Document:

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                                                                   Exhibit 10.22

                               AGREEMENT TO LEASE

This Agreement to Lease together with its annexure (hereafter referred to as the
`AGREEMENT') is made this 19th day of July, 2003.

BETWEEN

(1) MR. TAFSIR AHMAD son of (Late) Shri Tafir Ahmad (2) MR. TANWEER AHMAD son of
Shri Tafsir Ahmad, (3) MR. SAEED AHMAD son of Shri Tafsir Ahmad, (4) MR. SALMAN
AHMAD son of Shri Tafsir Ahmad and (5) MR. SHADAB AHMAD son of Shri Tafsir Ahmad
all care of Unit No. A-40 located in Sector 1, Noida-201301, Uttar Pradesh
(hereinafter collectively referred to as the `Lessor' which expression shall,
unless it be repugnant to the context or meaning thereof, be deemed to include
its administrators, executors and successors) of the FIRST PART

AND

M/S AGILIS INFORMATION TECHNOLOGIES INTERNATIONAL PRIVATE LIMITED, a Company
registered under the Indian Companies Act, 1956, having its registered office at
E-11 Rajouri Garden, New Delhi-110027 (hereinafter referred to as `LESSEE',
which expression shall mean and include, unless it be repugnant to the context
or meaning thereof, its administrators, executors, and successors, through its
Managing Director CAPT SHIVIND BAKSHI son of (Late) Shri Jagjit Singh Bakshi
duly authorized vide Resolution of the Board dated herewith, of the SECOND PART.

The Lessor and the Lessee are hereinafter collectively referred to as the
`PARTIES'

AND WHEREAS the Lessor had purchased the said premises from M/s Unitech Limited
who had in turn in collaboration with M/s Singapore Consortium through M/s
Aditya Properties Pvt. Ltd. has developed on a plot of land admeasuring 4.995
acres in South City-I, Gurgaon, Haryana-122001 a Commercial Complex called
`SIGNATURE TOWERS' (hereinafter referred to as the `COMPLEX') in accordance with
approved building plans for commercial use by the Director, Town and Country
Planning, Government of Haryana, Chandlgarh.

WHEREAS The Lessor is the owner of the office space on 10th floor in Tower `B'
of the Complex bearing Unit Nos. 1001 & 1002 admeasuring 5617.84 sq.ft. (Super
Area) (hereinafter referred to as the `Premises') and has represented to the
Lessee that it has power and authority to give the Premises on lease.

AND WHEREAS the Lessee has represented and warranted the Lessor that It has the
power and authority to enter Into and perform this Agreement.

AND WHEREAS the Lessor has accepted the proposal of leasing out the Premises to
the Lessee till the subsistence of this agreement.

NOW THEREFORE, THIS AGREEMENT WITNESSETH AS UNDER:
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                                    ARTICLE 1
                                      LEASE

1.1   The Lessor hereby agrees to lease to the Lessee and the Lessee hereby
      agrees to take on lease from the Lessor, subject to the mutual rights and
      obligations as contained in the Agreement, the Premises in the Complex.

      The Lessor further agrees to give the rights to use the common areas in
      the Complex along with other occupants of the Complex.

1.2   The Lessor shall give the possession of the Premises with false ceiling,
      lighting, ducting, 60 workstations, reception area, meeting room, one
      cabin and intranet cabling to the lessee. The lessee shall give the vacant
      and peaceful possession of the premises to the Lessor along with aforesaid
      interior after the expiry of tenancy.

                                    ARTICLE 2
                              TERM OF THE AGREEMENT

2.1   The Agreement shall commence from the date of signing of this Agreement
      which, shall continue to be in force and binding between the Parties for a
      period of 2 (Two) years (hereafter referred to as the `Lease Period'). The
      Lease Period may be extended by the Lessee for two (2) additional two (2)
      year periods by giving written notice to the Lessor prior to the end of
      the then existing term. A fresh Lease Deed may be drawn at every renewal,
      if required under law.

2.2   It is agreed between the Parties that during the Lease Period the Lessee
      can terminate the lease alter giving six months notice to the Lessor
      however, the Lessee cannot terminate the said Lease agreement before the
      expiry of initial twenty four months of the Lease which shall be treated
      as LOCK IN PERIOD. In case the Lessee vacates the premises in the initial
      _____ years of the Lease, it shall be bound to pay and discharge the rent
      and maintenance charges for the remaining un-expired period of the initial
      twenty four months of the Lease i.e. the unexpired portion of the LOCK IN
      PERIOD.

                                    ARTICLE 3
                                RENT AND SECURITY

3.1   In consideration of the Lessor agreeing to lease out to the Lessee the
      Premises, the Lessee shall pay the Lessor the rent @ Rs. 47/-per sq. ft
      (Rupees Forty Seven only per square feet per month for the initial period
      of Two years in respect of the Premises from the date of commencement of
      this Agreement. Thereafter the rent shall increase by 18% (Eighteen
      percent) over the last rent paid after expiry of every two year lease
      period, for two more terms of two years each. The Lessor shall bear the
      cost on renovation of interior work already done in the premises and the
      acquisition of additional office furniture a communication equipment,
      telephones and the like. However the cost shall be limited to maximum of
      Rs.5,00,000.00 (Rupees Five Lakhs only). This cost shall be reimbursed to
      the lessee who undertakes the work of renovation as per its requirement.
      If

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      Lessor fails reimburse Lessee within 30 days of its submission of a
      request, Lessee may deduct such sum from the next rent coming due.

3.2   It is hereby agreed between the parties that the monthly rental as
      specified in clause 3.1 and the interest free refundable security deposit
      as specified in clause 3.4 with respect to said premises, shall be
      enhanced at a fixed rate of 18% (eighteen percent) at the end of every
      term and renewal term during the currency of this lease.

3.3   The rent and the other charges in respect of the Premises as specified in
      this Agreement shall be paid quarterly in advance by the 7th of each first
      calendar month of the quarter in respect of which the rent is due. Any
      delay in payment of rent by the due date shall attract levy of interest @
      18% p.a. for the period of delay, which shall also be payable by the
      Lessee to the Lessor.

3.4   In addition to monthly rent payable by the Lessee in accordance with the
      aforesaid clauses, the Lessee shall also pay an interest free security
      deposit equivalent to 2 month's rent. It is agreed that the Lessee shall
      pay 100% of the security deposit at the time of signing of this Agreement.

3.5   Upon termination of this Agreement in accordance herewith, the Lessor
      shall refund the interest free security deposit only upon the Lessee
      surrendering the peaceful, vacant and physical possession of the Premises.
      In the event the Lessee extends its stay in the Leased Premises beyond the
      term of the Lease Period the Lessee shall be liable to pay the rent for
      the period of such extended stay in the Premises at the prevailing market
      rate in the area, without prejudice to Lessor's right available in clause
      15.

3.6   The rent payable by the Lessee to the Lessor shall also be subject to
      statutory deductions.

3.7   If the Lessee vacates the Premises upon termination or expiry of this
      Agreement after serving the due notice as prescribed, and the Lessor fails
      to refund the Security Deposit to the Lessee simultaneously with the
      Lessee handing over the vacant possession of the Premises to the Lessor,
      the Lessor shall, on the unpaid Deposit, pay to the Lessee an interest @
      18% per annum from the date on which the Deposit becomes due for
      repayment.

                                    ARTICLE 4
                                   MAINTENANCE

      The Lessee hereby agrees that it shall simultaneously enter into a
      separate Maintenance Agreement with the maintenance agency for the
      maintenance of the Premises and the Common Areas of the Complex. The
      Lessee agrees to pay the maintenance advance at the time of signing of
      this agreement and the maintenance charges shall be payable from the time
      the maintenance agreement is signed. In the event the Maintenance
      Agreement is not signed within one week of signing of the Agreement; the
      Lessor shall terminate the Agreement in terms of clause 11 of the
      Agreement. The said Maintenance Agreement shall form part of the Agreement
      and is annexed hereto, and the Lessee hereby

                                      -3-
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      undertakes to abide with all the terms and conditions stipulated therein.
      The Lessor or a nominated agency of the Lessor shall undertake maintenance
      of the complex. The maintenance charges shall be as per Actual +20% which
      as a cost indicator can be taken as Rs.12/- per sq.ft. Per month (subject
      to variation) for working from 8.00 A.M. to 8.00 P.M. This includes the
      air-conditioning, Power Back-up, General cleaning and maintenance of the
      common areas and basements. Electricity consumed for client's appliances
      and equipment's shall be billed extra as per actual through sub-meters
      installed at client's premises. Extra Hours charges shall be separate. The
      overtime (extra hours) usage shall be charged on ACTUAL BASIS i.e.,
      charged as per the readings at the sub-meter for the office. The
      maintenance agency, and one by the lessee for a weekly/monthly
      tally/crosschecking will maintain a record book.

                                    ARTICLE 5
                     REPRESENTATION AND OBLIGATION OF LESSOR

5.1   The Lessor's shall give a prior written notice to the Lessee of the date
      of possession and the Lessee shall through its authorised representative
      take the possession of the Premises within a period of 7 days, failing
      which the Lessee shall be deemed to have taken possession of the Premises
      and the payment of the rent and maintenance charges shall commence there
      from.

5.2   To permit the Lessee to carry out at the cost of the Lessee, but without
      in any way damaging the main structure of the Premises, internal
      partitions and other internal alterations and additions which are not
      visible from outside, as may be necessary for the business of the Lessee.

5.3   The Lessor shall make all possible efforts to provide regular supply of
      electricity and water for drinking as well as other purposes to the
      premises.

5.4   The Lessor shall be liable for all outgoing of any kind whatsoever in
      respect of the premises for the period prior to the date of commencement
      of lease and any period after the expiry or earlier termination of lease.

                                    ARTICLE 6
                               TITLE AND OWNERSHIP

6.1   Save as otherwise provided in this Agreement, no right, title or interest
      in the Premises shall pass to the Lessee by virtue of these presents. The
      Lessee shall at no time contest or challenge the Lessor's sole and
      exclusive right, title and interest In the Premises.

6.2   The Lessee also agrees and undertakes not to, assign or sublet or
      otherwise encumber or suffer a lien without the prior consent of the
      Lessor In writing. Notwithstanding the foregoing, The Lessee has the right
      to sublet the Premises in part or full thereof to a party or parties, who
      would be bound under the same terms and conditions as stated in this
      Lease. A written permission shall be obtained before the subletting the
      premises and the Lessor shall not withhold such permission unduly or
      unreasonably. The Lessee shall,

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      however, remain responsible for the rental payments and possession to the
      Lessor In addition, Lessor agrees that this Lease is unconditional by
      assignable by Lessee, on the same terms and conditions, to an Indian
      Subsidiary of M/s Greenfield Online, Inc., (a company organized under the
      laws of the USA) or its affiliates without cost or the necessity of Lessor
      approval, and that immediately upon such assignment Agilis will be
      relieved of any and all responsibilities or obligations under this Lease.

6.3   Conditioned upon the Lessee's compliance with and fulfillment of the term
      and conditions of this Agreement, the Lessee shall have the right to have
      exclusive peaceful possession of the Premises for the full term of the
      Agreement.

                                    ARTICLE 7
                    REPRESENTATIONS AND OBLIGATIONS OF LESSEE

7.1   The Lessee as agreed aforesaid under sub-clause 3.4 shall pay to the
      Lessor rent and all other sums payable under this Agreement not later than
      the 7th day in advance. In the event of any delay the Lessee shall be
      liable to pay interest @18% per annum on all amounts due \ and payable by
      the Lessee under this Agreement.

7.2   That there is no House Tax or Municipal tax applicable on the said
      premises as on date. However, if any tax of such nature is imposed on the
      Lessor by virtue of the Lessee's occupation of the same, the same shall be
      shared in equal proportions between the Lessor and the Lessee.

7.3   To pay by the due date "meter hire, electricity charges as recorded in the
      meter and water charges. In the event of there being common meter for
      common services the Lessee shall jointly with other occupants of the
      Complex shall pay within 7 (seven) days from the date of the bill to the
      Lessors the proportionate cost of water and electricity charges calculated
      on 8 the super built-up area of the Premises.

7.4   To carry out day-to day maintenance of the Premises at its own cost but
      all structural repairs in the premises be bone by the Lessor.

7.5   To permit the Lessors and their representative at all reasonable hours,
      after prior notice to enter into the Premises for the purpose of
      inspection or maintenance of services or for any other purpose.

7.6   The insurance of the interior of the Premises shall be of the Lessee and
      the Lessor shall not in any case be liable for any damage or loss
      occurred.

7.7   To use the Premises for office purposes only and not to carry on or permit
      to be carried on in the Premises or in any part thereof any activities
      which shall be or are likely to be unlawful, obnoxious or of nuisance,
      annoyance or disturbance to other tenants/occupants in the Complex.

                                      -5-
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7.8   It is agreed by the Lessee not to keep or store any goods of hazardous or
      combustible nature or otherwise so as to affect the construction or the
      structure of the Complex save and except such materials are as used in the
      course of running of an office establishment.

