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                                                                    EXHIBIT 4.12

                                   TRANSLATION

                                TENANCY AGREEMENT

According to the laws and regulations of the Country, province and the district,
and through negotiation of both parties, Party A agree to let the property to
Party B, detail of the tenancy agreement are as follow:

1.    Contract related parties
Landlord: (Party A) Shenzhen Shekou Real          Representative: Wong Bin Chim
                    Property Company
Address: 15 Floor Shekou Building                 Telephone: 26861460,26861829

Lessee: (Party B) Jetcrown Indstrial              Representative:
        (Shenzhen) Ltd                            Telephone:
Address:

2.    Rental and lease period

      a.    Party A owns and leases the property situate at 1/F-7/F, Block 13,
            NanShui Siu Village, 201-204, 206, 409 Block B9 NanShui Siu Village
            and 201, 311 Block C3 of New Wing Village, Shekou, Shenzhen. The
            construction area of the leased property is 2,152.2 square meters in
            total. The rental for the leased property is calculated based on
            DOLLARS NINTEEN RENMINBI (RMB 19) per square meter per month. The
            purpose of the leased property is for dormitory and the total
            monthly rental is DOLLARS FORTY THOUSAND EIGHT HUNDRED AND
            NINETY-TWO RENMINBI (RMB 40,892). Rental should be paid monthly
            before the 10th of each month. (Remark: Total rental for the year
            2004 was at 8% discount as the payment was made at one time, i.e.
            DOLLARS FOUR HUNDRED AND FIFTY-ONE THOUSAND FOUR HUNDRED FORTY-SEVEN
            AND CENTS SIXTY-EIGHT RENMINBI (RMB 451,447.68))

      b.    The rental period for the leased property is one year commence from
            1 January 2004 to 31 December 2004. Annual rental will be adjusted
            according to market fluctuation.

3.    Method of payment of rental

      a.    On signing this contract, if the parties are using the name of
            individual, identity card or temporary ID should be provided. If the
            parties are using the name of company, business registration,
            representative letter and identity card should be provided to Assets
            Management Department of Party A. If Party B intends to chose trust
            receipt by Bank, Party B should provide the bank book of China
            Merchant Bank to the Assets Management Department of Party A for
            relevant procedures of trust receipt. On signing this contract,
            Party B shall pay to Party A a guarantee sum of DOLLARS EIGTHY-ONE
            THOUSAND SEVEN HUNDRED AND EIGHTY-FOUR RENMINBI (RMB 81,784).

      b.    Bank account of Party B should have sufficient amount for payment of
            rental. If the bank account of Party B do not have sufficient amount
            for payment, a late

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            charge of 3% of monthly rental will be charged. If the rental
            overdue more than one month, Party A has the right to possession of
            the property and reserve the right to request Party B to pay the
            rental. Party A can perform the aforementioned through Property
            Lease Management Department, or through Legal Department if it is
            necessary. At the same time, the guarantee sum will not be refunded
            to Party B. Upon the expiry of the contract, without the agreement
            between Party A and Party B for renewal of the contract, Party B
            should moved out within 3 days from the contract expiry date and the
            leased property should be returned to Party A. If Party B do not
            moved out within 3 days after the contract expiry date double rental
            should be paid to Party A.

4.    The Rights and Obligation of the parties

      a.    Property tax, land use right charge and lease property management
            fee should be borne by Party A; water and electricity charges,
            cleaning fee, and property management fee should be borne by Party
            B.

      b.    Party B is not allowed to perform any decoration without the
            permission of Party A. Otherwise, any loss or expense incurred will
            be borne by Party B.

      c.    Party B is not allowed to change the structure and usage of the
            property at his own discretion. No matter the leased property is
            destroyed by Part B in accident or any other case, Party B should
            responsible to compensate the economic loss and return the property
            to its original status.

      d.    During the tenancy period, Party B should obey to the relevant laws
            and regulations of Province Urban Management and Property
            Management. Party B should corporate with Party A and maintains the
            property in good conditions. Party B should guarantee the property
            and public facilities are in good conditions and safety, and
            maintain civilization.

      e.    During the tenancy period, if there is any loss arise from the
            occurrence of natural disasters, the tenancy agreement will be
            terminated automatically. Both parties should handle the case
            according to the relevant regulations.

5.    Surrender or renewal

      a.    During the tenancy period, Party B is not allowed to sublet the
            property to third parties. Otherwise, a penalty, which equals to
            five times of the monthly rental, will be imposed and Party A will
            take procession of the property. On the time of expiry of the
            contract or termination of the contract, Party B should return the
            property to Party A. If Party B intends to extend the rental period,
            they should inform Party A one month before the expiry in written.
            If Party B does not moved out and return the property and he does
            not intend to renew the contract, Party A has the right to take
            relevant actions to take possession of the property. Party A can
            deduct or confiscate the contract guarantee sum and request Party B
            to pay the overdue rental.

