabs and aprons of the
          Building.

1.11 Option for renewal of tenancy:

     (a)  You may within 3 months before the expiry of the Term make a written
          request to us for a further term of tenancy

     (b)  We may grant you a further term of tenancy of Premises upon mutual
          terms to be agreed between you and us subject to the following :

          (i)   there shall be no breach of your obligations at the time you
                make your request for a further term;

          (ii)  our determination of revised rent, having regard to the market
                rent of the Premises at the time of granting the further term,
                shall be final;

          (iii) we shall have absolute discretion to determine such covenants,
                terms and conditions, but excluding a covenant for renewal of
                tenancy; and

          (iv)  there shall not be any breach of your obligations at the expiry
                of Term.
<PAGE>

                                                         Jurong Yown Corporation

2.   Mode of Acceptance:

     The Offer shall lapse if we do not receive the following within three weeks
     from the date of this letter.

     .    Duly signed letter of acceptance of all the covenants, terms and
          conditions in the Tenancy in the form enclosed at the Appendix 1.
          (Please date as required in the Appendix)

     .    Payment of the sum $50,568.57 (inclusive of GST) arrived at Appendix
          2.

     .    Alternatively, please let us have your remittance of $1,178.00
          (inclusive of GST) and the Bankers Guarantee (in lieu of the three
          months' cash deposit) for the sum of $37,006.39. Please note that your
          first month's rent of $12,384.18 will be deducted through your Giro
          Account in Dec 2000.

3.   Please note that payments made prior to your giving us the other items
     listed above may be cleared by and credited by us upon receipt. However, if
     the said other items are not forthcoming from you within the time
     stipulated herein, the Offer shall lapse and there shall be no contract
     between you and us arising hereunder. Any payments received shall then be
     refunded to you without interest and you shall have no claim of whatsoever
     nature against us.

4.   Variation to the Tenancy

     This letter and the Memorandum of Tenancy constitute the full terms and
     conditions governing the Offer and no terms or representation or otherwise,
     whether express or implied, shall form part of the Offer other than what is
     contained herein. Any variation, modification, amendment, deletion,
     addition or otherwise of the covenants, terms and conditions of the Offer
     shall not be enforceable unless agreed by both parties and reduced in
     writing by us.

5.   Car-Parking Scheme:

     (a)  The car park for Block 1004 Toa Payoh North is currently managed by
          Wilson Parking (S) Pte Ltd and you will have to observe and be bound
          by all the rules and regulations governing the use and operation of
          the car park. You are requested to contact the following person on the
          use of the car park:
<PAGE>

                                                         Jurong Town Corporation

               Ms Susan Ng
               Wilson Parking (S) Pte Ltd
               32 Sultan Gate
               Singapore 198480
               TelNo.2966600

     (b)  The Corporation shall not be liable for any loss, damage, injury,
          liability, claim or action you may sustain or suffer in the use of the
          car park and the tenants shall fully indemnify the Corporation against
          any loss, claims, penalties, demands, damage arising from the private
          management and operations of the car park by the tenants.

6.   Please note that our granting of your request/application here does not at
     any time prejudice or waive any of our rights or remedies for breaches of
     your obligations to us. Any waiver by us, to be effective, must be clearly
     and specifically stated in writing.

Yours faithfully

By: /s/ Mabel Tan
------------------------------
MABEL TAN (MISS)
SNR LEASE MANAGEMENT OFFICER
JTC EAST ZONE
CUSTOMER SERVICES GROUP
ATTD<PAGE>

                                                                   EXHIBIT 10.14

          TRIO-TECH
          ---------
         INTERNATIONAL

3 June 1999

Marketing & Sales Department                                       BY HAND
Jurong Town Corporation
Jurong Town Hall
301 Town Hall Road Singapore 609431

Dear Ms Lai Get Luan

ACCEPTANCE OF OFFER OF TENANCY FOR THE PREMISES AT BLK 1004 TOA PAYOH NORTH
#03-16 TO #03-17 TOA PAYOH INDUSTRIAL ESTATE SINGAPORE 318995

1.   We refer to your letter of offer dated 13 May 1999 for the Tenancy and
     hereby confirm our acceptance of all the covenants, terms and conditions
     stipulated therein.

