Document:

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                                                                    EXHIBIT 4.20

               Renault & Handley
               INDUSTRIAL & COMMERCIAL REAL ESTATE

                    This Lease, executed in duplicate at Palo Alto, California,
PARTIES             this 15/th/ day of January, 2001 by and between Renault &
                    Handley Employees Investment Co.

                    and

                    Open TV, Inc.

                    hereinafter referred to respectively as "Lessor" , without
                    regard to number or gender,

PREMISES       1.   WITNESSETH: That Lessor hereby leases to Lessee, and Lessee
          hires from Lessor, those certain premises, hereinafter referred to as
          "the Premises," situated in the CIty of Mountain View, County of Santa
          Clara, State of California, and more particularly described as
          follows:

                    An approximate 25,000 square foot industrial building
          situated on an approximate two-acre lot commonly know as 415 East
          Middlefield Road. The Premises includes the building, lot and all
          parking thereon.

USE            2.   The Premises shall be used and occupied by Lessee solely for
          the following purposes:

          general office, sales and marketing, research and development, and for
          no other purpose without the prior written consent of Lessor.

TERM           3.   The term shall be for three (3) years and eight (8) months,
          commencing on the 1/st/ day of March, 2001 and ending on the 31/st/
          day of October, 2004.

RENTAL         4.   Base Monthly Rent shall be payable to the Lessor without
          defence, deduction or offset at the address set forth in paragraph 23
          below, or at such other place or places as may be designated from time
          to time by the Lessor, in the following amounts:

                    One Hundred Seventy Five Thousand and No/100th Dollars
          ($175,000.00) shall be due upon execution of this Lease representing
          rental due March 1, 2001. $175,000.00 shall be due on April 1, 2001.
          and on the first day of each and every month through February 1/st/
          2002. One Hundred Eighty Two Dollars and No/100ths ($182,000.00) shall
          be due March 1, 2002 and on the first day of each and every month
          through February 1/st/ 2003. One Hundred Eighty Nine Thousand Two
          Hundred Eighty and No/100ths Dollars ($189,280.00) shall be due March
          1, 2003 and on the first day of each and every month through February
          1/st/ 2004. One Hundred Ninety Six Thousand Eight Hundred Fifty One
          and 20/100ths Dollars ($196,851.20) shall be due March 1, 2004 and on
          the first day of each and every month through October 1/st/ 2004.

          Base Monthly Rent shall be paid monthly in advance. In addition,
          Lessee shall pay to Lessor with the Base Monthly Rent, as additional
          rent, a monthly management fee equal to one and one half percent (1
          1/2%) of the Base Monthly Rent. All other costs and charges payable by
          Lessee in accordance with the terms of this Lease (including property
          taxes, insurance premiums and maintenance costs) shall be deemed to be
          additional rent.

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SECURITY       5.   Lessee has deposited with Lessor $21,250.00 as security for
DEPOSIT     the full and faithful performance of each and every term, provision,
            covenant and condition of this Lease. In the event Lessee defaults
            in respect of any of the terms, provisions, covenants or conditions
            of this Lease, including, but not limited to the payment of rent,
            Lessor may use, apply or retain the whole or any part of such
            security for the payment of any rent in default or for any other sum
            which Lessor may spend or be required to spend by reason of Lessee's
            default. Should Lessee faithfully and fully comply with all of the
            terms, provisions, covenants and conditions of this Lease, the
            security or any balance thereof shall be returned to Lessee or, at
            the option of Lessor, to the last assignee of Lessee's interest in
            this Lease at the expiration of the term hereof. Lessee shall not be
            entitled to any interest on said security deposit.

POSSESSION     6.   If Lessor, for any reason whatsoever, cannot deliver
            possession of the Premises to Lessee at the commencement of the said
            term, as hereinbefore specified, this Lease shall not be void or
            voidable, nor shall Lessor, or Lessor's agents, be liable to Lessee
            for any loss or damage resulting therefrom; but in that event the
            commencement and termination dates of the Lease and all other dates
            affected thereby shall be revised to conform to the date of Lessor's
            delivery of possession. Notwithstanding the foregoing, if the period
            of delay of delivery exceeds ____ days, Lessee, at his or its
            option, may declare this Lease null and void by notice to Lessor at
            any time prior to delivery of the Premises.

ACCEPTANCE     7.   By entry hereunder, the Lessee accepts the Premises from
OF          Lessor in its "as is", "where is" condition. Lessor has made no
PREMISES    representations or warranties respecting the Premises and Lessee has
AND         investigated and inspected the Premises and has satisfied itself
CONSENT TO  that the Premises are suitable for the Lessee's intended use thereof
SURRENDER   and are in compliance with applicable laws and codes; provided,
            however, Lessor hereby warrants that it shall repair any material
            defects in the roof covering, HVAC, electrical and plumbing systems
            existing as of the commencement of the Lease, provided Lessee gives
            Lessor written notice specifying such defects in reasonable detail
            within thirty (30) days following commencement of this Lease. Lessor
            shall have no obligation to contribute toward any tenant
            improvements to the Premises whatsoever. The Lessee agrees on the
            last day of the term hereof, or on sooner termination of this Lease,
            to surrender to Lessor the Premises, which shall, except as
            otherwise provided in paragraph 9 below, include all alterations,
            additions, and improvements which may have been made in, to, or on
            the Premises by Lessor or Lessee, in the same good condition as at
            Lessee's entry into the Premises excepting for such wear and tear as
            would be normal for the period of the Lessee's occupancy. The
            Lessee, on or before the end of the term or sooner termination of
            this Lease, shall remove all Lessee's personal property and trade
            fixtures from the premises and all property not so removed shall be
            deemed to be abandoned by the Lessee. If the Premises are not
            surrendered at the end of the term or sooner termination of this
            Lease, the Lessee shall indemnify the Lessor against loss or
            liability resulting from delay by the Lessee in so surrendering the
            Premises including, without limitation, any claims made by any
            succeeding tenant founded on such delay.

USES           8. Lessee shall not commit, or suffer to be committed, any waste
PROHIBITED  upon the Premises, or any nuisance, or other act or thing which may
            disturb the quiet enjoyment of any other tenant in or around the
            buildings in which the Premises may be located, or allow any sale by
            auction upon the Premises, or allow the Premises to be used for any
            improper, immoral, unlawful or objectionable purpose, or place any
            loads upon the floor, walls, or roof which endanger the structure,
            or place any harmful liquids in the drainage system of the building.
            No waste materials or refuse shall be dumped upon or permitted to
            remain upon any part of the Premises outside of the building proper,
            except in designated receptacles. No materials, supplies, equipment,
            finished products or semi-finished products, raw materials or
            articles of any nature shall be stored upon or permitted to remain
            on any portion of the Premises outside of the buildings proper.

ALTERATIONS    9.   Lessee shall make no alterations, additions or improvements
AND         to the Premises or any part thereof (collectively "Alterations")
ADDITIONS   without first obtaining the prior written consent of the Lessor. All
            Alterations shall be in accordance with plans and specifications
            approved by Lessor and shall be carried out by a reputable licensed
            contractor and in compliance with all applicable laws, codes, rules
            and regulations. The Lessor may impose as a condition to the
            aforesaid consent such additional reasonable requirements as Lessor
            may deem necessary in Lessor's sole discretion, including without
            limitation requirements respecting the manner in which the work is
            done, Lessor's right of approval of the contractor by whom the work
            is to be performed, and the times during which it is to be
            accomplished. Upon written request of Lessor prior to the expiration
            or earlier termination of the Lease, Lessee will remove any or all
            Alterations installed by or for Lessee. All Alterations not
            specified to be removed shall at the expiration of earlier
            termination of the lease become the property of the Lessor and
            remain upon and be surrendered with the Premises. All movable
            furniture, business and trade fixtures, and machinery and equipment
            shall remain the property of the Lessee and may be removed by the
            Lessee at any time during the Lease term when Lessee is not in
            default hereunder. Items which are not to be deemed as movable
            furniture, business and trade fixtures, or machinery and equipment
            shall include heating, lighting, electrical systems, air
            conditioning, partitioning, carpeting, or any other installation
            which has become an integral part of the Premises. The Lessee will
            give the Lessor five (5) business days notice prior to the
            commencement of any Alterations work and will at all times permit
            notices of non-responsibility to be posted and to remain posted
            until the completion of Alterations.

MAINTE-        10.  Lessee shall, at Lessee's sole cost, keep and maintain the
NANCE OF    Premises and appurtenances and every part thereof, including but not
PREMISES    limited to, glazing, sidewalks, plumbing, and electrical systems,
            any store front, exterior paint and all components of the interior
            of the Premises in good order, condition, and repair. Lessor shall,
            at Lessor's sole cost and expense, maintain the structural integrity
            of the exterior walls, and structural portions of the roof,
            foundations and floors, except that Lessee shall pay, as additional
            rent, the cost of any repairs or replacements necessitated by the
            negligence or wrongful act of the Lessee or Lessee's agents or
            employees. Lessee shall, at Lessee's sole cost and expense,
            maintain, repair and (if necessary in the judgment of Lessor's
            experts) replace the roof covering, HVAC system, landscaping and
            parking lot surface during the term of this Lease, as may be
            extended. With respect to the replacement of capital items, the
            Lessee will only be responsible to reimburse the Lessor as
            Additional Rent, its pro rata share of the cost of said items, based
            upon the useful life of the items and the remaining term of the
            Lease including any extension thereof. Lessee expressly waives the
            benefits of any statute

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               now or hereafter in effect which would otherwise afford the
               Lessee the right to make repairs at Lessor's expense or to
               terminate this Lease because of Lessor's failure to keep the
               Premises in good order, condition or repair.

FIRE AND        11. Lessee shall not use, or permit the Premises, or any part
EXTENDED       thereof, to be used, for any purposes other than that for which
COVERAGE       the Premises are hereby leased and no use shall be made or
INSURANCE      permitted to be made on the Premises, nor acts done, which will
AND            cause a cancellation of any insurance policy covering the
SUBROGATION    Premises, or any part thereof, nor shall Lessee sell or permit to
               be kept, used or sold, in or about the Premises, any article
               which may be prohibited by the standard form of fire insurance
               policies. Lessee shall, at its sole cost and expense, comply with
               any and all requirements, pertaining to the Premises, of any
               insurance organization or company, necessary for the maintenance
               of reasonable fire and public liability insurance, covering said
               building and appurtenances.

                    11.1 Lessee shall, at its expense, obtain and keep in force
               during the term of this Lease a policy of commercial general
               liability insurance (including cross liability) insuring Lessee,
               Lessor, Lessor's Officers, Lessor's property manager and Lessor's
               lender, against any liability arising out of the condition, use,
               occupancy or maintenance of the Premises. Evidence of coverage
               must be in the form of a certificate of insurance accompanied by
               the appropriate additional insured endorsements. Such insurance
               policy shall have a combined single limit for both bodily injury
               and property damage in an amount not less than Two Million and
               no/100ths Dollars ($2,000,000), which aggregate amount shall be
               specific to the Premises. The limits of said insurance shall not
               limit the liability of Lessee hereunder.