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      b.    During the tenancy period, if party A have to possess the property
            due to the operation of business, Party A has to inform Party B one
            month before in writing. Party A has to compensate one month rental
            to Party B. If Party B want to terminate he contract, he also has to
            inform Party A one month before in writing, and Party B has to
            compensate Party A equals to 50% of the guarantee sum. On the time
            of termination of the contract, the property has to be checked by
            relevant department of Party A, rental will be counted up to the
            date shown on the move out notice issued by Property Management.
            Party B should present the relevant documents to Asset Management
            Department of Party A within 2 working days. Otherwise, double
            rental will be charged on the exceed period. After the termination
            of tenancy agreement, the party who raise out the decision cannot
            change, otherwise, any economic loss caused will be borne by the
            this party.

      c.    Upon expiry or termination of the contact, Party B has to settle all
            the water and electricity charge, management fee to the management
            company which the Party A trust. Party A or the management company
            will then check the property, any damage in the leased property
            should be borne by Party B. The easy damage parts including
            electrical pipe, sockets, switchers, door-lock, door-handle, lower
            water pipe, water box component etc.. Penalty for damage other than
            the aforementioned will depends on different tenancy period.
            Termination within 6 month from the date of commencing the contract,
            Party B has to pay repairment cost for any damage. Termination after
            6 months from the date of commencing the contract, the repairment
            cost for the following items can be waived (exclude damage other
            than natural deterioration), for example, the wall printing, door,
            window, security system, water pipe, electricity power, toilet,
            renew facility printing etc..

6.    If there shall be anything that is not provided for by this agreement, the
      parties can issue supplementary agreement through negotiation.
      Supplementary agreement and the original agreement all have equal legal
      validity.

7.    If there shall be any dispute arising through fulfillment, it should be
      solved by the discussions and negotiation of the parties. If there shall
      be no agreement made in negotiation, mediation can be made through the
      Management Department of the property or prosecution can be made in the
      People's Court.

7.    The contract is valid since the date of signature and Company chop. The
      contract has two copies, Party A and Party B will keep one with each
      other, they are all have equal legal validity.

8.    There are additional terms "one and two" in the supplementary which are of
      equal validity with the main contract.

Party A: Shenzhen Shekou                Party B: Jetcorwn Industrial
         Real Property Company                   (Shenzhen) Ltd
Signature of                            Signature of
Representative: Signed & Chopped        Representative: Signed and Chopped
Date: 7 January 2004                    Date: 7 January 2004<PAGE>

                                                                    EXHIBIT 4.13

                                   TRANSLATION

                                TENANCY AGREEMENT

                                                                    No: 20040101

Party A: DongGuan Houjie Town Chong Hing Trading Company

Party B: Jetcorwn Industrial (DongGuan) Ltd

      The both parties through sufficient negotiation, Party A agrees to let the
factory to Party B. The Parties agree to the following terms and conditions: -

1     LOCATION OF FACTORY AND AREA

Party A owns the factory situate at Wan Kong "Ma Tsui" (name of the land). Area
of the factory is 5,224 square meters, area of dormitory is 2,054 square meter,
area of electricity room is 112 square meter (area in total is 7,390 square
meters). The property can be used for production of electronic, plastic and
metals.

2.    RENTAL PERIOD AND PAYMENT

      The factory and dormitory provided by Party A at DOLLARS EIGHT AND CENTS
      FIFTY RENMINBI (RMB8.5) per square meter per month. The rental shall be
      DOLLARS SIXTY-TWO THOUSAND EIGHT HUNDRED AND FIFTEEN RENMINBI (RMB62,815).
      The rental period shall be from 1 January 2004 to 31 July 2004. Party B
      has to pay monthly rental before the 15th day of each month. If the rental
      becomes overdue, a late charge can be charged by Party A (the late charge
      is 1/1000 of monthly rental).

      Party B shall pay to Party A a guarantee sum of DOLLARS TWO HUNDRED
      THOUSAND RENMINBI (RMB 200,000). Upon the expiry of the contract, Party A
      shall refund the guarantee sum to Party B. If Party B terminated the
      contract before the commence date, the guarantee sum cannot be refund.
      After receiving the guarantee amount, if the termination is proposed by
      Party A, it has to compensate double of the guarantee sum.

3.    THE RIGHTS AND OBLIGATIONS OF THE PARTIES

      1.    Party A has to assist Party B during the production and development
            period on preparing relevant documents. Party B has to compliance
            with the Country policy, obey to the management policy of the
            province and district, payment for tax and other expenses of the
            district, province, and perform safety production.

      2.    Party A has to provide water and electricity to the outside of the
            factory, the other facility will be responsible by Party B. Party B
            has to purchase factory and facility insurance based on Enterprise
            Management Regulation of the Country.

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        3.    During the production process, if Party B intends to decorate the
              factory structure, negotiation with Party A is necessary. Party B
              has to bear for repairment during the usage. If there is any loss
              arise from the occurrence of natural disasters, both parties
              should handle the case through negotiation.

        4.    Party A has to issue official rental receipt for tax purpose, tax
              payment was borne by Party B until future negotiation.

4.    During the tenancy period, Party B is allowed to sublet the property to
      third party, Party B will secure the rental payment can be received by
      Party A every month. Termination of the agreement will be negotiated by
      both parties.

5.    The aforementioned terms and conditions have been agreed by both parties,
      This agreement shall be effective after signing by the parties. The
      agreement has two copies, Party A and B shall each have one copy, all of
      these having equal validity.

        Party A : DongGuan Houjie Town Chong Hing Trading Company

        Representative: Signed and Chopped

        Party B: Jetcrown Industrial (Dongguan) Ltd

        Representative: Signed and Chopped

        Date of contract: 1 January 2004

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