2.   We hereby enclose following as for an of confirmation of our acceptance :

     (i)     A cheque (cheque no. : SCB 132065) for the amount of S$ 2,778.20.

     (ii)    A Banker's Guarantee for the amount of S$7,808.24 which will be
             forwarded to you by 7th June 99.

     (iii)   A copy of our RCB Certificate.

3.   In addition, we also enclose herewith a duly completed GIRO authorisation
     form as requested by you for your information and record.

By: /s/ Lee Siew Kuan
------------------------------------------------
Name of authorised signatory : Mrs Lee Siew Kuan
Designation: Director Of Logistics
for and on behalf of:

TRIO-TECH INTERNATIONAL PTE LTD

In the presence of

By: /s/ Chong Siew Chang
-------------------------------
Name of witness: Chong Siew Chang
NRIC No: 6928801/D

LSK/ic-
<PAGE>

JTC(L)3729/199/TEMP IALGUSN                          DID: 5688574
                                                     FAX: 5688593
                                                     Email: getluan@jtc.gov.sgw

13 May 1999

Trio-Tech International Pte Ltd
5 Kian Teck Rd                                       BY LUM
                                                     ------

Singapore 628765

(Attn: Ms Betty Ang)

Dear Sirs,

OFFER OF TENANCY FOR FLATTED FACTORY SPACE

1.   We are pleased to offer a tenancy of the Premises subject to the following
     covenants, terms and conditions in this letter and in the annexed
     Memorandum of Tenancy ("the Offer") :

     1.01 Location:

          Pte Lot A455 I (h), Blk 1004 ("the Building"), Toa Payoh North #03-16
          to #03-17 Toa Payoh Industrial Estate Singapore 318995 ("the
          Premises") as delineated and edged in red on the plan attached to the
          Offer.

     1.02 Term of Tenancy:

          3 years ("the Term") with effect from 01 August 1999 ("the
          Commencement Date").

     1.03 Tenancy Agreement:

          Upon due acceptance of the Offer in accordance with clause 2 of this
          letter, you shall have entered into a tenancy agreement with US ("the
          Tenancy") and will be bound by the covenants, terms and conditions
          thereof.

          In the event of any inconsistency or conflict between any covenant,
          term or condition of this letter and the Memorandum of Tenancy, the
          relevant covenant, term or condition in this letter shall prevail.

     1.04 Area:

          Approximately 184.20 square metres (subject to survey).
<PAGE>

                                                         Jurong Town Corporation

     1.05 Rent and Service Charge:

          (a)  Discounted rate of $12.03 per square metres for so long as the
               Tenant shall occupy by way of tenancy an aggregate floor area of
               not less than 1,000 square metres in the Building or in the
               various flatted factories belonging to the Landlord, and

          (b)  Normal rate of $12.40 per square metres with effect from the date
               the said aggregate floor area occupied is reduced to below 1,000
               square metres (ie. when the discount shall be totally withdrawn),

               ("Rent") to be paid without demand and in advance without
               deduction on the 1st day of each month of the year (i.e. I st of
               January, February, March, etc.). The next payment shall be made
               on 01 September 1999.

          Service charge:

          $2.10 per square metre per month, ("Service Charge") as charges for
          services rendered by us, payable without demand on the same date and
          in the same manner as the Rent, subject to our revision from time to
          time.

     1.06 Security Deposit/Banker's Guarantee:

          You will at the time of acceptance of the Offer be required to place
          with us a deposit of $7,808.24 equivalent to 3 months' Rent (at the
          discounted rate) and Service Charge ("Security Deposit") as security
          against any breach of the covenants, terms and conditions in the
          Tenancy.

          The Security Deposit may be in the form of cash and/or acceptable
          Banker's Guarantee in the form attached (effective from 01 June 1999
          to 31 January 2003) and/or such other form of security as we may in
          our absolute discretion permit or accept.

