Document:

COMMERCIAL LEASE

             SUITABLE FOR SMALL OFFICE BUILDINGS, FACTORIES AND ANY
              SHOP PREMISES WHICH ARE NOT THE SUBJECT OF THE RETAIL
            LEASES ACT (1994) WHERE THE TERM OF LEASE (INCLUDING THE
               PERIOD OF ANY OPTION) DOES NOT EXCEED THREE YEARS.

THIS LEASE is made in duplicate on the 15th day of April, 1999 at North Sydney
in the State of New South Wales.

BETWEEN VIESTALL PTY LTD OF LEVEL 4, 1 JAMES PLACE, NORTH SYDNEY (CAN 003 016
395), HEAD-LESSEE whose agent is BLAKELEYS PROPERTY CONSULTANTS PTY LTD OF 247
PACIFIC HIGHWAY, NORTH SYDNEY, AGENT AND CORVU AUSTRALASIA PTY LTD C/- CRISPIN &
JEFFREY SUB-TENANT (ACN 050 043 699) LEVEL 2, 57 GROSVENOR STREET, NEUTRAL BAY
GUARANTOR.

The landlord leases the premises known as LEVEL 4, 1 JAMES PLACE, NORTH SYDNEY
including all fixtures listed in the inventory which is signed by all parties
and attached as part of this lease.

The premises shall be used only as COMMERCIAL PREMISES.

The rent shall be THIRTEEN THOUSAND DOLLARS $13,000.00 per MONTH commencing on
the FIFTEENTH day of MAY, 1999 and payable in advance by the tenant on the FIRST
day of every MONTH to the landlord/agent at his above address or at any other
reasonable place as he notifies in writing.

The term of the lease shall be ONE YEAR AND FORTY FIVE DAYS commencing on the
FIFTEENTH day of MAY, 1999 and ending on the THIRTIETH day of JUNE, 2000.

Subject to Condition 32 of this lease the landlord offers a renewal of this
lease for a further term of _____ years.

Unless either party gives the other written notice at least one month before the
end of the term that vacant possession shall be given on that day, the lease
shall continue as a periodic lease from month to month at the same rent or at a
rent which both parties agree to.

The tenant's percentage of increases in rates, taxes and insurance premiums to
be paid in accordance with Condition 17 is ______%.

Municipal Rates:  _____________19_________

Water and Sewerage Rates:  19_________/19____________

Land Tax:  ______________ 19____________

The amount of cover for public liability referred to in Condition 4(b) is
$5,000,000.

The parties agree to the conditions set out above and on the following pages and
also to those conditions implied by Sections 84 and 85 of the Conveyancing Act,
1919, which are not expressly negatived or modified by this lease.

                                      NOTE

It is advisable for the tenant to insure his own property and insure against his
liability for public risk as the occupier.

                  ISSUED BY THE REAL ESTATE INSTITUTE OF N.S.W.

<PAGE>

THE LANDLORD AGREES

1. To give possession of the premises to the tenant on the day on which the term
of the lease commences.

2. To ensure that the premises are in a reasonably fit condition for use at the
commencement of the lease.

3. To ensure that the external doors and windows contain locks and catches in
working order at the commencement of the lease.

4. (a) To insure the premises against damage arising from fire, lightning and
   explosion and other hazards (including earthquake, storm and tempest, water
   damage, explosion, impact, aircraft, riots/civil commotions and malicious
   damage).

   (b) To insure for public liability covering all sums which he shall become
   legally liable to pay as owner and landlord for a minimum amount as noted on
   the front page of this lease.

5. To allow the tenant to use and occupy the premises without unreasonable
interference by the landlord or his agent.

6. To pay council, water and sewerage rates and land tax promptly.

7. To provide the tenant with a stamped copy of the lease signed by both parties
as soon as practicable.

8. To issue rent receipts showing the tenant's name, the address of the
premises, the amount received, the date of payment and payment the period for
which the payment was made.

THE TENANT AGREES

9. To pay the rent promptly and in advance.

10. To obtain at his own expense all necessary consents that may be required
from municipal or shire or other authorities to carry on his proposed business
at the premises (being the use for which the premises are leased).

