Document:

Agreement

 Exhibit 10.11 
 Shenzhen (Dragon) 0309449 
 Agreement Registration (File) Number: 
 Shenzhen Real Estate Lease 
 Agreement 
 Printed by Office of Shenzhen Housing Lease Administration 

 Information for the Registration of Real Estate Lease Agreements (File) 
 I. Documents that must be submitted when registering real estate lease agreements for the purpose of filing: 
  

	 	A.	Title of the real estate or other valid certificates of property ownership (rights to use) (please provide the original and keep the photocopy); 

  

	 	B.	IDs for the landlord and the renter, including: 

 1.
Institution 
 Document of the establishment of the workplace (please provide the original and keep the photocopy). 
 The original of the certificate of the legal representative. 
 ID of the legal representative (please provide the original and keep the photocopy) and the original of the letter of authorization (the letter of authorization by the renter residing overseas must be properly
notarized). 
 2. Individual 
 ID
of the landlord or certificate of legal qualifications (please provide the original and keep the photocopy). 
 If the real estate to be
rented is for the purpose of individual residence or if the renter is a woman of the age of birth (20 to 59), a certificate for the births by migrating personnel by the local office of birth control of the current city (street) must also be
provided. 
  

	 	C.	If the real estate is to be managed by other people, a letter of authorization and ID of the manager must be provided. If the real estate to be rented is co-owned by different
people, the agreement for renting by all co-owners and a letter of authorization must be provided. 

  

	 	D.	Agreement of real estate lease. 

 II. Explanation about the filing of real
estate lease agreements: 
 According to the regulations in Article 6, No. 2 of Article 7 of Regulations for Leasing of Houses in the
Special Economic District of Shenzhen, if a house being rented cannot be registered according to the regulations, the owner must process filing with the agency in charge of the district with all the required materials and the ID of the owner.

 Real Estate Lease Agreement 
 Landlord (Party A): Baochang Taian Shiye Development Co, Ltd. of Shenzhen 
 Address: No. 109-3, Dongli Road, Hengnan
Town, Longgang District, Shenzhen City 
 Postal Code: 518115 
 Manager: 
 Address: 
 Postal code: 
 Renter (Party B): Epak Hong Kong PTE Limited 
 [Seal: e-PAK Hong Kong PTE
Limited] 
 Address: 
 Postal Code: 
 Business license or ID number: 681598 
 Manager: 
 Address: 
 Postal code: 
 According to the regulations of implementation in the Law of Agreements for the People’s Republic of China, Law of Administration of City Real Estate
of the People’s Republic of China, and Regulations for Leasing of Houses in the Special Economic District of Shenzhen, Party A and Party B have held negotiations and reached a consensus that results in this agreement. 
 Article I: Party A will lease to the use of Party B the real estate of four factory buildings and one dormitory building located in the Baochangtai
Industrial Zone at Henggang Street in Longgang District of Shenzhen City. The total building area to be leased is              square meters, and the total floors of building are
            . 
 Owner of the real estate to be leased: Baochang Taian
Shiye Development Co, Ltd. of Shenzhen; certificate of ownership of the real estate or names of other valid documents certifying its ownership (rights of usage); No.             ;

  

 1 

 Article II: The unit amount to be paid for the lease is calculated based on the area of the real state in
the amount of RMB              Yuan (in capital letters:             ) with the amount for the monthly rent being
RMB              Yuan (in capital letters:             ). 
 Article III: Party B must pay the rent for the first month before year month day in the amount of RMB
             Yuan (in capital letters:             ). 
 Article IV: Party B must: 
  

	 	þ	before the 10th of every month; 

  

	 	 ̈	before the day of the month of each quarter; 

  

	 	 ̈	before the day of the month of every half year; 

  

	 	 ̈	before the day of the month of every year; 

 Pay the rent
to Party A. Upon receipt of the rent, Party A must to give Party B a receipt for tax purposes. 
 (Both parties should choose one of the four
methods listed above and check the corresponding box.) 
 Article V: The term of the lease of the real estate by Party B is from year month
day to year month day. 
 The term of lease in this article cannot exceed the approved term of usage of the land; the time that exceeds the
approved term of usage of the land becomes invalid. If any loss is caused by this and there is an agreement regarding this, the agreement should be followed. Where there is no agreement, the loss will be the responsibility of Party A. 
 Article VI: Purpose of the lease of the real state: Use as factory facilities and dormitory. 
 If Party B wants to use the real state of lease for the purposes, Party B must obtain the written agreement of Party A. According to pertinent laws and
regulations, application for the change of usage purpose of real state must be submitted to the Department of Administration in charge of real state. Usage purpose can only be changed after receiving approval from this department. 
  