                    11.2 Lessee shall at its expense, keep in force during the
               term of this Lease, a policy of fire and property damage
               insurance in a special form with a sprinkler leakage endorsement,
               insuring Lessee's inventory, fixtures, equipment and personal
               property within the Premises for the full replacement value
               thereof. Upon execution of this Lease and annually thereafter
               upon renewal of such policies, Lessee shall provide Lessor with
               certificates of insurance, together with appropriate
               endorsements, evidencing coverages the Lessee is required to
               carry pursuant to 11.1 and 11.2. The policies shall provide for
               thirty (30) days advance written notice of cancellation to Lessor
               and Lessor's lender.

                    11.3 Lessor shall maintain a policy of commercial general
               liability insurance and a policy or policies of fire and property
               damage insurance in a "special" form, with sprinkler leakage and,
               at the option of Lessor, earthquake endorsements, covering loss
               or damage to the building, including Lessee's leasehold
               improvements installed with the written consent of Lessor, for
               the full replacement cost thereof.

                    11.4 Lessee shall pay to Lessor as additional rent, during
               the term hereof, upon receipt of an invoice therefore, one
               hundred percent (100%) of the premiums and deductibles (provided,
               the deductible amount shall be amortized over the useful life of
               the improvement for which such insurance deductible is applicable
               and Lessee shall only be obligated to reimburse Lessor for the
               amortized portion of the deductible amount that occurs during the
               term of this Lease) for any insurance obtained by Lessor pursuant
               to 11.3 above. Lessor may obtain such insurance for the Premises
               separately, or together with other property which Lessor elects
               to insure together under blanket policies of insurance. In such
               case Lessee shall be liable for only such portion of the premiums
               for such blanket policies as are allocable to the Premises. It is
               understood and agreed that Lessee's obligation under this
               paragraph shall be prorated to reflect the Commencement Date and
               Expiration Date of the Lease.

                    11.5 Lessee and Lessor each hereby waive any and all rights
               of recovery against the other, or against the officers,
               directors, employees, partners, agents and representatives of
               the other, for loss of or damage to the property of the waiving
               party or the property of others under its control, to the extent
               such loss or damage is insured against under any insurance policy
               carried or required to be carried by Lessor or Lessee hereunder.
               Each party shall notify their respective insurance carriers of
               this waiver.

ABANDON-       12. Lessee shall not abandon the Premises at any time during the
MENT           term; and if Lessee shall abandon or surrender the Premises,
               or be dispossessed by process of law, or otherwise, any personal
               property belonging to Lessee and left on the Premises shall be
               deemed to be abandoned, at the option of Lessor, except such
               property as may be mortgaged to Lessor.

FREE FROM       13. Lessee shall keep the Premises and the property in which the
LIENS          Premises are situated, free from any liens arising out of any
               work performed, materials furnished, or obligations incurred by
               Lessee. The Lessee may contest any lien filed against the
               Premises through its actions provided that it posts a bond
               adequate to protect Lessor's interests.

COMPLIANCE          14. Lessee shall, at his sole cost and expense, comply with
WITH           all statutes, codes, ordinances, rules, regulations and other
GOVERN-        requirements of all Municipal, State and Federal authorities
MENTAL         (collectively, "Laws") now in force, or which may hereafter be in
REGULATIONS    force, pertaining to the Premises, and shall faithfully observe
               in the use of the Premises all Municipal ordinances and State and
               Federal statutes now in force or which may hereafter be in force.
               The judgment of any court of competent jurisdiction, or the
               admission of Lessee in any action or proceeding against Lessee,
               whether Lessor be a party thereto or not, that Lessee has
               violated, or that the Premises are not in compliance with, any
               Laws in the use of the Premises, shall be conclusive of that fact
               as between Lessor and Lessee. Lessee's obligations under this
               paragraph 14 shall include the obligation to make, at Lessee's
               sole cost, any alterations or improvements to the Premises which
               are required by applicable Laws, provided that (a) as to such
               alterations or improvements which are not required by reason of
               Lessee's particular use of the Premises or by reason of other
               alterations or improvements being undertaken by Lessee, Lessee
               shall only be required to pay an allocable portion of the costs
               of such required alterations or improvements based on the ratio
               of the remaining lease term to the useful life of such
               alterations or improvements, and (b) Lessee shall not be required
               to pay any portion of the cost of alterations or improvements
               which are legally required to be made as of the date of this
               Lease and as to which Lessor receives notice of such requirement
               prior to the date thirty (30) days after the date Lessor delivers
               possession of the Premises to Lessee.

INDEMNI-            15. Neither Lessor nor Lessor's agents, nor any shareholder,
FICATION OF    constituent partner or other owner of Lessor or any agent of
LESSOR         Lessor, nor any contractor, officer, director or employee of any
               thereof shall be liable to Lessee and Lessee waives all claims
               against Lessor and such other persons for any injury to or death
               of any person or for loss of use of or damage to or destruction
               of property in or about the Premises by or from any cause
               whatsoever, unless caused solely by the negligence or willful
               misconduct of Lessor, its agents or employees. Lessee agrees to
               indemnify

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               and hold Lessor, Lessor's agents, the shareholders, constituent
               partners and/or other owners of Lessor or any agent of Lessor,
               and all contractors, officers, directors and employees of any
               thereof (collectively, "Indemnitees"), and each of them, harmless
               from and to protect and defend each Indemnitee against any and
               all claims, demands, suits, liability, damage or loss and against
               all costs and expenses, including reasonable attorneys' fees
               incurred in connection therewith, (a) arising out of any injury
               or death of any person or damage to or destruction of property
               occurring in, on or about the Premises, from any cause
               whatsoever, unless caused solely by the gross negligence or
               willful misconduct of such Indemnitee, or (b) occurring in, on or
               about the Premises, when such claim, injury or damage is caused
               or allegedly caused in whole or in part by the act, neglect,
               default, or omission of any duty by Lessee, its former or current
               agents, contractors, employees, invitees, or subtenants, or (c)
               arising from any failure of Lessee to observe or perform any of
               its obligation hereunder. The provisions of this paragraph shall
               survive the termination of this Lease with respect to any claims
               or liability occurring prior to such termination.

ADVERTISE-          16. Lessee will not place or permit to be placed, in, upon
MENTS AND      or about the Premises and unusual or extraordinary signs, or any
SIGNS          signs not approved by the city or other governing authority.  The
               Lessee will not place, or permit to be placed upon the Premises,
               any signs, advertisements or notices without the written consent
               of the Lessor first had and obtained. Any sign so placed on the
               Premises shall be so placed upon the understanding and agreement
               that Lessee will remove same at the termination of the tenancy
               herein created and repair any damage or injury to the Premises
               caused thereby, and if not so removed by Lessee then Lessor may
               have same so removed at Lessee's expense.

UTILITIES           17. Lessee shall pay for all water, gas, heat, light, power,
               telephone service and all other service supplied to the Premises.
               If the Premises are not served by a separate water meter, Lessee
               shall pay to Lessor its share of the water bill for the entire
               property covered by said bill and of which the Premises are a
               part, as determined by Lessor based on square footage or other
               equitable method.

ATTORNEY'S          18. In case suit should be brought for the possession of the
FEES           Premises, for the recovery of any sum due hereunder, or because
               of the breach of any other covenant herein, the losing party
               shall pay to the prevailing party a reasonable attorney's fee,
               which shall be deemed to have accrued on the commencement of
               such action and shall be enforceable whether or not such action
               is prosecuted to judgment.

DEFAULT AND         19. The occurrence of any one or more of the following
REMEDIES       events (each an "Event of Default") shall constitute a breach of
               this Lease by Lessee:

                            (a) Lessee fails to pay any Base Monthly Rent or
                        additional rent under this Lease as and when it becomes
                        due and payable and such failure continues for more than
                        ten (10) days; or

                            (b) Lessee fail to perform or breaches any other
                        covenant of this Lease to be performed or observed by
                        Lessee as and when performance or observance is due and
                        such failure or breach continues for more than ten (10)
                        days after Lessor gives written notice thereof to
                        Lessee; provided, however, that if such failure or
                        breach cannot reasonably be cured within such period of
                        ten (10) days, an Event of Default shall not exist as
                        long as Lessee commences with due diligence and dispatch
                        the curing of such failure or breach within such period
                        to ten (10) days and, having so commenced, thereafter
                        prosecutes with diligence and dispatch and completes the
                        curing of such failure or breach within a reasonable
                        time; or

                            (c) Lessee files, or consents by answer or otherwise
                        to the filing against it of, a petition for relief or
                        reorganization or arrangement or any other petition in
                        bankruptcy or for liquidation or to take advantage of
                        any bankruptcy, insolvency or other debtors' relief law
                        of any jurisdiction; makes an assignment for the benefit
                        of its creditors; or consents to the appointment of a
                        custodian, receiver, trustee or other officer with
                        similar powers of Lessee or of any substantial part of
                        Lessee's property; or

                            (d) A court or government authority enters an
                        order, and such order is not vacated within thirty (30)
                        days, appointing a custodian, receiver, trustee or other
                        officer with similar powers with respect to Lessee or
                        with respect to any substantial part of Lessee's
                        property; or constituting an order for relief or
                        approving a petition for relief or reorganization or
                        arrangement or any other petition in bankruptcy or for
                        liquidation or to take advantage of any bankruptcy,
                        insolvency or other debtors' relief law of any
                        jurisdiction; or ordering the dissolution, winding-up or
                        liquidation of Lessee; or

                            (e) Lessee abandons the Premises.

                   19.1 If an Event of Default occurs, Lessor shall have the
               right at any time to give a written termination notice to Lessee
               and, on the date specified in such notice, Lessee's right to
               possession shall terminate and this Lease shall terminate. Upon
               such termination, Lessor shall have the right to recover from
               Lessee:

                        (i)   The worth at the time of award of all unpaid rent
                        which had been earned at the time of termination;

                        (ii)  The worth at the time of award of the amount by
                        which all unpaid rent which would have been earned after
                        termination until the time of award exceeds the amount
                        of such rental loss that Lessee proves could have been
                        reasonably avoided;

                        (iii) The worth at the time of award of the amount by
                        which all unpaid rent for the balance of the term of
                        this Lease after the time of award exceeds the amount of
                        such rental loss that Lessee proves could be reasonably
                        avoided; and

                        (iv) All other amounts necessary to compensate Lessor
                        for all the detriment proximately caused by Lessee's
                        failure to perform all of Lessee's obligations under
                        this Lease or which in the ordinary course of things
                        would be likely to result therefrom.