          The Security Deposit must be maintained at the same sum throughout the
          Term and shall be repayable to you without interest or returned to you
          for cancellation, after the termination of the Term (by expiry or
          otherwise) or expiry of the Banker's Guarantee, as the case may be,
          subject to appropriate deductions or payment to us for damages or
          other sums due under the Tenancy.

          If the Rent at the discounted rate is increased to the normal rate or
          Service Charge is increased or any deductions are made from the
          Security Deposit, you are to immediately pay the amount of such
          increase or make good the deductions so that the Security Deposit
          shall at all times be equal to 3 months' Rent and Service Charge.

     1.07 Mode of Payment:

          You have an existing account with us from which we will deduct the
          aforesaid payments. You are therefore not required to submit a duly
          completed GIRO form as part of the Mode of Acceptance herein unless
          you wish to have a separate GIRO account to meet the aforesaid
          payments.
<PAGE>

     1.08 Permitted Use:

          (a)  Subject to clause 1. 12 of this letter, you shall commence full
               operations within four (4) months of the Commencement Date for
               the purpose of IC testing, services and packing for
               semi-cofiductors industry only and for no other purpose
               whatsoever ("the Authorised Use").

          (b)  Thereafter, you shall maintain full and continuous operations and
               use and occupy the whole of the Premises for the Authorised Use.

          (c)  Subject to clauses (a) and (b) above, you shall use and occupy at
               least sixty percent (60%) of the gross floor area of the Premises
               for industrial activities and ancillary stores, and use and
               occupy the remaining gross floor area, if any, for offices,
               neutral areas, communal facilities and such other uses as may be
               approved in writing by us and the relevant governmental and
               statutory authorities PROVIDED THAT you shall not use and occupy
               the Premises for the purpose of commercial office and storage
               unrelated to the Authorised Use.

     1.09 Approvals

          The Tenancy is subject to approvals being obtained from the relevant
          government and statutory authorities.

     1.10 Possession of Premises:

          (a)  Keys to the Premises will be given to you two (2) months prior to
               the Commencement Date subject to due acceptance of the Offer
               ("Possession Date").

          (b)  From the Possession Date until the Commencement Date, you shall
               be deemed a licensee upon the same terms and conditions in the
               Tenancy.

          (c)  if you proceed with the Tenancy after the Commencement Date, the
               licence fee payable from the Possession Date to the Commencement
               Date shall be waived ("Rent-Free Period"). Should you fail to so
               proceed, you shall

               (i)   remove everything installed by you;
               (ii)  reinstate the Premises to its original state and condition;
                     and
               (iii) pay us a sum equal to the prevailing market rent
                     payable for the period from the Possession Date up to the
                     date the installations are removed and reinstatement
                     completed to our satisfaction,

               without prejudice to any other rights and remedies we may have
               against you under the Tenancy or at law.
<PAGE>

     1.11 Preparation and Submission of Plans:

          (a)  No alteration, addition, improvement, erection, installation or
               interference to or in the Premises or the fixtures and fittings
               therein is permitted without Building Control Unit [BCU(JTC)]
               prior written consent. Your attention is drawn to clauses 2.10 to
               2.19 and 2.34 of the Memorandum of Tenancy.

          (b)  You will be required to prepare and submit floor layout plans of
               your factory and plans of the air-conditioning works in
               accordance with the terms of the tenancy and the 'Guide'
               attached. It is important that you should proceed with the
               preparation and submission of the plans in accordance with the
               procedures set out in the said 'Guide'.

          (c)  Should there be alteration of existing automatic fire alarm and
               sprinkler system installation, alteration plans shall be
               submitted to Building Control Unit [BCU(JTC)] for approval on
               fire safety aspects. All air-conditioning, fire alarm & sprinkler
               system plans must be signed by a relevant Professional Engineer,
               registered with the Professional Engineers Board of Singapore.

          (d)  Upon due acceptance of the Offer, a copy of the floor and
               elevation plans (transparencies) will be issued to you to assist
               in the preparation of the plans required herein.

          (e)  No work shall commence until the plans have been approved by
               Building Control Unit [BCU(JTC)].