 2 

 Article VII Party A shall surrender the leased real estate to Party B’s use on
             Month          Day              Year, and undertake the
relevant procedures for [surrendering the premises]. 
 Where Party A surrenders the leased real estate later than the time in the foregoing
real estate, Party B shall be entitled to demand that the effective term of this contract be extended accordingly, and the two parties shall confirm such in writing and with signatures, and also report such to the contract registration agency for
its records. 
 Article VIII At the time that the leased real estate is surrendered, the two parties shall conduct confirmation of the
condition of the leased real estate as well as the ancillary facilities thereof, and to append supplement itemized descriptions. 
 Article
IX At the time that Party A surrenders the real estate, it shall be entitled to collect lease security in the amount of 3 months’ rent, i.e. Renminbi XXX Yuan (in longhand: XXX Yuan). 
 Where Party A collects the lease security, it shall provide receipts to Party B. 
 The conditions for Party A’s return of the lease security to Party B: 
  

	 	1.	Expiration of the contract
term                                   
                                        
                                        
            

  

	 	2.	                                      
                                        
                                        
                                        
                           

  

	 	3.	                                      
                                        
                                        
                                        
                           

  

	 	x	Any one of the conditions has been met. 

  

	 	x	All have been met. 

 (The two parties shall jointly select
one of the two options above, and mark the selected item with a “ü” in the   ̈) 
 Where one of the conditions is present, Party A shall not be required to return the security: 
  

	 	1.	Party B has unilaterally canceled the
contract                                    
                                        
                             

  

	 	2.	                                      
                                        
                                        
                                        
                           

  

	 	3.	                                      
                                        
                                        
                                        
                           

 Article X During the term of the lease, Party A shall be responsible for the payment of the land use fees for the lands used for the leased real estate
as well as the taxes, building lease management fees, and              fees incurred due to the leasing of the real estate; Party B shall be responsible for the payment of the water
and electricity utilities fees, sanitation fees, building (structure) management fees,              fees, and other such fees incurred due to the use of the leased real estate.

  

 3 

 Article XI Party A shall ensure that the surrendered real estate as well as the ancillary facilities
thereof are capable of realizing the purpose of the lease, and warrants that the safety thereof complies with the requirements of the relevant laws, regulations, or statutes. 
 If Party B incurs physical or property damage in the real estate leased and it is caused by Party A on purpose or by mistake, Party B has the right to
request appropriate compensation from Party A. 
 Article XII: Party B should reasonably use the leased real estate with its attached
facilities and should not use the leased real state to conduct any illegal activities. Party A should not interfere with Party B in its normal reasonable use of the leased real state. 
 Article XIII: During the time that Party B is using the leased real state, if the leased real estate or is attached to facilities show any damage or
problem that interferes with normal reasonable usage and it is not caused by errors of Party B, Party B should notify Party A immediately and adapt effective measures to stop the further development of the problems. Upon receiving the notification
from Party B, Party A should repair the problems within              days or request Party B to do the repair on its behalf. If Party B can not notify Party A or if Party A cannot
fulfill its responsibility of repair within the agreed period of time after receiving the notification, Party B can implement the repair after filing with the agency of agreement registration. 
 If an emergency occurs that requires immediate repair, Party B can do the repair first and then notify Party A of the existing problem. 
 The costs involved in their repair as in the two scenarios described above (including the reasonable costs of repair by Party B on behalf of Party A and
repair in order to control the development of the problems) should be borne by Party A. If Party B does not fulfill its responsibility in the two terms described above and did not notify Party A or implement effective measures in a timely manner
that causes increased losses, the cost of repair of that portion (increased loss) should be borne by Party B itself. 
 Article XIV: If the
leased real estate and its attached facilities show any problem or damage that interfere with the safety because of the improper use or unreasonable use by Party B, Party B should notify Party A immediately and be responsible for the repair or
damage. If Party B refuses to repair or be responsible for the damage, after filing with the agency of agreement registration, Party A can do the repair for Party B, and the related repair cost should be borne by Party B. 
 Article XV: During the effective term of this agreement, if Party A or Party B wants to modify, expand or furnish the leased real estate, both parties
need to renegotiate and sign a written agreement 
 If something like this as described in this article happens, it needs to be approved by
the pertinent government agency first. 
  

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 Articles XVI: 
  

	þ	During the term of the lease, Party B can sublease all or part of the leased real estate to other people but it must go through the registration procedure at the government agency
in charge of housing leasing. However, the term of the sublease cannot exceed that of the term of lease in the agreement. 

  

	 ̈	Party B cannot sublease all or part of the leased real state to other people. However, during the term of the lease, having obtained the written agreement from Party A, Party B can
take the written certificate of agreement for sublease and go through the registration procedure at the government agency in charge of housing leasing. However, the term of the sublease cannot exceed that of the term of lease in the agreement.