7.9   To display name and address of its office only at such place(s) as agreed
      in the maintenance agreement and not to do any act In this respect which
      is contrary to the terms and condition of the maintenance agreement.

7.10  The Premises shall be used only by the Lessee for its own office,
      associates, subsidiaries, group companies and affiliates and the Lessee
      undertakes that it shall not assign, transfer, mortgage, sublet or grant
      leave and license or transfer or part with or share possession in any
      manner whatsoever, of any portion of the Premises except as provided for
      herein, and further undertakes to produce relevant documents to
      substantiate the group companies, subsidiaries etc.

7.11  The Lessee shall not make any structural additions or alterations in the
      Premises unless specifically allowed under the maintenance agreement by
      the Developer. The Lessee hereby agrees and make sure that it shall at the
      time of vacating the Premises shall restore the Premises in its original
      shape at its own cost, reasonable wear and tear excepted.

7.12  The Lessee shall be liable to the Lessor, if the arrears of rent and any
      other sum due and payable by the Lessee exceed the amount deposited as the
      security.

                                    ARTICLE 8
                                   INSPECTION

8.1   The Lessor or its designated representative shall have the right from time
      to time during the normal business hours on any working day with at least
      24 hours prior notice in writing to the Lessee to enter upon the Premises
      for the purpose of inspecting the service and maintenance in the Premises.

8.2   The Lessee shall permit the Lessor or its authorised representative to
      enter into the Premises to check for the compliance with the Agreement.

                                    ARTICLE 9
                                  FORCE MAJEURE

9.1   FORCE MAJEURE

      The following events including but not limited to fire, accidents, floods,
      earthquakes, storms, other Acts of God; terrorist activities, war, riots,
      bandh, civil strife or any government or municipal action prohibition or
      restriction to run the Business, temporarily or otherwise, from the Leased
      Premises, for a continued period of 30 days or more, shall be declared an
      event of Force Majeure and upon the occurrence of which event the Lessee
      shall not be bound or liable to pay the Rent to the Lessor for such time
      as the event of Force Majeure shall continue. Provided however, that in
      the event that an event of Force Majeure continues beyond 90 (ninety)
      days, then the Lessor and the Lessee both

                                      -6-
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      shall have the option to terminate this Agreement, However, if the Lessee
      is still using the space, the Lessee shall be liable to pay rent.

                                   ARTICLE 10
                                     GENERAL

10.1  STAMP DUTY

      The Agreement for the Premises shall be registered and the charges
      pertaining to the stamp duty shall be borne by the Lessee and the Lessor
      in equal proportions.

10.2  ASSIGNMENT

      The Lessor shall have the right to sell or transfer the Premises during
      the period of lease to any third Party/ Parties. However, the Lessor shall
      ensure and be liable that the third party shall be bound by and would
      adhere to the terms and conditions of the Agreement for uninterrupted and
      peaceful enjoyment of the Premises by the Lessee for the period of lease.
      Provided further that the Lessor shall ensure that at the time of sale or
      assignment whatsoever, the third party adheres to terms and conditions as
      mentioned in the annexure A forming the integral part of this agreement.

10.3  ENTIRE AGREEMENT

      This Agreement constitutes the entire agreement between the Parties and
      revokes and supersedes all previous agreements between the Parties, if
      any, concerning the matters covered herein whether written, oral or
      Implied. The terms and condition of this Agreement shall not be changed or
      modified except by written amendments duly agreed between the Parties.

                                   ARTICLE 11
                                   TERMINATION

11.1  The Lessor may terminate this Agreement and reenter the premises and be
      deemed to have taken back the possession, if any of the following occurs:

11.1.1 Upon happening of Events of Default, if such default is not cured within
      30 days of Lessee's receipt of written notice from the Lessor of the
      nature of the default.

11.1.2 Upon Lessee committing any breach of the terms and conditions of this
      Agreement, provided such breach is continuing and has not been cured by
      Lessee within 30 days of receipt of written notice from the Lessor of the
      nature of such breach.

11.2  EVENTS OF DEFAULT:

      An event of default by Lessee shall occur hereunder if:

                                      -7-
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11.2.1 The Lessee fails to pay any of the lease rentals, maintenance charges or
      part thereof or other payment required hereunder for two consecutive
      months; also in case the lessee repeats the delay during the tenancy the
      same shall be construed as default.

11.2.2 The Lessee omit to perform, observe any covenant or condition to be
      observed and performed of this Agreement and shall continue to do so or
      does not remedy the breach within thirty (`30~ days after written notice
      received in respect thereof;

11.2.3 The Lessee transfers or part with possession or sublets or encumbers or
      creates any lien or endangers the Premises, not in accordance with the
      terms of this Lease;

11.2.4 The Lessee commits an act of bankruptcy or becomes insolvent or bankrupt
      or makes an assignment for the benefit of creditors;

11.3  REMEDIES

      Upon the occurrence of any Event of Default and at any time thereafter, in
      addition to the right available to the Lessor in the Agreement here in
      above, the Lessor shall declare all sums due and to become due hereunder
      as per the agreement, immediately due and payable by the Lessee and upon
      the Lessee failing to make the said payment within 30 days thereof, Lessor
      may, at its sole discretion to do the following:

11.3.1 The Lessor may forthwith put Lessee on to the notice to vacate the
      Premises or any part thereof and shall terminate this Agreement without
      prejudice to any claim, which the Lessor may have against the Lessee in
      respect of any breach, non-performance or non-observance of the covenants
      or conditions herein contained. The Possession shall deemed to be handed
      back if the default continues for more than two months from the date of
      non-payment of the money due.

11.4  The Lessee shall also be entitled to terminate this agreement in the event
      of a breach of the provisions of this agreement by giving three months
      notice.

                                   ARTICLE 12
                                      COSTS

      If either Party Is in breach of any of the terms and conditions mentioned
      in this Agreement (the "BREACHING PARTY") the other Party (the "NON
      BREACHING PARTY") shall be liable for all legal fee and other cost and
      expenses resulting from such breach of the provisions of this agreement.

                                   ARTICLE 13
                                     WAIVER

      Any expressed or implied waiver by the Lessor of any default shall not
      constitute a waiver of any other default by the Lessee or a waiver of any
      of the Lessor's right. All original rights and powers of the Lessor under
      this Agreement will remain in full force,

                                      -8-
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      notwithstanding any neglects, forbearance or delay in the enforcement
      thereof by the Lessor, and the Lessor shall not be deemed to have waived
      any of the Lessor's rights or any provision of this Agreement or any
      notice given hereunder unless such waiver be provided in writing by Lessor
      and any waiver by the Lessor of any breach by the Lessee of the Agreement
      shall not be deemed a waiver of any continuing or recurring breach by the
      Lessee of the Agreement.

      Any expressed or implied waiver by the Lessee of any default shall not
      constitute a waiver of any other default by the Lessor or a waiver of any
      of the Lessee's right. All original rights and powers of the Lessee under
      this Agreement will remain in full force, notwithstanding any neglects,
      forbearance or delay in the enforcement thereof by the Lessee, and the
      Lessee shall not be deemed to have waived any of the Lessee's rights or
      any provision of this Agreement or any notice given hereunder unless such
      waiver be provided in writing by Lessee and any waiver by the Lessee of
      any bread~ by the Lessor of the Agreement shall not be deemed a waiver of
      any continuing or recurring breach by the Lessor of the Agreement.

                                   ARTICLE 14
                         APPLICABLE LAW AND JURISDICTION

14.1  This Agreement shall be construed and the legal relations between the
      Parties hereto shall be determined and governed according to the laws of
      India.

14.2  That the Civil Courts at Gurgaon and Punjab & Haryana High Court at
      Chandlgarh alone shall have jurisdiction in all matters arising out of
      and/or concerning this transaction.

                                   ARTICLE 15
                                   ARBITRATION

15.1  All disputes, difference or disagreement arising out of and in connection
      with or in relation to this Agreement shall be finally decided by sole
      arbitrator to be held in accordance with the provisions of the Arbitration
      and Conciliation Act, 1996. Any arbitration pursuant hereunder shall be
      domestic arbitration and under the applicable laws.

15.2  The venue of the arbitration shall be Gurgaon, India and the language of
      arbitration shall be English.

                                   ARTICLE 16
                              NO PARTNERSHIP/AGENCY

      Nothing in this Agreement shall be construed as creating a partnership or
      joint venture between the Lessee and the Lessor. Neither party will be
      deemed to be an agent of the other party as a result of any act under or
      related to this Agreement, and will not in any way pledge the other
      Party's credit or incur any obligation on behalf of the other Party.

                                      -9-
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                                   ARTICLE 17
                                     NOTICE

      Any notice to be served on either of the Parties by the other shall be
      sent by prepaid recorded delivery or registered post or by fax at the
      address shown at recital of the Agreement and shall be deemed to have been
      received by the addressee within 72 hours of posting or 24 hours if sent
      by fax or by electronic mail.

IN WITNESS WHEREOF, THE PARTIES HERETO HAVE SET THEIR HANDS AND SEAL TO THESE
PRESENTS ON THE DAY, MONTH & YEAR FIRST ABOVE WRITTEN IN THE PRESENCE OF THE
FOLLOWING WITNESSES:

SIGNED, SEALED & DELIVERED

                                         for M/S Agilis Information Technologies
                                                   International Private Limited

(Tafsir Ahmad) (Tanweer Ahmad) (Salman Ahmad)

                                                        (Capt. Shivinder Bakshi)
(Shadab Ahmad) (Saeed Ahmad)                                   Managing Director
FIRST PARTY(S)                                                      SECOND PARTY

WITNESSES:

                                      -10-
<PAGE>
From,
Tafsir Ahmad & Others
A-40 Sector 17, Noida-201301,
Uttar Pradesh
                                                                  19th July 2003

To,
M/s Agilis Information Technologies International (P) Ltd
Flat No. 1001 & 1002 Signature Towers A,
Southcity I, Gurgaon, Haryana

                             SUB: CAR PARKING SPACES

Dear Sir,

You are the tenants in above referred flats vide Lease Agreement dated 19th July
2003 signed between you and us. We confirm to give to you Six Car Parking spaces
at a additional monthly rent of Rs.2000.00 (Rupees Two Thousand Only) per car
Parking space per month. The Car Parking spaces are owned by us as per following
details;

2 Car Parking Spaces    Mr. Tafsir Ahmad
1 Car Parking Space     Mr. Tanweer Ahmad
1 Car Parking Space     Mr. Salman Ahmad
1 Car Parking Space     Mr. Shadab Abroad
1 Car Parking Space     Mr. Saeed Ahmad

You are requested to kindly confirm the above.

Thanking You,
Yours truly,

(TAFSIR AHMAD)

Confirmed the above
For M/s Agilis Information Technologies
International Private Limited

Capt Shivinder Bakshi
Managing Director

                                      -11-

<PAGE>
ANNEX

                       MAINTENANCE AND SERVICES AGREEMENT

         THIS AGREEMENT FOR MAINTENANCE AND SERVICES is made at Gurgaon n this
19th day of July 2003.

By and Between

         M/S UNISING PROJECTS PVT. LTD. a Company incorporated under the
         provisions of Companies Act, 1956, having its registered office at 6
         Community Centre, Saket, New Delhi - 110 017 through its registered
         authorized representative Mr. Ramkrishna Sharma and Mr. Jogy P Thomas
         (hereinafter called the `First Party," which expression shall, unless
         it be repugnant to the subject or context, include its successors,
         representatives, administrators and assigns) of the First Part.

                                       AND

          M/S AGILIS INFORMATION TECHNOLOGIES INTERNATIONAL PRIVATE LIMITED a
          Company incorporated under the provisions of the Indian Companies Act,
          1956 having its registered office at E-11, Rajouri Garden, New Delhi -
          110027 through its authorised representative Captain Shivinder Bakshi
          (hereinafter referred to as the `Second Party', which expression
          shall, unless it be repugnant to the subject or context, include its
          successors and assigns) of the Second Part.

WHEREAS:

(A)       The First Party, is a Joint Venture Company, promoted by M/s Unitech
          Ltd, 6 Community Centre, Saket, New Delhi - 110017 (hereinafter called
          Unitech) & Aditya Properties Pvt. Ltd., 104, Skyline, E-588, Gr.
          Kailash, Part - II, New Delhi - 110048 (hereinafter called Aditya),
          both being hereinafter collectively referred to as the Developers, who
          have constructed and completed a multi-storied Commercial Complex,
          known as, Signature Towers in South City, Gurgaon, Haryana
          (hereinafter referred to as the 'Said Complex')

(B)       The DEVELOPERS, namely, Unitech and Aditya, have also entrusted the
          First Party, with the Management, Operation and Maintenance of various
          services and facilities and the equipment(s) installed in the Said
          Complex and all the activities incidental thereto. The First Party
          shall maintain the various services in the Complex till such time
          those are taken over by a legally constituted Association of
          Buyers/Occupants of the Said Complex.

(C)       The First Party shall provide maintenance and operation of various
          services and facilities in the Said Complex through its nominated
          Maintenance Agency (hereinafter referred to as Maintenance Agency).

