Document:

<PAGE>   1
                                                                    EXHIBIT 10.6

                            DATED 25 SEPTEMBER, 1998

                             MICROPOLIS (S) LIMITED

                                       to

                      UNITED TEST CENTER SINGAPORE PTE LTD

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

                               DEED OF ASSIGNMENT

                         ------------------------------
                              LWSL/MAY/5988/986/JL

                                ALLEN & GLEDHILL
                             ADVOCATES & SOLICITORS
                                    SINGAPORE
<PAGE>   2
     THIS DEED OF ASSIGNMENT is made the 25th day of September One Thousand Nine
Hundred and Ninety-Eight (1998) Between MICROPOLIS (S) LIMITED (formerly known
as ST CHATSWORTH PTE LTD and MICROPOLIS (S) PTE LTD) (Company Registration
No. 199600543C), a company incorporated in Singapore and in creditors' voluntary
liquidation, acting through its liquidators CHAN KET TECK and CHEW KIA NGEE care
of 9 Penang Road #12-00 Park Mall, Singapore 238459 (hereinafter called the
"Assignor") of the one part and UNITED TEST CENTER SINGAPORE PTE LTD (Company
Registration No. 199708070H), a company incorporated in Singapore and having its
registered office at 31 Exeter Road #14-01/04 Concentre I Tower Singapore 239732
(hereinafter called the "Assignee") of the other part.

     WHEREAS :-

(1)  By a Building Agreement dated 28th February 1995 (hereinafter called the
"Building Agreement") made between Jurong Town Corporation, a body corporate
incorporated and having its office at Jurong Town Hall, Jurong Town Hall Road,
Singapore 609431 (hereinafter called the "Lessor") of the one part, and
MICROPOLIS LIMITED (hereinafter called "ML"), a foreign company incorporated in
the Cayman Islands and having its last known registered office in Singapore at
5004 Ang Mo Kio Avenue 5 #01-11 Singapore 569872 of the other part, the Lessor
agreed, inter alia, to grant and ML agreed to accept a lease of the property
described in the Schedule hereto (hereinafter called the "Property") for the
term of thirty (30) years from 1 October 1994 (the "said Term") subject to the
terms and conditions contained inter alia in the Building Agreement and subject
to the terms and conditions in the form of lease set out in the First Schedule
to the Building Agreement (the "Lease") or otherwise with an option to renew for
a further term of thirty (30) years from expiry of the said Term upon the terms
stated in Clause 2A of the Lease or otherwise.

(2)  By a Deed of Assignment dated 29 March 1996, ML assigned unto the Assignor
for the consideration of S$41,000,000.00 paid by the Assignor to ML:-

     (a)  ALL its rights interests benefits advantages permits licences and
          remedies which ML has in, under or arising out of the Building
          Agreement and the lease and the full benefit and advantage thereof and
          of all stipulations therein contained to be performed on the part of
          the Lessor and of all rights and remedies for enforcing the same;

     (b)  ALL that the right, title, estate and interest of ML of and in the
          Property;

     (c)  ALL that the full benefit and right of and to all moneys whether by
          way of purchase price, premium, rents or otherwise as shall have been
          paid by ML to the Lessor under and by virtue of the Building Agreement
          and the Lease; and

     (d)  ALL that the right and interest of ML to a grant from the Lessor of
          the Lease in respect of the Property for the term of lease referred to
          in the Building Agreement.

<PAGE>   3
(3)  By a First Supplementary Agreement (hereinafter called the "First
Supplementary Agreement") dated 9 September 1997 made between the Lessor and the
Assignor, it was agreed, inter alia, that the Building Agreement be amended by
deleting the word "MICROPOLIS LIMITED" appearing at page 1 of the First Schedule
of the Building Agreement and substituting therefor by the name "MICROPOLIS (S)
LIMITED".

(4)  By a contract for sale and purchase entered into between the Assignor and
the Assignee on 25 June 1998, the Assignor has accepted the Assignee's offer to
purchase the Property at the purchase price of $33,000,000.00.