  

	 ̈	During the term of the lease, Party B cannot sublease all or part of the leased real estate to other people. 

 (Both parties need to select one from the three above items and check the appropriate box.) 
 Articles XVII: During the effective term of this agreement, if Party A needs to sell all or part of the leased real state to other people, Party A needs
to notify Party B in writing one month before the sublease. Party B has the right to purchase first under the same conditions. 
 If the
leased real state is sold to other people, at the time of signing the agreement of sale, Party A has the responsibility to tell the buyer to continue to honor this agreement. 
 Article XVIII: During the effective term of this agreement, if one of the following occurs, this agreement can be annulled or modified: 
  

	 	(I)	When force majeure happens that prevents the implementation of this agreement; 

  

	 	(II)	The government has taken away, purchased, retrieved or dismantled the leased real state; 

  

	 	(III)	Both Party A and Party B has reached an agreement. 

 Article XIX: If one of the following occurs, Party A can choose the following for the losses caused: 
  

	 	 ̈	Request Party B to pay the damage; 

  

	 	þ	Refuse to return the lease deposit; 

  

	 	 ̈	Party B will pay the cost of breaching the agreement in the amount of RMB              Yuan (in capital letters:
             Yuan). 

 (Both parties need to select one from
the three above items and check the appropriate box.) 
  

	 	(I)	Party B has not paid rent for over 60 days (2 months); 

  

	 	(II)	Party B’s nonpayment has cost Party A the loss in different kinds of expenses in the amount over             
Yuan. 

  

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	 	(III)	Party B uses the leased real state to conduct legal activities that infringe upon the interest of the public or other people; 

  

	 	(IV)	Party B, without the permission of Party A, has modified the structure of the leased real state or purpose of usage; 

  

	 	(V)	Party B has breached the definition of Article XIV of this agreement and refuses to fulfill the responsibility of repair or pay for the cost of repair that causes the real state or
equipment to suffer serious damage; 

  

	 	(VI)	Without the agreement of Party A and the approval from the pertinent government agency, Party B has furnished the leased real state on its own; 

  

	 	(VII)	Party B has subleased the leased real estate to a third party on its own. 

 Besides going after Party B for payment of damage or the responsibility of breaching the agreement, Party A can also annul the agreement or request Party B to modify the terms of this agreement based on the
circumstances described above. 
 Article XX: If one of the following occurs, Party B can choose the following for the losses caused:

  

	 	 ̈	Request Party A to pay the damage; 

  

	 	þ	Request Party A to return twice the amount of the lease deposit; 

  

	 	 ̈	Party A will pay the cost of breaching the agreement in the amount of RMB              Yuan (in capital
letters:             Yuan). 

 (Both parties need to select
one from the three above items and check the appropriate box.) 
  

	 	(I)	Party A has not turned over the leased real estate for over 60 days (2 months); 

  

	 	(II)	Party A has breached the agreement as defined in term 1 of Article XI and make it impossible for Party B to fulfill its purpose of leasing; 

  

	 	(III)	Party B has breached the definition of Article XIII of this agreement and refuses to fulfill the responsibility of repair or pay for the cost of repair; 

  

	 	(IV)	Without the agreement of Party B and the approval from the pertinent government agency, Party B has modified, expanded or furnished the leased real state. 

Besides going after Party B for payment of damage or the responsibility of breaching the agreement, Party B can also annul the agreement or request
Party A to modify the terms of this agreement based on the circumstances described above (Party B should notify Party A in writing and return the leased real estate after receiving the compensation for the damage). 
 From the time that Party A receives the notification until the time that Party B receives its compensation for the damage, Party B does not need to pay
rent to Party A. 
 Article XXI: After this agreement is terminated, Party B should move out and return the leased real estate within 90 days
and ensure that the leased real state and its attached facilities are all in good conditions (normal wear excluded). At the same time, Party B should also pay all expenses that are incurred by Party B and executed all procedures of transfer.

  

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 If Party B does not move out or return the leased real estate within the specified time, Party A has the
right to take back the leased real state and request Party B to pay twice the amount of rent for the period of time that is over the lease agreement. 
 Article XXII: Upon the termination of the agreement of lease, if Party B wants to continue to lease the leased real state, Party B should submit request to continue the lease two months before the termination of the
lease. Party B has the right to lease the leased property under the same conditions. 
 When Party A and Party B have reached an agreement
about renewing the lease, the two parties need to sign a new agreement and register again at the government agency in charge of agreement registration. 
 Article XXIII: Both Party A and Party B need to abide by the regulations defined in every article in this agreement. If one party breaches the agreement, that party needs to fulfill its responsibility for breaching
the agreement. 
 Article XXIV: Both Party A and Party B can identify the items not included in this agreement in the attached pages. The
attached pages are part of this agreement and have the same effect as this agreement after it has been signed by both parties. 
 If Party A
and Party B have reached an agreement of amendment to the content of this agreement during the term of the lease, both parties need to register at the original government agency in charge of agreement registration. The registered agreement has the
same effect as this agreement. 
 Article XXV: Both Party A and Party B should try to resolve any dispute arising out of this agreement
through negotiation. If negotiation cannot reach a resolution, the two parties can appeal to the government agency in charge of agreement registration for mediation. If mediation is unsuccessful, both parties can: 
  