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               The "worth at the time of award" of the amounts referred to in
               clauses (i) and (ii) above shall be computed by allowing interest
               at the maximum annual interest rate allowed by law for business
               loans (not primarily for personal, family or household purposes)
               not exempt from the usury law at the time of termination or, if
               there is no such maximum annual interest rate, at the rate of
               seven percent (7%) per annum. The "worth at the time of award" of
               the amount referred to in clause (iii) above shall be computed by
               discounting such amount at the discount rate of the Federal
               Reserve Bank of San Francisco at the time of award plus one
               percent (1%). For the purpose of determining unpaid rent under
               clauses (i), (ii) and (iii) above, the rent reserved in this
               Lease shall be deemed to be the total rent payable by Lessee
               under this Lease, including Base Monthly Rent, additional rent
               and all other sums payable by Lessee under this Lease.

                 19.2 Even though Lessee has breached this Lease, this Lease
               shall continue in effect for so long as Lessor does not terminate
               Lessee's right to possession, and Lessor shall have all of its
               rights and remedies, including the right, pursuant to California
               Civil Code section 1951.4, to recover all rent as it becomes due
               under this Lease. Acts of maintenance or preservation or efforts
               to relet the Premises or the appointment of a receiver upon
               initiative of Lessor to protect Lessor's interest under this
               Lease shall not constitute a termination of Lessee's right to
               possession unless written notice of termination is given by
               Lessor or Lessee.

                 19.3 The remedies provided for in this Lease are in addition to
               all other remedies available to Lessor at law or in equity by
               statute or otherwise.

                 19.4 For all purposes in this Lease, the term "abandonment" and
               "abandon" shall refer to abandonment of the Premises by Lessee
               for any period during which Lessee is in default in the payment
               of rent or other obligation of Lessee hereunder (other than the
               obligation not to abandon the Premises).

LATE             20. Lessee hereby acknowledges that late payment by Lessee to
CHARGES AND    Lessor of rent and other sums due hereunder will cause Lessor to
INTEREST       incur costs contemplated by this lease, the exact amount of which
               will be extremely difficult to ascertain. Such costs include, but
               are not limited to, processing and accounting charges, and late
               charges which may be imposed on Lessor by the terms of any
               mortgage or trust deed covering the Premises. The Lessor will
               provide verbal (via telephone) and written notice (via facsimile)
               to the Lessee after the fifth day of the month if the rental
               payment is late. Accordingly, if any installment of rent or any
               other sum due from Lessee shall not be received by Lessor
               or Lessor's designee within ten (10) days after such amount shall
               be due, Lessee shall pay to Lessor a late charge equal to ten
               percent (10%) of such overdue amount. The parties hereby agree
               that such late charge represents a fair and reasonable estimate
               of the costs Lessor will incur by reason of late payment by
               Lessee. Acceptance of such late charge by Lessor shall in no
               event constitute a waiver of Lessee's default with respect to
               such overdue amount, nor prevent Lessor from exercising any of
               the other rights and remedies granted hereunder.

                    If any rent payable under the Lease remains delinquent for a
               period in excess of ten (10) calendar days, then, in addition to
               any late charge payable, Lessee shall pay to Lessor interest on
               any rent that is not so paid from the date due until paid at the
               then maximum rate of interest not prohibited or made usurious by
               Law.

SURRENDER        21. The voluntary or other surrender of this Lease by Lessee,
OF LEASE       or a mutual cancellation thereof, shall not work a merger, and
               shall, at the option of Lessor, terminate all or any existing
               subleases or subtenancies, or may, at the option of Lessor,
               operate as an assignment to Lessor of any or all such subleases
               or subtenancies.

TAXES            22. The Lessee shall be liable for all taxes levied against
               personal property and trade or business fixtures. The Lessee also
               agrees to pay, as additional rental, during the term of this
               Lease and any extensions thereof, all real estate taxes plus the
               yearly installments of any special assessments which are of
               record or which may become of record during the term of this
               lease. If the Premises are a portion of a tax parcel or parcels
               and this Lease does not cover an entire tax parcel or parcels,
               the taxes and assessment installments allocated to the Premises
               shall be prorated on a square footage or other equitable basis,
               as calculated by the Lessor. It is understood and agreed that the
               Lessee's obligation under this paragraph will be pro-rated to
               reflect the commencement and termination dates of this Lease.

NOTICES          23. All notices to be given to Lessee may be given in writing
               personally, by commercial overnight courier or by depositing the
               same in the United States mail, postage prepaid, and addressed to
               Lessee at the said Premises, whether or not Lessee has departed
               from, abandoned or vacated the Premises, and any other address of
               Lessee set forth below. Notices given in accordance with this
               paragraph shall be deemed received one business day after sent by
               commercial overnight courier, three business days after being
               deposited in the United States mail, or when delivered if
               delivered personally. All notices to be given to Lessor may be
               given in writing personally or by depositing the same in the
               United States mail, postage prepaid, and addressed to Lessor at
               the following address or such other address as Lessor may, from
               time to time designate:

                 c/o Renault & Handley                   Lessee:
                     2500 El Camino Real, Suite 100      OpenTV, Inc.
                     Palo Alto, CA 94306                 401 E. Middlefield Rd
                                                         Mountain View CA 94043
                                                         attn: Real Estate

ENTRY BY         24. Lessee shall permit Lessor and his agents to enter into and
LESSOR         upon the Premises at all reasonable times for the purpose of
               inspecting the same or for the purpose of maintaining the
               building in which the Premises are situated, or for the purpose
               of making repairs, alterations or additions to any other portion
               of said building, including the erection and maintenance of such
               scaffolding, canopies, fences and props as may be required
               without any rebate or rent and without any liability to Lessee
               for any loss of occupation or quiet enjoyment of the Premises
               thereby occasioned; and shall permit Lessor and his agents, at
               any time within ninety days prior to the expiration of this
               Lease, to place upon the Premises any usual or ordinary "For
               Sale" or "For Lease" signs and exhibit the Premises to
               prospective tenants at reasonable hours.

DESTRUCTION      25. In the event of a partial destruction of the Premises
OF             during the term of this Lease from any cause covered by insurance
PREMISES       carried, or required to be carried, by Lessor under this Lease,
               Lessor shall forthwith repair the same, provided such repairs can
               be made within ninety (90) days under the laws and regulations

                                       5
<PAGE>

               of State, Federal, County or Municipal authorities, but such
               partial destruction shall in no way annul or void this Lease,
               except that Lessee shall be entitled to a proportionate reduction
               of rent while such repairs are being made, such proportionate
               reduction to be based upon the extent to which the damage and
               making of such repairs shall interfere with the business carried
               on by Lessee in the Premises. If the cause of such repairs is not
               so covered by insurance or cannot be made in ninety (90) days,
               Lessor may, at his option, make same within a reasonable time,
               this Lease continuing in full force and effect and the rent to be
               proportionately reduced as aforesaid in this paragraph provided.
               In the event that Lessor does not so elect to make such repairs
               the cause of which is not so covered by insurance or cannot be
               made in ninety (90) days, or such repairs cannot be made under
               such laws and regulations, this Lease may be terminated at the
               option of either party. In respect to any partial destruction
               which Lessor is obligated to repair or may elect to repair under
               the terms of this paragraph, the provision of Section 1932,
               Subdivision 2, and of Section 1933, Subdivision 4, of the Civil
               Code of the State of California are waived by Lessee. In the
               event that the building in which the Premises may be situated be
               destroyed to the extent of not less than 33 1/3% the replacement
               cost thereof, Lessor may elect to terminate this Lease, whether
               the Premises be injured or not. A total destruction of the
               building in which the Premises may be situated shall terminate
               this Lease. In the event of any dispute between Lessor and Lessee
               relative to the provisions of this paragraph, they shall each
               select an arbitrator, the two arbitrators so selected shall
               select a third arbitrator and the three arbitrators so selected
               shall hear and determine the controversy and their decision
               thereon shall be final and binding upon both Lessor and Lessee,
               who shall bear the cost of such arbitration equally between them.

ASSIGNMENT          26. The Lessee shall not assign, transfer, or hypothecate
AND SUBLET-    the leasehold estate under this Lease, or any interest therein,
TING           and shall not sublet the Premises, or any part thereof, or any
               right or privilege appurtenant thereto, or suffer any other
               person or entity to occupy or use the Premises, or any portion
               thereof, without, in each case, the prior written consent of the
               Lessor. Lessor shall not unreasonably withhold its consent to a
               subletting or assignment. The Lessee shall, by thirty (30)
               days written notice, advise the Lessor of its intent to assign
               this Lease or sublet the Premises or any portion thereof for any
               part of the term hereof, which notice shall include a description
               of all of the material terms of such assignment or subletting,
               and a reasonably detailed description of the proposed assignee or
               sublessee and its business and financial condition. Within thirty
               (30) days after receipt of Lessee's notice, Lessor shall either
               give approval to Lessee to assign the Lease or sublease the
               portion of the Premises described in Lessee's notice, or notify
               Lessee of Lessor's disapproval. In addition, Lessor shall have
               right to terminate this Lease as to the portion of the Premises
               described in Lessee's notice on the date specified in Lessee's
               notice. If Lessee intends to assign this Lease or sublet the
               entire Premises and Lessor elects to terminate this Lease, this
               Lease shall be terminated on the date specified in Lessee's
               notice. If, however, this Lease shall terminate pursuant to the
               foregoing with respect to less than all the Premises, the rent,
               as defined and reserved hereinabove shall be adjusted on a
               prorata basis to the number of square feet retained by Lessee,
               and this Lease as so amended shall continue in full force and
               effect. If the Lessor approves an assignment or subletting, the
               Lessee may assign or sublet immediately after receipt of the
               Lessor's written approval. In the event Lessee is allowed to
               assign, transfer or sublet the whole or any part of the Premises,
               with the prior written consent of Lessor, then no assignee,
               transferee or sublessee shall assign or transfer this Lease,
               either in whole or in part, or sublet the whole or any part of
               the Premises, without also having obtained the prior written
               consent of the Lessor. In the event of any approved assignment or
               subletting, Lessee shall pay to the Lessor, as additional rental,
               fifty percent (50%) of all assignment proceeds and rents received
               by the Lessee from its assignee or sublessee which are in excess
               of the amount payable by the Lessee to the Lessor hereunder,
               after deducting the amount of any market rate real estate
               brokerage commissions paid by Lessee in connection with the
               assignment or subletting. A consent of Lessor to one assignment,
               transfer, hypothecation, subletting, occupation or use by any
               other person shall not release Lessee from any of Lessee's
               obligations hereunder or be deemed to be a consent to any
               subsequent similar or dissimilar assignment, transfer,
               hypothecation, subletting, occupation or use by any other person.
               Any such assignment, transfer, hypothecation, subletting,
               occupation or use without such consent shall be void and shall
               constitute a breach of this Lease by Lessee and shall, at the
               option of Lessor exercised by written notice to Lessee, terminate
               this Lease. The leasehold estate under this Lease shall not, nor
               shall any interest therein, be assignable for any purpose by
               operation of law without the written consent of Lessor which
               consent shall not be unreasonable withheld. As a condition to its
               consent, Lessor may require Lessee to pay all expenses in
               connection with the assignment, and Lessor may require Lessee's
               assignee or transferee (or other assignees or transferees) to
               assume in writing all of the obligations under this Lease.

