Document:

Exhibit 4(r)

                        DATED THIS 1st DAY OF APRIL, 2003

                                     BETWEEN

                             DELL ASIA PACIFIC SDN.
                              (Company No.330298-M)
                                   ("LESSOR")

                                       AND

                          ASE ELECTRONICS (M) SDN. BHD.
                              (Company No.212592-H)
                                   ("LESSEE")

                     **************************************

                              AGREEMENT FOR A LEASE

                     ***************************************

                               MESSRS GHAZI & LIM
                             ADVOCATES & SOLICITORS
                              19TH FLOOR, MWE PLAZA
                               NO.8 LEBUH FARQUHAR
                                10200 GEORGETOWN
                              PENANG, WEST MALAYSIA
                               TEL: (604)-2633688
                               FAX: (604)-2627433
                          E-MAIL: gnlpg@po.jaring.my

                            (OUR REF: A3/03/KBC/AK/c)
                                    Disk C21

<PAGE>

                              AGREEMENT FOR A LEASE

THIS AGREEMENT is made the 1st day of April, 2003

BETWEEN:

1.   PARTIES

     1.1  Lessor

          DELL ASIA PACIFIC SDN. (Company No.330298-M), a company incorporated
          in Malaysia and having its registered office at Level 41, Suite B,
          Menara Maxis, Kuala Lumpur City Centre, Kuala Lumpur and a place of
          business at Plot 27, Bayan Lepas Industrial Zone, Phase IV, 11900
          Bayan Lepas, Penang (hereinafter referred to as "the Lessor") of the
          one part;

     1.2  Lessee

          ASE ELECTRONICS (M) SDN. BHD. (Company No.212592-H) a company
          incorporated in Malaysia and having its registered office at 11th
          Floor, Bangunan FOP, Jalan Anson, 10400 Penang and a place of business
          at Bayan Lepas Free Industrial Zone, Phase IV, 11900 Penang
          (hereinafter, referred to as "the Lessee") of the other part.

2.   RECITALS

     2.1  The Lessor is the registered proprietor and beneficial owner of the
          premises known as Level 1 measuring approximately 105,000 square feet
          (hereinafter referred to as "the Demised Premises") comprised in the
          building erected on part of all that piece of land known as P.T.
          No.3023, Mukim 12, Daerah Barat Daya, Penang held under Suratan
          Hakmilik Sementara No.H.S.(D)11897 (hereinafter referred to as "the
          Land").

     2.2  The Land is subject to the following restrictions in interest:

          "The land shall not be transferred, charged, leased, sub-leased,
          tenanted, let or otherwise in any manner dealt with or dispose of
          without the written sanction of the State Authority".

     2.3  The Lessor has agreed to let and the Lessee has agreed to take a lease
          of the Demised Premises for the duration subject to the

                                     4(r)-2
<PAGE>

          approval of the State Authority and upon the terms and conditions of
          this Agreement.

3.   DEFINITION AND INTERPRETATIONS

     3.1  Definitions
          -----------

          Unless the context shall otherwise require, the following words shall
          for all purpose of this Agreement have the meaning specified.

          Contractual Term:   The period of five (5) years and includes the
                              renewed term of three (3) years if the Option to
                              Renew specified in Clause 11 is exercised

          Demised Premises:   All that premises known as Level 1 measuring
                              approximately 105,000 square feet comprised in the
                              building erected on part of all that piece of land
                              known as P.T. No.3023 Mukim 12, Daerah Barat Daya,
                              Penang held under Suratan Hakmilik Sementara
                              H.S(D)11897 which premises is delineated and
                              coloured RED in the plan annexed hereto as the
                              First Schedule

          Lease:              The Lease of the Demised Premises in Form 15A of
                              the National Land Code for a term of five (5)
                              years with an option to renew the Lease for a
                              further term of three (3) years upon the same
                              terms covenants and conditions contained therein
                              and includes any instrument supplemental to it and
                              in the event the Lease is converted into d tenancy
                              pursuant to Clause 8.4:2 the expression "the
                              Lease" shall include the converted tenancy

          Lessor:             DELL ASIA PACIFIC SDN. (Company No.330298-M), a
                              company incorporated in Malaysia and having its
                              registered office at Level 41, Suite B, Menara
                              Maxis, Kuala Lumpur City Centre, Kuala Lumpur and
                              a place of business at Plot 27, Bayan Lepas
                              Industrial Zone, Phase IV, 11900 Bayan Lepas,
                              Penang

          Option to Renew:    The option to renew the Lease for a further term
                              of three (3) years as provided in Clause 11

          Parties/Party:      It means the Lessor and/or the Lessee

                                       4(r)-3
<PAGE>

          Renewed Term:       The further period of three (3) years renewed
                              pursuant to Clause 11

          Rent:               The amount of rental payable for the entire
                              duration of the Lease and the renewed Lease which
                              particulars are as described in Clause 5 herein

          Rent                The 1st day of June 2003
          Commencement
          Date:

          3.2  Clause and Clause Heading
               -------------------------

               The Clause and paragraph heading in this Agreement are for the
               ease of reference only and shall not be taken into account in the
               construction or interpretation of any covenants conditions or
               proviso to which they refer.

          3.3  Singular and Plural Meaning
               ---------------------------

               Words in this Agreement importing singular meaning shall where
               the context so admits include the plural meaning and vice versa.

          3.4  Acts, Statute and Statutory Instruments
               ---------------------------------------

               References in this Agreement to any Acts, Statutes or statutory
               instrument shall include and refer to any Acts, statute or
               statutory instrument amending consolidating or replacing them
               respectively from time to time and for the time being in force.

          3.5  Gender
               ------
               Words of this Agreement of the masculine gender shall include the
               feminine and neuter gender and vice versa and words denoting
               natural persons shall include corporations and firms and all such
               words shall be construed interchangeably in that manner.

4.   DEMISE

     The Lessor hereby demises and the Lessee hereby accepts a lease of the
     Demised Premises inclusive of the use of the two units of 500-ton York
     Chillers commencing from the Rent Commencement Date TO HOLD the Demised
     Premises to the Lessee for the Contractual Term SUBJECT to all

                                       4(r)-4
<PAGE>

     rights easements priviledges restrictions covenants an stipulations
     appearing in the title to the Demised Premises YIELDING AND PAYING to the
     Lessor the Rent as stated and in the manner set out in Clause 5

5.   RENT

     5.1  The Lessee shall pay to the Lessor the Rent for the first six (6)
          months in advance calculated at the rate of Ringgit Malaysia One
          Hundred and Five Thousand (RM105,000.00) only per month for the
          initial Contractual Term, the first six (6) months Rent to be payable
          on the Rent Commencement Date and the subsequent payment shall be
          payable half yearly in advance on the 1st day of each succeeding month
          of December and June.