	 	 ̈	Appeal to the Committee of Mediation of Shenzhen for mediation; 

  

	 	 ̈	Appeal to the Shenzhen Branch, Committee of Mediation, China International Economics and Trade for mediation; 

  

	 	þ	File a lawsuit with the People’s Court. 

 (Both
parties need to select one from the methods of resolution for disputes above and check the appropriate box.) 
 Article XXVI: This agreement
becomes immediately effective at the time of signing. 
 Party A and Party B should register or file the agreement at the government agency
in charge of agreement registration within 10 days after the agreement is signed. 
 Article XXVII: This agreement will follow the Chinese
version. 
  

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 Article XXVIII: This agreement has the [following] four copies: one copy for Party A, one copy for Party
B, one copy for the agency in charge of agreement registration, and one copy for the pertinent department. 
 Party A (Signature or Seal): Baochang Taian
Shiye Development Co, Ltd. of Shenzhen 
 Legal Representative: [signature] 
 Contact Telephone: 
 Bank Account Number: 
 Authorized Representative (Signature or Seal): November 19, 2007 
 Party B (Signature or Seal): e-PAK Hong Kong PTE
Limited 
 Legal Representative: [signature] 
 Contact Telephone:

 Bank Account Number: 
 Authorized Representative (Signature or
Seal): November 19, 2007 
 Person who registers or files in the agreement (Signature or Seal): 
 Government agency in charge of agreement registration (filing) (Signature or Seal): 
  

											
	     Year	 	 	  	month	  	 	  	day	  	

  

 8 

 Agreement of Intention 
 Party A: Baochang Taian Shiye Development Co, Ltd. of Shenzhen 
 Party B: e-PAK Hong Kong PTE Limited 
 After negotiations between the two parties, Party A and Party B have reached the following agreement based on the principles of fairness, equality, and
mutual benefit. The two parties will fulfill their responsibilities in principle: 
  

	A.	Party A has a piece of land for industrial use located in the district of Baoan facing e-PAK Hong Kong PTE Limited. The area of that piece of land is 210000 square meters. It has
completed all of the requested procedures for use of land and is currently applying for building permits. Planning for the use of the land has followed all the requirements by pertinent departments and the blueprint by both parties. The initial
design has followed the design plan agreed on by both parties. The total area of structure has 40,000 square meters: of which five buildings of factory occupy 32,000 square meters, and the dormitory for the workers with attached facilities occupy
8000 square meters. Party A promises to finish the building of the above structures and facilities and hand over to Party B for its use within one year and a half. 

  

	B.	The rights and responsibilities of Party A and Party B: 

  

	 	1.	During the process of designing the building and the actual construction, Party A should communicate with Party A closely so that both parties can receive the best economic benefits

  

	 	2.	All the outside walls of the complex will be covered with glass mosaic. The ground of the factory will use reinforced concrete and should be sturdy enough to bear the weight of a
beer machine; it will also use water mill mug. The height of the factory is: the first level is 5 m, each level of the second to the fifth level is 4 m. All the sewage, fire hydrant, and fence will be built by Party A at the cost of Party A.

  

	 	3.	In every factory building, Party A will supply a 315 kv amp transformer (Party B will pay for the power supply room and the low voltage part); all the power cables and PVC tubes
inside the complex will be bought and brought into the complex by Party B. Party A will assist in the construction and measurement. 

  

	 	4.	After the whole industrial complex is built, the actual area will be calculated based on the area measured by both parties (drip title area). 

  

	 	5.	Term of agreement and rent: after the industrial complex is built, Party A and Party B will sign an official agreement separately (this agreement will be the basis of the official
agreement and will be implemented together with the official agreement). The principle is: the term of the agreement is for 10 years. In the first five years of the agreement, every square meter costs eleven Yuan every month; in the second to five
years of the agreement, every square meter costs twelve Yuan every month. (Area: actually calculated based on the drip title area.) 

  

	 	6.	After the second factory building is built in the industrial complex, Party B will move in and start manufacturing. To ensure the safety of the factory building, Party A will build
a temporary fence around these two fractured buildings. 

	 	7.	In the whole complex, Party A provide appropriate waterproof on top of each building to prevent water from dripping. In addition, the industrial complex must also be equipped with
an independent compressor room, a room for small particles, a room for fire service pump and a fire-fighting pool equipped with a sprinkler system. 