(D)       The Second party, has purchased/taken on lease 5617.84 sq. ft. of
          super area comprised in the Unit Nos. 1001 & 1002 on 10th floor in
          Tower A of Signature Towers (hereinafter referred to as the Said
          Premises) from the Developers and has approached the First Party to
          provide maintenance and operation of various services, facilities and
          equipment in the Building/Complex, on consideration, to which the
          First Party for Agilis Information plc has agreed.

(E)      The Second Party executed a Lease Agreement (hereinafter referred to as
         the Said Agreement) on 18.07.2003 in respect of the Said Premises
         pursuant to which a formal Lease Deed has been executed/will be
         executed by the Mr. Tafsir Ahmed and Others (Lessor) in its favour. The
         Said Agreement also provides for maintenance of services by the
         Developers and/or its nominee(s) and payment of maintenance charges
         therefor, by the Second Party.

(F)      The aforesaid Agreement also provides for payment of an Interest Free
         Maintenance Advance (in cases of lease) equivalent to 6 (six) months
         maintenance charges calculated at the tentative rate of Rs. 12/-Per
         sq.ft. per month of the super -built up area leased to the Second Party
         herein. Notwithstanding the provisions of the Said Agreement it is
         specifically agreed between the Parties hereto that such an Interest
         Free Maintenance Advance shall be deposited by the Second Party unto
         the First Party.

(G)      In terms of the Said Agreement, the First Party herein has agreed to
         provide to the Second Party, the operation and maintenance of common
         services, facilities and equipment catering to the Said Premises on
         terms & conditions set forth hereinafter.
<PAGE>
NOW THEREFORE IT IS AGREED BY AND BETWEEN THE PARTIES AS FOLLOWS

1.1      Subject to the provisions of this Agreement, the First Party shall,
         through a duly appointed Maintenance Agency, provide to the Second
         Party, the common services and operation of various facilities set
         forth in Clause-2 hereunder, in relation to the Said Premises
         (hereinafter referred to as the "Common Facilities & Services")

1.2      The First Party shall provide Common Facilities and Services, from the
         date of commencement of Lease i.e. 18.07.2003 as per the Said Agreement
         (hereinafter called the Commencement Date). It is understood that in
         the event, the Second Party fails to take possession of the Said
         Premises on the Lease Commencement Date as specified in the Said
         Agreement the Second Party shall be deemed to have taken possession and
         it shall be liable to pay maintenance charges commencing from the date
         of DEEMED POSSESSION..

1.3      The First Party/Maintenance Agency shall maintain all services,
         facilities & equipment in the Said Complex in good order and condition
         and shall carry out all major and structural repairs.

1.4      The First Party/Maintenance Agency shall maintain an adequate and
         proper central air-conditioning system and power backup and operate the
         same for provision of common facilities and services in the Said
         Complex during the normal office hours except Sundays and public
         holidays.

1.5      Except to the extent of interruption caused by unavoidable mechanical
         defect or electrical failure or for reasons beyond the control of the
         First Party/Maintenance Agency, the First Party/Maintenance Agency
         shall provide air-conditioning/heating facilities during the normal
         office hours from 8 A.M. to 8 P.M. except Sundays and Public holidays.
         In the event, the Second Party requires supply of air
         conditioning/heating facilities beyond the normal office hours or on
         Sundays and public holidays, the First Party/Maintenance Agency shall
         provide, if possible, these subject to the Second Party paying extra
         charges therefor as set forth in Clause 3.5.

1.6      The First Party shall maintain the elevators installed in the Complex
         and make those available for use of the Occupants in accordance with
         the provisions of this Agreement

1.7      Except to the extent of interruption caused by unavoidable mechanical
         defect or electrical failure or for reasons beyond its control, the
         First Party/Maintenance Agency shall operate the Elevators at all times
         during the normal office hours as specified hereinabove. In the event
         the Second Party requires operation of elevators beyond the normal
         office hours or on Sundays and public holidays, the
<PAGE>
         First Party/Maintenance Agency shall, if possible, provide the same
         subject to the- Second Party paying extra charges therefor as set forth
         in Clause 3.6 hereof

1.8      In the event of any mechanical defect or electrical failure, the First
         Party/Maintenance Agency will make all reasonable efforts to rectify
         the same at the earliest.

2.       COMMON FACILITIES & SERVICES:

         These include the following:

2.1      Operation & maintenance of air-conditioning system and plants, Fire
         Fighting system, lifts, other electrical & mechanical equipment
         systems, electric sub- station connected with the supply of electrical
         energy to all occupants of the Building and all other equipments
         installed for provision of common services in the Said Complex.

2.2      COMMON AREAS MAINTENANCE SERVICES: These relate to operation and
         maintenance of common areas, basement, terraces/refuge areas etc.

2.3      OPERATION & MAINTENANCE SERVICES LOCATED IN THE BASEMENT: These shall
         inter alia relate to operation and maintenance of basement services,
         such as, electric Sub-station, Pump(s), Fire Fighting Room(s),
         Transformer(s), DG Set(s), Water Tank (s) and other services in the
         basement.

2.4      OPEN AREA MAINTENANCE SERVICES: These relate to operation and,
         maintenance of open spaces within the Said Complex, such as,
         maintenance of compound wall, landscaping electrification of the plot,
         water supply, sewerage, roads, paths and other services within the Said
         Complex.

2.5      Security Services for common areas and basement in the Said Complex

2.6      Insurance of Structure (s) and Common Plants & equipment in the Said
         Complex However, insurance of interiors of the Said Premises or any
         articles kept or stored therein is the responsibility of the Second
         Party. The Second Party herein authorise the First Party/Maintenance
         Agency to insure shell structure of the Said Premises/Said Complex and
         all equipment for provision of common services pertaining thereto.

2.7      Maintenance of common facilities and operation & maintenance of
         equipment for provision of all common services to be provided in the
         Said Complex.

NOTE: It is understood that maintenance inside the Said Premises as such is the
responsibility of the Second Party.

3.       MAINTENANCE CHARGES & COMPUTATION
<PAGE>
         The Second Party will be required to bear the cost of maintenance and
         operation of services as defined in Clause 2 & 3, which shall also
         include a sinking fund charge as given hereunder and the same shall be
         calculated & payable by the Second Party in the manner specified below:

3.1      In consideration of the payment of the monthly charges herein fixed and
         the deposits herein agreed to be made by the Second Party, the First
         Party shall provide to the Second Party, in accordance with the
         provisions of this Agreement, various operational and maintenance
         services, the maintenance charges being calculated in proportion to the
         super area of the Premises.

3.2      That the Maintenance Charges shall include but shall not be limited to
         the following:

i.       Open Area Maintenance Charges: These charges relate to maintenance of
         open space within the boundary wall of the Building, but outside the
         same, such as, maintenance of compound wall, landscaping,
         electrification, water supply, tubewell, sewerage, roads and paths and
         other services etc.

ii.      Common Areas Maintenance Charges: These charges relate to maintenance
         of common areas, lifts, fire fighting equipment and other services etc.
         inside the Buildings.

iii.     Maintenance Charges of Basement and Services in the Basement: These
         charges shall inter-alia relate to maintenance of basement and
         services, such as, electric sub-station, pumps, fire-fighting rooms,
         transformer, DG set, water tanks and other services in the Basement.

iv.      Cost of security services provided for the Said Complex.

v.       Service Contract Expenditure, charges for operation and maintenance of
         all electro-mechanical equipment and/or any other equipment installed
         for rendering maintenance services, including central air conditioning
         plants/equipment, generators, lifts etc. in the Said Complex.

vi.      Cost of electricity for all maintenance services including the parking
         area and, external common areas etc.

vii.     Cost of maintenance and landscaping of open areas in the Said Complex.

viii.    Cost of maintenance, cleaning, painting and replacement in common
         areas.

ix.      Cost of administrative staff and the maintenance staff of the Said
         Complex.
<PAGE>
x.       Cost of consumables for all services in common areas, and equipment
         pertaining to provision of common services and facilities, including
         cost of diesel and lubricants for DG sets.

xi.      Cost of replacements/refurbishing.

xii.     Other necessary/ancillary expenses and charges including but not
         limited to insurance, incidental to the preservation and maintenance of
         the property, and building structure and for adequate provision of
         common services & facilities in the Said Complex.

3.2.1    APPLICABLE TO PROPERTIES LEASED BY DEVELOPERS : To enable and secure
         the First Party/Maintenance Agency, to render the maintenance services
         as mentioned hereinabove, the Second Party shall pay an Interest Free
         Maintenance Advance of Rs.4,04,484.48 (Rupeer Four lac four thousand
         and eighty four rupees and forty eight paise only) (equivalent to 6
         months tentative maintenance charges at the rate of Rs. 12/- per sq.ft.
         per month as stipulated in the Sale Agreement ). The Second Party shall
         deposit/has deposited with the First Party as Interest Free Maintenance
         Advance equivalent to 6 (six) months tentative Maintenance Charges for
         the Said Premises as provided in the Said Lease Agreement executed
         between the Second Party and the Developers or as mutually agreed
         between the Parties hereto. This Interest Free Maintenance Advance
         shall be adjusted in 24 equal monthly installments against the
         corresponding monthly Maintenance Charges. Thereafter, fresh 6 (six)
         months Interest Free Maintenance Advance, calculated at the then
         prevailing tentative maintenance charges, shall be payable by the
         Second Party to the First Party to be similarly adjusted. This
         arrangement shall continue till the subsistence of this Maintenance
         Agreement.

3.3.2    APPLICABLE FOR PREMISES SOLD BY DEVELOPERS: To enable and secure the
         First Party/Maintenance Agency to render the maintenance services, as
         mentioned hereinabove, the Second Party shall pay has paid and Interest
         Free Maintenance Advance of Rs. ____________ (Rupees
         ____________________________________ only) equivalent to 6 (six) months
         tentative maintenance charges @Rs. 12/- per sq.ft. per month, as
         otherwise mutually agreed between the parties hereto. In the event, the
         maintenance services are taken over by a legally constituted
         Association of occupants of the Complex in accordance with the Haryana
         Apartment Ownership Act, 1987, the aforesaid Maintenance Advance shall
         stand transferred to such an Association/Society. Thereupon, the First
         Party shall stand completely absolved and relieved of the
         responsibility(s) and obligation(s) under this Agreement.

3.4      The maintenance charges shall be calculated by taking into account the
         entire cost incurred by the First Party/Maintenance Agency for
         rendering maintenance services, as defined in Clause 2 & 3, including
         the cost of electrical energy paid by the First Party to Dakshin
         Haryana Bijli Vitaran Nigam (DHBVN) and the cost of operating fuel etc.
         and maintaining captive DG Set(s), common area lighting
<PAGE>
         and deducting therefrom the actual receipts from billing of electrical
         energy to all occupants of the Said Complex for electrical energy
         consumed inside their respective Premises. The resultant net
         expenditure (of all services, equipments electricity consumption etc.
         as aforesaid) multiplied by 1.2 times shall be treated as total
         maintenance charges and billed to individual occupants in proportion to
         the super area of their respective premises.

3.5      Sinking Fund Charges towards cost of replacement, refurbishing, major
         repairs etc. of structures, plants and equipment etc. installed in the
         Said Complex, as determined by the First Party/Maintenance Agency
         shall, also be taken into account while calculating the maintenance
         charges, as aforesaid.

3.6      Any maintenance service required by the Second Party beyond normal
         office hours (hereafter defined as "Adhoc Maintenance Charges") i.e. 8
         A.M. to 8 P.M excepting Sunday's and public holidays, for its exclusive
         use by the Second Party and/or common service required by the Second
         Party alongwith other occupants beyond normal office hours shall be
         provided by the First Party/Maintenance Agency at extra cost as
         stipulated herein. It is clarified that the entire overheads including
         salaries, wages of staff etc. shall form part of the services being
         separately rendered and charged. For rendering such services, the First
         Party shall bill at 1.2 times of the actual cost incurred for providing
         usual maintenance services beyond office hours, as aforesaid, or for
         any additional/specific services as may be desired by the Second Party.
         The Second Party shall be billed on prorata basis to the super built-up
         area leased/purchased by the Second Party and/or other occupants, if
         other occupants are also using additional services alongwith the Second
         Party herein. Further for extra hours of operation beyond normal
         working hours (Normal working hours means the time from 8.00 AM to 8.00
         PM Monday to Saturday excluding public holidays), the Adhoc Maintenance
         Charges shall be Rs.800 per hour.

3.7      All overhead expenses incurred by the First Party/Maintenance Agency
         directly for provision of Common Facilities and Services in the
         Complex, including salaries, wages and benefits payable to the
         employees and other overhead expenses shall be taken into account for
         computation of maintenance charges.

