Document:

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                                                                   Exhibit 10.55

                       FIRST AMENDMENT TO LEASE AGREEMENT

This First Amendment to the Amended and Restated Commercial Lease Agreement
("Amendment") is made and entered into as of July 1, 2003, by and between ESS
Technology Inc., a California corporation ("Landlord"), and Vialta, Inc., a
Delaware corporation ("Tenant").

      WHEREAS, the parties have entered into that certain Amended and Restated
Commercial Lease Agreement dated August 20, 2001 ("Lease") for space in a
building located at 48461 Fremont Blvd., Fremont, CA, and

      WHEREAS; the parties each desire to modify the Lease to reduce the area of
Leased Premises, adjust the rental amount, extend the Term, and make such other
modifications as are set forth below in Section 2 "Modifications".

      NOW, THEREFORE, in consideration of the mutual promises contained herein
and for good and valuable consideration, the parties agree as follows:

1.    Defined terms herein shall have the same meaning as set forth in the
      Lease, except as otherwise provided.

2.    Exhibit 2: Exhibit 2 as attached to the Lease shall be deleted in its
      entirety and replaced by the "First Amended Exhibit 2", attached hereto.

3.    Definition/Recital: "Leased Premises". The defined term "Leased Premises"
      as appears on page one of the Lease is deleted in its entirety and
      replaced by the following:

      "The Leased Premises are improved with a freestanding building consisting
      of 77,249 square feet commonly known as 48461 Fremont Blvd., Fremont,
      California. Tenant desires to lease a portion of this building of
      approximately 30,688 square feet (the "Leased Premises"). The Leased
      Premises are a portion of the Project, as depicted in the First Amended
      Exhibit 2 attached hereto."

3.    Section 1 "Premises and Common Areas". Section 1 is deleted in its
      entirety and replaced by the following:

      "Landlord hereby leases to Tenant the Leased Premises. In addition to the
      Leased Premises, Landlord grants to Tenant a nonexclusive license to use
      the Common Areas during the Term of this Lease. The term "Common Areas" is
      defined as the area and facilities outside the Leased Premises as depicted
      in the First Amended Exhibit 2 attached hereto that is designated by the
      Landlord for the general non-exclusive use of Landlord, Tenant and other
      lessees of the Project and their respective employees, suppliers,
      shippers, customers, and invitees, including but not limited to parking
      areas, loading and unloading areas, trash areas, roadways, sidewalks,
      walkways, parkways, ramps, driveways, landscaped areas and decorative
      walls. Landlord shall have the right to make changes to the Common Areas
      provided that such changes do not unreasonably interfere with Tenant's use
      and enjoyment of the Lease Premises."
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4.    Section 2 "Term".

      Section 2 (a) is deleted in its entirety and replaced by the following:

      "The initial Term of this Lease shall commence on January 1, 2001
      ("Commencement Date") and end on June 30, 2005 ("Initial Term").

      Section 2 (b) is deleted in its entirety and replaced by the following:

      "Following expiration of the Initial Term, and in the event the Parties
      have not negotiated a new or extended Lease, the term shall be
      month-to-month, at the rental and upon the covenants, conditions and
      provisions herein set forth."

5.    Section 3 "Rental".

      Section 3(a) is deleted in its entirety and replaced by the following:

      "Commencing on July 1, 2003, and throughout the remainder of the Initial
      Term, Tenant shall pay to Landlord the rental amount of $313,017.60 per
      year, payable in installments of $26,084.80 per month, based on $0.85 per
      rentable square foot and 30,688 square feet of leased space."

      Section 3(b) is deleted in its entirety.

6.    Section 9 "Property Taxes". Section 9 is deleted in its entirety and
      replaced by the following:

      "Tenant be responsible for all general real estate taxes and installments
      of special assessments coming due during the Lease term on the Leased
      Premises. Landlord shall pay the amount due and separately invoice Tenant
      for Tenant's pro rata share of the Property Taxes. Tenant's pro rata share
      shall equal the square footage of the Leased Premises (30,688) divided by
      the total building square footage (77,249); or forty percent (40%). Tenant
      shall pay such amounts within fifteen (days) of invoice. Tenant shall be
      responsible for paying all personal property taxes with respect to
      Tenant's personal property at the Leased Premises. Landlord shall be
      responsible for paying all personal property taxes with respect to
      Landlord's personal property, if any, at the Leased Premises."