                   Any dissolution, merger, consolidation, recapitalization or
               other reorganization of Lessee, or the sale or other transfer in
               the aggregate over the term of the Lease of a controlling
               percentage of the capital stock of Lessee (excluding transfers
               over a national securities exchange), or the sale or transfer of
               all or a substantial portion of the assets of Lessee, shall be
               deemed a voluntary assignment of Lessee's interest in this Lease;
               provided that, a merger consolidation, recapitalization,
               reorganization or sale of assets shall not require Lessor's
               consent hereunder unless Lessee's tangible net worth (determined
               in accordance with generally accepted accounting principles)
               immediately after such transaction is less than Lessee's tangible
               net worth immediately prior to such transaction. The phrase
               "controlling percentage" means the ownership of and the right to
               vote stock possessing more than fifty percent of the total
               combined voting power of all classes of Lessee's capital stock
               issued, outstanding and entitled to vote for the election of
               directors. If Lessee is a partnership, a withdrawal or change,
               voluntary, involuntary or by operation of Law, of any general
               partner, or the dissolution of the partnership, shall be deemed a
               voluntary assignment of Lessee's interest in this Lease. In the
               event that, through a merger, stock sale or other transaction,
               Lessee becomes the subsidiary of any other entity (a "parent"),
               Lessor shall have the right to require that the patent guaranty
               all of Lessee's obligations under the Lease pursuant to a form of
               guaranty reasonably satisfactory to Lessor provided that Lessee's
               tangible net worth (determined in accordance with generally
               accepted accounting principles) immediately after such
               transaction is less than Lessee's tangible net worth immediately
               prior to such transaction.

CONDEM-             27. If any part of the premises shall be taken for any
NATION         public or quasi-public use, under any statute or by right of
               eminent domain or private purchase in lieu thereof, and a part
               thereof remains which is susceptible of occupation hereunder,
               this Lease shall, as to the part so taken, terminate as of the
               date title shall vest in the condemnor or purchaser, and the rent
               payable hereunder shall be adjusted so that the Lessee shall be
               required to pay for the remainder of the term only such portion
               of such rent as the value of the part remaining after such taking
               bears to the value of the entire Premises prior to such taking;
               but in such event Lessor shall have the option to terminate this
               Lease as of the date when title to the part so taken vests in the
               condemnor or purchaser. If all of the premises, or such part
               thereof be taken so that there does not remain a portion
               susceptible for occupation hereunder, this Lease shall thereupon
               terminate. If a part or all of the Premises be taken, all
               compensation awarded upon such taking shall

                                       6
<PAGE>

               go to the Lessor and the Lessee shall have no claim thereto.

EFFECT OF           28. The term "Lessor" as used in this Lease, means only the
CONVEYANCE     owner for the time being of the land and building containing the
               Premises, so that, in the event of any sale of said land or
               building, the Lessor shall be and hereby is entirely freed and
               relieved of all covenants and obligations of the Lessor
               hereunder, and it shall be deemed and construed, without further
               agreement between the parties and the purchaser at any such sale,
               that the purchaser of the building has assumed and agreed to
               carry out any and all covenants and obligations of the Lessor
               hereunder. If any security be given by the Lessee to secure the
               faithful performance of all or any of the covenants of this Lease
               on the part of the Lessee, the Lessor shall transfer and deliver
               the security, as such, to the purchaser at any such sale, and
               thereupon the Lessor shall be discharged from any further
               liability in reference thereto.

SUBORDI-            29. Lessee agrees that this Lease shall be subject and
NATION         subordinate to any mortgage, deed of trust or other instrument of
               security which has been or shall be placed on the land and
               building or land or building of which the Premises from a part,
               and this subordination is hereby made effective without any
               further act of Lessee provided, however, that the mortgagee or
               lien holder executes a nondisturbance agreement in favor of
               Lessee. The Lessee shall, at any time hereinafter, on demand,
               execute any instruments, releases, or other documents that may be
               required by any mortgagee, mortgagor, or trustor or beneficiary
               under any deed of trust for the purpose of subjecting and
               subordinating this Lease to the lien of any such mortgage, deed
               of trust or other instrument of security, and the failure of the
               Lessee to execute any such instruments, releases or documents,
               shall constitute a default hereunder. Notwithstanding Lessee's
               obligations, and the subordination of the Lease, under this
               paragraph 29, no mortgagee, trustee or beneficiary under any deed
               of trust or other instrument of security which may be placed on
               the Premises shall have the right to terminate the Lease or
               disturb Lessee's occupancy thereunder so long as no Event of
               Default has occurred and is continuing under this Lease.

WAIVER              30. The waiver by Lessor of any breach of any term, covenant
               or condition, herein contained shall not be deemed to be a waiver
               of such term, covenant or condition or any subsequent breach of
               the same or any other term, covenant or condition therein
               contained. The subsequent acceptance of rent hereunder by Lessor
               shall not be deemed to be a waiver of any preceding breach by
               Lessee of any term, covenant or condition of this Lease, other
               than the failure of Lessee to pay the particular rental so
               accepted, regardless of Lessor's knowledge of such preceding
               breach at the time of acceptance of such rent.

HOLDING             31. Any holding over after the expiration or other
OVER           termination of the term of this Lease with the written consent of
               Lessor, shall be construed to be a tenancy from month to month,
               at a rental to be negotiated by Lessor and Lessee prior to the
               expiration of said term, and shall otherwise be on the terms and
               conditions herein specified, so far as applicable. Any holding
               over after the expiration or other termination of the term of
               this Lease without the written consent of Lessor shall be
               construed to be a tenancy at sufferance on all the terms set
               forth herein, except that the Base Monthly Rent shall be an
               amount equal to one hundred and twenty five (125%) of the Base
               Monthly Rent payable by Tenant immediately prior to such holding
               over, or the fair market rent for the Premises as of such date,
               whichever is greater.

SUCCESSORS          32. The covenants and conditions herein contained shall,
AND            subject to the provisions as to assignment, apply to and bind the
ASSIGNS        heirs, successors, executors, administrators and assigns of all
               of the parties hereto; and all of the parties hereto shall be
               jointly and severally liable hereunder.

TIME                33. Time is of the essence of this Lease.

MARGINAL            34. The marginal headings or titles to the paragraphs of
CAPTIONS;      this Lease are not a part of this Lease and shall have no effect
COMPLETE       upon the construction or interpretation of any part thereof. This
AGREEMENT;     instrument contains all of the agreements and conditions made
AMENDMENT      between the parties hereto and may not be modified orally or in
               any other manner than by an agreement in writing signed by all of
               the parties hereto or their respective successors in interest.

ENVIRON-            35. Lessee's obligations under this Paragraph 35 shall
MENTAL         survive the expiration or termination of this Lease.
OBLIGATIONS
                    35.1 As used herein, the term "Hazardous Materials" shall
               mean any toxic or hazardous substance, material or waste or any
               pollutant or infectious or radioactive material, including but
               not limited to those substances, materials or wastes regulated
               now or in the future under any of the following statutes or
               regulations and any and all of those substances included within
               the definitions of "hazardous substances," "hazardous materials,"
               "hazardous waste," "hazardous chemical substance or mixture,"
               "imminently hazardous chemical substance or mixture," "toxic
               substances," "hazardous air pollutant," "toxic pollutant," or
               "solid waste" in the (a) Comprehensive Environmental Response,
               Compensation and Liability Act of 1990 ("CERCLA" or "Superfund"),
               as amended by the Superfund Amendments and Reauthorization Act of
               1986 ("SARA"), 42 U.S.C. (S) 9601 et seq., (b) Resource
               Conservation and Recovery Act of 1976 ("RCRA"), 42 U.S.C. (S)
               6901 et seq., (c) Federal Water Pollution Control Act ("FSPCA"),
               33 U.S.C (S) 1251 et seq., (d) Clean Air Act ("CAA"), 42 U.S.C.
               (S) 7401 et seq., (e) Toxic Substances Control Act ("TSCA"), 14
               U.S.C. (S) 2601 et seq., (f) Hazardous Materials Transportation
               Act, 49 U.S.C. (S) 1801, et seq., (g) Carpenter-Presley-Tanner
               Hazardous Substance Account Act ("California Superfund"), Cal.
               Health & Safety Code (S) 25300 et seq., (h) California Hazardous
               Waste Control Act Cal, Health & Safety code (S) 25100 et seq.,
               (i) Porter-Cologne Water Quality Control Act ("Porter-Cologne
               Act"), Cal. Water Code (S) 13000 et seq., (j) Hazardous Waste
               Disposal Land Use Law, Cal. Health & Safety codes (S) 25220 et
               seq., (k) Safe Drinking Water and Toxic Enforcement Act of 1986
               ("Proposition 65"), Cal. Health & Safety code (S) 25249.5 et
               seq., (l) Hazardous Substances Underground Storage Tank Law, Cal.
               Health & Safety code (S) 25280 et seq., (m) Air Resources Law,
               Cal. Health & Safety Code (S) 39000 et seq , and (n) regulations
               promulgated pursuant to said laws or any replacement thereof, or
               as similar terms are defined in the federal, state and local
               laws, statutes, regulations, orders or rules. The term "Hazardous
               Materials" shall also mean any and all other biohazardous wastes
               and substances, materials and wastes which are, or in the future
               become, regulated under applicable Laws for the protection of
               health or the environment, or which are classified as hazardous
               or toxic substances, materials or wastes, pollutants or
               contaminants, as defined, listed or regulated by any federal,
               state or local law, regulation or order or by common law
               decision. The term "Hazardous Materials" shall include, without
               limitation, (i) trichloroethylene, tetrachloroethylene,
               perchloroethylene and other chlorinated solvents, (ii) any
               petroleum products or fractions thereof, (iii) asbestos, (iv)
               polychlorinted biphenyls, (v) flammable explosives, (vi) urea
               formaldehyde, (vii) radioactive materials and waste, and (viii)
               materials and wastes that are harmful to or may threaten human
               health, ecology or the environment.

<PAGE>

     35.2 Notwithstanding anything to the contrary in this Lease, Lessee, at its
sole cost, shall comply with all Laws relating to the storage, use and disposal
of Hazardous Materials; provided, however, that Lessee shall not be responsible
for contamination of the Premises by Hazardous Materials existing as of the date
the Premises are delivered to Lessee unless caused by Lessee. Lessee shall not
store, use or dispose of any Hazardous Materials except for those Hazardous
Materials ("Permitted Materials") which are (a) listed in a Hazardous Materials
management plan ("HMMP") which Lessee shall submit to appropriate governmental
authorities as and when required under applicable Laws, and (b) are either
normal quantities or ordinary office supplies or are approved in writing by
Lessor. Lessee may use, store and dispose of Permitted Materials provided that
(i) such Permitted Materials are used, stored, transported, and disposed of in
strict compliance with applicable Laws, and (ii) such Permitted Materials shall
be limited to the materials listed on and may be used only in the quantities
specified in the HMMP. In no event shall Lessee cause or permit to be discharged
into the plumbing or sewage system of the Premises or onto the land underlying
or adjacent to the Premises any Hazardous Materials. If the presence of
Hazardous Materials on the Premises caused or permitted by Lessee results in
contamination or deterioration of water or soil, then Lessee shall promptly take
any and all action necessary to clean up such contamination, but the foregoing
shall in no event be deemed to constitute permission by Lessor to allow the
presence of such Hazardous Materials.

