Document:

EXHIBIT 10.1

22 May 2000

Freddie Bay
POPstar Communications Pte Ltd

Dear Freddie,

70 Anson Road Unit #16-01/08 Apex Tower Singapore 079905

We are pleased to offer the  following  terms & conditions  for the lease of the
above premises:-

1.   Premises
-------------

     70 Anson Road #16-01/08
     Apex Tower Singapore 079905

2.   Area In Tenancy
--------------------

     The said area is shown edged red on the plan annexed hereto as Annex I.

3.   Use of Premises
--------------------

     The premise is to be used only as an office.

4.   Commencement of Lease
--------------------------

     1 June 2000

5.   Deposit
------------

     You shall pay a deposit of a sum of S$4,200, which is equivalent to one (1)
     month's gross rent upon your  confirmation of acceptance.  The deposit will
     be refunded to you,  free of  interest,  on the  termination  of the lease,
     subject  to the due  performance  and  observance  by you of all  terms and
     conditions in this agreement.

6.   Rental
-----------

     The total gross rental  (inclusive  of GST)  payable  monthly in advance is
     S$4,326.00.

7.   Notice of Termination
--------------------------

     This  agreement  shall be terminated by either party giving two (2) months'
     notice in writing or paying two (2) months' rent in lieu of notice.

<PAGE>

8.   Booking of Conference Room
-------------------------------

     Usage of  conference  room is free of charge but prior  booking is required
     subject to availability.

9.   Utilities/Cleaning/Miscellaneous Charges
---------------------------------------------

     You are  liable to pay for 25% of the  monthly  utilities/cleaning  and any
     other miscellaneous expenses as charged by the respective suppliers.

10.  Leased Line Charges
------------------------

     The leased line charge is at S$300 per month.

11.  Renovation
---------------

     You are to carry out renovation  works within the demised  premises at your
     own cost and expense.

Yours sincerely,
Pacific Focus Pte Ltd

/s/ Teo Yew Chye
------------------------
Teo Yew Chye
Director
--------------------------------------------------------------------------------

I, /s/ Freddie Bay, hereby agree to all the above terms and accept the offer.

Authorized Signature    :

Name of Person Signing  :  Freddie Bay
                           President
                           Asia Pacific
Date:

Company signature:         [Company Logo
                            POPstar Communications Ple Ltd]EXHIBIT 10.2

                                TENANCY AGREEMENT
                                       for
            Room 908, Westlands Centre, 20 Westlands Road, Quarry Bay
                   The Hong Kong Special Administrative Region

THIS  AGREEMENT  made  the 1st day of July,  2000  between  Easewell  Management
Limited  (hereinafter  called the "Landlord"  which  expression  shall where the
context  so  admits  include  the  person  for the time  being  entitled  to the
reversion immediately expectant on the determination of the term hereby created)
of the one part and POPstar  Communications  Asia Pacific  Limited  (hereinafter
called the "Tenant" which  expression  shall where the context so admits include
the  Tenant's  successors  in title) of the other  part  WHEREBY IT IS AGREED as
follows:

1.   The  Landlord  lets and the Tenant  takes 1,000  square  feet of  executive
     office  space  (hereinafter  called  the  "said  premises")  at  Room  908,
     Westlands  Centre,  20  Westlands  Road,  Quarry Bay, the Hong Kong Special
     Administrative  Region together with the full free and uninterrupted  right
     and privilege to use the entrance,  staircase, lifts, landings and passages
     (so far as the same are  necessary  for the  enjoyment  and use of the said
     premises)  in common with the  Landlord and other tenant or tenants for the
     time being for the term of 12 calendar months  commencing from July 1, 2000
     at the monthly rental of US$2,000  (exclusive of rates and management fees)
     payable  in  advance  on the  first day of each and  every  calendar  month
     without  deduction,  the first of such payments being rent for the month of
     July 2000 to be made upon the signing of this Agreement.

2.   To secure the due performance and observance of the stipulations, terms and
     conditions  hereinbefore contained and on the Tenant's part to be performed
     and observed,  the Tenant shall on the signing of this Agreement pay to the
     Landlord by way of deposit the sum of US$2,000. At the expiration or sooner
     determination of the said term of tenancy and provided that the rent hereby
     stipulated  or any other  sums of money  owing and due by the Tenant to the
     Landlord  under and by virtue of these  presents shall have been fully paid
     and all  the  stipulations,  terms  and  conditions  on the  Tenant's  part
     hereinbefore  contained  shall have been duly  performed and observed,  the
     Landlord  shall refund to the Tenant the said  deposit of US$2,000  without
     interest  within fifteen days after the Tenant shall have duly delivered to
     the Landlord vacant possession in respect of the said premises.

<PAGE>

3.   The Tenant hereby expressly declares and acknowledges that for the grant of
     the  tenancy  hereby  stipulated  it has  not  paid  to the  Landlord,  the
     Landlord's agent or agents,  to any person on the Landlord's  behalf or for
     the use of the  Landlord  any fine,  premium or  construction  money or key
     money  or any sums or value of any  kind  whatsoever  of a like  nature  or
     description and the Tenant hereby  expressly  understands that any right to
     protection  against  ejectment  before  afforded by the Tenancy  (Prolonged
     Duration)  Ordinance  1952 as amended by the Tenancy  (Prolonged  Duration)
     (Amendment) Ordinance 1963 or any future amendments or modification thereof
     or any future legislation governing and regulating the relationship between
     Landlard and Tenant shall not apply to this tenancy.