3.8      The First Party/Maintenance Agency shall bill for the consumption of
         electrical energy inside the Said Premises based on the number of units
         consumed as indicated by the meter (s) installed in the Said Premises
         at pry-determined rates, which for want of a more suitable standard
         rate shall correspond to the rates charged by D.H.B.V.N. for its direct
         consumers falling in the schedule of tariff as applicable from time to
         time to the Said Premises/Said Complex, as if the electrical energy was
         directly supplied by D.H.B.V.N. The bill shall also include the meter
         hire charges and a minimum demand charge if the consumption falls below
         the minimum demand as per the applicable schedule of tariff. The
         consumption of electrical energy as indicated above shall be billed
         alongwith the bill for the maintenance charges.
<PAGE>
3.9      The cost of insuring the structure of the Said Complex shall form part
         of maintenance charges. However, the Second Party may take out an
         Insurance Policy for insuring the interiors and the contents and
         articles kept or stored within the Said Premises, if it so desires, and
         the First Party/Maintenance Agency shall have no responsibility in this
         regard.

3.9.1    That the insurance of the shell structure of the Said Premises is as
         such the responsibility of the Second Party. However, for convenience
         of the Second Party, the First Party/its nominated Maintenance Agency,
         shall take out an Insurance Policy for the shell structure of the Said
         Premises, and is hereby duly authorised to do so by the Second Party.
         As such, in the event of occurrence of any of the contingencies/risks
         covered by the aforesaid Policy, the Second Party shall only be
         entitled to claims/recourse admissible to the Second Party against the
         Insurers under that Policy, as per applicable Insurance laws/norms. The
         Second Party hereby undertakes not to lodge any claim or take recourse
         to any action against the First Party or the Developers of the Said
         Complex or its nominated Maintenance Agency or any of its subsidiaries
         and associates, nor will the latter be liable for the same on any
         account or in any manner whatsoever.

3.10     At the end of each financial year, the First Party/Maintenance Agency
         shall get its accounts audited and the expenses incurred would form
         basis of the estimates for billing in the subsequent financial year. In
         case, there is any deficit, the same shall be recovered proportionately
         in the subsequent bills. For the intervening period, from the date of
         commencement of the next Financial Year and the Audit of Accounts of
         the previous year, the bills towards maintenance charges shall be sent
         on the basis of the previous Financial Year.

3.10.1   At the commencement of this Agreement, the Maintenance Agency shall
         raise monthly maintenance bills in advance, as provided in Clause-4.1
         hereunder, at the tentative rate of Rs. 12/- per sq.ft. of Super Area
         as provided in this Agreement executed by the Second Party. The Final
         maintenance charges shall, however, be determined in accordance with
         the formula provided in Clause 3.12. Accounts of Maintenance Charges
         shall be settled for each Accounting Year as per the Said formula and
         at as such periodic intervals as may decided by the First Party or the
         Maintenance Agency.

3.11     The First Party/Maintenance Agency shall have the right to increase,
         revise or modify charges of any service or services to ensure quality
         maintenance, the billing whereof shall be done on the same actual + 20%
         mark-up.

3.12     Calculation of maintenance charges shall be done in the following
         manner:-

         (A) Cost of entire maintenance services provided by the Maintenance
         Agency Add (B) Total cost of electrical energy as per the bill paid to
         D.H.B.V.N. by the
<PAGE>
         First Party/Maintenance Agency and the cost of operation and
         maintenance of DG Sets including fuel.
         Less (C) Receipts by the First Party/Maintenance Agency Occupants in
         respect of electricity bills paid by them for consumption of electrical
         energy inside their premises based on meter reading every month as per
         Clause 3.8.
         Add/Less (D) Cost of any maintenance service(s) exclusively rendered
         and borne by any Occupant. The resultant total shall be divided by the
         total occupied Super built-up area of the Complex plus fifty (50%)
         percent of the vacant super built-up area to arrive at the maintenance
         charges per sq.ft. per month which shall be multiplied by 1.2 times to
         arrive at the maintenance charges per sq.ft. of the Super area payable
         by any individual occupant/owner. The sq. ft. charge so arrived at
         shall be multiplied by total super area of each Owner/occupant for
         purposes of individual billing.
         Maintenance Charges per sq.ft. =                  A+B-C+-D
                                            ------------------------------------
                                            Total Occupied Super Build-up Area
                                            Plus 50% of the vacant super built-
                                              up area

3.12.1   It is clarified that on the basis of the above formula, the Owners of
         the vacant or unoccupied areas including the Developers shall also be
         liable to pay the maintenance charges @ 50% (fifty percent) of the
         usual charges. This liability shall, however, commence from 1/12/2000.
         As soon as a vacant area is Occupied, the Owner or occupant shall
         become liable to pay full maintenance charges as per the above
         calculation.

4.       BILLING & PAYMENT

4.1      Bills for maintenance charges shall be raised every month in advance.
         However supply of electrical energy inside the premises shall be billed
         on the basis of actual consumption based on meter reading of the
         previous month and billed in the beginning of the current month.

4.2      The Second Party shall pay in full the maintenance bill presented to it
         and the First Party/Maintenance Agency shall not accept any part
         payment of any bill.

4.3      The First Party/Maintenance Agency shall charge interest @ 18% p.a for
         the period of delay in payment after due date subject to clause 4.6
         below.

4.4      Payments shall be made through crossed cheque or demand draft only
         drawn in favour of the First Party and payable at Gurgaon/New Delhi and
         shall be subject to realization, The Maintenance Agency has been duly
         authorised by the First Party to raise monthly maintenance bills on
         behalf of the First Party and accept all cheques/demand drafts in the
         name of the First Party towards maintenance charges as aforesaid, and
         to issue receipts in acknowledgement thereof. It shall be incumbent
         upon the Second Party to make all such payments as demanded by the
         Maintenance Agency in accordance with this Agreement.
<PAGE>
4.5      The payment of bills shall not be withheld or delayed if there is any
         difference or dispute as to its accuracy. Any difference or dispute
         regarding accuracy of a bill shall be settled as provided in Clause 20
         below but payment of the bill(s) shall not be withheld on any account.

4.6      Without prejudice to the right of the First Party/Maintenance Agency to
         charge interest for the period of delay in payment of a bill by the due
         date, in case the Second Party fails to the pay the bill on or after 7
         days of the due date then the bill shall be deemed to be a NOTICE and
         the electric supply to the Premises and the Maintenance & Operation of
         services to the Second Party shall be disconnected/ discontinued after
         expiry of seven (7) days of the due date mentioned in the bill without
         any further notice in this regard. The supply shall not be reconnected
         and the maintenance vis-a-vis the Said Premises shall not be restored
         unless and until the amount shown in the bill together with interest @
         18% p.a. for the period of delay and all other connected expenses
         incurred/to be incurred in cutting of or reconnecting the electric
         supply and the maintenance services have been paid by the Second Party.
         The bill shall be treated as a Notice for disconnection in the event of
         non-payment by the Second Party, notwithstanding inclusion of any part
         of the charges in the bill under default being included in the
         subsequent Bills sent by the First Party/Maintenance Agency.

5.       The Second Party agrees that its right to use the common facilities,
         including the supply of electrical energy, shall be subject to regular
         and prompt payment of maintenance charges billed by the Maintenance
         Agency. If maintenance charges or any part thereof are not paid
         regularly, the Second Party shall lose its right to use any of the
         common facilities including right to receive electrical energy inside
         the Said Premises. However, so long as the maintenance charges (all
         payments) envisaged under these presents are regularly paid and all the
         covenants herein contained are observed, the right of the Second Party
         to use common facilities shall subsist. As far as the maintenance
         charges & dues contemplated under this Agreement are concerned, the
         Second Party, in case the Said Premises are under its self occupation,
         hereby creates a floating charge on all its goods and chattles in the
         aforesaid premises, and incase the Said Premises have been leased out
         by the Second Party it hereby agrees to create a charge on the rent
         receivable by the Second Party.

6.       DURATION OF THIS AGREEMENT & ITS EARLIER TERMINATION

6.1      The First Party/Maintenance Agency shall provide maintenance services
         as set out herein-above initially for a period of 2 years and to be
         renewed for further period(s) of 2 (Two) years each on terms &
         conditions agreed between the Parties unless otherwise the Agreement is
         terminated/stands terminated earlier as provided in Clause 6.2 & 6.3
         hereunder.

6.2      That this Agreement shall stand terminated, without any further act or
         notice even before the expiry of 2 years or such extended term as
         provided in Clause 6.1,
<PAGE>
         upon the constitution of the Buyers Association of Signature Towers
         Complex in accordance with the Haryana Apartment Ownership Act, 1987,
         which will thereafter be responsible for and with the maintenance of
         the Said Complex. In such an event, the Second Party shall write to the
         First Party/Maintenance Agency for transfer of the unadjusted
         Maintenance Advance, if any and there upon such Advance shall be
         transferred by the First Party/Maintenance Agency to such Society or
         Association as aforesaid, to be adjusted in a similar manner, depending
         on whether the Said Premises have been taken on Lease/Purchased by the
         Second Party.

         APPLICABLE IF PREMISES HAVE BEEN SOLD TO THE SECOND PARTY BY THE
         DEVELOPER:

6.3      That this Agreement of Maintenance and Services shall stand terminated
         in the event, the Second Party sells or transfers or parts with the
         possession of the Said Premises, after having obtained a proper NOC
         from the First Party prior to such sale or transfer. The First Party
         will grant the `No Objection' on the condition that there are no
         outstanding dues against the Second Party on account of maintenance
         and/or any other sum payable under this Agreement.

7.1      In event the Second Party sells the Said Premises during the
         subsistence of this Agreement, the Second Party shall ensure that the
         Transferee undertakes to adhere and conforms to all the terms of this
         Agreement. It shall be a condition precedent to the grant of NOC by the
         First Party, that the prospective Purchaser/Transferee executes a
         similar Maintenance Agreement with the First Party/Maintenance Agency.

7.2      In the event of sale, as aforesaid, it shall also be a condition
         precedent to the grant of NOC, that the amount of unadjusted
         Maintenance Advance as provided in Clause 3.2 herein has either been
         transferred to the credit of the Prospective Purchaser/the Transferee
         in which case all the obligations of the First Party to refund the
         aforesaid unadjusted Maintenance Advance shall stand discharged or a
         fresh Maintenance Advance as per the Said Clause has been deposited by
         the Prospective Purchaser/the Transferee unto the First
         Party/Maintenance Agency at the time of execution of fresh Maintenance
         Agreement by such Transferee, and only thereafter, the aforesaid
         unadjusted Maintenance Advance will be refunded by the First
         Party/Maintenance Agency to the Second Party

7.2      APPLICABLE IF PREMISES HAVE BEEN TAKEN ON LEASE BY SECOND PARTY FROM
         THE DEVELOPER: It is specifically agreed by and between the Parties,
         that this Agreement will run concurrently with the Lease Agreement for
         the Said Premises. The termination of both the Agreements namely, the
         Lease Agreement & this Maintenance Agreement shall be simultaneous. The
         Lease Agreement may only be terminated in accordance with the terms of
         the Said Agreement and not otherwise.
<PAGE>
7.3      APPLICABLE IN CASES OF LEASE OF PREMISES PURCHASED BY SECOND PARTY: In
         the event the Said Premises sold to the Second Party by the Developers
         are leased, it shall be incumbent upon the Second Party to ensure that
         such Lessee adheres to all the terms of this Agreement by appropriate
         endorsement. However, the responsibility for payment of maintenance
         charges envisages herein shall be that of the Second Party as the owner
         of the Said Premises, who may cause the .same to be paid by such Lessee
         on its behalf. Liability of payment of maintenance charges in such
         cases is joint and several.

7.4      APPLICABLE IN CASE OF PREMISES LEASED BY THE DEVELOPERS TO THE SECOND
         PARTY AND ITS SUBSEQUENT SALE BY DEVELOPERS: That in the event the Said
         Premises which have been taken on lease by the Second Party from the
         Developers, are sold by the Developers to any Third Party, such Third
         Party shall be bound by all the terms of tiffs Agreement, and shall be
         jointly & severally liable for the same alongwith the Second Party
         herein. It shall be mandatory on such Third Party to accept all the
         terms herein contained by endorsing the same. Upon expiry or earlier
         termination of the lease of the Second Party for the Said Premises,
         such Third Party Purchaser of Leased Premises, shall be solely liable
         to pay the Maintenance Charges herein envisaged.

7.5      If the Second Party delays payment of the Maintenance
         Advance/Maintenance Security Deposit the First Party/Maintenance Agency
         shall not commence providing of services as envisaged in this
         Agreement.

8.       IN CASES WHERE THE AGREEMENT TO LEASE IS ASSIGNED BY THE SECOND PARTY

         The Second Party has entered into a Lease Agreement with the Lessor
         wherein the Second Party has a right to unconditionally assign the
         Agreement to Lease to an Indian Subsidiary of Greenfield Online, Inc.,
         (A company organized under the laws of the USA). The First Party,
         further, agrees that the Second Party shall assign this Agreement to
         the Indian Subsidiary of Greenfield Online, Inc., (a company organized
         under the laws of the USA) or its affiliates, without any cost, only
         after obtaining prior written permission from the First Party and such
         permission shall not be held unreasonably by the First Party. That
         immediately upon such assignment of this Agreement the Second Party
         will be relieved of any and all responsibilities or obligations under
         this Agreement.