7.    Section 10 "Insurance".

      Section 10(b) is deleted in its entirety and replaced by the following:

      "Tenant shall be responsible for fire and extended coverage insurance on
      the Leased Premises, in such amounts as Landlord shall deem appropriate.
      Landlord shall pay the amount due and separately invoice Tenant for
      Tenant's pro rata share of the fire and extended coverage insurance.
      Tenant's pro rata share shall equal the square footage of
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      the Leased Premises (30,688) divided by the total building square footage
      (77,249); or forty percent (40%). Tenant shall pay such amounts within
      fifteen (days) of invoice. Tenant shall be responsible, at its expense,
      for fire and extended coverage insurance on all of its personal property,
      including removable trade fixtures, located in the Leased Premises."

8.    Section 12 "Utilities".

      Section 12 is deleted in its entirety and replaced by the following:

      "Tenant shall pay all charges for water, sewer, gas, electricity,
      telephone and other services and utilities used by Tenant on the Leased
      Premises during the term of this Lease unless otherwise expressly agreed
      in writing by Landlord. In the event that any utility or service provided
      to the Leased Premises is not separately metered, Landlord shall pay the
      amount due and separately invoice Tenant for Tenant's pro rata share of
      the charges. Tenant's pro rata share shall equal the square footage of the
      Leased Premises (30,688) divided by the total building square footage
      (77,249); or forty percent (40%). Tenant shall pay such amounts within
      fifteen (15) days of invoice. Tenant shall not use any equipment or
      devices that, in Landlord's reasonable opinion, overload the wiring or
      interfere with electrical services to other tenants. Landlord shall pay
      all charges for water, sewer, gas, electricity and other services used in
      the Common Areas."

9.    This Amendment shall amend, modify, and supercede, to the extent of any
      inconsistencies, the provisions of the Lease. Except as expressly amended
      by this Amendment, the Lease shall remain in full force and effect.

IN WITNESS WHEREOF, the parties have executed this Amendment to the Lease as of
the date set forth below. This Amendment shall be effective upon execution on
behalf of both parties by their duly authorized representatives.

On behalf of                          On behalf of
ESS Technology, Inc.                  Vialta, Inc.

By: /s/ James B. Boyd                 By:  /s/ William Scharninghausen

Name: James B. Boyd                   Name: William Scharninghausen

Title: CFO                            Title: CFO

Date: 9/30/03                         Date: 9/30/03exv10w7

 

Exhibit 10.7

HuiZuShou No. 0010

HuiZuBei No. 0010

HuiZudeng No. 0010

Guangzhou City

House Lease Contract

Compiled & Printed by

Guangzhou Municipal Administration of State Land, Resources and Housing

 

 

Guangzhou City

House Lease Contract

Lessor:

Guangzhou Urban Construction & Development Co., Ltd (hereinafter referred to as
Party A)

Lessee:

Guangzhou Media Message Technologies, Inc. (hereinafter referred to as Party B)

This contract is reached by and between both parties in accordance with the
state, provincial and municipal laws and regulations as well as the relevant
administrative rules for real estate on the principles of equality and mutual
interests. Both parties agree to abide by and obey supervision and
administration of local real estate authorities.

	1.	 	Party A agrees to lease its real property located at Floor 10, No. 123,
Tiyu West Street, Tianhe District with a building area of 1,486.404 square
meters to Party B for office use.
	 
	2.	 	Term & Rent of Lease Agreed Upon by Both parties

	 	 	 	 	 	 	 	 	 
	Lease Term
	 	Amount of Monthly Rent (Currency: RMB)

	 	In figure
	 	In word

	From Sept. 26, 2003 to
Sept. 25, 2006	 	 	118,912	 	 	One hundred and
eighteen thousand, nine
hundred and twelve
	 
	 	 	 	 	 	 	 	 
	From

	to
	 	 	 	 	 	 	N/A

Note:

	1)	 	Lease Term under this contract shall be within twenty years.
	 
	2)	 	The national and municipal lease policies shall be referred to for
determination of lease rent if the leasehold is for residential use. Both
parties may seek decision of lease rent via negotiation if the household
is for business purpose.
	 
	3)	 	Additional table may be used in case that the table above provides no
enough blank.
	 
	4)	 	Blank space in the table must be filled with N/A.