     5.2  In the event the application for the State Authority's Approval is
          still pending after the commencement of the initial Contractual Term,
          the Lessee shall nevertheless pay to the Lessor the monthly rental in
          accordance with the provisions of this Agreement and shall not be
          entitled to a refund if the State Authority's Approval cannot be
          obtained subsequently.

6.   DEPOSIT

     6.1  Immediately upon the execution of this Agreement the Lessee shall pay
          to the Lessor a deposit equivalent to one (1) month's rental
          equivalent to the sum of Ringgit Malaysia One Hundred and Five
          Thousand (RM105,000.00) only (hereinafter referred to as referred to
          as "the Security Deposit") as security for the observance and due
          performance by the Lessee of the covenants, terms and stipulations
          hereinafter contained. The Security Deposit shall be refunded by the
          Lessor to the Lessee without interest on the expiry of the Lease
          hereby created less whatever sum or sums of money which may then be
          found due to the Lessor as a result of any breach of the terms and
          stipulations herein contained.

     6.2  Immediately upon the execution of this Agreement, the Lessee shall pay
          to the Lessor a deposit for the sum of Ringgit Malaysia Two Hundred
          Thousand (RM200,000.00) only (hereinafter referred to as "the Utility
          Deposit") as security for the due performance and observance by the
          Lessee of the covenants, terms and stipulations contained in Clauses
          9.2 hereof in respect of water and electricity supplied and connected
          to the Demised Premises. The Utility Deposit shall be refunded by the
          Lessor to the Lessee without interest on the expiry of the Contractual
          Term less

                                       4(r)-5
<PAGE>

          whatever sum or sums of money which may then be found due to the
          Lessor as a result of any breach of Clause 9.2 herein contained.

7.   FITTING OUT WORKS

     7.1  The Lessee shall have the license and authority to enter the Demised
          Premises to carry out fitting out and renovation works (hereinafter
          referred to as "Fitting Out Works") commencing from 15th February 2003
          (hereinafter referred to as "the Handover Date"). It is hereby agreed
          that the Lessor shall waive the rental for the period commencing from
          the Handover Date until the Rent Commencement Date subject to the
          undertaking of the Lessee to indemnify and keep the Lessor indemnified
          against all claims demand action suit and whatsoever consequences
          arising out of or in relation to allowing the Lessee to take
          possession of the Demised Premises without the State Authority's
          Approval.

     7.2  It is hereby agreed that the Lessor shall not be responsible to the
          Lessee for whatever loss or damage arising out of or in relation to
          the taking possession of the Demised Premises aforesaid in the event
          the State Authority's Approval cannot be obtained for whatsoever
          reasons.

8.   STATE AUTHORITY CONSENT

     8.1  This Agreement shall be conditional upon the approval of the Penang
          State Authority and such other appropriate authorities, as the case
          may be without conditions or (if conditional) upon terms and
          conditions acceptable to the Lessee.

     8.2  The Lessee shall apply for the consent of the Penang State Authority
          but the application and consent fees (if any) imposed by the State
          Authority or the Penang Development Corporation shall be borne by the
          Lessor.

     8.3  The Lessee may appeal against any of the conditions imposed by the
          Penang State Authority.

     8.4  In the event the approval of the Penang State Authority cannot be
          obtained and/or the appeal against the conditions imposed by the
          Penang State Authority is rejected and/or the conditions imposed by
          the Penang State Authority are not acceptable to the Lessee, the
          Lessee shall by notice in writing to the Lessor, elect either to:-

                                       4(r)-6
<PAGE>

          8.4:1     terminate this Agreement whereupon the Lessee shall quit and
                    deliver up possession of the Demised Premises in good and
                    tenantable condition within seven (7) days upon the Lessor
                    being notified of the abovementioned election in the event
                    the Lessee shall have taken vacant possession of the Demised
                    Premises to the Lessor and neither party shall have any
                    further claims whatsoever; or

          8.4:2     convert this Agreement into a tenancy exempt from
                    registration for three (3) years with an option to renew for
                    further terms of three (3) years and two (2) years
                    respectively but otherwise upon the same terms and
                    conditions as this Agreement and the expressions "the
                    Contractual Term" and "the Renewed Term" shall wherever
                    appearing herein be construed accordingly and the parties
                    undertake to pay all such charges and consent fees and do
                    all acts and things and execute all such documents as may be
                    necessary or expedient to perfect the tenancy of the Demised
                    Premises.

     8.5  Notwithstanding anything to the contrary herein, the Lessee shall pay
          and continue to pay the Rent herein unless and until this Agreement is
          terminated pursuant to Clause 8.4:1

     8.6  The Lessee shall inform the Lessor upon the acceptance of the approval
          of the State Authority to the Lease and the Parties shall within seven
          (7) days of the notice from the Lessee's Solicitors execute the Lease
          in the form of the Lease Annexure annexed hereto as the Second
          Schedule and all other relevant documents and to as many copies
          thereof as may be necessary.

9.   LESSEE'S COVENANTS

     The Lessee covenants with the Lessor:-

     9.1  to pay the Rent at the times aforesaid to the Lessor;

     9.2  to pay the Lessor any amount in excess of RM100,00.00 per month on the
          electricity bill and any amount in excess of RM2,000.00 per month on
          the water bill for the electricity and water consumed by the Lessee at
          the Demised Premises. The Lessee shall pay the sewerage charges
          including INDAH WATER KONSORTIUM SDN BHD's charges incurred at the
          Demised Premises but billed to the Lessor if any, during the
          subsistence of the Lease;

                                       4(r)-7
<PAGE>

     9.3  to pay all telephone bills and management charges on the Demised
          Premises, if any;

     9.4  to use the Demised Premises for the purpose of semi-conductor and
          related production.

     9.5  to keep the Demised Premises including the walls, drains, water
          apparatus and all fixtures and fittings and electrical installation
          therein and additions thereto, if any, in good tenantable repair and
          condition throughout the term of the Lease, fair wear and tear and
          damage by fire, storm, tempest, act of God, riot, civil commotion,
          termites only excepted;

     9.6  to keep the Demised Premises and all hedges, fences, gate and driveway
          on the Demised Premises, if any, in tenantable repair and ornamental
          conditions and to use them as such;

     9.6  to permit the Lessor or its agent with or without workmen at all
          reasonable upon seven (7) days written notice to the Lessee to enter
          the Demised Premises and to inspect the state and condition therein
          and to execute any repair covenanted to be done by the Lessor
          hereunder Provided That the Lessor or its agent or workmen shall
          comply with all reasonable directions of the Lessee with respect to
          the security procedures to be observed at the Demised Premises.