     1.12 Final inspection:

          You shall ensure that final inspection by us of all installations is
          carried out and our approval of the same is obtained before any
          operations in the Premises may be commenced.

     1.13 Special Conditions:

          1 You shall comply and ensure compliance with the following
          restrictions:

          (a)  maximum loading capacity of the goods lifts in the Building; and

          (b)  maximum floor loading capacity of 15.00 kiloNewtons per square
               metre of the Premises on the 3rd storey of the Building PROVIDED
               THAT any such permitted load shall be evenly distributed.

          We shall not be liable for any loss or damage that you may suffer from
          any subsidence or cracking of the ground floor slabs and aprons of the
          Building.
<PAGE>

                 2   Option for renewal of tenancy:
                     ------------------------------
                     (a)  You may within 3 months before the expiry of the Term
                          make a written request to us for further term of
                          tenancy.

                     (b)  We may grant you a further term of tenancy of the
                          Premises upon mutual terms to be agreed between you
                          and us subject to the following:

                          (i)    there shall be no breach of your obligations at
                                 the time you make your request for a further
                                 term;

                          (ii)   our determination of revised rent, having
                                 regard to the market rent of the Premises at
                                 the time of granting the further term, shall be
                                 final;

                          (iii)  we shall have absolute discretion to determine
                                 such covenants, terms and conditions, but
                                 excluding a covenant for renewal of tenancy;
                                 and

                          (iv)   there shall not be any breach of your
                                 obligations at the expiry of the Term.

2.   Mode of Acceptance:

     .    The Offer shall lapse if we do not receive the following by 27 May
          1999:-

     .    Duly signed letter of acceptance (in Duplicate) of all the covenants,
          terms and conditions in the Tenancy in the form enclosed at the
          Appendix. (Please date as required in the Appendix)

     .    Payment of the sum set out in clause 4.

     .    Duly completed GIRO authorization form (if any).

 3.    Please note that payments made prior to your giving us the other items
     listed above may be cleared by and credited by us upon receipt. However, if
     the said other items are not forthcoming from you within the time
     stipulated herein, the Offer shall lapse and there shall be no contract
     between you and us arising hereunder. Any payments received shall then be
     refunded to you without interest and you shall have no claim of whatsoever
     nature against US.
<PAGE>

4.   The total amount payable is as follows:

<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------------------
                                                            AMOUNT                             +3 % GST
--------------------------------------------------------------------------------------------------------
Rent:
-----
<S>                                                   <C>               <C>                <C>

Rent at $12.03 psm per month on
184.20 sqm for period 01 August 1999
to 31 August 1999                                     $    2,215.93

Less:
6.6% Property tax rebate on rental value
(01/07/1998 to 30/06/2000)                            $      146.25
                                                      -------------
                                                      $    2,069.68

--------------------------------------------------------------------------------------------------------
Service Charge:
---------------

Service Charge at $2.10 psm per
month on 184.20 sqm for period
01 August 1999 to 31 August 1999                      $      386.82     $     2,456.50     $       73.70
                                                      -------------
--------------------------------------------------------------------------------------------------------
Deposit equivalent to three months' rent
and service charge (or Banker's
Guarantee provided in accordance with
sub-paragraph 1.06 above)                                               $     7,808.24

--------------------------------------------------------------------------------------------------------

Stamp fee payable on Letter of
Acceptane which will be stamped by
JTC on your behalf                                                      $       248.00
--------------------------------------------------------------------------------------------------------

   Sub-Total Payable                                                    $    10,512.74     $       73.70
--------------------------------------------------------------------------------------------------------

Add: 3 % GST                                                            $        73.70
                                                                        --------------
--------------------------------------------------------------------------------------------------------

Total Amount Payable                                                    $    10,586.44
                                                                        --------------
--------------------------------------------------------------------------------------------------------
</TABLE>
<PAGE>

5.   Rent-Free Period:

     As the Commencement Date will not be deferred, we advise you to accept the
     Offer as soon as possible and to collect the keys to the Premises on the
     scheduled date in order to maximize the Rent-Free Period referred to in
     clause 1. 1 0(c) of this letter.