11. To pay all charges for gas, electricity and telephone and any excess water,
garbage or sanitary charges, relating to the tenant's use of the premises.

12. To take care of the premises and to keep them in a clean condition, and in
particular:

   (a) To make no alterations or additions to the premises, including the
   erection of any sign or antenna, without the written consent of the landlord.

   (b) To do no decorating that involves marking, defacing or painting any part
   of the premises, without the written consent of the landlord.

   (c) To put nothing down any sink, toilet or drain likely to cause obstruction
   or damage.

   (d) To keep no animals or birds on the premises, without the written consent
   of the landlord.

   (e) To ensure that rubbish is not accumulated on the premises and to cause
   all trade refuse to be removed regularly in a manner acceptable to the
   landlord.

   (f) To ensure that nothing is done that might prejudice any insurance which
   the landlord has in relation to the premises.

   (g) To notify the landlord promptly of any loss, damage or defect in the
   premises.

   (h) To notify the landlord promptly of any infectious disease, or the
   presence of rats, cockroaches or similar pests.

13. Not to sleep or permit anyone to sleep on the premises nor to hold or permit
to be held any sale by action on the premises.

14. To ensure that he, his employees, licensees and agents observe, obey and
perform the Rules and Regulations forming part of this lease and such further
Rules and Regulations as the landlord may from time to time make and communicate
to the tenant (not being inconsistent with this lease) for the safety, care and
cleanliness of the premises and of the building.

15. (a) To do nothing in the building or keep anything therein that would
increase the insurance premium payable by the landlord on the building except
with the written consent of the landlord.

   (b) To do nothing which would make any Insurance Policy void.

   (c) To insure all external fixed glass and window frames for which the tenant
   is responsible.

   (d) To pay all insurance premiums increased as a result of his actions.

16. (a) To compensate and meet all claims of

         (i)      the landlord for the loss of or damage to part of whole of the
                  premises,

         (ii)     any person for the loss of or damage to his personal property,
                  and

         (iii)    any person for personal injury or death

                  as a result of any accident or neglect or a deliberate or
                  careless act on the premises or a breach of any condition of
                  the lease by the tenant, his employees or agents or any person
                  present on the premises with the consent of the tenant, his
                  employees or agents.

   (b) In these circumstances the tenant shall meet all claims whether they are
   made directly against him or against the landlord. Any resultant repairs to
   the premises or to any other parts of the building shall be carried out at
   the expense of the tenant by a builder approved by the landlord.

         (Delete Condition 17 or 18 as applicable)

17. [Deleted]

18. [Deleted]

BOTH PARTIES AGREE THAT

19. If something happens to the premises so that the whole or a substantial part
can no longer be occupied, and the parties are in no way responsible, then
either party shall have the right to terminate the lease, provided written
notice is given within fourteen days of the event.

20. The landlord or his agent shall inspect the premises at the commencement of
the lease and on its termination and take note of their condition including
state of cleanliness, state or repair, and working order of appliances.

21. (a) The tenant shall have repaired in a proper way any damage to the
premises resulting from neglect or a deliberate or careless act or a breach of
any condition of the lease by the tenant or any person on the premises with his
consent.

   (b) Except as in Condition 21(a), the landlord shall carry out without delay
   all reasonable repairs necessary for the tenant's ordinary use and occupation
   of the premises, having regard to the condition of the premises at the
   commencement of the lease.

22. (a) The landlord shall respect the tenant's right to privacy.

    (b) The tenant shall allow access to the landlord an his agent:

         (i)      when it is reasonable that they or either of them should view
                  the condition of the premises or carry out repairs, or

         (ii)     to erect "to let" signs and to show the premises to intending
                  tenants, after notice terminating the lease has been given, or

         (iii)    to erect "for sale" signs and to show the premises to
                  intending purchasers, after the landlord has given the tenant
                  notice of his wish to sell.

   (c) The landlord shall give the tenant reasonable notice of the time and date
   for such access. As far as possible it shall be convenient for both parties.

   (d) The landlord may have access at any time with the consent of the tenant
   or in the case of an emergency.

23. (a) The tenant shall pay all reasonable costs relating to the lease,
including stamp duty.