(5)  The Lessor has consented to the proposed assignment by the Assignor to the
Assignee of all the Assignor's estate, right, title and interest under the
Building Agreement, the Lease and the First Supplementary Agreement (hereinafter
collectively called the "Lease Agreements" which expression shall, where the
context so requires, include any document which amends, modifies or supplements
any of the Lease Agreements) subject to the stipulations, terms and conditions
and covenants contained in the Lease Agreements and upon the terms specified in
the Lessor's letter of 13 August 1998 to the Assignor's solicitors M/s Drew &
Napier.

(6)  The Lease in respect of the Property has not been issued by the Lessor to
the Assignor yet.

NOW THIS DEED WITNESSETH as follows:-

1.   In pursuance of the said agreement and in consideration of the sum of
     Singapore Dollars Thirty-Three Million (S$33,000,000.00) paid by the
     Assignee (the receipt whereof the Assignor hereby acknowledges), the
     Assignor as beneficial owner HEREBY ASSIGNS unto the Assignee :-

          (a)  ALL THAT the rights, title, interest, benefits, advantages,
               permits, licences and remedies which the Assignor has in under or
               arising out of each of the Lease Agreements;

          (b)  ALL THAT the full benefit and rights of and to all monies whether
               by way of purchase price, rent, premium or otherwise as shall
               have been paid by the Assignor to the Lessor under and by virtue
               of the provisions of the Lease Agreements;

          (c)  ALL THAT the estate, rights, title and interest of the Assignor
               in and to the Property; and

          (d)  ALL that the rights title and interest of the Assignor to a grant
               from the Lessor of the Lease to the Property for the said Term
               (as defined in Recital (1) above);

TO HOLD the same unto the Assignee, its successors in title and assigns
absolutely free from encumbrances but subject to the terms, conditions and
stipulations contained in the Lease Agreements.

2.   The Assignor hereby covenants with the Assignee as follows:-

     (a)  that the Assignor will direct and authorise the Lessor and all
          necessary parties (if any) in writing to execute and deliver the Lease
          or other document of title vesting the Property in the Assignee and
          will do all acts and things and make and execute all deeds,
          instruments and other documents as are required to give effect to the
          same;
<PAGE>   4
     (b)  that the Assignor will if necessary join in the Lease and/or other
          documents of title vesting the Property in the Assignee and direct the
          Lessor to vest the Property to or in the Assignee;

     (c)  that the Assignor will inform the Assignee promptly of any notice and
          any other communication relating to the Property as and when it
          receives the same from the Lessor or from any Government or statutory
          authority or agency or any other party having or claiming an interest
          in the Property.

     Provided that any cost, charge and/or expense arising from any of the above
     being carried out by the Assignor, shall be borne by the Assignee.

3.   In the event that the Lessor shall for any reason whatsoever fail to
     execute and deliver the Lease or vest the Property to or in the Assignee
     and the Property remains vested in the Assignor then and in which case, the
     Assignor hereby declares that the Assignor holds all the rights, title,
     interest, benefits, advantages, permits, licences and remedies in or under
     the Lease Agreements and all the estate, rights, title and interest in the
     Property in trust for the Assignee absolutely and shall at the cost and
     expense of the Assignee and at the request of the Assignee do all acts and
     things as may be necessary to cause the Property to be more effectually
     vested in the Assignee, its successors in title and assigns and exercise
     all rights and remedies for the Assignee and on behalf of the Assignee.