Lease rent shall be settled per month by means of bank transfer from Party B to
Party A before the fifth day of each month. Lease rent shall be adjusted
according to the newly issued standard by Guangzhou municipal real property
administrations if the national welfare housing policy is subject to any
changes or the structure and fitment of the leasehold is reformed. In such
case, party B shall have the right to pay the lease rent according to the
adjusted rent to Party A.

	3.	 	Party B has rendered a deposit of RMB 237,824 Yuan to Party A (refer to
the housing reform policy for specific amount of lease deposit if the
leasehold is state-owned. The lease deposit for non-residential and other
types of houses shall be no more than the total amount of three months.)
and pledges to use the household based on the lease contract signed by
both parties. Upon expiration or termination of this contract, Party A
shall reimburse this deposit to Party B.

 

 

	4.	 	During the lease term, Party A shall assume the following
responsibilities:

	1)	 	Shall deliver the leasehold as well as its accessorial equipment
to Party B for use in accordance with this contract. Late delivery
will result in a penalty equal to 0.2% (less than 3%) of monthly rent
per day to Party B.
	 
	2)	 	Shall be responsible for a periodic safety inspection of the
household and any maintaining cost for natural damages incurred to the
main structure of the household. A house resuming agreement shall be
signed and entered with party B into in the event that temporary move
from the household is required due to maintenance and repair of it.
Party A shall indemnify Party B for any individual casualties or lost
in its assets.

	 	 	Please refer to supplementary contract for other maintaining or repairing
responsibilities of Party A.

	3)	 	A written notice shall be made to Party B three months (or even
longer) in advance in case of any intended transfer of the leasehold
and thirty days in advance for any intended mortgage.
	 
	4)	 	Shall obtain advance consent from Party B if it intends to
terminate this contract during the lease term.

	5.	 	During the lease term, Party B shall assume the following
responsibilities:

	1)	 	Shall make the payment of lease rent in time. Late payment will
result in a penalty equal to 0.2% (no more than 3%) of monthly rent
per day. Party A shall have the right to terminate this contract and
retract the household if rent payment has been delayed for 30 days.
	 
	2)	 	Shall use the leasehold based on the intended usage of it Party A
may terminate this contract and retract the household if Party B apply
the household for other purpose other than that specified in this
contract unilaterally.
	 
	3)	 	Shall obtain consent in writing from Party A and sign a written
contract with Party A if it plans to expand, add or reconstruct the
household (inclusive of rearrangement of partition), and make fitment
or install equipment inside. Lease rent shall be reconsidered in such
case and Party A shall have the right to supervise the engineering.
	 
	4)	 	The following rules shall be observed for sub-let or relet of
this household;

	a.	 	No sub-let or relet of this household is allowed. In case
of its violation of this regulation, access of the household
entitled to Party B shall be automatically waived and this
contract shall become void since the date of sub-let or relet
without refund of lease deposit. In such case, Party B shall be
held liable for any loss resulted from therein.
	 
	b.	 	Sub-let or relet is agreed upon. In such case, a sub-let
or relet contract shall be signed with lease rent as well as terms
of contract reset before registration.

	5)	 	Shall take care of the household and its accessorial equipment
and use them properly. Any discovery of natural damages of the
household and its accessorial equipment shall be reported to Party A
with positive cooperation in inspection and repairing rendered to
Party A. Party B shall be liable for individual casualties and asset
losses due to its delayed repairing. In the event that the household
is improperly used or damaged intentionally, Party B shall be
responsible for repairing or compensating.

 

 

	 	 	Please refer to the supplement contract for other repairing
responsibilities assumed by Party B.

	6)	 	A consent from Part y is required A in advance if Party B intends
to install or use any electrical or water supply equipment that
exceeds the nominal readings of such equipment. Party A shall register
to the concerned authorities for such capacity increase with any cost
payable by party B.
	 
	7)	 	Shall maintain the site safe from fires. No storage of illegal
combustibles and explosives inside the household.
	 
	8)	 	During the lease term, an advance agreement shall be obtained
from Party A if Party A intends to terminate this contract.
	 
	9)	 	Shall return the household and its accessorial to Party A upon
expiration of this contract with Party A’s requirement or upon
termination of this contract. If intending to extend this contract,
consultation with party A three months (more than 3 months) in advance
is needed with new contract signed and entered by both parties.
	 
	10)	 	The national one-child policy must be strictly abided by during
the lease term.