   (b) The landlord shall pay all other costs relating to his management of the
   premises.

24. Each party shall observe as applicable to himself all relevant statutes,
statutory regulations and by-laws relating to health, safety, noise and other
standards with respect to the premises.

25. Any written notice required or authorized by the lease:

   (a) Shall be served on the tenant personally, or by pre-paid post to the
   premises, or by being left there in the post box.

   (b) Shall be served on the landlord by personal service on him or his agent,
   or by pre-paid post to his or his agent's address as shown in the lease or as
   notified in writing, or by being left in the post box at that address.

   (c) Shall be deemed to be served on the second week day after posting, where
   it is sent by pre-paid post.

   (d) May take effect on any day of the month if it relates to the termination
   of a periodic lease, provided it gives the required length of notice.

26. Where there has been a breach of any of the conditions of the lease by
either party, the other party shall take all reasonable steps to minimize any
resultant loss or damage.

27. (a) After a notice terminating the lease or demanding immediate possession
has been given, any acceptance of or demand for rent or money by the landlord
shall not of itself be evidence of a new lease with the tenant or alter the
legal effect of the notice.

   (b) Where the tenant unlawfully remains in possession after the termination
   of the lease, the landlord is entitled, in addition to any other claim, to
   payments equal to the rent as compensation for the use and occupation of the
   premises.

28. In any dispute or proceeding between the parties, both parties shall act
reasonably and without delay and make all admissions necessary to enable the
real issues to be decided.

29. (a) Where the lease has become a periodic lease from month to month, either
party may terminate it by giving one months written notice.

   (b) The landlord shall have the right to re-enter the premises peacefully or
   to continue the lease as a periodic lease from week to week:

         (i)      Where the tenant has failed to pay rent for a period in excess
                  of fourteen days, whether formally demanded or not, or

         (ii)     Where the tenant has seriously or persistently breached any of
                  the conditions of the lease, or

         (iii)    Upon the tenant being declared bankrupt or insolvent according
                  to the law or making any assignment for the benefit of
                  creditors or taking the benefit of any Act now or hereafter to
                  be in force for the relief of bankrupts or insolvents.
                  (Section 85(1)(d) of the Conveyancing Act, 1919, as amended,
                  is hereby verified accordingly.

   (c) If the landlord intends to exercise his right to re-enter, he shall serve
   the tenant with a written notice stating the reason and demanding immediate
   possession.

   (d) If the landlord intends to exercise his right to continue the lease as a
   period lease from week to week, he shall serve the tenant with a written
   notice stating the reason and informing the tenant of the variation to the
   lease. Upon service of the notice, the lease shall continue with all its
   conditions, except for the Term and Holding Over conditions, as a periodic
   lease from week to week which may be terminated by one week's written notice
   from either party.

   (e) The landlord shall have the right to re-enter the premises without
   giving notice, if he has reasonable grounds to believe that they have been
   abandoned.

   (f) The tenant shall have the right to terminate the lease if the landlord
   has seriously or persistently breached any of its conditions, he shall give
   the landlord fourteen days' written notice, indicating at the same time the
   nature of the breach.

   (g) Any action by the landlord or tenant in accordance with Conditions 29(b),
   (c), (d), (e) or (f), shall not affect any claim for damages in respect of a
   breach of a condition of the lease.

   (h) The tenant may remove his fixtures and shall remove his signs provided
   that any damage or defacement occasioned to any part of the premises in the
   course of such removal shall be remedied by the tenant immediately and at his
   own expense. If he fails to do so the landlord may do so at the tenants'
   expense.

   (i) Upon the termination or determination of the lease for any cause the
   tenant shall promptly and peacefully give vacant possession of the premises
   in the condition and state of repair required by Conditions 12 and 21(a) of
   the lease, and at the same time hand over all keys.

30. (a) The tenant shall not assign or sub-let or part with possession of the
premises or any part thereof except with the written consent of the landlord.

   (b) The landlord shall not withhold his consent unreasonably, provided that
   the tenant gives him fourteen days notice and the tenant pays any reasonable
   expenses involved in the landlord giving consent.

31. (a) The landlord will employ the caretaker or any other person or persons he
may think fit to clean all or any of the offices or rooms in the building of
which the premises form part.