4.   (1)  At the Assignee's expense, for the purpose of fully implementing and
          giving effect to the covenants and provisions herein contained the
          Assignor hereby irrevocably appoints the Assignee and any person(s)
          deriving title to the Property under the Assignee jointly and
          severally to be the attorney of the Assignor with full power and
          authority for and in the name of the Assignor but for the benefit and
          advantage of the Assignee or such person(s) deriving title under the
          Assignee, to exercise all rights and enforce all remedies of the
          Assignor in respect of the Property or otherwise under the Lease
          Agreements AND to do all acts and things and make, execute and deliver
          all deeds, instruments or documents whatsoever as are necessary to
          obtain issuance of the Lease or other document of title in respect of
          the Property and to demise or otherwise assure or vest the Property
          and the title thereto to and in the Assignee or to and in any person
          deriving title thereto under the Assignee and to cause all deeds,
          instruments or documents to be registered in accordance with the
          provisions of the law for the time being in force relating to
          registration of title to land as fully and effectually to all intents
          and purposes as if the same were performed by the Assignor and in
          particular and by way of amplification and not in derogation of the
          general powers herein contained to make, do or execute all or any of
          the acts, deeds and things following, that is to say:-

          (a)  To negotiate and agree to any amendments, additions or deletions
               to the terms and conditions of the Lease Agreements as the
               Assignee may deem fit;
<PAGE>   5

          (b)  To demand, sue for and enforce the performance and observance by
               the Lessor of all or any of the terms, conditions and
               stipulations on the part of the Lessor contained in the Lease
               Agreements;

          (c)  To demand and accept from the Lessor and other party or parties
               (if any) the Lease or other documents of title to or assurances
               of the Property to or in favour of the Assignor and to transfer
               the same to or in favour of the Assignee or any person(s)
               deriving title under the Assignee as aforesaid;

          (d)  To make all payments and enter on behalf of the Assignor into all
               covenants (whether restrictive or otherwise) and to do all other
               things on behalf of the Assignor which may be necessary to obtain
               issuance of the Lease or other document in respect of the
               Property pursuant to the Lease Agreements and to vest the title
               to the Property to and in the Assignee or to and in any person
               deriving title thereto under the Assignee as aforesaid including
               all such applications and notifications at the Land Titles
               Registry or such other Registry as may be necessary or desirable
               under any existing statute providing for or relating to the
               registration of title to land;

          (e)  To institute legal proceedings as well as defend all actions and
               claims brought in connection with the Lease Agreements and/or in
               respect of the Property;

          (f)  To abandon any legal proceedings and to compromise, settle or
               refer to arbitration all disputes or doubts which may arise in
               connection with the Lease Agreements and/or the Property;

          (g)  To substitute, appoint and discharge from time to time one or
               more attorney or attorneys under or in place of the Assignee with
               the same or with more limited powers including this power of
               substitution.

     (2)  The Assignor hereby declares that all acts or things done and the
          Lease or other assurances and all deeds, instruments and documents
          whatsoever made and executed by the Assignee or by any person(s)
          deriving title under the Assignee as aforesaid by virtue of the
          provisions hereof on behalf of the Assignor shall be as good, valid
          and effectual to all intents and purposes whatsoever as if the same
          had been duly and properly done, made or executed by the Assignor and
          the Assignor hereby undertakes to ratify and confirm all acts and
          things and all deeds, instruments and documents lawfully done, made or
          executed by virtue of the authority and the power hereby conferred.

     (3)  The Assignor hereby further declares that the appointment, powers and
          authority hereby conferred are given for valuable consideration and
          shall be and remain irrevocable, for a period expiring upon the Lease
          or such other registrable document of title of the Property being
          issued in favour of the Assignee.
<PAGE>   6
5.   The Assignor hereby warrants that the Assignor is not in breach of any of
     the terms, conditions or stipulations contained or implied in the Lease
     Agreements and there are no outstanding claims or demands by the Lessor
     against the Assignor and no payment of money or interest thereon has become
     due and unpaid by the Assignor under or arising out of the Lease Agreements
     or in connection with the Property.