  

	 	8.	To demonstrate its intention for cooperation, Party B will pay a deposit of XXX Yuan in RMB (XXX Yuan). This deposit will be paid in 2 installments: XXX Yuan will be paid as a token
of sincerity within 15 days after signing this agreement; XXX Yuan will be paid after the second factory building is completed in the industrial complex (the receipt by Party A is proof of payment). If Party B does not sign the lease agreement
according to the terms in this agreement, Party A has the right to refuse to return the deposit. If Party A breaches the above terms, Party B has the right to request the return of the deposit and terminate this agreement. 

This agreement has two copies: one pay for Party A and one copy for Party B. This agreement becomes effective immediately when both parties signed and
attached their seals to the agreement and becomes legally binding. Both parties are expected to abide by the agreement. 
 Party A: Baochang Taian Shiye
Development Co, Ltd. of Shenzhen 
 [Seal: Baochang Taian Shiye Development Co, Ltd. of Shenzhen] 
 Signature: [signature] 
 Date: July 30, 2005 
 Party B: e-PAK Hong Kong PTE Limited 
 [Seal: e-PAK Hong Kong PTE Limited]

 Signature: [signature] 
 Date: July 30, 2005 

 [page illegible] 

 Additional Agreement 
 Party A: Baochang Taian Shiye Development Co, Ltd. of Shenzhen 
 Party B: e-PAK Hong Kong PTE Limited 
 After friendly negotiations, Party A and Party B have signed the following additional terms to the Agreement of Real Estate Lease and will both abide by
these terms: 
 I. On July 30, 2005, Party A signed an Agreement of Intention with e-PAK (Shenzhen) PTE Limited. The rights and
responsibilities of e-PAK (Shenzhen) PTE Limited in this agreement will be the responsibility of Party B, and Party A has agreed to that. 
 II. The Agreement of Intention becomes part of this Additional Agreement. If any term disagrees with this Additional Agreement, this Additional Agreement should be the one to follow. 
 III. The building and rent to be leased are agreed upon as the following: 
 (1) Party A will lease 5 buildings described in the Agreement of Intention for Party B to use, of which 4 buildings are factory buildings, and 1 building is for the dormitory for the workers. 
 (2) The term of lease is 25 years, starting from the date when payment for rent starts. 
 (3) Party A has already turned over 3 buildings for Party B to use with a total building area of 25862 square meters. Party A still needs to turn over
the other 2 buildings for Party B to use. Of all these buildings, the total building area of the 4 factory buildings is 5892.10 square meters, and the building area of the dormitory is 8804.50 square meters. 
 (4) The monthly rent for the 5 buildings described above is calculated as the following: in the first 5 years, the rent is RMB XXX Yuan/square meter; in
the next 5 years, the rent is RMB XXX Yuan/square meter; in the next 5 years, the rent will be the original rent plus 10%; in the last 10 years, the rent will not change. 
 (A) In the first 5 years, the rent for the 3 buildings that Party A has already turned over is RMB XXX Yuan/month, and Party B should
start paying rent to Party A on May 1, 2007. In the next 5 years, the rent is RMB XXX Yuan/month; 
 (B) In the first 5
years, the rent for the 4 factory buildings is RMB XXX Yuan/month, and Party B should start paying rent to Party A on December 1, 2007. In the next 5 years, the rent is RMB XXX Yuan/month; 
 (C) In the first 5 years, the rent for the dormitory is RMB XXX Yuan/month, and Party B should start paying rent to Party A on
January 1, 2008. In the next 5 years, the rent is RMB XXX Yuan/month. 
 (5) The rent that Party B owes will be deducted from the XXX
Yuan of deposit of intention that Party B has already paid Party A. After all the money has been deducted, Party B will pay the rent for the current month to Party A before the 10th of every month. 
 (6) Party B has agreed to pay a deposit of guarantee of lease in the amount of RMB XXX Yuan, which will also be deducted from the deposit of intention.

 (7) If the building area is expended, it will be based on the actual area measured. The rent, term of lease, and the responsibilities and
rights of both Party A and Party B will be implemented based on the terms in the agreement that the two parties have reached after mutual negotiations. 