   (b) [Deleted]

   (c) The landlord shall not be responsible to the tenant for any loss of
   property from the premises however occurring or for any damage done to the
   furniture or other effects of any tenant by the caretaker or any employees
   of the landlord or by any other person or persons whatsoever.

32. (a) The tenant shall give to the landlord or his agent nor more than six (6)
months and not less than three (3) months prior to the expiration of the term
granted in this lease in writing if he wishes to take a renewal of the lease for
the further term offered. Provided he has duly and punctually paid the rent and
shall have duly performed and observed on his part all the conditions and
agreements contained in this lease up to the expiration of the term granted,
then the landlord will at the cost of the tenant grant to him the further term
at a rent which would at such time be current market rental of the premises.

   (b) In the event of any dispute between the landlord and the tenant as to
   such rent the rent shall be determined by the President of the Real Estate
   Institute of New South Wales or his appointee. The total rent is not to be
   less than the total rent payable just prior to the expiration of this lease
   and the lease shall be subject to all other conditions as are contained in
   this lease with the exception of the Option Condition. The costs of such
   rental determination shall be borne in equal shares by the parties unless
   otherwise agreed.

33. (a) The word "agent" in context with "landlord" includes the landlord's
estate agent or managing agent and any other person authorised to act on behalf
of the landlord.

   (b) The word "landlord" includes the heirs, executors, administrators and
   assigns of the landlord, and where the context permits includes the
   landlord's agent.

   (c) The word "tenant" includes the executors, administrators and permitted
   assigns of the tenant.

   (d) The word "fixtures" includes fittings, furniture, furnishings,
   appliances, plant, machinery, and equipment.

   (e) The word "month" shall mean calendar month.

   (f) Where the context permits, words expressed in the singular include the
   plural and vice versa, words expressed in the masculine gender include the
   feminine, and words referring to a person include a company.

   (g) Where two or more tenants or landlords are parties, the conditions of the
   lease shall bind them jointly and individually.

   (h) When this lease is signed by both parties and witnessed, it is a deed at
   law from that time.

   (i) Headings in the margin have been inserted to assist the parties but they
   do not form a legal part of the lease.

34. In consideration of the landlord leasing the premises to the tenant in
accordance with this lease, the Guarantors for themselves and each of them and
each of their executors and administrators unconditionally agree that they and
each of them will be (with the tenant) jointly and severally liable to the
landlord for the payment of the rent and all other moneys payable by the tenant,
and also for the due performance and observance of all the terms and conditions
on the part of the tenant contained or implied. AND IT IS HEREBY EXPRESSLY
AGREED AND DECLARED that the landlord may grant to the tenant any time or
indulgence and may compound or compromise or release the tenant without
realising or affecting the liability of the Guarantors.

                               SPECIAL CONDITIONS
           Special conditions forming part of this lease are to be signed by
both parties and attached.

                              RULES AND REGULATIONS

1.       No sign, advertisement or notice shall be inscribed or painted or
         affixed on any part of the outside or the inside of the premises except
         of such colour, size and style and in such place upon or in the
         building as are approved in writing by the landlord. Upon request by
         the tenant, interior signs on glass doors and on the directory tablets
         will be provided for him and at his expense by the landlord.

2.       The tenant shall not obstruct the entrance passages, halls, staircases,
         or fire escapes of the premises or use them or any part of them for any
         purpose other than for going in and out of the premises.

3.       The tenant will not obstruct or interfere with the rights of other
         tenants or in any way injure or annoy them or conflict with the
         regulations of any public authority or with the terms of any insurance
         policy upon the building or its contents.

4.       The tenant shall not install or position any heavy equipment or article
         without first obtaining the written consent of the landlord, which
         consent may prescribe the maximum weight and the position in which such
         heavy equipment or article may be placed or secured; the tenant shall
         make good at his expense all damage caused to the building or any part
         of it by the introduction, installation, presence or removal of any
         heavy equipment or article of which the tenant has ownership, custody
         or control. Before any safe or heavy article is moved into the building
         due notice must be given to the landlord and the moving of it in and
         about the building shall only be done under the supervision of the
         landlord or his agent.