	6.	 	Default Liabilities

	1)	 	Either party shall have the right to rescind this contract prior
to its expiration in the event that the other party fails to perform
terms of this contract or violate the relevant laws and regulations
concerning real property lease administration. The breaching party
shall be held liable for any loss arising from therein.
	 
	2)	 	Upon expiration of this contract, if Party B fails to pay for the
extra occupation of the household without extending this contract with
Party A that meanwhile claims recovery of the household, Party A shall
be entitled to a penalty amounting to N/A % (less than 100%) of the
total rent for the extended use of the household in additional to
legal rights to request Party B to move from the household and pay
rent.
	 
	3)	 	In the event that either party propose to rescind this contract
unilaterally without any legal or promissory reasons, the other party
shall have the right to ask defaulting party to indemnify any loss
arising from therein and pay a penalty equal to N/A % (less than 100%)
the total rent for the extended use of the household.

	7.	 	Penalties as well as compensations shall be paid within ten days since
such duties are determined, late payment of which will be resulted in a
late fee equal to 0.2% of the total amount of those money.
	 
	8.	 	During the lease term, in case that the real property administration
concludes after inspections that the household fails to meet the relevant
safety codes, this contract shall become void. The liable party shall be
responsible for any loss in relation to or arising from therein.
	 
	9.	 	Either party shall be waived from any duties to other party if this
contract becomes unexecutable owing to any force majeure.
	 
	10.	 	Both parties shall observe the relevant stipulations concerning house
removing of Guangzhou city if the land where the household stands is
requisitioned. Otherwise, the liable party shall be responsible for any
loss arising from therein.

 

 

	11.	 	Both parties shall seek settlement of any dispute via negotiation with
good will; which if fails, either party may file a lawsuit to the People’s
Court. Neither party shall threaten the other party by any means in the
course of negotiation or suit.
	 
	12.	 	Either party shall be responsible for any tax or fee respectively during
the lease term.
	 
	13.	 	Both parties may sign and enter into supplementary contracts without any
part against the relevant laws and regulations of the state, province and
the local city for any issue not covered in this contract. Guangzhou
Municipal Real Estate Property Lease Contract shall prevail if such
supplements contradict with this contract and carry required notes.
Supplements, after negotiated and settled by both parties and then
registered to the real property lease administration, shall become
appendix of this contract with the same legal force.
	 
	14.	 	This contract shall become effective since it is signed by both parties
and then registered to the real property lease administration.
	 
	15.	 	During the lease term, any modifications or rescinding of this contract
and the supplement by both parties shall be registered to the lease
administration within ten days.
	 
	16.	 	After expiration of this contract, failure to register termination of
this contract to the original lease administration by either party shall
be deemed that Party A does not dissent from Party B’s continuous lease of
the leasehold and this lease shall be effective still for another certain
period when both parties shall pay the relevant taxes and fees conforming
to the applicable regulations and rules.
	 
	17.	 	This contract is made into two originals, each for either party, and one
copy for the real estate lease administration as record. A second copy
shall be made and submitted to the real estate removing administration as
record if the household is applied as a turnover for removing purpose.
	 
	18.	 	Refer to the supplement for other covenants agreed upon by both parties.

	 	 	 
	Party A (seal):

	 	Party B (seal):
	Guangzhou Urban Construction & Development Co., Ltd

	 	Guangzhou Media Message Technologies, Inc.

	 	 	 	 	 
	Authorized Representative:	 	Authorized Representative:
	/s/

	 	 	 	/s/ Cai Fung
	Add: No. 189, Tiyu West St. Guangzhou , China

	 	 	 	Add: Room1201, Tian He Business
	

	 	 	 	Building, No 8 Zhong Shan AV.W.
	

	 	 	 	Guangzhou China
	Tel: 020-38799388

	 	 	 	Tel: 020-87579569
	Date of Signing: September 2003
	 	 	 	 

 

 

Appendix 1:

Household Information Table

____ (Day)____ (Month)____ (Year)

	 	 	 	 	 	 	 	 	 	 	 
	Location	 	Blg. 10, No. 123, Tiyu West St.	 	Land No.	 	 
	Proprietor	 	 	 	 	 	Proprietary Cert. No.	 	 
	Building Area	 	1486.404M2	 	Usable Floor Area	 	 
	Intended Use	 	Office	 	No. of Floors	 	 
	Circumscription	 	East	 	South	 	West	 	North
	 
	Household Ichnography

	 	 	 
	Party A (Seal):

	 	Party B (Seal):

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