     35.3 Lessee shall immediately notify Lessor in writing of:

     (a) Any enforcement, cleanup, removal, or other governmental or regulatory
action instituted, completed or threatened against Lessee related to any
Hazardous Materials;

     (b) Any claim made or threatened by any person against Lessee or the
Premises relating to damage, contribution, cost recovery compensation, loss or
injury resulting from or claimed to result from any Hazardous Materials; and,

     (c) Any reports made to any environmental agency arising out of or in
connection with any Hazardous Materials in, discharged at, or removed from the
Premises, including any complaints, notices, warnings or asserted violations in
connection therewith.

Lessee shall also supply to Lessor as promptly as possible, and in any event
within five (5) business days after Lessee first receives or sends the same,
with copies of all claims, reports, complaints, notices, warnings or asserted
violations related in any way to the existence of Hazardous Materials at, in,
under or about the Premises or Lessee's use thereof. Lessee shall, upon Lessor's
request, promptly deliver to Lessor copies of any documents or information
relating to the use, storage or disposal of Hazardous Material on or from the
Premises.

     35.4 Upon termination or expiration of the Lease, Lessee at its sole
expense shall cause all Hazardous Materials placed in or about the Premises, by
Lessee, its agents, contractors, or invitees, and all installations (whether
interior or exterior) made by or on behalf of Lessee relating to the storage,
use, disposal or transportation of Hazardous Materials to be removed from the
property and transported for use, storage or disposal in accordance and
compliance with all Laws and other requirements respecting Hazardous Materials
used or permitted to be used by Lessee. Lessee shall apply for and shall obtain
from all appropriate regulatory authorities (including any applicable fire
department or regional water quality control board) all permits, approvals and
clearances necessary for the closure of the Premises and shall take all other
actions as may be required to complete the closure of the Premises. To the
extent Lessee uses Hazardous Materials on the Premises, prior to vacating the
Premises, Lessee shall undertake and submit to Lessor an environmental site
assessment from an environmental consulting company reasonably acceptable to
Lessor which site assessment shall evidence Lessee's compliance with this
Paragraph 35.

     35.5 At any time prior to expiration of the Lease term, subject to
reasonable prior notice (not less than forty-eight (48) hours) and Lessee's
reasonable security requirements and provided such activities do not
unreasonably interfere with the conduct of Lessee's business at the Leased
Premises, Lessor shall have the right to enter in and upon the Premises in order
to conduct appropriate tests of water and soil to determine whether levels of
any Hazardous Materials in excess of legally permissible levels has occurred as
a result of Lessee's use thereof. Lessor shall furnish copies of all such test
results and reports to Lessee and, at Lessee's option and cost, shall permit
split sampling for testing and analysis by Lessee. Such testing shall be at
Lessee's expense if Lessor has a reasonable basis for suspecting and confirms
the presence of Hazardous Materials in the soil or surface or ground water in,
on, under, or about the Premises, which has been caused by or resulted from the
activities of Lessee, its agents, contractors, or invitees.

     35.6 Lessor may voluntarily cooperate in a reasonable manner with the
efforts of all governmental agencies in reducing actual or potential
environmental damage. Lessee shall not be entitled to terminate this Lease or to
any reduction in or abatement of rent by reason of such compliance or
cooperation unless Lessee's use of the Premises is interrupted for more than
five (5) consecutive business days. Lesses agrees at all times to cooperate
fully with the requirements and recommendations of governmental agencies
regulating, or otherwise involved in, the protection of the environment.

     35.7 Lessee shall indemnify, defend by counsel reasonably acceptable to
Lessor, protect and hold Lessor and each of Lessor's partners, employees,
agents, attorneys, successors, and assignees, free and harmless from and against
any and all claims, damages, liabilities, penalties, forfeitures, losses or
expenses (including reasonable attorney's fees) or death of or injury to any
person or damage to any property whatsoever arising from or caused in whole or
in part, directly or indirectly by (A) the presence in, or under or about the
Premises or discharge in or from the Premises of any Hazardous Materials caused
by Lessee, its agents, employees, invitees, contractors, assignees, or Lessee's
use, analysis, storage, transportation, disposal, release, threatened release,
discharge or generation of Hazardous Materials to, in, on, under, about or from
the leased Premises or (B) Lessee's failure to comply with any Hazardous
Materials Law. Lessee's obligations hereunder shall include, without limitation,
whether foreseeable or unforeseeable, all costs, of any required or necessary
repair, cleanup or detoxification or decontamination of the Premises, and the
preparation and implementation of any closure, remedial action or other required
plans in connection therewith, and shall survive the expiration or earlier
termination of the term of this Lease. For purposes of indemnity provision
hereof, any actions or omissions of Lessee or by employees, agents, assignees,
contractors or subcontractors of Lessee or others acting for or on behalf of
Lessee (whether or not they are negligent, intentional, willful or unlawful)
shall be strictly attributable to Lessee.

                                       8
<PAGE>

LESSOR'S       36. If Lessee shall fail to perform any obligation or covenant
RIGHT TO    pursuant to this Lease within a reasonable period of time (not to
PERFORM     exceed 15 days) following notice from Lessor to do so, then Lessor
            may, at its election and without waiving any other remedy it may
            otherwise have under this Lease or at law, perform such obligation
            or covenant and Lessee shall pay to Lessor, as Additional Rent, the
            costs incurred by Lessor in performing such obligation or covenant.

            THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY WHO
            WILL REVIEW THE DOCUMENT AND ASSIST YOU TO DETERMINE WHETHER YOUR
            LEGAL RIGHTS ARE ADEQUATELY PROTECTED. RENAULT & HANDLEY IS NOT
            AUTHORIZED TO GIVE LEGAL AND TAX ADVICE. NO REPRESENTATION OR
            RECOMMENDATION IS MADE BY RENAULT & HANDLEY OR ITS AGENTS OR
            EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX
            CONSEQUENCES OF THIS DOCUMENT OR ANY TRANSACTION RELATING THERETO.
            THESE ARE QUESTIONS FOR YOUR ATTORNEY WITH WHOM YOU SHOULD CONSULT
            BEFORE SIGNING THIS DOCUMENT.

            IN WITNESS WHEREOF, Lessor and Lessee have executed these presents,
            the day and year first above written.

                      LESSOR:                              LESSEE:
                Renault & Handley Employees              Open TV, Inc.
                Investment Co.

              /s/ R.G. Handley                        /s/ Mark Meagher
            ----------------------------           ----------------------------

               Managing Partner                    By: Mark Meagher
            ----------------------------              -------------------------

               March 5/01                          Its: VP Finance
            ----------------------------               ------------------------

                                                   By:__________________________

                                                   Its:_________________________

                                       9<PAGE>
                                                                    EXHIBIT 4.21

Renault & Handley
INDUSTRIAL & COMMERCIAL REAL ESTATE

          This Lease, executed in duplicate at Palo Alto, California, this
          22/nd/ day of January, 2001

PARTIES   by and between Middlefield Road Joint Venture

          and Open TV, a Delaware corporation

          hereinafter called respectively Lessor and Lessee, without regard to
          number or gender.

PREMISES    1. WITNESSETH: That Lessor hereby leases to Lessee, and Lessee hires
          from Lessor, those certain premises, hereinafter in this lease
          designated as "the Premises", with the appurtenances, situated in the
          City of Mountain View, County of Santa Clara, State of California, and
          more particularly described as follows, to-wit:

          An approximate 36,257 square foot industrial building commonly known
          as 401 East Middlefield Road.

USE         2. The Premises shall be used and occupied by Lessee for the purpose
          of general office, sales and marketing, and Research & Development and
          for no other purpose without the prior written consent of Lessor.

TERM        3. The term shall be for three (3) years and eight (8) months,
          commencing on the 1/st/ day of March, 2001, and terminating on the
          31st day of October, 2004.

RENTAL      4. Rent shall be payable to the Lessor without deduction or
          offset at such place or places as may be designated from time to time
          by the Lessor as follows:

          Sixty Seven Thousand Eight Hundred and 59/100ths Dollars ($67,800.59)
          ($1.87/SF) shall be due on March 1, 2001 representing rental payment
          for the month of March, 2001. $67,800.59 shall be due on April 1, 2001
          and on the 1st day of each and every month through October 2001. Sixty
          Nine Thousand Six Hundred Thirteen and 44/100ths Dollars ($69,613.44)
          ($1.92/SF) shall be due on November 1, 2001 and on the 1/st/ day of
          each and every month through October 2002. Seventy One Thousand Four
          Hundred Twenty Six and 29/100ths Dollars ($71,426.29) ($1.97/SF) shall
          be due on November 1, 2002 and on the 1/st/ day of each and every
          month through October 2003. Seventy Three Thousand Two Hundred Thirty
          Nine and 14/100ths Dollars ($73,239.14) ($2.02/SF) shall be due on
          November 1, 2003 and on the 1/st/ day of each and every month through
          October, 2004.

                                       1
<PAGE>

SECURITY         5. Lessee has deposited with Lessor $73,239.14 as security for
DEPOSIT        the full and faithful performance of each and every term,
               provision, covenant and condition of this Lease. In the event
               Lessee defaults in respect of any of the terms, provisions,
               covenants or conditions of this Lease, including, but not limited
               to the payment of rent, Lessor may use, apply or retain the whole
               or any part of such security for the payment of any rent in
               default or for any other sum which Lessor may spend or be
               required to spend by reason of Lessee's default. Should Lessee
               faithfully and fully comply with all of the terms, provisions,
               covenants and conditions of this Lease, the security or any
               balance thereof shall be returned to Lessee or, at the option of
               Lessor, to the last assignee of Lessee's interest in this Lease
               at the expiration of the term hereof. Lessee shall not be
               entitled to any interest on said security deposit.

POSSESSION       6. If Lessor, for any reason whatsoever, cannot deliver
               possession of the Premises to Lessee at the commencement of the
               said term, as hereinbefore specified, this Lease shall not be
               void or voidable, nor shall Lessor, or Lessor's agents, be liable
               to Lessee for any loss or damage resulting therefrom; but in that
               event the commencement and termination dates of the Lease and all
               other dates affected thereby shall be revised to conform to the
               date of Lessor's delivery of possession. The above is, however,
               subject to the provision that the period of delay of delivery of
               the Premises shall not exceed __________ days from the
               commencement date herein. If the period of delay of delivery
               exceeds the foregoing, Lessee, at his or its option, may declare
               this Lease null and void.