     9.7  to obtain the necessary permit or approval from the relevant authority
          or authorities for using the Demised Premises for the purpose stated
          in Clause 9.4 hereto only if necessary;

     9.8  to repair forthwith and make good any damage done to the satisfaction
          of the Lessor to the Demised Premises or any part thereof due to
          malicious or negligent act or any omission or default on the part of
          the Lessee or its agents, servants, licensees, visitors or independent
          contractors by the installation use replacement or removal of any
          fixtures or fittings;

     9.9  to give notice forthwith to the Lessor of any damage that may occur to
          the Demised Premises or any damage to or defects in the water pipes or
          any other fittings fixtures or other facilities provided by the Lessor
          PROVIDED ALWAYS that if such damage or defect shall have occurred as a
          result of the default omission or negligence on the part of the Lessee
          or its agent servants licensses visitors or independent contractors,
          then to repair forthwith and make good such damage or defects;

                                       4(r)-8
<PAGE>

     9.10 to take reasonable precautions to keep the Demised Premises free of
          rodents vermin insects pests and animals;

     9.11 at its own costs and expense to install additional air-conditioners to
          the existing 2 units of 500 ton York Chillers supplied by the Lessor
          and such fittings as may be necessary for clean rooms and to remove at
          its own cost and expense any such fittings, structural alterations and
          additions and others it may make during the Lease and to reinstate the
          Demised Premises to the same state and condition before such
          alterations and addition were made;

     9.12 to take up public liability insurance policy, if necessary;

     9.13 not to carry out any illegal activities or acts which may breach any
          law or regulations of this country;

     9.14 not to do or permit or suffer to be done anything in or upon the
          Demised Premises or any part thereof which may be or become a nuisance
          or cause damage to the Lessor or occupiers of other property in the
          neighbourhood;

     9.15 not to assign, sublet or part with the possession of the Demised
          Premises or any part thereof without the consent in writing of the
          Lessor;

     9.16 not to keep or permit to be kept with the possession of the Demised
          Premises or any part thereof any materials other than that necessary
          for the purpose stated in Clause 9.4 which is of a dangerous or
          explosive nature the keeping of which may contravene any statutes or
          regulations or by-law;

     9.17 not to do or permit or suffer to be done anything whereby the policy
          or policies of insurance on the Demised Premises against damage by
          fire may become void or voidable or whereby the rate or premiums
          thereon may be increased and to make good and repay to the Lessor all
          sums paid by the Lessor by way of increase in premium and all expenses
          incurred by the Lessor in or about and renewal of such policy or
          policies rendered necessary by a breach or non-observance of this
          covenant without prejudice to the rights of the Lessor;

     9.18 at his own cost and expense to attend to and comply with all
          complaints, improvements, requirements and nuisance notices issued and
          required by the City Council or under the City Council by-law in
          respect of the Demised Premises only whether such

                                       4(r)-9
<PAGE>

          notices be issued to the Lessor or the Lessee and if the Lessee shall
          fail to comply with such notices or requirements in respect of the
          Demised Premises only the Lessor shall comply with the same and the
          Lessee shall on demand pay the Lessor all those costs and expenses in
          compliance with the same;

     9.19 on the determination on the Lease to yield up peaceably and deliver up
          possession together with the Lessor's furniture, fixtures and
          fittings, if any, in good and tenantable condition of the Demised
          Premises to the Lessor;

     9.20 the Lessee shall not make any claim or demand as to the expenses or
          costs of whatever renovation or repair done to the Demised Premises,
          if any, unless this Agreement as terminated due to the default of the
          Lessor or its servants or agents;

     9.21 save and except for reasonable signboards in such position and of such
          form colour and design as may be erected by a contractor displaying
          the name and business or occupation of the Lessee, not to affix print
          or otherwise exhibit or set up on the outer walls doors windows or any
          other part of the Demised Premises any nameplate placard poster
          advertisement public announcement business advertisement or other
          signs whatsoever and save with the prior consent in writing of the
          Lessor nor to affix or project onto the exterior of the Demised
          Premises or in or about any part of the Demised Premises, flag staff
          wireless or television aerials of other things whatsoever.

     9.22 in the event the Lessee does not exercise the Option to Renew in
          Clause 11 to permit the Lessor during the three (3) months immediately
          preceding the termination of the term hereby created to affix and
          retain without interference to or in any part of the Demised Premises
          a notice advertising the same for re-letting and to permit the Demised
          Premises to be viewed at reasonable times by any person duly
          authorised by the Lessor Provided That the Lessor and such person
          authorised by the Lessor shall comply with all reasonable directions
          of the Lessee with respect to the security procedures to be observed
          at the Demised Premises;

     9.23 to be responsible for and to indemnify the Lessor against all damage
          occasioned to the Demised Premises or any part thereof or any adjacent
          or neighbouring land or premises or to any person caused by any act
          default omission or negligence of the Lessee or its agent servants
          licensees visitors or independent contractors and to pay and make good
          to the Lessor all and every loss and damage

                                       4(r)-10
<PAGE>

          whatsoever incurred or sustained by the Lessor as a consequence of
          every breach or non-observance of the Lessee's covenants herein
          contained and to indemnify the Lessor from and against all actions
          claims liability costs and expenses thereby arising;

     9.24 to indemnify the Lessor against all claims demands actions losses
          damages costs and expenses suffered or incurred by the Lessor arising
          out of or in relation to any dangerous or illegal activities carried
          out by the Lessee on the Demised Premises;

     9.25 not to erect or permit or suffer to be erected any alternative
          additions or extensions to the Demised Premises without the previous
          consent of the Lessor in writing;

     9.26 under no circumstances shall the Lessor make good or accept
          responsibility or liability in respect of any damage or theft or loss
          of any property goods articles things whatsoever placed deposited
          brought into or left upon the Demised Premises either by the Lessee or
          any other person for his own use or for any other purpose.

10.  LESSOR'S COVENANTS

     10.1 The Lessor covenant and agree with the Lessee as follows:-

          10.1:1    that if the Lessee shall pay the rent hereby reserved and
                    observe and perform the stipulations on their part herein
                    contained they shall peaceably hold and enjoy the Demised
                    Premises during the Contractual Term without any
                    interruption by the Lessor or any person rightly claiming
                    under or in trust for it;

          10.1:2    to grant the Option to Renew the Lease as stated in Clause
                    11;

          10.1:3    to permit the Lessee to commence to fit out and renovate the
                    Demised Premises for its business activities upon the
                    Demised Premises being handed over to the Lessee on 15th
                    February 2003.