4.   The Tenant hereby agrees to pay all water, gas and electricity  charges and
     all meter rent for all gas,  electricity and other meters  installed at the
     said  premises and  intended for use of the said  premises and to pay a due
     proportion of all charges for the operation and  maintenance  of the common
     passages, lifts, electric water pump, lighting of the common staircases and
     common  entrance hall and corridors and for keeping such common portions of
     the  building  in which the said  premises  are located in a clean and tidy
     condition,   including   wages  for  the  watchmen  or   caretakers,   such
     proportionate part of the said charges together with all taxes, assessments
     and outgoings to be paid to the Landlord's  registered  office on the first
     day of each  and  every  month  together  with  the  said  rent of the said
     premises.

5.   The Tenant  agrees to use the said  premises  for itself  only.  The Tenant
     shall not  sub-let,  sub-lease  or allow any third party to occupy the said
     premises without the prior written consent of the Landlord.

6.   The  Tenant  shall  not make or  permit  to be made any  alterations  in or
     additions to the said  premises  without the prior  written  consent of the
     Landlord therefor or cut or maim or injure or suffered to be cut, maimed or
     injured  any doors,  windows,  wall,  joists,  beams,  timbers,  pipings or
     wirings thereof and to take all reasonable  precautions to protect the said
     premises  from  damage  threatened  by  an  approaching   storm,   tropical
     depression or typhoon.

7.   The Tenant shall not store arms, ammunition or unlawful goods,  gun-powder,
     kerosene, gasoline or any dangerous,  explosive or combustible substance in
     any part of the said premises,  and shall be answerable and responsible for
     any consequence of any breach of local ordinances. The Tenant shall not use
     the said premises for any purpose prohibited by law.

<PAGE>

8.   The Tenant  shall pay on demand to the  Landlord  the cost  incurred by the
     Landlord in cleansing and cleaning any of the drains choked or plugged as a
     result of careless use by the Tenant or its employees or workmen.

9.   The Tenant shall itself cover  insurance for its own  belongings,  loss and
     liability against typhoon,  tropical depression,  storm, flood, fire, theft
     and  accidents  in  relation  to this  tenancy.  The  Tenant  shall  not be
     responsible for any damage or loss under all circumstances.

10.  The Tenant shall permit the Landlord or its agents with or without  workmen
     or others and with or without  appliances at all reasonable  times to enter
     upon  the said  premises  and to view the  conditions  thereof  and to take
     inventories  of the  fixtures  therein  and to carry out any repairs to the
     premises which the Landlord, in its reasonable opinion, considers necessary
     or proper to be done.

11.  During the two months  immediately  preceding the determination of the said
     term of tenancy,  the  Landlord or its agents  shall be at liberty to affix
     and retain without  interference or molestation on the door or the external
     parts of the said  premises a notice of letting the said  premises  and the
     Tenant shall permit and allow all persons with written  authority  from the
     Landlord or its agents at all reasonable  hours of the business day to view
     the said premises or any part thereof.

12.  The Tenant shall yield up the said premises and all  additions  thereto and
     all fittings and fixtures  therein  including  the fixtures  hereto and any
     other fixtures  subsequently added in tenantable repair and condition (fair
     wear and tear and accidents by fire  excepted) at the  expiration or sooner
     determination of the tenancy.

13.  Any notice under this  Agreement  shall be in writing and any notice to the
     Tenant shall be sufficiently  served if left addressed to the Tenant on the
     said premises or sent to the Tenant by registered post to the Tenant's last
     known  place  of  business  and  any  notice  to  the  Landlord   shall  be
     sufficiently  served if delivered to it at its registered office or sent by
     registered post addressed thereto.

14.  The expression  "Tenant" shall (where the context permits) mean and include
     the party or parties  specially named herein,  the members of such party or
     parties and the executors and administrators of each member.

15.  Each party shall bear its own costs and expenses  incidental to the signing
     of this Agreement.

<PAGE>

16.  The Tenant has expressly and thoroughly read the contents of this Agreement
     which shall  absolutely and  immediately be determined if Tenant causes any
     material breach of any item herein.

17.  Should the Tenant  with the  express  or  implied  consent of the  Landlord
     continue  to  occupy  the said  premises  or any  part  thereof  after  the
     expiration of the said terms of tenancy or any renewal thereof,  the Tenant
     shall be  considered  to be a  calendar  monthly  Tenant and shall give one
     calendar month's notice if its intention to quit and shall be bound to quit
     the premises upon receiving one calendar month's notice in that behalf from
     the Landlord  such notice to expire at the end of any current month of this
     tenancy.

18.  This Agreement  shall be construed and  interpreted in accordance  with the
     laws of the Hong Kong Special Administrative Region.

THIS AGREEMENT was given on the day and year first written above.

Signed for and on behalf of the Landlord

/s/ Thompson Chu
------------------------------------
Name:  Thompson Chu
Title: Director

Signed for and on behalf of the Tenant

/s/ John McDermott
------------------------------------
Name:  John McDermott
Title: President

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