ACCEPTANCE       7. By entry hereunder, the Lessee accepts the Premises as being
OF             in good and satisfactory condition, unless within fifteen (15)
PREMISES       days after such entry Lessee shall give Lessor written notice
AND            specifying in reasonable detail the respects in which the
CONSENT TO     Premises were not in satisfactory condition. The Lessee agrees on
SURRENDER      the last day of the term hereof, or on sooner termination of this
               Lease, to surrender the premises, together with all alterations,
               additions, and improvements which may have been made in, to, or
               on the Premises by Lessor or Lessee, unto Lessor in the same good
               condition as at Lessee's entry into the Premises excepting for
               such wear and tear as would be normal for the period of the
               Lessee's occupancy.* The Lessee, on or before the end of the term
               or sooner termination of this Lease, shall remove all Lessee's
               personal property and trade fixtures from the premises and all
               property not so removed shall be deemed to be abandoned by the
               Lessee. If the Premises be not surrendered at the end of the term
               or sooner termination of this Lease, the Lessee shall indemnify
               the Lessor against loss or liability resulting from delay by the
               Lessee in so surrendering the Premises including, without
               limitation, any claims made by any succeeding tenant founded on
               such delay.
                  * and damage due to casualty or condemnation.

USES             8. Lessee shall not commit, or suffer to be committed, any
PROHIBITED     waste upon the Premises, or any nuisance, or other act or thing
               which may disturb the quiet enjoyment of any other tenant in or
               around the buildings in which the Premises may be located, or
               allow any sale by auction upon the Premises, or to allow the
               Premises to be used for any improper, immoral, unlawful or
               objectionable purpose, or place any loads upon the floor, walls,
               or roof which endanger the structure, or place any harmful
               liquids in the drainage system of the building. No waste
               materials or refuse shall be dumped upon or permitted to remain
               upon any part of the Premises outside of the building proper.
               No materials, supplies, equipment, finished products or semi-
               finished products, raw materials or articles of any nature shall
               be stored upon or permitted to remain on any portion of the
               Premises outside of the buildings proper.
                 *except in designated trash receptacles

                                    (other than the initial tenant improvements)
ALTERATIONS      9. The Lessee shall make no alterations, additions or
AND            improvements to the Premises or any part thereof without first
ADDITIONS      (other than the initial tenant improvements) obtaining the prior
               written consent of the Lessor. The Lessor may impose as a
               condition to the aforesaid consent such reasonable requirements
               as Lessor may deem necessary in Lessor's sole discretion,
               including without limitation thereto, the manner in which the
               work is done, a right of approval of the contractor by whom the
               work is to be performed, the times during which it is to be
               accomplished, and the requirement that upon written request of
               Lessor prior to the expiration or earlier termination of the
               Lease, Lessee will remove any or all improvements or additions to
**See Addendum the Premises installed at Lessee's expense.** All such
               alterations, additions or improvements not specified to be
               removed shall at the expiration or earlier termination of the
               lease become the property of the Lessor and remain upon and be
               surrendered with the Premises. All movable furniture, business
               and trade fixtures, and machinery and equipment shall remain the
               property of the Lessee and may be removed by the Lessee at any
               time during the Lease term. Items which are not to be deemed as
               movable furniture, business and trade fixtures, or machinery and
               equipment shall include heating, lighting, electrical systems,
               air conditioning, partitioning, carpeting, or any other
               installation which has become an integral part of the Premises.*
               The Lessee will at all times permit notices of non-responsibility
               to be posted and to remain posted until the completion of
               alterations or additions.
                  *but not including trade fixtures, computer equipment
               installation or movable partitions. See Par 36.

MAINTE-          10. Lessee shall, at Lessee's sole cost, keep and maintain the
NANCE OF       Premises and appurtenances and every part thereof,* including but
PREMISES       not limited to, glazing, sidewalks, parking areas,** plumbing,
               electrical systems, heating and air conditioning installations,
               any store front, roof covering - unless it is not feasible to
               repair the existing roof covering and a new roof covering is
               required, and the interior of the Premises in good order,
               condition, and repair. Lessor at Lessor's sole cost and expense
               shall maintain the exterior of the walls, and structural portions
               of the roof, foundations, walls, and floors except for any
               repairs caused by the wrongful act of the Lessee and Lessee's
               agents. The Lessor will replace the roof covering if repairs to
               said covering are no longer economically feasible in the judgment
               of roofing experts, and provided that said replacement is not
               made necessary by acts of the Lessee and Lessee's agents. The
               Lessee shall water, maintain and replace, when necessary, any
               shrubbery and landscaping provided by the Lessor on the Premises.
               The Lessee expressly waives the benefits of any statute now or
               hereafter in effect which would otherwise afford the Lessee the
               right to make repairs at Lessor's expense or to terminate this
               lease because of Lessor's failure to keep the Premises in good
               order, condition or repair other than those portions of the
               Premises which Lessor shall maintain and repair. *other than
               those portions of the Premises which Lessor shall maintain and
               repair. **including resealing when necessary
                 See additional paragraph 37

                                       2
<PAGE>

                           REVISED INSURANCE CLAUSE

               This Lease Clause replaces the Insurance Clause (11.) in the
               Renault & Handley Net Lease Form.

                 11.   Lessee shall not use, or permit the Premises, or any part
FIRE AND       thereof, to be used, for any purposes other than that for which
EXTENDED       the Premises are hereby leased; and no use shall be made or
COVERAGE       permitted to be made on the Premises, nor acts done, which will
INSURANCE      cause a cancellation of any insurance policy covering said
AND            building, or any part thereof, nor shall Lessee sell or permit to
SUBROGATION    be kept, used or sold, in or about the Premises, any article
               which may be prohibited by the standard form of fire insurance
               policies. Lessee shall, at his sole cost and expense, comply with
               any and all requirements, pertaining to the Premises, of any
               insurance organization or company, necessary for the maintenance
               of reasonable fire and public liability insurance, covering said
               building and appurtenances.

                 11.1  Lessee shall, at its expense, obtain and keep in force
               during the term of this Lease a policy of comprehensive public
               liability insurance insuring Lessee, Lessor, and any third
               parties named by Lessor which may include Lessor's lender, as
               additional insureds against any liability arising out of the
               condition, use, occupancy or maintenance of the Premises. Such
               insurance policy shall have a combined single limit for both
               bodily injury and property damage in an amount not less than One
               Million Dollars ($1,000,000.00). The limits of said insurance
               shall not limit the liability of Lessee hereunder.

INSURANCE        11.2  Lessee shall, at its expense, keep in force during the
               term of this Lease, a policy of fire and property damage
               insurance in an "all risk" form with a sprinkler leakage
               endorsement, insuring Lessee's inventory, fixtures, equipment and
               personal property within the Premises for the full replacement
               value thereof.

                 11.3  Lessor shall maintain a policy or policies of fire and
               property damage insurance in an "all risk" form, with sprinkler
               and, at the option of the Lessor, earthquake endorsements,
               covering loss or damage to the building, including Lessee's
               leasehold improvements installed with the written consent of the
               Lessor, for full replacement cost or in such additional amounts
               and with such coverage as Lessor deems reasonably advisable. **
               Lessee's obligation to reimburse Lessor for earthquake coverage
               premiums shall not exceed $37,500.00 per annum. Any deductible
               amount with respect to earthquake coverage shall be payable
               solely by Lessor and Lessee shall have no liability therefor.

                 11.4  Lessee shall pay to Lessor as additional rent, during the
               term hereof, upon receipt of an invoice therefore, 100 percent of
               the premiums for any insurance obtained by Lessor pursuant to
               11.3 above. Lessor may obtain such insurance for the Building
               separately, or together with other buildings and improvements
               which Lessor elects to insure together under blanket policies of
               insurance. In such case Lessee shall be liable for only such
               portion of the premiums for such blanket policies as are
               allocable to the Premises. It is understood and agreed that
               Lessee's obligation under this paragraph shall be prorated to
               reflect the Commencement Date and Expiration Date of the Lease.

                 11.5  Lessee and Lessor each hereby waives any and all rights
               of recovery against the other, or against the officers,
               directors, employees, partners;, agents and representatives of
               the other, for loss of or damage to the property of the waiving
               party or the property of the others under its control, to the
               extent such loss or damage is insured against under any insurance
               policy carried by Lessor or Lessee hereunder. Each party shall
               notify their respective insurance carriers of this waiver.

                                       3
<PAGE>

ABANDON-         12. Lessee shall not vacate or abandon the Premises at any time
MENT           during the term; and if Lessee shall abandon, vacate or surrender
               the premises, or be dispossessed by process of law, or otherwise,
               any personal property belonging to Lessee and left on the
               Premises shall be deemed to be abandoned, at the option of
               Lessor, except such property as may be mortgaged to Lessor.

               See additional paragraph 41.

FREE FROM        13. Lessee shall keep the Premises and the property in which
LIENS          the Premises are situated, free from any liens arising out of any
               work performed, materials furnished, or obligations incurred by
               Lessee. The Lessee may contest any liens filed against the
               Premises through its actions provided that it posts a bond
               adequate to protect Lessor's interest.

COMPLIANCE       14. Lessee shall, at his sole cost and expense, comply with all
WITH           of the requirements of all Municipal, State and Federal
GOVERN-        authorities now in force, or which may hereafter be in force,
MENTAL         pertaining to the Premises, and shall faithfully observe in the
REGULATIONS    use of the Premises all Municipal ordinances and State and
               Federal statutes now in force or which may hereafter be in force.
               The judgment of any court or competent jurisdiction, or the
               admission of Lessee in any action or proceeding against Lessee,
               whether Lessor be a party thereto or not, that Lessee has
               violated any such ordinance or statute in the use of the
               Premises, shall be conclusive of that fact as between Lessor and
               Lessee.

               See additional paragraph 38.

INDEMNI-         15. The Lessee, as a material part of the consideration to be
FICATION of    rendered to the Lessor, hereby waives all claims against the
LESSOR AND     Lessor for damages to goods, wares and merchandise, and all other
LESSEE'S       personal property in, upon, or about the Premises and for
LIABILITY      injuries to persons in or about the Premises, from any cause
INSURANCE      arising at any time, excepting claims arising from the Lessor's
               negligence, and the Lessee will hold the Lessor exempt and
               harmless from any damage or injury to any person, or to the
               goods, wares and merchandise and all other personal property of
               any person, arising from the use of the Premises by the Lessee,
               or from the failure of the Lessee to keep the Premises in good
               condition and repair, as herein provided.

                     SEE REVISED INSURANCE CLAUSE ATTACHED

ADVERTISE-       16. Lessee will not place or permit to be placed, in, upon or
MENTS AND      about the Premises any unusual or extraordinary signs, or any
SIGNS          signs not approved by the city or other governing authority. The
               Lessee will not place, or permit to be placed, upon the Premises,
               any signs, advertisements or notices *without the written consent
               of the Lessor first had and obtained. Any sign so placed on the
               Premises shall be so placed upon the understanding and agreement
               that Lessee will remove same at the termination of the tenancy
               herein created and repair any damage or injury to the Premises
               caused thereby, and if not so removed by Lessee then Lessor may
               have same so removed at Lessee's expense.