5.       In the event of any emergency or other eventuality whereby the toilets
         or washrooms on any floor are not available for use the landlord may
         temporarily withdraw the right of exclusive use of all or any of toilet
         or washroom areas and services not affected so as to ensure
         availability of these facilities to all occupants of the building, and
         no rental adjustment will be made during such temporary arrangements.

6.       In carrying goods or furniture in the lifts priority shall at all times
         be given to passenger traffic.

7.       All doors and windows of the premises shall be securely fastened on all
         occasions when the premises are left unoccupied. The landlord reserved
         the right for this agents employees servants and workmen to enter and
         fasten them if they are left unfastened or insecurely fastened.

                         PLEASE READ THIS LEASE THROUGH
                      CAREFULLY BEFORE AND AFTER SIGNATURE

We hereby enter into this lease and agree to all its conditions SIGNED BY THE
LANDLORD

In the presence of
                        Name of Witness

                                                         Signature of Landlord
                        Signature of Witness

SIGNED BY THE TENANT

In the presence of
                        Name of Witness

                                                         Signature of Tenant
                        Signature of Witness

SIGNED BY THE GUARANTOR

In the presence of
                        Name of Witness

                                                         Signature of Guarantor
                        Signature of Witness

THE COMMON SEAL OF CORVU    THE COMMON SEAL OF          THE COMMON SEAL of
AUSTRALASIA PTY LTD         VIESTALL PTY LTD.
Was hereunto affixed by     Was hereunto affixed by     was hereunto affixed by
the authority of the        the authority of the        the authority of the
Board of Directors and      Board of Directors and      Board of Directors and
in the presence of:         in the presence of:         in the presence of:

[Signature illegible]       [Signature illegible]

                           FORM OF SURRENDER OF LEASE

I, ______________________ proprietor of the lease do hereby in consideration of
___________________________________ surrender all my estate therein to the
landlord or the other present owner of the reversion thereon expectant.

In witness I have hereto subscribed my name this _____ day of _______________,
19____.

Signed

AcceptedTHIS UNDERLEASE is made the day of One thousand nine hundred and ninety seven
BETWEEN MICHAEL JOHN HAYNES of 43 Royston Park Road Hatch End Middlesex RAYMOND
JOHN EVANS of Middlefield Clevelands Ealing London W13 and TERRANCE GUY HAWKER
of practising with others as Messrs. Donald Smith Seymour and Rooley
(hereinafter called "the Lessors") of the first part and CORVU PLC whose
Registered Office is situate at 121 Gloucester Place London W1H 3PJ (hereinafter
called "the Lessee") of the second part and CORVU CORPORATION (Company Number
41-1848048) whose Registered Office is at 7901 Flying Cloud Drive, Suite 100,
Eden Prairie, Minnesota 55344, USA (hereinafter called "the Surety") of the
third part.

WITNESSETH as follows:-

1. The Lessors HEREBY DEMISE (at the request of the Surety) unto the Lessee ALL
THAT suite of offices situate on the second floor (rear) of and being part of
the Building known as Craven House 40 Uxbridge Road London W5 ("the Premises")
which suite of offices is more particularly delineated and edged red on the plan
annexed to the Lease (hereinafter called "the Lease") dated the 23rd day of
April 1985 and made between Legal and General Assurance Society Limited
(hereinafter called "the Superior Landlords") of the one part and Star Micronics
UK Limited of the other part registered at H.M.Land Registry with Title Absolute
under Title Number NGL526204 TO HOLD unto the Lessee for a term of 5 years from
the 1st day of June 1997 expiring on the 12th day of June 2002 paying therefor
during the said term yearly and proportionately for any part of a year the rent
of 4,542 English Pounds plus VAT payable quarterly in advance on the usual
quarter days without any deduction the first of such payments to be made on the
25th day of March 1997.

2. Except as to the term of years granted and the rent reserved this demise is
made upon the same terms and subject to the same terms and subject to the same
reservations and to the same covenants on the part of the Lessors and Lessee
respectively and to the same stipulations and conditions as were expressed and
contained in the Lease as if the same were herein set forth at length.