9.       The First Party/Maintenance Agency shall apply for permission to
         receive bulk supply of electrical energy and its distribution to the
         Complex/Occupants including the Said Premises. The First Party intends
         to undertake the responsibility of receiving in bulk, the supply of
         energy from D.H.B.V.N, and to supplement it by own generation and
         distribute the electricity to various occupants of Said Complex in
         terms of their application for supply of electrical
<PAGE>
         energy. The First Party/Maintenance Agency shall supply electrical
         energy as part of its maintenance services and not as a separate
         function.

10.      It is clarified that maintenance of services is done by the First
         Party/Maintenance Agency through various outside agencies under
         separate Agreements entered into with them. The First Party's
         responsibility will be to the extent of supervision of these agencies
         and to ensure that their operation is in conformity with the Agreement
         executed by them. The First Party accepts no legal liability arising
         from acts of omission, commission, negligence or defaults of these
         Agencies.

11.      If the First Party concludes that adequate maintenance services are not
         being rendered or there is a general dissatisfaction about the
         maintenance services from a majority of the occupants of Signature
         Towers, then First Party may at its discretion and in accordance with
         the bilateral contract agreement entered into between the First Party
         and Maintenance Agency, discontinue with the services of the
         Maintenance Agency, as the Operation and Maintenance Agency of the Said
         Complex. Upon such termination the First Party will entrust the
         maintenance services contemplated under this Agreement to any other
         reputed agency specializing in the field of Operation & Maintenance of
         such Commercial Buildings.

12.      The First Party/Maintenance Agency shall in no way be responsible or
         liable for any fire, electrical, pollution, structural and/or any kind
         of hazard, originating from the Said Premises which may arise due to
         any lapse, default, negligence or omission of the occupant(s) due to
         any equipment installed in the Said Premises. The hazard as aforesaid
         originating from the Said Premises shall not impose any kind of
         financial or legal liability on the First Party/Maintenance Agency, and
         the Second Party agrees to keep the First Party fully indemnified and
         keep them harmless against any loss or damage that may be caused to it
         or the Said Complex or its installations, firings equipment, plants,
         etc, on account of the foregoing. The Second Party shall ensure that
         the Internal Air-conditioning and electrical systems and/or any other
         work or thing done internally within the Said Premises or externally
         shall not pose any fire, electrical, structural, pollution and health
         hazard for which the Second Party shall solely be responsible for all
         the legal and financial consequences arising therefrom.

13.      The Second Party will have to bear the cost of all damages/breakage
         caused by the Second Party/its agents/its visitors to the
         Building/Structures/Equipment /fabric of the Said Complex and shall
         forthwith reimburse all costs in connection with the replacement/
         rectification on account of the above to the First party/Maintenance
         Agency as and when demanded.

14.      The First Party/Maintenance Agency directly or through their duly
         authorised agency will have the right to frame and modify from time to
         time house rules for all occupants tenants/ purchasers within the
         Signature Towers Building which shall be adhered to and observed
         strictly by the Second Party.
<PAGE>
15.      All costs, charges and expenses payable or in respect of this Agreement
         and on all other instruments and deeds to be executed, if any, pursuant
         to this Agreement shall be borne and paid by the Second Party.

16.      The failure of the First Party/Maintenance Agency to enforce at any
         time or for any period of time any provision(s) hereof shall not be
         construed to be a waiver of any provision or of the right therefor to
         enforce any or each and every provision of this Agreement.

17.      If any provision of this Agreement shall be determined to be void or
         unenforceable under any law, such provision shall be deemed to be
         amended or deleted to the extent necessary to conform to applicable
         laws and the remaining provisions of this Agreement shall remain valid
         and enforceable.

18.      The First Party/Maintenance Agency shall not be held responsible or
         liable for not performing its obligations under this Agreement due to
         FORCE MAJEURE conditions or for reasons beyond the control of the First
         Party/Maintenance Agency. The Force majeure conditions shall inter alia
         include strikes, lockouts, enemy action floods, earthquake, etc.

19.      That it is clearly understood and agreed by and between the Parties
         hereto that all the provisions contained herein and the obligations
         arising hereunder in respect of the Said Premises, shall equally be
         applicable and enforceable against all occupants, tenants/employees of
         the Second party and/or subsequent purchasers of the Said Premises, as
         the said obligations go alongwith Said Premises for all intents and
         purposes.

20.      It is agreed between the Parties that the commencement of this
         Agreement is the date when the possession of the Said Premises is
         handed over or deemed to have been handed over to the Second Party as
         provided in the Agreement to Sell executed between the Second Party and
         the Developers.

21.      ARBITRATION:

         Excepting the cases of theft/pilferage of electrical energy or
         interference in mater etc., (which are prima facie offences) and only
         after the bill amount payable are paid by the Second Party to the First
         Party, in the event of any difference or dispute arising between the
         Parties in respect of any matter connected with the accuracy of bills,
         supply of services or interpretation of any of the terms & conditions
         which cannot be settled amicably between the Parties hereto, the same
         shall be referred to the arbitration of an Arbitrator to be appointed
         mutually by the parties to this Agreement. Reference to and pendency of
         Arbitration shall be without prejudice to the right of the First
         Party/Maintenance Agency to effect recovery of its dues under this
         Agreement. The decision of the Arbitrator shall be final and binding on
         the parties. The Arbitration proceedings shall be held at
<PAGE>
         Gurgaon/New Delhi in accordance with the Arbitration & Conciliation
         Act, 1996 as amended from time to time.
<PAGE>
         IN WITNESS WHEREOF, THE PARTIES HERETO HAVE SET OUT THEIR HAND TO THIS
         AGREEMENT AT NEW DELHI/GURGAON ON THE DAY, MONTH AND YEAR FIRST ABOVE
         MENTIONED IN THE PRESENCE OF THE FOLLOWING

                                           Signed & Delivered For & on behalf of

         WITNESSES

                                                                     FIRST PARTY

                                                      UNISING PROJECTS PVT. LTD.
         1.

                                                          (Authorized Signatory)
         2.

                                                                    SECOND PARTY

                                             M/S AGILIS INFORMATION TECHNOLOGIES
                                                   INTERNATIONAL PRIVATE LIMITED

                                                          (Authorized Signatory)

         THE LESSOR HEREBY ACCEPTS AND ENDORSES THIS AGREEMENT AND FURTHER
         AGREES TO BE JOINTLY AND SEVERALLY LIABLE WITH THE SECOND PARTY AS PER
         THE TERMS OF THIS AGREEMENT.

                                                                        (LESSOR)

                                   (Tafsir Ahmed) (Tanweer Ahmed) (Salman Ahmed)<PAGE>
                                                                   Exhibit 10.23

                               AGREEMENT TO LEASE

This Agreement to Lease together with its annexures (hereafter the 'AGREEMENT')
is made and executed at Gurgaon on this 3rd day of March 2004

                                     BETWEEN

(1) M/S UNITECH BUSINESS PARKS LIMITED, a Company, incorporated under the
provisions of the Companies Act, 1956, and having its registered office at 6,
Community Centre, Saket, New Delhi-17, and Corporate Office in South City I,
Gurgaon, Haryana (hereinafter referred to as the `LESSOR'), which expression
shall, unless it be repugnant to the context or meaning thereof, be deemed to
include its administrators, executors, successors and assigns), through its
Authorized Signatories, (i) Mr. Ramkrishna Sharma (ii)Mr. Jogy P Thomas ,
appointed vide board resolution/s dated May 26, 2003; the Party of the FIRST
PART .

                                       AND

(2) M/S GREENFIELD ONLINE PVT. LTD. a Company registered under the Indian
Companies Act, 1956, having its registered office at E-11, Rajouri Gardens, New
Delhi (hereinafter referred to as the 'LESSEE'), which expression shall mean and
include, unless it be repugnant to the context or meaning thereof, its
administrators, executors, successors and assigns, through its authorized
signatory, Mr. C K Taneja, appointed vide board resolution dated February 10,
2002; the Party of the SECOND PART.

The LESSOR AND the LESSEE are hereinafter collectively referred to as the
'PARTIES'

WHEREAS

(A)    The Lessor is the absolute owner of a plot of land admeasuring 4.39 acres
       in Sushant Lok, Gurgaon, Haryana-122001.

(B)    The Lessor has developed the said plot of land admeasuring 4.39 acres in
       Sushant Lok, Gurgaon, Haryana by constructing thereon a multi-storied
       commercial complex under the name & style of `Unitech Trade Centre'
       (hereinafter referred to as the `SAID COMPLEX') in accordance with the
       Building Plans approved and sanctioned by the Director, Town and Country
       Planning, Haryana, Chandigarh.

(C)    The Lessee has approached the Lessor to take on lease office space on the
       First Floor of the Complex, admeasuring 19,253 sq. ft. as more
       particularly marked in the Annexure I hereto (hereinafter referred to as
       the "Premises").

                                                                               1
<PAGE>
(D)    The Lessee has represented and warranted to the Lessor that it has the
       power and authority to take on lease the Premises and to enter into and
       perform this Agreement.

(E)    The Lessor has represented that it has the power and authority to grant
       the lease and has accepted the proposal of the Lessee to give it on lease
       the Premises together with the right to use 19 car parking slots, in the
       upper/lower basement of the complex for a period of three years to
       coincide with the term of the Lease Agreement.

NOW THEREFORE, THIS AGREEMENT WITNESSETH AS UNDER:

                                    ARTICLE 1
                                      LEASE

1.1    The Lessor hereby agrees to give on lease to the Lessee and the Lessee
       hereby agrees to take on lease from the Lessor the premises i.e. the
       office space admeasuring 19,253 sq. ft. of super built - up area on the
       First floor, Unitech Trade Centre, Sushant Lok, Tehsil and District
       Gurgaon, Haryana-122001, as detailed and marked in the Annexure I hereto,
       subject to the mutual rights and obligations as contained in this
       Agreement.

1.2    The Lessor further agrees to allot and give the right to Lessee to use
       car-parking space for 19 cars earmarked in the basement during the term
       of this lease free of cost. The Lessor also agrees to give the undivided
       rights to use to the Lessee of all the common areas in the Complex along
       with other occupants of the Said Complex.

                                    ARTICLE 2
                              TERM OF THE AGREEMENT

2.1    The Agreement shall commence from the date of signing of this
       Agreement("Lease Commencement Date") and which, shall continue to be in
       force and binding between the Parties for a initial period of three years
       (hereafter referred to as the 'LEASE PERIOD'). The same can be renewed
       for another two term of three years each at the Lessee's discretion by
       providing Lessor with notice of its intention to renew the Lease, 90 days
       prior to expiration of the then existing Term. Each renewal will be on
       the same terms and conditions as contained in this lease with an
       escalation in Rent and Security Deposits by 12%. A fresh lease agreement
       shall be executed upon every such renewal.

2.2    It is agreed between the Parties that the said Lease Period of 3 (three)
       years shall be regarded as the lock-in-period, wherein the lease cannot
       be terminated by the either Party before the expiry of three years,
       subject however to Lessor's right and remedies as provided in Article 11.
       If the Lessee surrenders

                                                                               2
<PAGE>
       the Premises before the expiry of initial 3 (three) years from the date
       of commencement of the lease, the Lessee shall be liable to pay rental
       for the entire lock-in period of 3 (three) years. In the event the Lessee
       wishes to discontinue / terminate the lease anytime beyond the first
       three-year period, the Lessee shall be at liberty to do so. However, any
       such termination by the Lessee during any renewed term of Lease shall be
       upon serving three months' written notice to the Lessor.

                                    ARTICLE 3
                                RENT AND SECURITY

3.1    In consideration of the Lessor agreeing to lease out to the Lessee the
       Premises, the Lessee shall pay the Lessor rent @ Rs. 38/- per sq. ft. per
       month) on the super area i.e. Rs. 7,31,614/- (Rupees Seven Lacs Thirty
       One Thousand Six Hundred and Fourteen Only) per month for the initial
       period of three years in respect of the Premises. It is clarified that
       the above rental shall include the cost of doing false ceiling, false
       ceiling lighting, a/c ducting , fire sprinkler and cement screeding,
       subject to a maximum expense cap of Rs.225/- per sq. ft. on the super
       area, which shall be provided by the Lessor in the Premises.

3.2    The rent for the Premises shall commence from July 01, 2004.

3.3    In the event the lease is extended for a further period of three years,
       the increase in the Rent and Security Deposits shall be 12% (Twelve
       percent) over the rent of the preceding term.

3.4    The rent and the other charges in respect of the Premises as specified in
       this Agreement shall be paid monthly in advance on or before the 7th of
       each calendar month in respect of the month for which the rent is due.
       Any delay in payment of rent by the due date shall attract levy of
       interest @ 18% p.a. for the period of delay, which shall also be payable
       by the Lessee to the Lessors.

3.5    In addition to the monthly rent payable, the Lessee agrees to pay and
       shall always maintain with the Lessor as Interest Free Refundable
       Security Deposit (herein referred to as the `Security Deposit'), an
       amount that shall always be equivalent to 6 (six) months rent of the said
       Premises. The Security Deposit payable by the Lessee to the Lessor for
       the Lese Period shall be a sum of Rs.43,89,684 /- (Rupees Forty Three
       Lacs Eighty Nine Thousand Six Hundred Eighty Four Only).