          10.1:4    to insure and keep the building in which the Demised
                    Premises is situated and the Demised Premises fully insured
                    for the full cost of rebuilding and reinstating the same
                    against damage and destruction by all insurable risks

                                       4(r)-11
<PAGE>

                    provided that the Lessee shall be responsible for its own
                    insurance in respect of the Lessee's contents in the
                    Demised Premises and in case of any such damage or
                    destruction as aforesaid happening to the Demised Premises
                    or any part thereof to apply any money received by it in
                    respect thereof under any insurance in reinstating and
                    restoring the parts thereof so damaged or destroyed. Subject
                    to and without prejudice to this Clause, if the Demised
                    Premises or any part thereof shall be rendered unfit for use
                    by reason of the damaged or destruction as aforesaid, the
                    Rent or a fair proportion of the Rent according to the
                    nature and extent of the damage or destruction sustained
                    shall ceased to be payable until the Demised Premises or the
                    affected part shall have been rebuilt or reinstated so that
                    the Demised Premises or the affected part are made fit for
                    occupation or use save and except that in the event that the
                    Demised Premises cannot be rebuilt and reinstated or if the
                    Lessee is unable to await the rebuilding and reinstatement
                    of the Demised Premises, the Lease shall absolutely
                    determine;

          10.1:5    to pay all existing and future quit rents and rates
                    (assessment) and outgoings payable by law in respect of the
                    Demised Premises;

          10.1:6    to keep the roof, main structures, external walls, main
                    drains and pipes of the Demised Premises in good tenantable
                    repair and condition at all time during the Contractual
                    Term;

11.  OPTION TO RENEW

     11.1 If the Lessee:-

          11.1:1    has paid the Rent regularly during the Contractual Term;

          11.1:2    has reasonably performed and observed the covenants
                    contained in this Agreement;

          11.1:3    notifies the Lessor in accordance with Section 11.2 below;

          11.1:4    then at the end of the initial Contractual Term the Lessor
                    shall grant and the Lessee shall take a further lease for
                    the Renewed Term of the Demised Premises in accordance

                                       4(r)-12
<PAGE>

                    with the provisions set out in Clause 11.3 below
                    (hereinafter referred to as "the Renewed Term").

     11.2 A notice of exercise of option:-

          11.2:1    must state clearly that the Lessee wishes to take a further
                    lease of the Demised Premises in accordance with the option
                    contained in this Agreement; and

          11.2:2    must be served not later than six (6) months before the end
                    of the period of the initial Contractual Term.

     11.3 The provision for the further lease will be the same as the provisions
          of this Agreement, with the following exceptions:-

          11.3:1    the new lease will begin immediately after the end of the
                    period of the initial Contractual Term;

          11.3:2    except the term granting the option for a further renewal;

          11.3:3    except the rent free period granted to the Lessee for the
                    Fitting Out Works to be conducted.

          11.3:4    the rent at the commencement of the new Lease will be as
                    mutually agreed between the Lessor and the Lessee and if the
                    revised rent has not been agreed by the parties within one
                    (1) month of the exercise of the Option to Renew, the same
                    shall be determined by an independent valuer agreed by the
                    Lessor and the Lessee or failing agreement then by an
                    independent valuer nominated by the President or its
                    equivalent for the time being of the INSTITUTE OF CHARTERED
                    SURVEYORS OF MALAYSIA or its equivalent (hereinafter
                    referred to as "the Valuer [acting as an expert and not an
                    arbitrator]") on the application of the Lessee and so that
                    the revised rent to be determined by the Valuer, shall be
                    such as the Valuer shall decide is the monthly rent at which
                    the Demised Premises might reasonably be expected to be let
                    at the date of the exercise of the Option to Renew PROVIDED
                    THAT the Valuer shall determine the revised rent based upon
                    the state and condition and structure of the Demised
                    Premises as at the date hereof and disregard any increase in
                    the rental value of the Demised Premises attributable to the
                    existence of any alteration or improvement to the Demised
                    Premises and/or

                                       4(r)-13
<PAGE>

                    make a fair allowance to the Lessee in respect of such
                    alteration or improvement.

12.  OPTION TO TERMINATE

     12.1 If the Lessor or the Lessee wishes to determine this Agreement at any
          time after the expiry of the first two (2) years of the Contractual
          Term, the party wishing to determine this Agreement shall give the
          other party not less than six (6) months notice in writing then upon
          the expiry of such notice, the Contractual Term shall cease and
          determine but without prejudice to the respective rights of either
          party in respect of any antecedent claim or breach of covenant.

     12.2 In the event the Lessee fails to complete the Contractual Term or the
          Renewed Term of tenancy herein granted, the Lessor shall forfeit the
          Deposit (without further notice to the Lessee) as damages for the
          remainder of the term of the lease then immediately thereafter this
          Agreement 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.

13.  TERMINATION ON DEFAULT

     13.1 The Lessor may terminate this Agreement in the manner set out below in
          the following circumstances:-

          13.1:1    if the Rent or any part of it and other moneys owing to the
                    Lessor under this Agreement is or are in arrears for seven
                    (7) days (whether formerly demanded or not) or if the Tenant
                    shall go into liquidation whether voluntarily (save for the
                    purpose of amalgamation or reconstruction) or compulsorily
                    or it its assigns not being a company shall become bankrupt
                    or enter into any arrangement for composition with his/their
                    creditors or it their assign being a company shall be wound
                    up either voluntarily or compulsorily (except for the
                    purpose of reconstruction or amalgation);

          13.1:2    if the Lessee breaches a material provision of this
                    Agreement and fails to remedy the breach within thirty (30)
                    days from the date of service of Notice by the Lessor to do
                    so.

                                       4(r)-14
<PAGE>

     13.2 In the circumstances set out in Clause 13.1, the Lessor may terminate
          this Agreement by:-

          13.2:1    notifying the Lessee to that effect; or

          13.2:2    re-entering the Demised Premises and repossessing it; or

          13.2:3    doing both

14.  LAW

     The Law of Malaysia shall apply for the purpose of governing this Agreement
     and the Parties shall submit to the jurisdiction of the Courts in Malaysia.

15.  COSTS, FEES AND STAMP DUTIES

     Each Party shall pay fees and disbursements of its own agents accountants
     solicitors and all other costs and expenses incurred by it in relation to
     the negotiation, preparation execution and completion of this Agreement and
     the Lessee shall pay the stamp duty in respect of this Agreement and the
     stamp duty and registration fees in respect of the Lease.