6.   The Assignee for itself and any person deriving title under the Assignee as
     aforesaid hereby covenants with the Assignor that the Assignee and any
     person(s) deriving title under the Assignee as aforesaid will as from the
     date hereof:-

     (a)  to punctually pay on due date the yearly rent or any revision or
          revisions thereof and all other rents fees costs and charges as
          stipulated in the Lease Agreements;

     (b)  perform and observe all and every the terms and conditions contained
          in the Lease Agreements on the part of the Assignor to be performed
          and observed so far as the same are still subsisting and capable of
          being enforced and indemnify and keep the Assignor fully and
          completely indemnified against all actions, proceedings, claims and
          liabilities, losses, demands, costs and expenses on account or in
          respect of any breach by the Assignee from the date hereof of any
          terms or conditions on the part of the Assignor contained in the Lease
          Agreements; and

     (c)  pay and bear all costs and expenses which may be incurred in the
          exercise of all or any of the powers and authorities conferred under
          Clause 4 hereof.

7.   In these presents where the context so permits:-

     (a)  Words importing the masculine gender only include the feminine or
          neuter genders and vice versa;

     (b)  Words importing the singular number only include the plural number and
          vice versa;

     (c)  The expression "the Assignee" shall include the successors and assigns
          of the Assignee;

     (d)  Words importing a person import also a corporation.

IN WITNESS WHEREOF the parties hereto have executed this Deed.

                         THE SCHEDULE ABOVE REFERRED TO

ALL THAT piece of land known as Private Lot A16262 (formerly known as Private
Lot A14269 and to be known as Private Lot A18796) forming part of Government
Survey Lots 13614X (derived from Lot 7634), 9419N, 10979X and 12500V Mukim 18,
Ang Mo Kio and situated in the Republic of Singapore as shown on the plan
attached to the Building Agreement and estimated to contain an area of 17,930
square metres more or less subject to survey.

<PAGE>   7
The Common Seal of                     )
MICROPOLIS (S) LIMITED was             )                              [SEAL]
hereunto affixed in the presence       )
of:-                                   )

                                             /s/ [SIGNATURE]
                                             -----------------------------------
                                                                    (Liquidator)

The Common Seal of                     )
UNITED TEST CENTER SINGAPORE PTE LTD   )                              [SEAL]
was hereunto affixed in the            )
presence of:-                          )

                                             /s/ Inderjit Singh
                                             -----------------------------------
                                             DIRECTOR

                                             /s/ Khor Yoke Kean
                                             -----------------------------------
                                             SECRETARY

<PAGE>   8
     I, KOH HWEE KEOW, an Advocate and Solicitor of the Supreme Court
of the Republic of Singapore practising in Singapore hereby certify that on the
17 day of September A.D. 1998, the Common Seal of MICROPOLIS (S) LIMITED was
duly affixed to the within written instrument at Singapore in my presence in
accordance with the regulations of the said Company (which regulations have been
produced and shown to me).

                  Witness my hand this 17 day of September 1998.

                                             /s/ KOH HWEE KEOW
                                             -----------------------------------

     I, LYN WEE SOON LI, an Advocate and Solicitor of the Supreme
Court of the Republic of Singapore practising in Singapore hereby certify that
on the 16th day of September A.D. 1998, the Common Seal of UNITED TEST CENTER
SINGAPORE PTE LTD was duly affixed to the within written instrument at Singapore
in my presence in accordance with the regulations of the said company (which
regulations have been produced and shown to me).

                  Witness my hand this 16th day of September 1998.

                                             /s/ LYN WEE SOON LI
                                             -----------------------------------<PAGE>   1
                                                                    EXHIBIT 10.7

                                                  [JURONG TOWN CORPORATION LOGO]

                                Legal Department
                    JTC(LG)3729/13EA VOL 2 PT 1(2649)ICSWITMH

                              SECOND SUPPLEMENTARY
                                    AGREEMENT

                                     Between

                             JURONG TOWN CORPORATION

                                       And

                            UNITED TEST AND ASSEMBLY
                               CENTER (S) PTE LTD

                                  relating to:
                               Private Lot A18796
                         No. 5 Serangoon North Avenue 5
                               Mukim 18 Ang Mo Kio
                                  30 MAR 1999