3.6    That the Lessee has paid unto the Lessor a sum of Rs. 21,94,842/-,
       equivalent to three months of Rent towards part of the Security Deposit
       and the balance of the Security Deposit, equivalent to Rs. 21,94,842/-
       shall be payable at the time of signing and execution of this Agreement.

3.7    Upon increase in rent by 12% in the renewed periods, the aforesaid
       Security Deposit shall automatically stand increased from the first month
       of renewed period so as to be always equal to Six months of the
       corresponding rent. The

                                                                               3
<PAGE>
       Lessee along with the rent shall pay the increased amount of Security
       Deposit upon each renewal of Lease.

3.8    The entire amount of Security Deposit paid by the Lessee during the lease
       period shall be kept by the Lessor which shall be refunded by the Lessor
       to the Lessee without any interest upon the Lessee surrendering peaceful,
       vacant and physical possession of said premises, free from all
       encumbrances, upon expiry or earlier termination of this Lease, subject
       to adjustment of arrears of rent and any other sums due and payable under
       this Agreement, if any.

3.9    The rent payable by the Lessee to the Lessor shall also be subject to
       statutory deductions.

3.10   If the Lessee vacates the Premises upon termination or expiry of this
       Agreement after serving the due notice as prescribed, and the Lessor
       fails to refund the Security Deposit to the Lessee simultaneously with
       the Lessee handing over the vacant possession of the Premises to the
       Lessor, the Lessor shall, on the unpaid Deposit, pay to the Lessee an
       interest @ 18% per annum from the date on which the Security Deposit
       becomes due for refund till the date of actual payment.

                                    ARTICLE 4
                                   MAINTENANCE

       The Lessee hereby agrees that it shall simultaneously enter into a
       separate Maintenance Agreement with the maintenance agency for the
       maintenance of the Premises and the Common Areas of the Said Complex. In
       the event the Maintenance Agreement is not signed within one week of
       signing of the Agreement; the Lessor shall have the right to terminate
       the Agreement in terms of clause 11 of the Agreement. The said
       Maintenance Agreement shall form part of the Agreement and is annexed
       hereto as Annexure `II', and the Lessee hereby undertakes to abide with
       all the terms and conditions stipulated therein

                                    ARTICLE 5
                     REPRESENTATION AND OBLIGATION OF LESSOR

5.1    That the Lessor is the absolute owner of the Premises and is in peaceful
       possession of the same, free from all encumbrances and direct litigation
       on the Premises.

5.2    That the Lessor has the power and authority to grant the lease.

5.3    That the Premises can be used for office purposes.

5.4    That the Premises have been constructed in accordance in accordance with
       the approved building Plans and that the Lessor is not in breach of any
       statutory / municipal regulation with respect to the Premises.

                                                                               4
<PAGE>
5.5    That the Lessor shall not hold the Lessee responsible for any previous
       dues, taxes, levy, etc., if any due upon the Lessor prior to the
       execution of this Agreement.

5.6    For the purposes of this Lease, the Lessee may take possession of the
       Premises immediately upon the execution of this Agreement to Lease by
       both parties.

5.7    The Lessor shall permit the Lessee to carry out at the cost of the
       Lessee, but without in any way damaging the main structure of the
       Premises, internal partitions and other internal alterations and
       additions which are not visible from outside, as may be necessary for the
       business of the Lessee provided that such internal alterations or
       additions shall not be in violation of any local laws, bye laws or
       regulations.

                                    ARTICLE 6
                               TITLE AND OWNERSHIP

6.1    Save as otherwise provided in this Agreement, no right, title or interest
       in the Premises shall pass to the Lessee by virtue of these presents. The
       Lessee shall at no time contest or challenge the Lessor's sole and
       exclusive right, title and interest in the Premises.

6.2    The Lessee also agrees and undertakes not to sell, assign or sublet the
       Premises or otherwise encumber or suffer a lien thereon without the prior
       consent of the Lessor in writing. However, the Lessee has the right to
       sublet the Premises in full thereof to a party, who would be bound under
       the same terms and conditions as stated in this Lease. A written
       permission shall be obtained before the subletting the premises and the
       Lessor shall not withhold such permission unreasonably. The Lessee shall,
       however, remain solely responsible for the rental payments, title and
       session to the Lessor.

6.3    Conditional upon the Lessee's compliance with and fulfillment of the term
       and conditions of this Agreement, the Lessee shall have the right to have
       exclusive peaceful possession of the Premises for the full term of the
       Agreement.

                                    ARTCLE 7
                    REPRESENTATIONS AND OBLIGATIONS OF LESSEE

7.1    The Lessee shall pay to the Lessor rent and all other sums payable under
       this Agreement not later than the 7th day in advance. In the event of any
       delay the Lessee shall be liable to pay interest @18% per annum on all
       amounts due and payable by the Lessee under this Agreement.

7.2    It is clearly understood by the Parties that currently there are no
       municipal taxes or levies payable with respect to the said Premises. If
       any municipal taxes or levies are levied by local or state authorities
       with respect to the said Premises the same shall be borne by the Lessee.
       However liability of the Lessee to pay such tax or levy shall be from the
       Lease Commencement Date.

                                                                               5
<PAGE>
7.3    To pay by the due date meter, hire and electricity charges as recorded in
       the meter and water charges pertaining to the aforesaid premises. In the
       event of there being common meter for common services the Lessee shall
       jointly with other occupants of the Said Complex shall pay within 7
       (seven) days from the date of the bill to the Lessors the proportionate
       cost of water and electricity charges calculated on the super built-up
       area of the Premises.

7.4    To carry out day-to day maintenance of the internal of the Premises at
       its own cost.

7.5    To permit the Lessors and their representative at all reasonable hours,
       after prior notice of 24 hours to enter into the Premises for the purpose
       of inspection or maintenance of services or for any other purpose.

7.6    The insurance of the interiors of the Premises shall be the
       responsibility of the Lessee and the Lessor shall not in any case be
       liable for any damage or loss occurred to the interiors or articles
       within the premises.

7.7    To use the Premises for office purposes only and not to carry on or
       permit to be carried on in the Premises or in any part thereof any
       activities which shall be or are likely to be unlawful, obnoxious or of
       nuisance, annoyance or disturbance to other tenants/ occupants in the
       Complex.

7.8    It is agreed by the Lessee not to keep or store any goods of hazardous or
       combustible nature or otherwise so as to affect the construction or the
       structure of the Complex.

7.9    To display name and address of its office only at such place(s) at
       designate places and in the manner as may be permitted by the Maintenance
       Agency and not to do any act in this respect, which is contrary to the
       terms and condition of the maintenance agreement.

7.10   The Premises shall be used only by the Lessee for its own, associates,
       subsidiaries, group companies and affiliates office purposes and the
       Lessee undertakes that it shall not assign, transfer, mortgage, sublet or
       grant leave and license or transfer or part with or share possession in
       any manner whatsoever, of any portion of the Premises, with any other
       party without the prior written consent of the Lessor, and further
       undertakes to produce relevant documents to substantiate the group
       companies, subsidiaries etc.

7.11   The Lessee shall not make any structural additions or alterations in the
       Premises unless specifically allowed by the Lessor, and if any structural
       addition or alteration are permitted then the Lessee shall make sure that
       upon vacating the premises, the Lessee shall remove all such fittings and
       alterations and restore the Premises in its original condition except
       reasonable wear and tear.

                                                                               6
<PAGE>
                                    ARTICLE 8
                                    INDEMNITY

       The Lessee acknowledges that the Lessor shall not be liable to the Lessee
       for any special, consequential or indirect loss arising out of this
       Agreement and undertakes to indemnify and hold harmless the Lessor
       against any such loss. The Lessee shall indemnify the Lessor against all
       arrears of rent and any other sum due and payable by the Lessee if the
       total sum of such arrears and dues of the Lessee is in excess of the
       amount deposited as the Security Deposit.

                                    ARTICLE 9
                                   INSPECTION

9.1    The Lessor or its designated representative shall have the right from
       time to time during the normal business hours on any working day with
       prior notice of atleast 24 hours in writing to the Lessee, except in
       cases of emergency, to enter upon the Premises for the purpose of
       inspecting the service and maintenance in the Premises.

9.2    The Lessee shall permit the Lessor or its authorized representative to
       enter into the Premises with prior notice of atleast 24 hours in writing
       to the Lessee, except in cases of emergency to check for the compliance
       with the Agreement.

                                   ARTICLE 10
                                     GENERAL

10.1   STAMP DUTY

       The Agreement for the Premises shall be registered and the charges
       pertaining to the stamp duty shall be borne by the Lessee.

10.2   ASSIGNMENT/ SALE

       The Lessor shall have the right to sell or transfer the Premises, in part
       or in full, during the period of lease to any third party(s). However,
       the Lessor shall ensure that the third party(s) shall be bound by and
       adhere to the terms and conditions of the Agreement to ensure
       uninterrupted and peaceful enjoyment of the Premises by the Lessee for
       the period of lease and any renewal periods.

10.3   FORCE MAJEURE

       The Parties shall not be held responsible for any consequences or
       liabilities under this Agreement by reason of restrictive Governmental
       Laws or Regulations, riots, insurrection, terrorist action, natural
       calamity, and acts of God etc. Subject to what is stated hereinafter in
       this Clause, the term of this lease shall automatically stand extended
       during the operation, occurrence or continuance of Force majeure
       circumstance(s), provided however,that if, on account of Force Majeure as
       aforementioned the Lessee is unable to fully use or enjoy the Premises
       herein demised for a continuous period of 90 days, then the Lessee may in
       its sole discretion terminate or continue with this lease. No

                                                                               7
<PAGE>
       rental, maintenance shall be due during any period where Lessee cannot
       fully use or enjoy the Premises due to a Force Majeure. However inability
       to pay rents, for any reason whatsoever, shall not constitute an event of
       Force Majeure.

10.4   ENTIRE AGREEMENT

       This Agreement constitutes the entire agreement between the Parties and
       revokes and supersedes all previous agreements between the Parties, if
       any, concerning the matters covered herein whether written oral or
       implied. The terms and condition of this Agreement shall not be changed
       or modified except by written amendments duly agreed between the Parties.

                                    ARTICLE 11
                                   TERMINATION

11.1   The Parties may terminate this Agreement in the following manner:

11.1.1 By the Lessor upon happening of Events of Default of Lessee

11.1.2 By either Party upon the other committing any material breach of the
       terms and conditions of this Agreement, which breach remains uncured for
       more than 30 days after proper notice from such Party.

11.1.3 The execution or performance of this Agreement, by the Lessor or the
       Lessee, is contrary to applicable law.

11.2   EVENTS OF DEFAULT:

       An event of default by Lessee shall occur hereunder if:

11.2.1 The Lessee fails to pay any of the lease rentals or part thereof or other
       payment required hereunder when due and such failure continues for a
       period of 30 days after written notice is sent to the Lessee;

11.2.2 Upon Lessee committing any material breach of the terms and conditions of
       this Agreement, which breach remains uncured for more than 30 days after
       proper notice from the Lessor.

11.2.3 The Lessee fails to pay any of the maintenance charges or part thereof or
       other payment required in the maintenance agreement when due and such
       failure is not cured by the Lessee as provided therein. It is also agreed
       between the Parties that termination of the maintenance agreement shall
       be simultaneous with this Agreement and in accordance with the terms and
       conditions stipulated therein.

11.2.4 The Lessee omit to perform, observe any covenant or condition to be
       observed and performed of this Agreement and shall continue to do so or
       does not remedy the breach within thirty (30) days after written notice
       received in respect thereof;

                                                                               8
<PAGE>
11.2.5 The Lessee transfers or part with possession or sublets, without the
       permission of the Lessor as provided for in Section 6.2, or encumbers or
       creates any lien or endangers the Premises;

11.2.6 The Lessee becomes insolvent or bankrupt or makes an assignment for the
       benefit of creditors, with regard to the said Premises;

11.2.7 Shall be in default under any other agreement executed with the Lessor
       and / or such default is continuing and not cured.

11.3   REMEDIES

       Upon the occurrence of any Event of Default and at any time thereafter,
       in addition to the right available to the Lessor in the Agreement here in
       above, the Lessor shall declare all sums due and to become due hereunder
       for the full term of the lease, immediately due and payable by the Lessee
       and upon the Lessee failing to make the said payment within 30 days
       thereof, Lessor may, at its sole discretion to do the following:

11.3.1 The Lessor may forthwith re-enter upon the Premises or any part thereof
       and this Agreement shall thereupon stand determined but without prejudice
       to any claim, which the Lessor may have against the Lessee in respect of
       any breach, non-performance or non- observance of the covenants or
       conditions herein contained.

11.3.2 The Lessor may adjust all moneys including unadjusted advance rentals
       deposited by the Lessee under this Agreement against all sums due to the
       Lessor including interest, damages, etc. However, if the arrears of rent
       and any other sum due and payable by the Lessee exceed the amount
       deposited as security, then the Lessee shall pay / indemnify the Lessor
       as per the clause 8 of the Agreement.