16.  SERVICE OF DOCUMENT

     16.1 Address for Service
          -------------------

          In this clause:-

          16.1:1    "the Lessor's Address" means the following address of the
                    Lessor or such other address of the Lessor may from time to
                    time notify to the Lessee as being its address for service
                    for the purpose of this Agreement:-

                           DELL ASIA PACIFIC SDN.
                           Plot 27, Bayan Lepas Industrial Zone,
                           Phase IV, 11900 Bayan Lepas, Penang

          16.1:2    "the Lessee's Address" means the following address of the
                    Lessee or such other address as the Lessee may from time to
                    time notify to the Lessor as being its address for service
                    for the purposes of this Agreement:-

                           ASE ELECTRONICS (M) SDN. BED.
                           Bayan Lepas Free Industrial Zone
                           Phase IV, 11900 Penang

                                       4(r)-15
<PAGE>

     16.2 Notice
          ------

          Any notice or other communication given or made in accordance with
          this Agreement shall be in writing and:-

          16.2:1    may (in addition to any other effective mode of service) be
                    sent by registered post;

          16.2:2    shall (in the case of a notice or other communication
                    to the Lessor but subject to Clause 16.3:1) be served
                    on the Lessor at the Lessor's Address;

          16.2:3    shall (in the case of a notice or other communication
                    to the Lessee but subject to the Clause 16.3:2) be
                    served on the Lessee at the Lessee's Address; and

     16.3 Any notice or other communication given or made in accordance with
          this Agreement:-

          16.3:1    by or to the Lessor may be given or made by or to the
                    Lessor's Solicitor on behalf of the Lessor;

          16.3:2    by or to the Lessee may be given or made by or to the
                    Lessee's Solicitor on behalf of the Lessee;

17.  CHANGE OF ADDRESS

     Any changes of the address by either party must be communicated to the
     other in writing.

18.  SCHEDULE

     The First Schedule and Second Schedule shall form part of this Agreement
     and shall be read, taken and construed as an essential part of this
     Agreement.

19.  BREACH BY ANY PARTY

     19.1 In the event any party is in breach of any of the stipulations terms
          covenants and conditions contained in this Agreement, the offending
          party shall indemnify and keep the innocent party fully indemnified
          against or arising from all loss damage costs expenses actions demands
          proceedings claim and liability (including all legal fees on a
          solicitor and client basis) made against or suffered or incurred by
          the innocent party.

                                       4(r)-16
<PAGE>

     19.2 Without prejudice to Clause 19.1, the Lessee shall be entitled to the
          remedy of specific performance in the event the Lessor unlawfully or
          improperly terminates this Agreement at any time before its
          expiration.

20.  WAIVER OR INDULGENCE

     Knowledge or acquiescence by any Party of or in any breach by the Lessor of
     the Lessee any of the terms and conditions herein contained or any
     indulgence given by any Party to the others shall not operate as or be
     deemed to be a waiver of such terms or conditions or any of them and
     notwithstanding such knowledge or acquiescence or indulgence, any Party
     shall be entitled to exercise its rights and powers under this Agreement
     and to require strict performance of the terms and condition herein
     contained.

21.  ENTIRE UNDERSTANDING

     21.1 This Agreement embodies the entire understanding of the Parties
          relating to the Demised Premises and to all the matters dealt with by
          any of the provisions of this Agreement. It is expressly declared that
          no variation shall be effective unless agreed to by the parties and
          confirmed in writing.

     21.2 If any part of this Agreement is found by any court or competent
          authority to be invalid, unlawful or unenforceable, then that part
          shall be deemed not to be a part of this Agreement but this shall not
          affect the enforceability of the remainder of this Agreement.

22.  PERSONS TO BE BOUND BY THIS AGREEMENT

     This Agreement shall be binding upon the successors in title and assigns of
     the Lessor and the successors in title, nominee, transferee and assigns of
     the Lessee.

23.  SPECIFIC PERFORMANCE

     The Lessor and the Lessee shall be entitled to specific performance of this
     Agreement.

24.  REPRESENTATION

     The Lessor and the Lessee represent, declare and undertake with each other
     that:-

                                       4(r)-17
<PAGE>

     24.1 It has the power to execute, deliver and perform the terms of this
          Agreement and has taken all necessary corporate and other action to
          authorise of the execution, delivery and performance of this
          Agreement.

     24.2 This Agreement constitutes the legal valid and binding obligations of
          the Lessor and the Lessee in accordance with the terms and conditions
          contained in this Agreement.

     24.3 All consents, approvals, authorizations, licenses, orders and
          exemptions of any ministry, governmental agency, department or
          authority in Malaysia which are required on the part of the Lessor
          and/or the Lessee or any of them or which are advisable and the
          execution delivery performance and legality or enforceability of this
          Agreement have been or will be obtained and are in full force and any
          conditions contained therein or otherwise applying thereto have been
          or will be complied with.

                          *****************************

                                       4(r)-18
<PAGE>

                               THE FIRST SCHEDULE
                               ------------------

                                   CLAUSE 3.1
                                   ----------

                          PLAN OF THE DEMISED PREMISES
                          ----------------------------

                                       4(r)-19
<PAGE>

                               [GRAPHIC OMITTED]

<PAGE>

                               THE SECOND SCHEDULE
                               -------------------

                                   CLAUSE 8.6
                                   ----------

                             FORM OF LEASE ANNEXURE
                             ----------------------

We, DELL ASIA PACIFIC SDN. (Company No.330298-M), a company incorporated in
Malaysia and having its registered office at Level 41, Suite B, Menara Maxis,
Kuala Lumpur City Centre, Kuala Lumpur and a place of business at Plot 27, Bayan
Lepas Industrial Zone, Phase IV, 11900 Bayan Lepas, Penang (hereinafter referred
to as "the Lessor" which expression shall include its assigns or
successors-in-title) being the registered proprietor/beneficial owner of Level I
of the building (hereinafter referred to as "the building") measuring
approximately 105,000 square feet and more particularly delineated and coloured
RED in the plan annexed hereto as "the Schedule" (hereinafter referred to as
"the Demised Premises") erected on part of all that piece of land described in
the above Schedule (hereinafter referred to as "the Land") DO HEREBY LEASE the
Demised Premises to ASE ELECTRONICS (M) SDN. BHD. (Company No.212592-H), a
company incorporated in Malaysia and having its registered office at 11th Floor,
Bangunan FOP, Jalan Anson, 10400 Penang and a place of business at Bayan Lepas
Free Industrial Zone, Phase IV, 11900 Penang (hereinafter referred to as "the
Lessee" which expression shall include its assigns or successors-in-title) in
whom this Lease for the time being is vested TO BE HELD by the Lessee for a term
of five (5) years with an option to renew for a further term of three (3) years
(hereinafter referred to as "the Option to Renew").