6.   Variation to the Tenancy

     This letter and the Memorandum of Tenancy constitute the full terms and
     conditions governing the Offer and no terms or representation or otherwise,
     whether express or implied, shall form part of the Offer other than what is
     contained herein. Any variation, modification, amendment, deletion,
     addition or otherwise of the covenants, terms and conditions of the Offer
     shall not be enforceable unless agreed by both parties and reduced in
     writing by us.

7.   Car-Parking Scheme:

     (a)  The car park for Blk 1004 is currently managed by a Tenants' Committee
          and you will:

          (i)    have to contribute towards all the operational and management
                 costs, if any, incurred in connection with the car parks;

          (ii)   observe and be bound by all the rules and regulations
                 governing the use and operation of the car park. A copy of the
                 Tenant Committeds current rules and regulations is obtainable
                                                                 -------------
                 from the Tenants' Committee. You are required to contact:

                Ms Susan Ng
                Wilson Parking (S) Pte Ltd
                32 Sultan Centre
                Singapore 198480
                Tel No: 2966600

                a member of the Committee, on your use of the car park.

     (b)  The Corporation shall not be liable for any loss, damage, injury,
          liabilities, claim or action you may sustain or suffer in the use of
          the car park and the tenants shall fully indemnify the Corporation
          against any loss, claims, penalties, demands, damage arising from the
          private management and operations of the car park by the tenants.
<PAGE>

8.   Application for Approvals, Utilities etc.

     Upon your acceptance of the covenants, terms and conditions of the Offer,
     you are advised to proceed expeditiously as follows:

     8.01 Preliminary Clearance:

          Comply with the requirements of the Chief Engineer (Central Building
          Plan Unit), Pollution Control Department and/or other departments
          pursuant to your application/s for preliminary clearance. (Please note
          that we have referred your application to the relevant department/s)

     8.02 Discharge of Trade Effluence:

          Complete the attached Application for Permission to Discharge Trade
          Effluent into Public Sewer and return the application form direct to
          the Head, Pollution Control Department, Ministry of Environment,
          Environment Building, 40 Scotts Road. Singapore 228231 (Telephone No.
          7327733).

     8.03 Electricity:

          Engage a registered electrical consultant or competent contractor to
          submit three sets of electrical single-line diagrams to and in
          accordance with the requirements of our Property Support Department
          (PSD), Customer Services Group, JTC East Zone Office for endorsement
          before an application is made to the Power Supply Pte Ltd to open an
          account for electricity connection. Please contact our Property
          Support Department (PSD) at Blk 25 Kallang Avenue #05-01 Kallang Basin
          Industrial Estate Singapore 339416 direct for their requirements.

     8.04 Water:

          Submit four copies of sketch plans, prepared by a licensed plumber,
          showing the section and layout of the plumbing, to our Building
          Control Unit [BCU(JTC)] for approval prior to the issue of a letter to
          Water Conservation Department Public Utilities Board to assist you in
          your application for a water sub-meter.

     8.05 Telephone:

          Apply direct to Singapore Telecommunications Ltd for all connections.
<PAGE>

     8.06 Automatic Fire Alarm System (Incorporating Heat Detector)

          Engage a registered electrical consultant/professional engineer to
          submit two sets of fire alarm drawings, indicating the existing
          fixtures if any, the proposed modifications of the fire alarm and the
          layout of machinery, etc to and in accordance with the requirements of
          our Building Control Unit [BCU(JTC)]. Please contact our Building
          Control Unit [BCU(JTC)] at 301 Jurong Town Hall Road (3rd level)
          Singapore 609431 direct for further requirements.

     8.07 Factory Inspectorate

          Complete and return direct to Chief Inspector of Factories the
          attached form, "Particulars to be submitted by occupiers or Intending
          Occupiers of Factories".

Yours faithfully

 By: /s/ Lai Get Luan
 --------------------
LAI GET LUAN (Ms)
MARKETING & SALES DEPARTMENT
INDUSTRIAL PARKS DEVELOPMENT GROUP
JURONG TOWN CORPORATION
Attd

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