                                   ARTICLE 12
                                      COSTS

       The Lessee shall be liable for all legal fee and other cost and expenses,
       as determined by the Arbitrator / Courts, resulting from the foregoing
       defaults of the Lessee as mentioned in the clause 7 above.

                                   ARTICLE 13
                                     WAIVER

       Any expressed or implied waiver by the Lessor of any default shall not
       constitute a waiver of any other default by the Lessee or a waiver of any
       of the Lessor's right. All original rights and powers of the Lessor under
       this Agreement will remain in full force, notwithstanding any neglects,
       forbearance or delay in the enforcement thereof by the Lessor, and the
       Lessor shall not be deemed to have waived any of the Lessor's rights or
       any provision

                                                                               9
<PAGE>
       of this Agreement or any notice given hereunder unless such waiver be
       provided in writing by Lessor and any waiver by the Lessor of any breach
       by the Lessee of the Agreement shall not be deemed a waiver of any
       continuing or recurring breach by the Lessee of the Agreement.

                                   ARTICLE 14
                         APPLICABLE LAW AND JURISDICTION

16.1   This Agreement shall be construed and the legal relations between the
       Parties hereto shall be determined and governed according to the laws of
       India.

16.2   That the Civil Courts at Gurgaon and Punjab & Haryana High Court at
       Chandigarh alone shall have jurisdiction in all matters arising out of
       and/or concerning this transaction.

                                    ARTICLE 15
                                   ARBITRATION

15.1   All disputes, difference or disagreement arising out of, in connection
       with or in relation to this Agreement shall be mutually discussed and
       settled between the Parties.

15.2   All disputes, difference or disagreement arising out of, in connection
       with or in relation to this Agreement, which cannot be amicably settled,
       shall be finally decided by arbitration to be held in accordance with the
       provisions of the Arbitration and Conciliation Act, 1996. Any arbitration
       pursuant hereunder shall be a domestic arbitration under the Applicable
       Law.

15.3   The venue of arbitration shall be Gurgaon or such other place as may be
       mutually agreed between the Parties and the language of arbitration shall
       be English.

15.4   The arbitration shall take place before three arbitrators, one to be
       appointed by each Party and a presiding arbitrator to be appointed by the
       said two Arbitrators, within thirty days of the invocation of the
       arbitration. The award shall be rendered in English Language.

                                   ARTICLE 16
                              NO PARTNERSHIP/AGENCY

       Nothing in this Agreement shall be construed as creating a partnership or
       joint venture between the Lessee and the Lessor. Neither party will be
       deemed to be an agent of the other party as a result of any act under or
       related to this Agreement, and will not in any way pledge the other
       Party's credit or incur any obligation on behalf of the other Party.

                                   ARTICLE 17
                                     NOTICE

                                                                              10
<PAGE>
       Any notice to be served on either of the Parties by the other shall be
       sent by prepaid recorded delivery or registered post or by fax at the
       address shown at recital of the Agreement and shall be deemed to have
       been received by the addressee within 72 hours of posting or 24 hours if
       sent by fax or by electronic mail.

IN WITNESS WHEREOF, THE PARTIES HERETO HAVE SET THEIR HANDS AND SEAL TO THESE
PRESENTS ON THE DAY, MONTH AND YEAR FIRST ABOVE WRITTEN IN THE PRESENCE OF THE
FOLLOWING WITNESSES :

SIGNED, SEALED & DELIVERED
For & on behalf of

LESSEE /                                        LESSOR /
SECOND PARTY                                    FIRST PARTY

AUTHORISED SIGNATORY                            AUTHORISED SIGNATORY

Witnesses :

<PAGE>
Annexure I

<TABLE>
<S>                                 <C>     <C>
Office Hall Carpet                  -       4412.395 SQM
Toilet Carpet                       -       32.475 SQM
AHU'S/ELEC. CARPET                  -       51.897 SQM
STAIR CASE CARPET                   -       33.33 SQM
                                            ---------
TOTAL CARPET AREA                   -       1530.097 SQM
                                            ------------

AREA UNDER WALLS/COL.
LIFTS & SHAFTS                      -       147.093 SQM
TOTAL PLATE BUILD-UP
AREA                                -       1677.190 SQM  - (A)
C2 COMMON CIRCULATION
LOADING OF THE COM. CIR. FOR THE    -       111.415 SQM  - (B)
PLATE @ 6.643% OF 1667.190 SQM
</TABLE>

TOTAL SALEABLE AREA = A+B= 1788.605 SQM

                                   19253 SQFT

                              SUPER AREA 19253 SQFT
<PAGE>
ANNEX II

                       MAINTENANCE AND SERVICES AGREEMENT
                              UNITECH TRADE CENTRE

This Agreement of Maintenance and Services (hereafter referred to as the
'AGREEMENT') is made at Gurgaon on this 3rd day of March 2004.

BETWEEN

M/S UNISING PROJECTS PVT. LTD., a company incorporated under the provisions of
Companies Act, 1956, and having its registered office 6, Community Centre,
Saket, New Delhi - 110 017 (hereinafter referred to as the `MAINTENANCE AGENCY'
which expression shall, unless it be repugnant to the subject or context,
include its executors, administrators, successors and assigns) through Mr.
Ramkrishna Sharma and Mr. Jogy P. Thomas duly authorised to sign this Agreement,
on the FIRST PART.

AND

M/s GREENFIELD ONLINE PVT. LTD. Company incorporated under the provisions of the
Companies Act, 1956 and having its registered office E-11, Rajouri Gardens, New
Delhi through its authorised representative Mr. C K Taneja (hereinafter referred
to as the 'OCCUPANT', which expression shall, unless it be repugnant to the
subject or context, include its executors, administrators, successors and
assigns) of the SECOND PART.

The Maintenance Agency and the Occupant are hereinafter collectively referred to
as the 'PARTIES'.

WHEREAS M/S UNITECH BUSINESS PARKS LTD. (HEREINAFTER REFERRED TO AS THE
Developer) has developed the plot of Land admeasuring 4.39 acres in Sushant Lok,
Gurgaon, Haryana- 122001, by constructing thereon a Commercial Complex called
`Unitech Trade Centre' (hereafter referred to as the `COMPLEX') in accordance
with the Building plans as approved by the Director, Town & Country Planning,
Government of Haryana, Chandigarh.

AND WHEREAS the Developer has appointed the Maintenance Agency to undertake
operations maintenance of common areas and services, in the Complex.

AND WHEREAS the Maintenance Agency, may in its discretion appoint another entity
as the `PROPERTY MANAGER' of the Complex for the purposes of maintaining the
buildings
<PAGE>
structures and various services & equipment in the Complex (hereafter referred
to as the `SERVICES') the details whereof are described in Article 4. In the
absence on any such Property Manager, the Maintenance Agency shall be deemed to
be the Property Manager.

AND WHEREAS the Occupant has taken on lease a total of 19,253.sq.ft. of super
area on First Floor in the Complex (hereinafter referred to as the 'PREMISES')
vide lease agreement dated 3rd March 2004(hereinafter referred to as the "LEASE
AGREEMENT").

AND WHEREAS the Maintenance Agency has agreed to provide Services to the
Occupant in terms of this Agreement.

NOW THEREFORE, THIS AGREEMENT WITNESSETH AS UNDER:

                                    ARTICLE 1
                                   DEFINITION

      'AGREEMENT' shall mean the Agreement of Maintenance and Services, which is
      entered into between the Maintenance Agency and the Occupant;

      `BUYER ASSOCIATION' shall mean an association of the Owners of the Complex
      constituted for the purpose of upkeep, welfare and maintenance of the
      Services in the Complex.

      'COMMON AREAS' shall mean the areas in the complex, which are used by all
      the occupants for common use;

      `COMMON EQUIPMENT' shall mean and include all the equipment in the Complex
      used by and for the purpose of all the occupants of the Complex.

      'DATE OF POSSESSION' shall mean the date of execution of this Agreement;

      `MAINTENANCE ADVANCE' shall mean interest free payment by the Occupant
      equivalent to six months Maintenance Charges payable by the Occupant at
      the time of signing of this Maintenance Agreement.

      `MAINTENANCE CHARGES' shall mean the charges calculated in terms of clause
      5 of this Agreement and payable by the Occupant, to the Maintenance
      Agency.

      'SERVICES' shall mean the operation and maintenance of various common
      services, facilities and common equipment provided by the Maintenance
      Agency in terms of Article 4 of the Agreement.

      `SUPER AREA' shall mean and include the covered area, inclusive of the
      area under periphery walls, area under the columns and walls, area
      utilized for the Services viz. area under staircases, circulation area,
      walls, lifts, shafts, passages, corridors, lobbies and refuge areas.
<PAGE>
      `SINKING FUND' shall mean the funds collected by the Maintenance Agency
      and used as and when required towards the cost of replacement,
      refurbishing, major repairs etc. of the Complex, plants and equipment
      installed in the Complex and shall be included in the Maintenance Charges.

                                    ARTICLE 2
                                   MAINTENANCE

2.1   That the Maintenance Agency and its appointed Property Manager hereby
      agrees to maintain the Common Areas of the Complex and operation of
      various facilities and shall provide the Services to the Occupant in terms
      of Article 4 of the Agreement.

2.2   It is agreed between the Parties that the indivisible Super Area shall be
      taken for the purpose of calculating the Maintenance Charges in respect of
      the Premises.

2.3   The Maintenance Agency agrees that it shall provide Services, from the
      Date of Possession for operation of the Premises.

                                    ARTICLE 3
                                      TERM

      It is agreed between the Parties that the Agreement shall continue to be
      in force for a period as agreed to in the Lease Agreement with a renewal
      option on the terms and condition as agreed therein between the parties to
      the Lease Agreement.

                                    ARTICLE 4
                                    SERVICES

4.1   The Maintenance Agency and its appointed Property Manager shall provide
      the Occupant the following Services:

4.1.1 Operation & maintenance of uninterrupted power supply, air-conditioning
      system, plants, fire fighting system, lifts in running condition, other
      electrical & mechanical equipment systems as installed by the Maintenance
      Agency in the Complex, electric sub-station connected with the supply of
      electrical energy and all other equipment installed by the Maintenance
      Agency for the provision of common services in the Complex.

4.1.2 COMMON AREAS MAINTENANCE SERVICES:

      These relate to operation and maintenance of Common Areas, basement,
      parkings, terraces and refuge areas etc.
<PAGE>
4.1.3 OPERATION & MAINTENANCE SERVICES LOCATED IN THE BASEMENT:

      These services shall include operation and maintenance of basement
      services, such as, electric sub-station, pumps, and fire fighting rooms,
      transformers, DG sets, water tank and other services including parking
      areas in the basement.

4.1.4 OPEN AREA MAINTENANCE SERVICES:

      These services relate to operation and maintenance of open spaces within
      the Complex, such as, maintenance of compound wall, landscaping,
      electrification, water supply, sewerage, roads, paths and other services
      etc. within the Complex.

4.1.5 Security services for common areas and basement in the Complex

4.1.6 Insurance of structure and common plants & equipment in the Complex.
      However, insurance of interiors of the Premises or any articles kept or
      stored therein is the responsibility of the Occupant. It is also the
      responsibility of the Occupant to insure its employees.

4.1.7 Maintenance of common facilities and operation & maintenance of equipment
      for provision of all common services to be provided in the Complex.

4.2   It is agreed between the Parties that the maintenance inside the Premises
      shall be the sole responsibility of the Occupant / Owner.

                                    ARTICLE 5
                               MAINTENANCE CHARGES

5.1   In consideration of the Services provided by the Maintenance Agency and
      its appointed Property Manager in terms of the Article 4, the Occupant
      shall be liable to pay the Maintenance Agency for common area pertaining
      to the Premises, being used on 24 x 7 x 365 basis, the monthly Maintenance
      Charges calculated @ Rs. 21/- per sq ft. per month, for the period of one
      year from the date hereof, subject however to any increase in the cost of
      Diesel and electricity, which increase shall be borne solely by the
      Occupant, on pro-rata basis. However upon expiry of one year from the date
      hereof, the Maintenance Charges shall be calculated in accordance with
      Article 5.4 hereof. The aforesaid maintenance charges shall commence from
      1st May 2004 or from date of commencement of operations by the Occupant
      whichever is earlier("maintenance commencement date"). Maintenance for the
      first year of the Agreement is capped at @ Rs. 21/- per sq ft. per month,
      but may be lower in accordance with the calculation contained in Article
      4.

5.2   That thereafter Maintenance Agency in order to ensure the quality of the
      Services and to meet the increased cost shall have the right to increase
      or revise the
<PAGE>
      Maintenance Charges after informing the occupant. The calculation of the
      billing shall be done on the basis of actual cost +20%.

5.3   The Maintenance Charges payable by the Occupant shall include all the
      charges in providing Services to the Occupant but not limited to the
      following:

      (a)   Open Area Maintenance Charges: These charges relate to maintenance
            of compound wall, landscaping, electrification, water supply, tube
            well, sewerage, roads, paths and other services etc. within the
            Complex.