 IV. This Additional Agreement is a part of the Agreement of Real Estate Lease and it is pasted on the
attached page of the Agreement of Real Estate Lease. If this Additional Agreement differs from the Agreement of Real Estate Lease, this Additional Agreement should be the one to follow. 
 V. This Additional Agreement becomes effective on the date that it has been signed and stamped by both parties. 
 Party A: Baochang Taian Shiye Development Co, Ltd. of Shenzhen 
 [Seal:
Baochang Taian Shiye Development Co, Ltd. of Shenzhen] 
 Date: 
 Party B: e-PAK Hong Kong PTE Limited 
 [Seal: e-PAK Hong Kong PTE Limited] 
 Date: 

 Special Reminders 
 1. The sample of this agreement is drafted based on or refers to the Law of Agreements for the People’s Republic of China, Regulations for Leasing of Houses in the Special Economic District of Shenzhen and its
Detailed Regulations for Implementation, the parties involved can agree on the adaptation. 
 2. Before signing the agreement, both parties
should read the agreement carefully and can also add or delete the terms of the agreement after negotiations. 
 3. Before signing the
agreement, the landlord should show the renter its Certificate of Ownership of Real Estate or other kinds of valid documents proving its ownership of the real estate or other kinds of documents proving the identification of the landlord or the legal
qualifications of the landlord. If the real estate is managed by other people, a letter of authorization must also be provided. If the real estate to be leased is co-owned, a certificate of agreement to lease by all the co-owners and a letter of
authorization must be provided. The renter must show the landlord documents proving the identification of the renter or certificates proving the legal qualifications of the renter. 
 4. All the parties involved must sign the agreement based on the principles of self will, equality, and fairness. No party should impose its own will
upon the other party; no third party should interfere illegally. 
 5. When the parties involved signed and implement the agreement, they
should follow the law and must not break any regulations regarding procedures required by the law or engage in illegal activities. 
 6. Once
the agreement has been signed, it is legally binding for both parties. Both parties should fulfill its own responsibilities according to the agreement. The agreement should not be modified or annulled without any legal basis or agreement.

 7. All the content of the agreement filled in by the parties should be completed using a pen, brush pen, or signing pen and must be signed
or stamped as verification. 
 8. In some articles of this agreement, some blank spaces are left (marked with underlines) for the parties of
the agreement to fill in. There are also some terms for the parties to choose (marked with  ̈ ). 
 9. This
agreement is only a sample document; the parties of the agreement can choose, add, fill in, or modify the terms of the agreement. After the agreement has been signed, the content that has not been modified and the content that is a filled in by the
parties (after both parties have signed or stamped for verification) will be regarded as the content of the agreement. 
 10. The content of
the agreement that has been chosen, added, filled in, or modified in handwriting will take precedence in effect. 

 11. After the agreement has been signed, both parties should go to the government agency in charge of the
administration of real estate leasing together in a timely manner to register and file the agreement. 
 12. Both parties of the agreement of
lease should decide the number of copies of the original based on actual needs and verify all the copies carefully before signing them in order to ensure that the content in all copies is the same. Under any circumstances, each party should possess
at least one original copy of the agreement. 
 13. If the content of the agreement has undergone significant changes or been annulled or
copies of the agreement have been lost, the party involved should go to the original government agency in charge of the registration to go through the appropriate procedures.Agreement

 Exhibit 10.12 
 [English Translation] 
 AGREEMENT 
 Shen Lena Wai Qing Zi(1999) no. 0182 
  

			
	 Party A:
	  	Hang Gang Bao An Economic Development Co., Ltd.
	 Party B:
	  	E.Pak (Singapore) Pte. Ltd.
	 Business Unit:
	  	Shenzhen Long Gang District Foreign Economic Development Co., Ltd.

 Subject to both Parties abiding by the laws and the relevant regulations of the Peoples Republic of China and
based on the principle of equality and mutual benefits, both Parties have after thorough negotiations decided to establish a processing enterprise named as Hong Gang Bao An Yi Be Multi-Products Factory to carry on the business of processing (with
supplied materials) semi-conductor and electrical equipment packaging materials. Party A and Party B hereby mutually agree as follows:- 
  

	1.	Obligations of the Parties 

 Party A’s
responsibilities: 
  

	(1)	Party A shall provide a roofed workshop with area of 600 sqm and 30-60 production workers, to process the above-mentioned products for Party B during the term of this
Agreement. The processed products shall be delivered back to Party B for re-export to Hongkong or other countries. 

  

	(2)	Party A shall provide its existing water and electricity utilities for the processing production. If it is necessary to install new water and electricity facilities.
Party B shall bear the costs of the facilities and installation. 

  

	(3)	Party A shall assist Party B to handle the import-export formalities in the relevant activities of the processing operation. 

  

	(4)	Party A shall send personnel to serve as factory manager, financial accountant and warehouse-keeper of the factory and shall be responsible for the management of me factory and
financial management. 

 Party B’s responsibilities: 
  

	(1)	Party B shall provide Party A free of charge with equipment (as described in the attached list) required for the processing production, and shall transport the equipment
in batches to the site of Party A’s factory. The title to the equipment, valued at about USD1.1 million, shall belong to Party B exclusively. All the machinery and equipment may be repatriated to Hongkong or other countries should
Party B decide not to continue the processing operation when this Agreement expires. 