<PAGE>   2
                         SECOND SUPPLEMENTARY AGREEMENT

                 PRIVATE LOT A18796 AT SERANGOON NORTH AVENUE 5

     This AGREEMENT is made the 30th day of March 1999 BETWEEN the JURONG TOWN
CORPORATION a body corporated under the Jurong Town Corporation Act and having
its Head Office at Jurong Town Hall, Jurong Town Hall Road, Singapore 609431
(hereinafter called "THE OWNER") of the one part and UNITED TEST AND ASSEMBLY
CENTER (S) PTE LTD (FORMERLY KNOWN AS UNITED TEST CENTER SINGAPORE PTE LTD) a
company incorporated in Singapore and having its registered office at

                                 31 Exeter Road
                           #14-01/04 Comcentre I Tower
                                Singapore 239732

(hereinafter called "the Licensee") of the other part.

     WHEREAS:

(A)  By a Building Agreement dated the 28TH of FEBRUARY 1995 (hereinafter called
"THE PRINCIPAL Agreement") made between the Owner of the one part and MICROPOLIS
LIMITED (hereinafter called "THE ORIGINAL LICENSEE") of the other part the Owner
granted to the Original Licensee the licence and authority to enter upon all
that piece of land known as PRIVATE LOT A16262) (FORMERLY KNOWN AS PRIVATE LOT
A14269) more particularly described in the Principal Agreement (hereinafter
called "THE PROPERTY") for the purpose and upon the terms and conditions set out
herein.

(B)  By a letter dated the 19TH day of APRIL 1996 addressed to the solicitors
for the Original Licensee and copied to MICROPOLIS (S) LIMITED (FORMERLY KNOWN
AS MICROPOLIS (S) PTE LTD) (hereinafter called "the Assignor"), the Owner
consented to the assignment of the Original Licensee's rights title and benefit
under the Principal Agreement and in the Property by the Original Licensee to
the Assignor subject to the terms and conditions therein contained.

(C)  By a Deed of Assignment dated the 29TH day of MARCH 1996 made between the
original Licensee and the Assignor of the other part, the Original Licensee
assigned unto the Assignor original Licensee's rights title interest and benefit
under the Principal Agreement and in the Property subject to the terms and
conditions therein contained.

(D)  By a Supplementary Agreement dated the 9TH day of SEPTEMBER 1997
(hereinafter called "THE FIRST SUPPLEMENTARY AGREEMENT") made between the Owner
and the Assignor, the Principal Agreement was varied in the manner stipulated
therein.

<PAGE>   3
(E)  By a letter dated the 13TH day of AUGUST 1998 addressed to the Assignor's
solicitor and copied to the Licensee's solicitors, the Owner consented to the
assignment of the Assignor's rights title interest and benefit under the
Principal Agreement as varied by the First Supplementary Agreement and in the
property by the Assignor to the Licensee subject to the terms and condition
therein contained.

(F)  By a Deed of Assignment dated the 25TH day of SEPTEMBER 1998, the Assignor
assigned unto the Licensee the Assignor's rights title interest and benefit in
and to the Principal Agreement as varied by the First Supplementary Agreement
and the property.

(G)  This Agreement is supplemental to the Principal Agreement as varied by the
First Supplementary Agreement.

     IT IS HEREBY AGREED to vary the Principal Agreement as varied by the First
Supplementary Agreement as follows:

(1)  The name "MICROPOLIS (S) LIMITED (FORMERLY KNOWN AS MICROPOLIS (S) PTE
LTD)" appearing at page 1 of the First Schedule of the Principal Agreement as
varied by the First Supplementary Agreement shall be deleted and substituted
therefor by the name "UNITED TEST AND ASSEMBLY CENTER (S) PTE LTD".