                  *visible from the exterior of the Premises

UTILITIES        17. Lessee shall pay for all water, gas, heat, light, power,
               telephone service and all other service supplied to the Premises.

ATTORNEY'S       18. In case suit should be brought for the possession of the
FEES           Premises, for the recovery of any sum due hereunder, or because
               of the breach of any other covenant herein, the losing party
               shall pay to the prevailing party a reasonable attorney's fee,
               which shall be deemed to have accrued on the commencement of such
               action and shall be enforceable whether or not such action is
               prosecuted to judgment.

DEFAULT          19. In the event of any breach of this Lease by the Lessee, or
               an abandonment of the Premises by the Lessee, the Lessor has the
               option of 1) removing all persons and property from the Premises
               and repossessing the Premises in which case any of the Lessee's
               property which the Lessor removes from the Premises may be stored
               in a public warehouse or elsewhere at the cost of, and for the
               account of Lessee, or 2) allowing the Lessee to remain in full
               possession and control of the Premises. If the Lessor chooses to
               repossess the Premises, the Lease will automatically terminate in
               accordance with provisions of the California Civil Code, Section
               1951.2. In the event of such termination of the Lease, the Lessor
               may recover from the Lessee: 1) the worth at the time of award of
               the unpaid rent which had been earned at the time of termination
               including interest at 7% per annum; 2) the worth at the time of
               award of the amount by which the unpaid rent which would have
               been earned after termination until the time of award exceeds the
               amount of such rental loss that the Lessee proves could have been
               reasonably avoided including interest at 7% per annum; 3) the
               worth at the time of award of the amount by which the unpaid rent
               for balance of the term after the time of award exceeds the
               amount of such rental loss that the Lessee proves could be
               reasonably avoided; and 4) any other amount necessary to
               compensate the Lessor for all the detriment proximately caused by
               the Lessee's failure to perform his obligations under the Lease
               or which in the ordinary course of things would be likely to
               result therefrom. If the Lessor chooses not to repossess the
               premises, but allows the Lessee to remain in full possession and
               control of the Premies, then in accordance with provisions of the
               California Civil Code, Section 1951.4, the Lessor may treat the
               Lease as being in full force and effect, and may collect from the
               Lessee all rents as they become due through the termination date
               of the lease as specified in the lease. For the purposes of this
               paragraph, the following do not constitute a termination of
               Lessee's right to possession:
               a) Acts of maintenance or preservation or efforts to relet the
                  property.
               b) The appointment of a receiver on the initiative of
                  the Lessor to protect his interest under this Lease.

                 See additional paragraph 41

LATE             20. Lessee hereby acknowledges that late payment by Lessee to
CHARGES        Lessor of rent and other sums due hereunder will cause Lessor to
               incur costs not contemplated by this Lease, the exact amount of
               which will be extremely difficult to ascertain. such costs
               include, but are not limited to, processing and accounting
               charges, and late charges which may be imposed on Lessor by the
               terms of any mortgage or trust deed covering the Premises.
               Accordingly, if any installment of rent or any other sum due from
               Lessee shall not be received by Lessor or Lessor's designee
               within ten (10) days after such amount shall be due, Lessee shall
               pay to Lessor a late charge equal to ten percent (10%) of such
               overdue amount. The parties hereby agree that such late charge
               represents a fair and reasonable estimate of the costs Lessor
               will incur by reason of late payment by Lessee. Acceptance of
               such late charge by Lessor shall in no event constitute a waiver
               of

                                       4
<PAGE>

               Lessee's default with respect to such overdue amount, nor prevent
               Lessor from exercising any of the other rights and remedies
               granted hereunder.

               See additional paragraph 39

SURRENDER        21. The voluntary or other surrender of this Lease by Lessee,
OF LEASE       or a mutual cancellation thereof, shall not work a merger, and
               shall, at the option of Lessor, terminate all or any existing
               subleases or subtenancies, or may, at the option of Lessor,
               operate as an assignment to him of any or all such subleases or
               subtenancies.

TAXES            22. The Lessee shall be liable for all taxes levied against
               personal property and trade or business fixtures. The Lessee also
               agrees to pay, as additional rental, during the term of this
               Lease and any extensions thereof, all real estate taxes plus the
               yearly installments of any special assessments which are of
               record or which may become of record during the term of this
               lease. If said taxes and assessments are assessed against the
               entire building and building site, and this Lease does not cover
               the entire building or building site, the taxes and assessment
               installments allocated to the Premises shall be prorated on a
               square footage or other equitable basis, as calculated by the
               Lessor. It is understood and agreed that the Lessee's obligation
               under this paragraph will be pro-rated to reflect the
               commencement and termination dates of this Lease.

NOTICES          23. All notices to be given to Lessee may be given in writing
               personally or by depositing the same in the United States mail,
               postage prepaid, and addressed to Lessee at the said Premises,
               whether or not Lessee has departed from, abandoned or vacated the
               Premises.

               See additional paragraph 40

ENTRY BY         24. Lessee shall permit Lessor and his agents to enter into and
LESSOR         upon the Premises at all reasonable times* for the purpose of
               inspecting the same or for the purpose of maintaining the
               building in which the Premises are situated, or for the purpose
               of making repairs, alterations or additions to any other portion
               of said building, including the erection and maintenance of such
               scaffolding, canopies, fences and props as may be required
               without any rebate of rent and without any liability to Lessee
               for any loss of occupation or quiet enjoyment of the Premises
               thereby occasioned;** and shall permit Lessor and his agents, at
               any time within ninety days prior to the expiration of this
               Lease, to place upon the Premises any usual or ordinary "For
               Sale" or "To Lease" signs and exhibit the Premises to prospective
               tenants at reasonable hours. * with prior written notice to Lesee
               (other than in case of emergency) ** Lessor will use reasonable
               efforts not to interfere with Lessee's use of the Premises

DESTRUCTION      25. In the event of a partial destruction of the Premises
OF PREMISES    during the said term from any cause, covered by insurance Lessor
               shall forthwith repair the same, provided such repairs can be
               made within ninety (90) days under the laws and regulations of
               State, Federal, County or Municipal authorities, but such partial
               destruction shall in no way annul or void this Lease, except that
               Lessee shall be entitled to a proportionate reduction of rent
               while such repairs are being made, such proportionate reduction
               to be based upon the extent to which damage and the making of
               such repairs shall interfere with the business carried on by
               Lessee in the Premises. If such repairs cannot be made in ninety
               (90) days, Lessor may, at his option, make same within a
               reasonable time, this Lease continuing in full force and effect
               and the rent to be proportionately reduced as aforesaid in this
               paragraph provided. In the event that Lessor does not so elect to
               make such repairs which cannot be made in ninety (90) days, or
               such repairs cannot be made under such laws and regulations, this
               Lease may be terminated at the option of either party. In respect
               to any partial destruction which Lessor is obligated to repair
               or may elect to repair under the terms of this paragraph, the
               provision of Section 1932, Subdivision 2, and of Section 1933,
               Subdivision 4, of the Civil Code of the State of California are
               waived by Lessee. In the event that the building in which the
               Premises may be situated be destroyed to the extent of not less
               than 33 1/3% of the replacement cost thereof, Lessor may elect to
               terminate this Lease, whether the Premises be injured or not. A
               total destruction of the building shall terminate this Lease. In
               the event of any dispute between Lessor and Lessee relative to
               the provisions of this paragraph, they shall each select an
               arbitrator, the two arbitrators so selected shall select a third
               arbitrator and the three arbitrators so selected shall hear and
               determine the controversy and their decision thereon shall be
               final and binding upon both Lessor and Lessee, who shall bear the
               cost of such arbitration equally between them.

                 **See Addendum

ASSIGNMENT       26. The Lessee shall not assign, transfer, or hypothecate the
AND SUBLET-    leasehold estate under this Lease, or any interest therein, and
TING           shall not sublet the Premises, or any part thereof, or any right
               or privilege appurtenant thereto, or suffer any other person or
               entity to occupy or use the Premises, or any portion thereof,
               without, in each case, the prior written consent of the Lessor.*
               As a condition for granting its consent to any subletting the
               Lessor may require the Lessee to agree to pay to the Lessor, as
               additional rental, all 50% of rents received by the Lessee from
               its Sublessee which are in excess of the amount payable by the
               Lessee to the Lessor hereunder. The Lessee shall, by thirty (30)
               days written notice, advise the Lessor of its intent to sublet
               the Premises or any portion thereof for any part of the term
               hereof. within thirty (30) days after receipt of Lessee's notice,
               Lessor shall either give or refuse to give approval to Lessee to
               sublease the portion of the Premises described in Lessee's
               notice. If the Lessor approves a subletting, the Lessee may
               sublet immediately after receipt of the Lessor's written
               approval. In the event Lessee is allowed to assign, transfer or
               sublet the whole or any part of the Premises, with the prior
               written consent of Lessor, no assignee, transferee or sublessee
               shall assign or transfer this Lease, either in whole or in part,
               or sublet the whole or any part of the Premises, without also
               having obtained the prior written consent of the Lessor.* A
               consent of Lessor to one assignment, transfer, hypothecation,
               subletting, occupation or use by any other person shall not
               release Lessee from any of Lessee's obligations hereunder or be
               deemed to be a consent to any subsequent similar or dissimilar
               assignment, transfer, hypothecation, subletting, occupation or
               use by any other person. Any such assignment, transfer,
               hypothecation, subletting, occupation or use without such consent
               shall be void and shall constitute a breach of this Lease by
               Lessee and shall, at the option of Lessor exercised by written
               notice to Lessee, terminate this Lease. The leasehold estate
               under this Lease shall not, nor shall any interest therein, be
               assignable for any purpose by operation of law without the
               written** consent of Lessor. As a condition to its consent,
               Lessor may require Lessee to pay all expense in connection with
               the assignment, and Lessor may require Lessee's assignee or
               transferee (or other assignees or transferees) to assume in
               writing all of the obligations under this Lease.
                 *Lessor agrees not to unreasonably withhold consent to sublet
               or assign.

CONDEM-          27. If any part of the premises shall be taken for any public
NATION         or use, under any statute or by right of eminent domain or
               private purchase in lieu thereof, and a part thereof remains
               which is susceptible of occupation hereunder, this Lease shall,
               as to the part so taken, terminate as of the date title shall
               vest in the condemnor or purchaser, and the rent payable
               hereunder shall be adjusted so that the Lessee shall be required
               to pay for the remainder of the term only such portion of such
               rent as the value of the part remaining after such taking bears
               to the value of the entire

                                       5
<PAGE>

               Premises prior to such taking; but in such event Lessor shall
               have the option to terminate this Lease as of the date when title
               to the part so taken vests in the condemnor or purchaser. If all
               of the premises, or such part thereof be taken so that there does
               not remain a portion suitable for the conduct of Lessee's
               business, this Lease shall thereupon terminate. If a part or all
               of the Premises be taken, all compensation awarded upon such
               taking shall go to the Lessor and the Lessee shall have no claim
               thereto. * See Addendum

EFFECT OF        28. The term "Lessor" as used in this Lease, means only the
CONVEYANCE     owner for the time being of the land and building containing the
               Premises, so that, in the event of any sale of said land or
               building, or in the event of a lease of said building, the Lessor
               shall be and hereby is entirely freed and relieved of all
               covenants and obligations of the Lessor hereunder, and it shall
               be deemed and construed, upon agreement between the parties and
               the purchaser at any such sale, or the Lessee of the building,
               that the purchaser or lessee of the building has assumed and
               agreed to carry out any and all covenants and obligations of the
               Lessor hereunder. If any security be given by the Lessee to
               secure the faithful performance of all or any of the covenants of
               this Lease on the part of the Lessee, the Lessor shall transfer
               and deliver the security, as such, to the purchaser at any such
               sale or the lessee of the building, and thereupon the Lessor
               shall be discharged from any further liability in reference
               thereto.