      (b)   Common Areas Maintenance Charges: These charges relate to
            maintenance of Common Areas, basement, parking, terraces, refuge
            areas, lifts, fire fighting equipment and other services etc. inside
            the Complex.

      (c)   Maintenance Charges of Basement and Services in the Basement: These
            charges shall relate to maintenance of basement which include
            electric sub-station, pumps, fire-fighting rooms, transformer, DG
            sets, water tanks and other services.

      (d)   Charges for security services.

      (e)   Charges for operation and maintenance of all Common Equipment
            including electro-mechanical equipment and /or any other equipment
            installed for rendering Services which shall include central air
            conditioning plants / equipment, generators, lifts etc. in the
            Complex.

      (f)   Charges of electricity for the parking area and external Common
            Areas etc.

      (g)   Meter hire charges and a minimum demand charge if the consumption
            falls below the minimum demand as per the applicable schedule
            tariff.

      (h)   Charges of maintenance for landscaping of open areas in the Complex.

      (i)   Charges for cleaning, painting and replacement in Common Areas.

      (j)   Charges for administrative staff and the maintenance staff in the
            Complex.

      (k)   Charges for diesel and lubricants for DG sets for common areas.

      (l)   Charges for replacements / refurbishing.

      (m)   Charges for insuring the Complex, building shell & Common Equipment.

      (n)   Sinking fund.
<PAGE>
      (o)   Other necessary / ancillary expenses incurred in providing the
            Services.

5.4   The calculation of maintenance charges to be billed to the Occupant shall
      be done in the following manner:

            A)    Cost of entire maintenance services provided by the
                  Maintenance Agency per month;

      Add.  B) -  Total cost of electrical energy for the Complex as per the
                  bill paid to Dakshin Haryana Bijli Vitran Nigam (DHBVN) by the
                  Maintenance Agency and the cost of operation and maintenance
                  of DG Set(s) including fuel, etc. per month;

      Less  C) -  Amount due from the Occupants whether received or not by the
                  Maintenance Agency in respect of electricity bills paid by
                  them for consumption of electrical energy inside their
                  Premises based on meter reading every month.

      Less. (D)-  Cost of any maintenance service exclusively rendered to and
                  borne by any Occupant / Owners.

            The resultant total shall be divided by the total occupied Super
            Area of the Said Complex to arrive at actual charges per Sq.ft. per
            month for the Super area which shall be multiplied by 1.2 times to
            arrive at the cost for the maintenance charges per sq. ft. per month
            of Super Area. The Maintenance charges to be paid by any individual
            Occupant would be calculated after multiplying the total super area
            of the Premises occupied by it with the Maintenance Charges per sq.
            ft. per month.

            Actual Cost / Sq. Ft./ month  =      A + B - C - D
                                                 -------------

                                            Total occupied Super area

      Maintenance Charges = 1.2 x Actual Cost / sq. ft. / month.

      The calculations for the Maintenance Charges / Rate shall be reviewed once
      every six months or in the interim, if there is any escalation / change in
      the rates of the electricity / fuel / labour etc.

      The Maintenance Agency agrees to provide the Occupant the details of any
      interim deviation in the Maintenance Charges.

                                    ARTICLE 6
                               MAINTENANCE ADVANCE
<PAGE>
      The Occupant hereby agrees that it shall pay the Maintenance Agency the
      Maintenance Advance of Rs.24,25,878/-. This interest free Maintenance
      Advance shall be adjusted by the Maintenance Agency equally in the monthly
      Maintenance Charges payable by the Occupant over the lease period starting
      from the maintenance commencement date.

      However, after the expiry of three years, a fresh Maintenance Agreement
      shall be signed. Further the maintenance advance at the prevalent rates
      shall be payable by the Occupant in pursuance to such agreement.

                                    ARTICLE 7
                                    PAYMENTS

7.1   The invoices regarding the Maintenance Charges shall be raised by the
      Maintenance Agency, in advance, every month except the electricity bills,
      which shall be billed on the basis of actual consumption, based on the
      meter reading of the previous month. The bill for consumption of
      electrical energy inside the Premises, as indicated above, shall be billed
      separately along with the bill for Maintenance Charges. The bill shall
      also include (pro-rata) meter hire charges and (the pro-rata differential)
      a minimum demand charge, if the consumption falls below the minimum demand
      as per applicable schedule tariff.

7.2   The payments made by the Occupant shall always be made in full and no part
      payment shall be acceptable.

7.3   The Services shall only commence after the Occupant makes the payments as
      mentioned in this Article.

7.4   The Maintenance Charges shall be payable by 7th of every month and if
      there is any delay in the payment of the Maintenance Charges, the
      Maintenance Agency shall charge interest @18% p.a. for the period of
      delay. However, no notice for delay shall be served on the Occupant and
      the bill itself shall be regarded as the notice.

7.5   All the payments made by the Occupant shall be made through crossed cheque
      or demand draft drawn in favour of the Maintenance Agency payable at
      Gurgaon, Haryana.

7.6   In the event there is any discrepancy in the accuracy of the bill, it is
      agreed by the Occupant that it shall intimate the Maintenance Agency
      within seven days of the receipt of the invoice of such discrepancy. If
      such intimation is not received by the Maintenance Agency within such
      period from the Occupant it shall be deemed that there is no discrepancy
      and the Occupant shall be liable to pay such amount. However, if the
      Occupant identifies any discrepancy at any later stage during the lease
      period after the Occupant makes the payment of the bill to the Maintenance
      Agency, the Maintenance Agency shall adjust such amount in the subsequent
      bill.
<PAGE>
7.7   Notwithstanding the aforesaid clause, if the Occupant does not pay the
      Maintenance Charges, the Maintenance Agency has the discretion to
      discontinue all the services to be provided in the Premises and any
      dispute thereof shall be settled in terms of the Article 12 of the
      Agreement.

7.8   In case the Occupant wishes to restore the services by paying the bills,
      the Maintenance Agency shall do so on the payment of actual restoration
      charges as per the bill raised by the Maintenance Agency to Occupant along
      with the interest @18% p.a. on the outstanding amount.

                                    ARTICLE 8
             REPRESENTATION AND OBLIGATION OF THE MAINTENANCE AGENCY

8.1   The Maintenance Agency hereby represents that it shall maintain an
      adequate and proper central air-conditioning system / heating facilities,
      power backup for uninterrupted power supply in the Premises and the lift
      in running condition.

8.2   The Maintenance Agency shall maintain the elevators installed in the
      Complex and make those available for use of the Occupant in accordance
      with the provisions of this Agreement except to the extent of interruption
      caused by unavoidable mechanical defect or electrical failure or for
      reasons beyond the control of the Maintenance Agency.

8.3   In the event of any mechanical defect or electrical failure, the
      Maintenance Agency shall make all reasonable efforts to rectify the same
      at the earliest. In the event the failure is not rectified for more than
      72 hours the Maintenance Agency shall make alternate arrangements for the
      Occupant.

8.4   The Maintenance Agency shall be responsible to meet all obligations,
      relating to local laws applicable to them including labour laws.

                                    ARTICLE 9
                                   TERMINATION

9.1   The Agreement shall stand terminated if any of the following occurs:

9.1.1 Upon taking over the Maintenance Services of the Complex by the Buyers
      Association, (hereafter referred to as the `ASSOCIATION') which shall be
<PAGE>
      responsible for the maintenance and providing Services to the occupants.
      In the event of termination, the Maintenance Agency hereby agrees that it
      shall transfer all the unadjusted Maintenance Advance of the Occupant with
      the Association after adjusting any amount due to it from the Occupant
      under this Agreement.

9.1.2 Upon the termination of the Lease Agreement it is agreed between the
      Parties that termination of the Lease Agreement and this Agreement shall
      be simultaneous and in accordance with the terms and conditions stipulated
      therein.

9.1.3 The Occupant shall ensure that on termination or expiry or extension of
      the Lease Period, the Occupant shall issue three months notice to the
      Maintenance Agency for discontinuing or for continuing the Services.
      However, the Occupant agrees to pay Maintenance Charges in full for such
      notice period.

                                   ARTICLE 10
                                     GENERAL

10.1  AUDIT

      At the end of each financial year, the Maintenance Agency shall get its
      project accounts audited and the expenses incurred would form basis of the
      estimates for billing in the subsequent financial year. In case, there is
      any deficit, the same shall be recovered proportionately in the subsequent
      bills and in case of excess the same shall be adjusted in subsequent
      bills. Or if the Agreement has been terminated, such excess shall be paid
      back to the Occupant subsequently after audit, subject to payment of all
      other dues by the Occupant.

10.2  ASSIGNMENT

      If required, the Maintenance Agency shall have the powers to appoint
      outside agencies under separate Agreements for providing services in the
      Complex. It is also agreed between the Parties that the Maintenance Agency
      can out source the entire maintenance services to any private agency.

      Upon sub-lease, if any, of the Premises by the Occupant, such sub-lessee
      shall also enter into a similar Maintenance Agreement with the Maintenance
      Agency.

10.3  INDEMNITY

      In the event of any damage / breakage caused by the Occupant or its
      agents/ its visitors to any structure / equipment in the Complex, the
      Occupant shall forthwith reimburse costs in connection with the
      replacement / rectification and shall keep indemnified the Maintenance
      Agency in this respect.

10.4  FORCE MAJEURE
<PAGE>
      Failure on the part of either Party to perform any of its obligations
      shall not entitle the other party to raise any claim against the other
      party to the extent that such failure arises from an event of Force
      Majeure. If through Force Majeure the fulfillment by either party of any
      obligation set forth in this Agreement will be delayed, the period of such
      delay will not be counted on in computing periods prescribed by this
      Agreement. Any party failing to perform its obligations under this
      Agreement because of Force Majeure shall give notice in writing to the
      other party of such Force Majeure as soon as possible after the
      occurrence. Force Majeure will include any war, civil commotion, strike,
      governmental action, lockout, accident, epidemic or any other event of any
      nature or kind whatsoever beyond the control of the Parties that directly
      or indirectly hinders or prevents the Parties from commencing or
      proceeding with consummation of the obligations as contemplated hereby. It
      is agreed between the Parties that lack of funds shall not in any event
      constitute or be considered an event of Force Majeure. Any party hereto
      who fails because of Force Majeure to perform his obligations hereunder
      will upon the cessation of Force Majeure, take all reasonable steps within
      his power to resume with the least possible delay of compliance with his
      obligations. If the condition of force Majeure shall continue for a period
      exceeding two (2) months, then the Parties shall meet to decide upon the
      future performance of the Agreement. If the Parties are unable to agree
      upon a plan for future performance then the Agreement shall be terminated
      upon notice of either party to the other, on the sixtieth day after the
      notice is given. No Maintenance payments shall be due during any such
      period of interruption.

10.5  WAIVER

      The failure of the Parties to enforce at any time or for any period of
      time any provision hereof shall not be construed to be a waiver of any
      provision or of the right therefor to enforce any or each and every
      provision of this Agreement.

10.6  ENTIRE AGREEMENT

      This Agreement constitutes the entire agreement between the Parties and
      revokes and supersedes all previous agreements between the Parties, if
      any, concerning the matters covered herein whether written oral or
      implied. The terms and condition of this Agreement shall not be changed or
      modified except by written amendments duly agreed between the Parties.

                                   ARTICLE 11
                         APPLICABLE LAW AND JURISDICTION

11.1  This Agreement shall be construed and the legal relations between the
      Parties hereto shall be determined and governed according to the laws of
      India.
<PAGE>
11.2  That the Civil Courts at Gurgaon and Punjab & Haryana High Court at
      Chandigarh alone shall have jurisdiction in all matters arising out of
      and/or concerning this Agreement.

                                   ARTICLE 12
                                   ARBTRATION

12.1  All disputes, difference or disagreement arising out of, in connection
      with or in relation to this Agreement shall be mutually discussed and
      settled between the Parties.

12.2  All disputes, difference or disagreement arising out of, in connection
      with or in relation to this Agreement, which cannot be amicably settled,
      shall be finally decided by arbitration to be held in accordance with the
      provisions of the Arbitration and Conciliation Act, 1996. Any arbitration
      pursuant hereunder shall be a domestic arbitration under the applicable
      law.

12.3  The venue of arbitration shall be Gurgaon or such other place as may be
      mutually agreed between the Parties and the language of arbitration shall
      be English.

12.4  The arbitration shall take place before three arbitrators, one to be
      appointed by each Party and the Presiding Arbitrator to be appointed by
      the said two arbitrators, within thirty days of the invocation of the
      arbitration. The award shall be rendered in English Language.

IN WITNESS WHEREOF, THE PARTIES HERETO HAVE SET THEIR HANDS AND SEAL TO THESE
PRESENTS ON THE DAY, MONTH & YEAR FIRST ABOVE WRITTEN IN THE PRESENCE OF THE
FOLLOWING WITNESSES:

SIGNED, SEALED & DELIVERED
For & on behalf of

UNISING PROJECTS PVT. LTD.              WITNESS

                                        1.

Authorised Signatory

GREENFEILD ONLINE PVT. LTD.             2.

Authorised Signatory

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