(2)  That part of the reddendum from the words "YIELDING AND PAYING" to "shall
be final" appearing at page 2 in the form of Lease at the First Schedule of the
Principal Agreement as varied by the First Supplementary Agreement shall be and
are hereby deleted and the following substituted therefore:

     "YIELDING AND PAYING therefor from the 25TH DAY OF SEPTEMBER 1998 the
     yearly rent of DOLLARS ONE MILLION, THREE HUNDRED AND SIX THOUSAND SEVEN
     HUNDRED AND THIRTY-EIGHT AND CENTS FORTY ONLY ($1,306,738.40CTS) to be paid
     by equal quarterly instalments on the 1st day of each of the months of
     January, April, July and October in every year of the said term without any
     deduction and in advance without demand at the office of the Lessor or at
     such other office as the Lessor may designate calculated at the rate of
     $72.88cts per square per annum (hereinafter referred to as "the Initial
     Rent") of the demised premises having an area of 17,930 square metres which
     rate shall be subject to revision on the 1ST DAY OF OCTOBER 1999 at the
     rate based on the market rent on the date of such revision determined in
     the manner following but so that the increase shall not exceed 7.6% of the
     Initial Rent. The yearly rent so revised on the 1ST DAY OF OCTOBER 1999
     shall be subject to revision
<PAGE>   4
     on the 1ST DAY OF OCTOBER of every year thereafter at the rate based on the
     market rent on the respective dates determined in the manner following but
     so that the increase shall not exceed 7.6% of the annual rent for each
     immediately preceding year. The market rent in this context shall mean the
     rent per square metre per annum of the demised premises excluding the
     buildings and other structures erected thereon and shall be determined by
     the Lessor on or about the dates mentioned and the decision of the Lessor
     shall be final."

(3)  That sub-clause (xxxvi) of Clause 1 under the heading of Special Covenants
and Conditions in the Principal Agreement as varied by the First Supplementary
Agreement shall be deleted and the following sub-clause substituted therefor:

     "(xxxvi)  Not to use or permit or suffer the demised premises or any part
               thereof to be used otherwise than for SEMICONDUCTOR ASSEMBLY AND
               TESTING MANUFACTURING SERVICES ONLY except with the prior consent
               in writing of the Lessor. In giving its consent, the Lessor may
               in its absolute discretion require, inter alia, the Lessee to
               meet the fixed investment criteria and to show due proof thereof
               within such period of time as the Lessor may stipulate, and in
               the event of the non-observance thereof, the Lessor shall,
               without prejudice to any other right or remedy the Lessor may
               have, be entitled to exercise its rights under Clause 3(c) of ML
               I/30809F. For the avoidance of any doubt, the words "meet" in
               this clause and "met" in Clause 1(xi) shall include the
               maintenance of the fixed investment criteria and if it has not
               been maintained, then that it be met."

(4)  The plan annexed to the Principal Agreement as varied by the First
Supplementary Agreement shall be substituted by the plan annexed hereto.

     SAVE as herein varied the Principal Agreement as varied by the First
Supplementary Agreement shall remain in full force and effect in all respects.

                                            /s/  [SIGNATURE]
                                            ------------------------------------

<PAGE>   5
     IN WITNESS WHEREOF the parties hereto have hereunto set their respective
hands and/or seals the day and year first above written.

SIGNED on behalf of                     )
                                        )
JURONG TOWN CORPORATION                 )
                                        )    /s/ CHUA TOON WAH
By: CHUA TOON WAH                       )   --------------------
    Deputy Director                     )
    JTC East                            )
    Customer Services Group             )

in the presence of:

                                             /s/ CHEONG SUK-WAI
                                      --------------------------------
                                               CHEONG SUK-WAI

THE COMMON SEAL OF:                     )
                                        )
UNITED TEST AND ASSEMBLY CENTER         )
(S) PTE LTD                             )               [SEAL]
                                        )
was hereunto affixed in                 )
                                        )
the presence of:-                       )

      SIGNATURE: /s/ INDERJIT SINGH
                ----------------------------------
      NAME IN FULL: INDERJIT SINGH
      DESIGNATION:  PRESIDENT

      SIGNATURE: /s/ KHOR YOKE KEAN
                ----------------------------------
      NAME IN FULL: KHOR YOKE KEAN
      DESIGNATION:  SECRETARY

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