  

	(2)	 Party B shall provide free of charge raw materials, auxiliary materials arid packaging materials (hereinafter referred to collectively as the raw materials)
required in the processing production. The quantities and 

 
specifications of the raw materials shall be spelt out in the specific production contracts. 
  

	(3)	Party B may suggest to Party A that the non-competent workers be replaced after being given a chance to Improve, but may not unilaterally dismiss workers.

  

	(4)	The administrative charges relating to the customs supervision of the raw materials arid equipment provided by Party B free of charge shall be borne by Party B.

  

	2.	Processing Quantity 

 The processing quantity
(materials supplied by Party B) in the first year shall be 550,000 kg, and the processing fee to Party A shall be about USDXXX. Commencing from the second year, the processing quantity shall be increased over the base quantity of the
previous year. The exact quantity and specification shall be spelt out in the production contract. 
  

	3.	Pricing Principle and Processing Fee 

  

	(1)	The trial production period (training period) shall be 3 months, during which the processing tee for each worker per month is fixed provisionally at USDXXX (HKDXXX) (the number of
working days per month and the working hours per day are subject to the stipulations of the government’s labour department). In the event Party 5 requires overtime work for urgent delivery, it shall obtain Party A’s consent; and
Party B shall pay extra allowances to the workers for the overtime in addition to the normal fixed amount of processing fees. 

  

	(2)	After the trial production the remuneration shall be calculated on piece-work basis. Party A and Party 5 shall determine, based on the principle of mutual benefits, the rates
according to the types, specifications, makes and technical complexity of the processing work (products). The rate shall be spelt out in the processing production contract for each batch of products. (However, to ensure the workers have reasonable
income, the average processing fee per person shall not be lower than USD90 (HKDXXX) per month; and if it is lower than USDXXX (HKXXX). Party B shall make up the difference for Party B’s workers. The workers’ processing fees
shall be adjusted once every two years following the rise of price index.) 

  

	(3)	The water and electricity expenses incurred n the production by Party A’s factory shall be payable by Party B. 

  

	(4)	Party B shall pay Party A a monthly processing fee fixed at USDXXX (HKDXXX) In consideration of the workshop and premises provided by Party A. which shall be settled
monthly b Party B through the Bank of China. The fixed processing fee shall be adjusted once every two years following the rise of price index. 

  

	(5)	The processing fees payable by Party B shall not be paid in RMB to the workers directly in any form, but shall be settled in foreign exchange to Party A through the Bank
of China. Party A will then handle in accordance with the relevant regulations of the government. 

  

 2 

	4.	Rate of Wastage 

  

	(1)	The production wastage during the trial production period of the factory shall be compensated as actually occurred. 

  

	(2)	The production wastage after the expiration of the trial production period shall be discussed between the Parties and agreed upon, and spelt out specifically in the production
contract(s). 

  

	5.	The Timings of Deliveries of Supplied Materials and Products 

  

	(1)	Party B shall provide sufficient raw materials, auxiliary materials and packaging materials on monthly basis in accordance with the processing quantity provided for in this
Agreement. In order to ensure the normal production in Party As factory, Party B shall deliver the materials to the site of Party A’s factory 7 days before the commencement of production of each batch of products. In the event
Party A’s factory is in production for less than 25 days a month due to shortage of materials provided by Party B (except for an event of force majeure), Party B shall pay Party A the living subsidies for the workers
employed In the factory, at the rate of USDXXX per worker per day, for such number of days of stoppage. 

  

	(2)	Party A’s factory shall deliver the goods to Party B on such delivery date agreed between the Parties with the quantity and quality requirements met. Party A
shall be liable to compensate for the economic losses caused to Party B arising from Party A’s failure to perform as aforesaid (except for an event of force majeure). The amount of liquidated damages may be specified in the contract.

  

	(3)	The machinery, ventilation devices, lighting equipment, etc. and the materials supplied by Party B shall be transported by Party B to the site of Party A’s
factory whereat the handing/taking over procedure will be carried out by the Parties. The finished products, processed in Party A’s factory, shall be inspected by Party B at Party As factory before transportation; and
Party A shall not be liable thereafter for shortage of finished products or rectification. It Party B requests rectification, It shall pay for the costs of rectification. 

  

	6.	Foreign Exchange Settlement Mode 

 The processing
fee payable to Party A’s factory shall be settled once every month by way of D/P (delivery against payment) demand draft or cashiers order. [The transaction shall be handled by Party A’s factory together with Shenzhen Long Gang
District Foreign Economic Development Co., Ltd. through the Bank of China Long Gang Branch against Party B’s account no.2113080940 with UOB Bank Hongkong Branch.]* If Party B fails to make payment for more than 15 days (after due
date), interest shall be charged. calculated by the number of days of delay and based on the prevailing rates of Hongkong banks, and shall be paid to Party A together with the defaulted amount. If Party B fails to settle the foreign
exchange payment within 30 days. Party A shall be entitled to stop delivery of finished products or to take other remedial measures. 
 [*note: We do not quite understand what the Chinese sentence means.] 
  