SUBORDI-         29. Lessee agrees that this Lease may, at the option of Lessor,
NATION         be subject and subordinate to any mortgage, deed of trust or
               other instrument of security which has been or shall be placed on
               the land and building or land or building of which the Premises
               form a part, and this subordination is hereby made effective
               without any further act of Lessee. The Lessee shall, at any time
               hereinafter, on demand, execute any instruments, releases, or
               other documents that may be required by any mortgagee, mortgagor,
               or trustor or beneficiary under any deed of trust for the purpose
               of subjecting and subordinating this Lease to the lien of any
               such mortgage, deed of trust or other instrument of security, and
               the failure of the Lessee to execute any such instruments,
               releases or documents, shall constitute a default hereunder. **

               ** See Addendum

WAIVER           30. The waiver by Lessor of any breach of any term, covenant or
               condition, herein contained shall not be deemed to be a waiver of
               such term, covenant or condition or any subsequent breach of the
               same or any other term, covenant or condition therein contained.
               The subsequent acceptance of rent hereunder by Lessor shall not
               be deemed to be a waiver of any preceding breach by Lessee of any
               term, covenant or condition of this Lease, other than the failure
               of Lessee to pay the particular rental so accepted, regardless of
               Lessor's knowledge of such preceding breach at the time of
               acceptance of such rent.

HOLDING          31. Any holding over after the expiration of the said term,
OVER           with the consent of Lessor, shall be construed to be a tenancy
               from month to month, at a rental to be negotiated by Lessor and
               Lessee prior to the expiration of said term, and shall otherwise
               be on the terms and conditions herein specified, so far as
               applicable.

SUCCESSORS       32. The covenants and conditions herein contained shall,
AND            subject to the provisions as to assignment, apply to and bind the
ASSIGNS        heirs, successors, executors, administrators and assigns of all
               of the parties hereto; and all of the parties hereto shall be
               jointly and severally liable hereunder.

TIME             33. Time is of the essence of this Lease.

MARGINAL         34. The marginal headings or titles to the paragraphs of this
CAPTIONS       Lease are not a part of this Lease and shall have no effect upon
               the construction or interpretation of any part thereof. This
               instrument contains all of the agreements and conditions made
               between the parties hereto and may not be modified orally or in
               any other manner than by an agreement in writing signed by all of
               the parties hereto or their respective successors in interest.

               PARAGRAPHS 35, 36, 37, 38, 39, 40, 41 and Addendum attached
               hereto are hereby made a part of this Lease.

               THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY WHO
               WILL REVIEW THE DOCUMENT AND ASSIST YOU TO DETERMINE WHETHER YOUR
               LEGAL RIGHTS ARE ADEQUATELY PROTECTED. RENAULT & HANDLEY IS NOT
               AUTHORIZED TO GIVE LEGAL AND TAX ADVICE. NO REPRESENTATION OR
               RECOMMENDATION IS MADE BY RENAULT & HANDLEY OR ITS AGENTS OR
               EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX
               CONSEQUENCES OF THIS DOCUMENT OR ANY TRANSACTION RELATING
               THERETO. THESE ARE QUESTIONS FOR YOUR ATTORNEY WITH WHOM YOU
               SHOULD CONSULT BEFORE SIGNING THIS DOCUMENT.

                 IN WITNESS WHEREOF, Lessor and Lessee have executed these
               presents, the day and year first above written.

                              LESSOR                             LESSEE
                  MIDDLEFIELD ROAD JOINT VENTURE            OPEN TV, INC.

                 /s/ R.G. Handley                      /s/ Mark Meagler
               -----------------------------------     -------------------------
               March 5, 2001                           VP Finance
               -----------------------------------     -------------------------
                                                       February 27, 2001
               ___________________________________     -------------------------

                                       6
<PAGE>

                             ADDITIONAL PARAGRAPHS

The following additional paragraphs are hereby made a part of that certain lease
dated January 22, 2001, by and between Middlefield Road Joint Venture, as
Lessor, and Open TV, Inc., as Lessee, covering the Premises located adjacent to
415 E. Middlefield Road, Mountain View, California.

     35.  Lessor will indemnify Lessee from and against all costs of response,
corrective action, remedial action, claims, demands, losses and liabilities
arising from any pre-existing environmental contamination which may have
occurred prior to the Lessee taking possession of the Premises.

Lessee will only be responsible for contamination of the Premises or the soils
or ground water thereon or thereunder in violation of Hazardous Materials Laws,
that is caused by Lessee or Lessee's agents, contractors or invitees during the
term as may be extended. All hazardous materials and toxic wastes that Lessee
brings on the Premises shall be stored according to Hazardous Materials' Law.

All hazardous materials and toxic wastes that Lessee brings on the site shall be
stored according to all local, state and national government regulations.
Hazardous Materials shall be defined as those substances that are recognized as
posing a risk of injury to health or safety by the Santa Clara Fire Department,
the Santa Clara County Health Department, the Regional Water Quality Control
Board, the State of California or the Federal Government.

For purposes of this Lease, "Hazardous Materials Law" shall mean all local,
state and federal laws, statutes, ordinances, rules, regulations, judgements,
injunctions, stipulations, decrees, orders, permits, approvals, treaties or
protocols now or hereafter enacted, issued or promulgated by any governmental
authority which relate to any Hazardous Material or the use, handling,
transportation, production, disposal, discharge, release, emission, sale or
storage of, or the exposure of any person to, a Hazardous Material.

     36.  During the term of the Lease and any extension thereof, the Lessee
shall be permitted to make any additional non-structural improvements or
alterations without the Lessor's consent, provided however, that said
improvements or alterations do not exceed $25,000.00 in cost, and such
improvements or alterations will be subject to the provisions of paragraph 9 of
the Lease (other than the requirement that Lessee obtain Lessor's prior written
consent to making such improvements or alterations).

     37.  With respect to the replacement of capital items, the Lessee will only
be responsible to reimburse the Lessor as additional rental, its pro rata share
of the cost of said items, based upon the useful life of the items and the
remaining term of the Lease including any extension thereof.

     38.  The Lessor will deliver the shell building to the Lessee in
ADA-compliant condition. The Lessee shall be responsible for providing and
maintaining ADA-compliant interior improvements. Notwithstanding the provisions
of paragraph 14, Lessee shall not have any obligation to construct structural or
capital improvements or repairs to the shell mandated by any governmental
authority except to the extent that such structural or capital improvements are
required as a specific result of the Lessee's particular use of the Premises or
the construction of the Lessee's improvements or alterations.

     39.  The Lessor will provide verbal (via telephone) and written notice (via
facsimile) to the Lessee after the fifth day of the month but before the tenth
day of the month if the rental payment is late. A late fee will be assessed per
paragraph 20 of the Lease if payment is not made by the 10th day of the month.

     40.  Until further written notice by either party, notices per paragraph 23
of the Lease to be delivered as follows:

                                       7
<PAGE>

To Lessor:  Middlefield Road Joint Venture
            c/o Renault & Handley
            2500 El Camino Real, Suite 100
            Palo Alto, CA 94306
            Attention: George McKee
            Facsimile: (415) 493-7935

To Lessee:  OPEN TV, INC.
            401 East Middlefield Road
            Mountain View, CA 94043-4005
            Attn: Marilyn Wilshin

     41.  For all purposes in this Lease, the term "abandonment" and "abandon"
shall refer to abandonment of the Premises by Lessee for any period during which
Lessee is in default in the payment of rent or other obligation of Lessee
hereunder (other than the obligation not to abandon the Premises).

                                       8
<PAGE>

                                   ADDENDUM

Added to paragraph 9: **provided that at the time of granting its consent
--------------------
thereto, Lessor indicated that removal of the same would be required at the
expiration or sooner termination of the Lease. Lessor agrees that Lessee shall
have not obligation to remove the initial tenant improvements at the expiration
or sooner termination of the Lease.

Added to the end of paragraph 25: **Notwithstanding the foregoing, if Lessor
--------------------------------
elects or is obligated to restore the Premises, Lessor shall within ten days of
the casualty, provide Lessee with an estimate of the time required for
restoration ("Lessor's Estimate"). If the restoration is not completed within
thirty days of Lessor's Estimate, Lessee shall have the right to terminate this
Lease, effective as of the date of the Lessee's notice, until such time as
Lessor has notified Lessee that the Premises are completed. Lessee shall also
have the right to terminate the Lease if any damage occurs in the last year of
the Lease Term.

Added to the end of paragraph 26: **Prior to remitting to Lessor any excess
--------------------------------
rents due Lessor hereunder, Lessee shall first be entitled to deduct therefrom
all reasonable costs incurred to effect such assignment or sublease, including
but not limited to brokerage fees, attorneys fees, tenant improvements and rent
concessions, as well as the unamortized value of all tenant improvements made to
the Premises by Lessee.

Notwithstanding anything to the contrary contained in this Lease:

A.   Lessee may assign, transfer or hypothecate the leasehold estate under this
Lease or sublet the Premises, or any part thereof, or any right or privilege
appurtenant thereto to any entity which controls, is controlled by, or is under
common control with Lessee; to any entity which results from a reorganization,
merger or consolidation or Lessee or the parent of Lessee; to any entity which
acquired substantially all of the stock or assets of Lessee (each, a "Permitted
Transfer"), provided that (i) such transfer or assignment shall not relieve
Lessee of its personal and primary obligation to pay the rent and perform all
the other obligations to be performed by Lessee hereunder; and (ii) any such
assignee or transferee has a financial net worth equal at least to Lessee's as
of the commencement date.

B.   In addition, a sale or transfer of the capital stock of Lessee shall be
deemed a Permitted Transfer if such sale occurs in connection with any bona fide
financing or capitalization for the benefit of Lessee.

Added to the end of paragraph 27: *However, Lessee shall have the right to seek
--------------------------------
a separate award from the condemning authority for its moving expenses, and
tenant improvements paid for by Lessee and its trade fixtures.

Added to the end of paragraph 29: ** Lessor agreeds, that it will obtain a non-
--------------------------------
disturbance agreement from any Mortgagee.

                                       9

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