3.       The Lessee hereby covenants with the Lessors as follows:-

         (1)      To pay the rent reserved at the times and in manner aforesaid
         (2)      To pay the service charge by way of further rent as specified
                  in the Lease
         (3)      To observe and perform the covenants on the part of the Tenant
                  contained in the Lease
         (4)      Not to assign the whole of the Premises without the prior
                  written consent of the Lessor and Superior Landlords and
                  otherwise subject to the provisions in that behalf contained
                  in the Lease

<PAGE>

4. The Lessors hereby jointly and severally covenant with the Lessee

         (1)      To endeavour to procure that the Superior Landlords shall
                  observe and perform the covenants on the part of the Landlord
                  contained in the Lease and
         (2)      To permit the Lessee to have quiet and peaceable enjoyment of
                  the Premises without interruption by the Lessor or any person
                  rightfully claiming through under or in trust for the Lessor
                  and
         (3)      To use their reasonable endeavour to procure the consent of
                  the Superior Landlords as soon as possible pursuant to any
                  application for consent made to the Lessors by the Lessee
                  under the terms of this Lease and
         (4)      To pay the rent under the Lease and also the balance of any
                  service charge payable thereunder in so far as the same shall
                  not be payable by the Lessor under the terms hereof

5. If the Premises or any part thereof shall at any time during the term hereby
granted be rendered incapable of or unfit for occupation or use as the result of
a peril against which the building of which the same forms part is insured
pursuant to the covenant on the part of the Landlord contained in the Lease so
as to render the Premises incapable of or unfit for occupation or use the tents
payable hereunder or fair proportions of the same according to the nature and
extent of the damage sustained shall be suspended until the Premises shall again
be rendered capable of and fit for occupation and use provided that there shall
be no cesser of rents if any or to such extent as any insurance policy affected
by the Lessors shall have been rendered void or voidable in whole or in part by
the act or default of the Lessee or any person deriving title under the Lessee
or any of the servants or agents of the Lessee or of any such person PROVIDED
FURTHER that if the Building shall be so damaged as to necessitate demolition
and reconstruction the Lessors shall be entitled on giving to the Lessee not
less than six months' previous notice in writing to determine the term hereby
granted and at the expiration of such notice this Lease and everything herein
contained shall cease and be void and the Lessee shall not be liable for any
dilapidations and shall not be entitled to any compensation except that (if any)
payable under the provisions of the Landlord and Tenant Act 1954 but without
prejudice to the rights and remedies of the Lessors for any arrears of rent
PROVIDED ALSO that any dispute as to the proportion (if any) of rent which
should be suspended or as to the period of such suspension which may arise under
this sub-clause shall be referred to the decision of some competent person
(acting as an expert and not as an arbitrator) to be agreed upon by the Lessors
and by the Lessee or (in the event of failure so to agree) to be nominated by
the President for the time being of the Royal Institution of Chartered Surveyors
and the decision of such person (including any determination as to the costs of
such decision) shall accordingly be final and binding on both the Lessors and
the Lessee.

<PAGE>

6. If either party shall desire to determine the term hereby granted at the
expiration of the third year thereof and shall give to the other party not less
than six months previous notice in writing of such desire and shall up to the
time of such determination pay the rent and perform and observe the covenants on
the part of the Lessee hereinbefore reserved and contained then immediately on
the expiration of such third year the present demise and everything herein
contained shall cease and be void but without prejudice to the rights and
remedies of either party against the other in respect of any antecedent claim or
breach of covenant.

7. It is hereby agreed and declared between the parties pursuant to an Order of
the Kingston Upon Thames County Court made on the day of 1997 that the
provisions of Section 24 to 28 inclusive of the Landlord and Tenant Act 1954 (as
amended) shall not apply to this Lease.

8. The Lessee shall not be entitled to compensation on quitting the demised
premises.
IN WITNESS whereof the parties hereto have executed this document as a Deed the
day and year first above written.

Counterpart/

THE COMMON SEAL of                  )
CORVU PLC was hereunto              )
affixed in the presence of:-        )

                                            Director:

                                            Secretary:

THE COMMON SEAL of                  )
CORVU CORPORATION                   )
was hereunto affixed                )
in the presence of:-                )

                                            Director:

                                            Secretary:

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