                                    RECITALS
                                    --------

WHEREAS the Lessor is the registered proprietor of the Demised Premises.

AND WHEREAS the Lessor has agreed to let and the Lessee has agreed to take a
lease of the Demised Premises for the duration and upon the terms and conditions
of this Lease.

1.   DEFINITIONS AND INTERPRETATIONS

     1.1  Definitions
          -----------

     Unless the context shall otherwise require, the terms defined in Clause 1
     shall for all purpose of this Lease have the meaning specified.

                                       4(r)-20
<PAGE>

     Contractual Term:        The period of five (5) years and includes the
                              renewed term if the Option to Renew specified in
                              Clause 9 is exercised

     Demised Premises:        All that premises known as Level 1 of the building
                              erected on part of all that piece of Premises
                              known as P.T.No. 3023, Mukim 12, Daerah Barat
                              Daya, Penang held under Suratan Hakmilik Sementara
                              H.S.(D) 11897 which is more particularly
                              delineated and coloured RED on the plan annexed
                              hereto as "the Schedule"

     Lease:                   This Lease of the Demised Premises in Form 15A of
                              the National Premises Code for a term of five (5)
                              years with an option to renew the Lease for a
                              further term of three (3) years upon the same
                              terms covenants and conditions contained herein
                              and includes any instrument supplemental to it but
                              at a revised rent as hereinafter provided

     Lessor:                  DELL ASIA PACIFIC SDN. (Company No.330298-M), a
                              company incorporated in Malaysia and having its
                              registered office at Level 41, Suite B, Menara
                              Maxis, Kuala Lumpur City Centre, Kuala Lumpur and
                              a place of business at Plot 27, Bayan Lepas
                              Industrial Zone, Phase IV, 11900 Bayan Lepas,
                              Penang

     Option to Renew:         The option to renew the Lease for a further term
                              of three (3) years as provided in Clause 7

     Parties/Party:           It means the Lessor and/or the Lessee

     Renewed Term:            The further period of three (3) years renewed
                              pursuant to Clause 7

     Rent:                    The amount of rental payable for the entire
                              duration of the Lease and the renewed Lease which
                              particulars are as described in Clause 3 herein

                                       4(r)-21
<PAGE>

     Rent Commencement Date:  The 1st day of June 2003

     1.2  Clauses and Clause Heading
          --------------------------

          The Clause and paragraph heading in this Lease are for the ease of
          reference only and shall not be taken into account in the construction
          or interpretation of any covenants conditions or proviso to which they
          refer.

     1.3  Singular and Plural Meanings
          ----------------------------

          Words in this Lease importing singular meaning shall where the context
          so admits include the plural meaning and vice versa.

     1.4  Acts, Statute and Statutory Instruments
          ---------------------------------------

          References in this Lease to any Acts, statutes or statutory instrument
          shall include and refer to any Acts, statute or statutory instrument
          amending consolidating or replacing them respectively from time to
          time and for the time being in force.

     1.5  Gender
          ------

          Words in this Lease of the masculine gender shall include the feminine
          and neuter gender and vice versa and words denoting natural persons
          shall include corporations and firms and all such words shall be
          construed interchangeably in that manner.

2.   DEMISE

     The Lessor hereby demises and the Lessee hereby accepts a lease of the
     Demised Premises inclusive of use of two units of 500-ton York Chillers TO
     HOLD the Demised Premises to the Lessee for the Contractual Term SUBJECT to
     all rights easements privileges restrictions covenants and stipulations
     appearing in the title to the Demised Premises YIELDING AND PAYING to the
     Lessor the Rent as stated and in the manner set out in Clause 3.

3.   RENT

     The Lessee shall pay to the Lessor the Rent for the first six (6) months in
     advance calculated at the rate of Ringgit Malaysia One Hundred and Five
     Thousand (RM105,000.00) only per month for the initial Contractual Term,
     the first six (6) months Rent to be payable on the Rent

                                       4(r)-22
<PAGE>

     Commencement Date and the subsequent payment shall be payable half yearly
     in advance on the 1st day of each succeeding month of December and June.

4.   STATE AUTHORITY CONSENT

     4.1  The Demised Premises is subject to the following restrictions
          interest:-

          "The Demised Premises shall not be transferred, charge, leased,
          sub-leased, tenanted, let or otherwise in any manner dealt with or
          dispose of without the written sanction of the State Authority"

     4.2  The State Authority has given its consent to the Lease herein.

5.   LESSEE'S COVENANTS

     The Lessee covenants with the Lessor and/or its assigns as follows:-

          5.1  to pay the Rent at the times aforesaid to the Lessor;

          5.2  to pay the Lessor any amount in excess of RM100,00.00 per month
               on the electricity bill and any amount in excess of RM2,000.00
               per month on the water bill for the electricity and water
               consumed by the Lessee at the Demised Premises. The Lessee shall
               pay the sewerage charges including INDAH WATER KONSORTIUM SDN
               BHD's charges incurred at the Demised Premises but billed to the
               Lessor if any, during the subsistence of the Lease;

          5.3  to pay all telephone bills and charges on the Demised Premises,
               if any;

          5.4  to use the Demised Premises for the purpose of semi-conductor and
               related production.

          5.5  to keep the Demised Premises including the walls, drains, water
               apparatus and all fixtures and fittings and electrical
               installation therein and additions thereto, if any, in good
               tenantable repair and condition throughout the term of the Lease,
               fair wear and tear and damage by fire, storm, tempest, act of
               God, riot, civil commotion, termites only excepted;

          5.6  to keep the Demised Premises and all hedges, fences, gate and
               driveway on the Demised Premises, if any, in tenantable repair
               and ornamental conditions and to us them as such;

                                       4(r)-23
<PAGE>

          5.7  to permit the Lessor or its agent with or without workmen at all
               reasonable upon seven (7) days written notice to the Lessee to
               enter the Demised Premises and to inspect the state and condition
               therein and to execute any repair covenanted to be done by the
               Lessee hereunder Provided That the Lessor or its agent or workmen
               shall comply with all reasonable directions of the Lessee with
               respect to the security procedures to be observed at the Demised
               Premises.