 3 

	7.	Transportation and Insurance 

  

	(1)	Party B shall be responsible for the freight and such expenses of Party B’s provision of the machinery, equipment and the aforesaid materials and that of finished
products processed In Party A’s factory. 

  

	(2)	Party B shall take out insurance policies with PICC Long-gang Branch to insure the transporting-it’ or materials, the transporting-Out of finished products, the machinery,
equipment and materials kept in the factory during the processing period, and the workshop, dormitory and labour. 

  

	8.	Technical Exchange 

 Party B shall, upon the
arrival of its machinery and equipment at the site of Party A’s factory, promptly send its staff to install the equipment with USSIStUflC6 from Party A’s staff. Commencing from the trial production period. Party A shall send
technical staff to provide technical training to workers in Party A’s factory until such time the workers have basically acquired the production techniques to carry on normal production. The salaries and all expenses of Party B’s
technical stuff shall be borne by Party B, while Party A shall provide daily flying convenience to Party B’s technical staff. 
  

	9.	Arbitration 

 Any dispute arising in connection with
the performance of this Agreement between the Parties shall be settled through friendly negotiations. In the event it is not resolved after negotiations the dispute shall be referred to China Council for Promotion of International Trade
(“CCPIT”)’S Foreign Economic and Trade Arbitration Commission” Shenzhen Sub-commission for arbitration. The award of the arbitration body shall be final arid binding on bath Parties. The arbitration costs shall be borne by the
losing party. 
 [*note: the correct name should be China International Economic arid Trade Arbitration Commission (“CIETAC”)]

  

	10.	Term of this Agreement 

 This Agreement shall come
into effect upon execution by both Parties and after It is approved by the relevant authority The effective period shall be ten years, that is, from 31 May 1999 to 31 May 2009. Any Party that wishes to terminate this Agreement before it
expires or to extend It shall notify the other Party 3 months in advance. The Parties shall then negotiate the handling of matters relating to the termination or extension of this Agreement, and it shall be approved by the original examination and
approval authority before it may be implemented. If a Party unilaterally terminates this Agreement prematurely. It shall compensate the economic losses of the other Party. The method of compensation is payment of 1 month of processing fee based on
the average of monthly processing fees for the past 6 months immediately before termination of this Agreement. 
 The fixed assets (e.g.
workshop, dormitory) and the machinery, equipment, etc. that are supplied for consideration by Party B shall belong to Party A after this Agreement expires. The movable assets (e.g. machinery, 

  

 4 

 
vehicles, ventilation devices) provided by Party B free of charge shall belong to Party B, and their disposal shall be verified in accordance with
relevant customs regulations. 
 If one Party falls to perform the provisions of this Agreement within 2 months after this Agreement has come
into effect, the other Party shall be entitled to request to terminate this Agreement. The termination shall become effective once It is approved by the original examination and approval authority. 
 Party A is entitled to terminate this Agreement with the approval of the original examination and approval authority in the event Party B does
not order production for half a year continuously after this Agreement is effective and the processing production is commenced. The economic losses caused by Party B shall be compensated with the machinery and equipment or materials provided by
Party B. 
 This Agreement is made in 8 original sets having the equal effect: Party A. Party B and the business unit shall
each hold one set. A few copies of this Agreement may also be reproduced. 
 Both Parties may negotiate to amend or supplement this Agreement
with respect to matters not covered herein, and such amendment or supplement requires the approval of the original examination and approval authority to be effective. 
 This Agreement has been executed by the Parties. 
  

			
	 Party A:
	  	 Heng Gang Gao An Economic Development Co., Ltd.

	 Representative:
	  	 (Signature)

	 Address:
	  	 Bao An Village, Heng Gang.

	 Tel:
	  	 8863631

		
	 Party B:
	  	 E.Pak (Singapore) Pte Ltd

	 Representative:
	  	 (Signature)

	 Address:
	  	 121 Genting Lane, #04-00 Singapore.

	 Tel:
	  	 5472188

		
	 Business unit:
	  	 Shenzhen Long Gang District Foreign Economic Development Co., Ltd.

	 Representative:
	  	 (Signature)

	 Address:
	  	 1002 Sungang Road (East), 17th Floor, Suite C, Bao An
Plaza, Shenzhen.

	 Tel:
	  	 5170616, 5170612.

 Signed on 31st May 1999 in Shenzhen. 
 Note: Translation is based an copy of document We do
not authenticate the original document. 
  

 5

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