          5.8  to obtain the necessary permit or approval from the relevant
               authority or authorities for using the Demised Premises for the
               purpose stated in Clause 5.4 hereto only if necessary;

          5.9  to repair forthwith and make good any damage done to the
               satisfaction of the Lessor to the Demised Premises or any part
               thereof due to malicious or negligent act or any omission or
               default on the part of the Lessee or its agents, servants,
               licensees, visitors or independent contractors by the
               installation use replacement or removal of any fixtures or
               fittings;

          5.10 to give notice forthwith to the Lessor of any damage that may
               occur to the Demised Premises or any damage to or defects in the
               water pipes or any other fittings fixtures or other facilities
               provided by the Lessor PROVIDED ALWAYS that if such damage or
               defect shall have occurred as a result of the default omission or
               negligence on the part of the Lessee or its agent servants
               licensses visitors or independent contractors, then to repair
               forthwith and make good such damage or defects;

          5.11 to take reasonable precautions to keep the Demised Premises free
               of rodents vermin insects pests and animals;

          5.12 at its own costs and expense to install additional
               air-conditioners to the existing 2 unit of 500 ton York Chillers
               supplied by the Lessor and such fittings as may be necessary for
               clean rooms and to remove at its own cost and expense any such
               fittings, structural alterations and additions and others it may
               make during the Lease and to reinstate the Demised Premises to
               the same state and condition before such alterations and addition
               were made;

          5.13 to take up public liability insurance policy, if necessary;

                                       4(r)-24
<PAGE>

          5.14 not to carry out any illegal activities or acts which may breach
               any law or regulations of this country;

          5.15 not to do or permit or suffer to be done anything in or upon the
               Demised Premises or any part thereof which may be or become a
               nuisance or cause damage to the Lessor, or occupiers of other
               property in the neighbourhood;

          5.16 not to assign, sublet or part with the possession of the Demised
               Premises or any part thereof without the consent in writing of
               the Lessor;

          5.17 not to keep or permit to be kept with the possession of the
               Demised Premises or any part thereof any materials other than
               that necessary for the purpose stated in Clause 5.4 which is of a
               dangerous or explosive nature the keeping of which may contravene
               any statutes or regulations or by-law;

          5.18 not to do or permit or suffer to be done anything whereby the
               policy or policies of insurance on the Demised Premises against
               damage by fire may become void or voidable or whereby the rate or
               premiums thereon may be increased and to make good and repay to
               the Lessor all sums paid by the Lessor by way of increase in
               premium and all expenses incurred by the Lessor in or about and
               renewal of such policy or policies rendered necessary by a breach
               or non-observance of this covenant without prejudice to the
               rights of the Lessor;

          5.19 at his own cost and expense to attend to and comply with all
               complaints, improvements, requirements and nuisance notices
               issued and required by the City Council or under the City Council
               by-law in respect of the Demised Premises only whether such
               notices be issued to the Lessor or the Lessee and if the Lessee
               shall fail to comply with such notices or requirements in respect
               of the Demised Premises only the Lessor shall comply with the
               same and the Lessee shall on demand pay the Lessor all those
               costs and expenses in compliance with the same;

          5.20 on the determination on the Lease to yield up peaceably and
               deliver up possession together with the Lessor's furniture,
               fixtures and fittings, if any, in good and tenantable condition
               of the Demised Premises to the Lessor;

          5.21 the Lessee shall not make any claim or demand as to the expenses
               or costs of whatever renovation or repair done to the Demised

                                       4(r)-25
<PAGE>

               Premises, if any, unless this Agreement as terminated due to the
               default of the Lessor or its servants or agents;

          5.22 save and except for reasonable signboards in such position and of
               such form colour and design as may be erected by a contractor
               displaying the name and business or occupation of the Lessee, not
               to affix print or otherwise exhibit or set up on the outer walls
               doors windows or any other part of the Demised Premises any
               nameplate placard poster advertisement public announcement
               business advertisement or other signs whatsoever and save with
               the prior consent in writing of the Lessor nor to affix or
               project onto the exterior of the Demised Premises or in or about
               any part of the Demised Premises, flag staff wireless or
               television aerials of other things whatsoever.

          5.23 in the event that the Lessee does not exercise the Option to
               Renew in Clause 7, to permit the Lessor during the three (3)
               months immediately preceding the termination of the term hereby
               created to affix and retain without interference to or in any
               part of the Demised Premises a notice advertising the same for
               re-letting and to permit the Demised Premises to be viewed at
               reasonable times by any person duly authorised by the Lessor
               Provided That the Lessor and such person authorised by the Lessor
               shall comply with all reasonable directions of the Lessee with
               respect to the security procedures to be observed at the Demised
               Premises;

          5.24 to be responsible for and to indemnify the Lessor against all
               damage occasioned to the Demised Premises or any part thereof or
               any adjacent or neighbouring land or premises or to any person
               caused by any act default omission or negligence of the Lessee or
               its agent servants licensees visitors or independent contractors
               and to pay and make good to the Lessor all and every loss and
               damage whatsoever incurred or sustained by the Lessor as a
               consequence of every breach or non-observance of the Lessee's
               covenants herein contained and to indemnify the Lessor from and
               against all actions claims liability costs and expenses thereby
               arising;

          5.25 to indemnify the Lessor against all claims demands actions losses
               damages costs and expenses suffered or incurred by the Lessor
               arising out of or in relation to any dangerous or illegal
               activities carried out by the Lessee on the Demised Premises;

          5.26 not to erect or permit or suffer to be erected any alternative
               additions or extensions to the Demised Premises without the
               previous consent of the Lessor in writing;

                                       4(r)-26
<PAGE>

          5.27 under no circumstances shall the Lessor make good or accept
               responsibility or liability in respect of any damage or theft or
               loss of any property goods articles things whatsoever placed
               deposited brought into or left upon the Demised Premises either
               by the Lessee or any other person for his own use or for any
               other purpose.

6.   LESSOR'S COVENANTS

     The Lessor covenants and agrees with the Lessee as follows:-

     6.1  that if the Lessee shall pay the Rent hereby reserved and observe and
          perform the stipulations on their part herein contained they shall
          peaceably hold and enjoy the Demised Premises during the Contractual
          Term without any interruption by the Lessor or any person rightly
          claiming under or in trust for it;

     6.2  to grant the Option to Renew the Lease as stated in Clause 7;

     6.3  to pay all existing and future quit rents and rates (assessment) and
          outgoings payable by law in respect of the Demised Premises hereof;

     6.4  to permit the Lessee to commence to fit out and renovate the Demised
          Premises for its manufacturing and business activities forthwith upon
          execution of this Lease; .

     6.5  to keep the roof, main structures, external walls, main drains and
          pipes of the Demised Premises in good tenatable repair and condition
          at all times during the contractual period;

     6.6  to insure and keep the building in which the Demised Premises is
          situated and the Demised Premises fully insured for the full cost of
          rebuilding and reinstating the same against damage and destruction by
          all insurable risks provided that the Lessee shall be responsible for
          its own insurance in respect of the Lessee's contents in the Demised
          Premises and in case of any such damage or destruction as aforesaid
          happening to the Demised Premise or any part thereof to apply any
          money received by it in respect thereof under any insurance in
          reinstating and restoring the parts thereof so damaged or destroyed.
          Subject to and without prejudice to this Clause, if the Demised
          Premises or any part thereof shall be rendered unfit for use by reason
          of the damage or destruction as aforesaid, the Rent or a fair
          proportion of the Rent according to the nature and extent of the
          damage or destruction sustained shall ceased to be payable

                                       4(r)-27
<PAGE>

          until the Demised Premises or the affected part shall have been
          rebuilt or reinstated so that the Demised Premises or the affected
          part are made fit for occupation or use save and except that in the
          event that the Demised Premises cannot be rebuilt and reinstated or if
          the Lessee is unable to await the rebuilding and reinstatement of the
          Demised Premises, the Lease shall absolutely determine;

     6.7  to grant the Lessee the first option or first right of refusal to
          purchase the Land together with the building erected thereon at the
          same price offered to any other purchaser or if there is no other
          purchaser at the fair market value agreed between the Lessor and the
          Lessee.

7.   OPTION TO RENEW

     7.1  If the Lessee:-

          7.1.1     has paid the Rent regularly during the Contractual Term;

          7.1.2     has reasonably performed and observed the covenants
                    contained in this Lease;

          7.1.3     notifies the Lessor in accordance with Section 7.2 below;

          7.1.4     then at the end of the initial Contractual Term the Lessor
                    shall grant and the Lessee shall take a further lease for
                    the Renewed Term of the Demised Premises in accordance with
                    the provisions set out in Section 7.3 below (hereinafter
                    referred to as "the Renewed Term").

     7.2  A notice of exercise of option:-

          7.2.1     must state clearly that the Lessee wishes to take a further
                    lease of the Demised Premises in accordance with the option
                    contained in the Lease; and

          7.2.2     must be served not later than six (6) months before the end
                    of the period of the initial Contractual Term.

     7.3  The provision for the further lease including the rent will be the
          same as the provisions of this Lease, with the following exceptions: -

          7.3.1     the new lease will begin immediately after the end of
                    the period of the initial Contractual Term;

                                       4(r)-28
<PAGE>

          7.3.2     except the term granting the option for a further renewal;

          7.3.3     except the rent free period granted to the Lessee for
                    the Fitting Out Works.

          7.3:4     the rent at the commencement of the new Lease will be as
                    mutually agreed between the Lessor and the Lessee and if the
                    revised rent has not been agreed by the parties within one
                    (1) month of the exercise of the Option to Renew, the same
                    shall be determined by an independent valuer agreed by the
                    Lessor and the Lessee or failing agreement then by an
                    independent valuer nominated by the President or its
                    equivalent for the time being of the INSTITUTE OF CHARTERED
                    SURVEYORS OF MALAYSIA or its equivalent (hereinafter
                    referred to as "the Valuer [acting as an expert and not an
                    arbitrator]") on the application of the Lessee and so that
                    the revised rent to be determined by the Valuer shall be
                    such as the Valuer shall decide is the monthly rent at which
                    the Demised Premises might reasonably be expected to be let
                    at the date of the exercise of the Option to Renew PROVIDED
                    THAT the Valuer shall determine the revised rent based upon
                    the state and condition and structure of the Demised
                    Premises as at the date hereof and disregard any increase in
                    the rental value of the Demised Premises attributable to the
                    existence of any alteration or improvement to the Demised
                    Premises and/or make a fair allowance to the Lessee in
                    respect of such alteration or improvement.

8.   OPTION TO TERMINATE

     8.1  If the Lessee or the Lessor wishes to determine this Lease at any time
          after the expiry of the first two (2) years of the Contractual Term
          and shall give the other party not less than six (6) months' notice in
          writing then upon the expiry of such notice, the Contractual Term
          shall immediately cease and determine but without prejudice to the
          respective rights of either party in respect of any antecedent claim
          or breach of covenant.

     8.2  In the event the Lessee fails to complete the Contractual Term or the
          Renewed Term of tenancy herein granted, the Lessor shall forfeit the
          Deposit (without further notice to the Lessee) as damages for the
          remainder of the term of the lease then immediately thereafter this
          Agreement shall cease and be void but

                                       4(r)-29
<PAGE>

          without prejudice to the rights and remedies of either party against
          the other in respect of any antecedent claim or breach of covenant.

9.   TERMINATION ON DEFAULT

     9.1  The Lessor may terminate the Lease in the manner set out below in the
          following circumstances:-

          9.1.1     if the Rent or any part of it and other moneys owing to the
                    Lessor under the Lease is or are in arrears for seven (7)
                    days (whether formerly demanded or not) or if the Tenant
                    shall go into liquidation whether voluntarily (save for the
                    purpose of amalgamation or reconstruction) or compulsorily
                    or it its assigns not being a company shall become bankrupt
                    or enter into any arrangement for composition with his/their
                    creditors or it their assign being a company shall be wound
                    up either voluntarily or compulsorily (except for the
                    purpose of reconstruction or amalgation);

          9.1.2     if the Lessee breaches a material provision of this
                    Lease and fails to remedy the breach within thirty
                    (30) days from the date of service of Notice by the
                    Lessor to do so.

     9.2  In the circumstances set out in Clause 9.1, the Lessor may terminate
          the Lease by:-

          9.2.1     notifying the Lessee to that effect; or

          9.2.2     re-entering the Demised Premises and repossessing it; or

          9.2.3     doing both.

10.  LAW

     The Law of Malaysia shall apply for the purpose of governing this Lease and
     the Parties shall submit to the jurisdiction of the Courts in Malaysia.

11.  COSTS, FEES AND STAMP DUTIES

     Each Party shall pay fees and disbursements of its own agents accountants
     solicitors and all other costs and expenses incurred by it in relation to
     the negotiation, preparation execution and completion of this Lease and the
     Lessee shall pay the stamp duty and registration fees in respect of this
     Lease.

                                       4(r)-30
<PAGE>

12.  SERVICE OF DOCUMENT

     12.1 Address for Service
          -------------------

          In this clause:-

          12.1.1    "the Lessor's Address" means the following address of the
                    Lessee or such other address as the Lessor may from time to
                    time notify to the Lessee as being its address for service
                    for the purpose of this Lease:-

                    DELL ASIA PACIFIC SDN.
                    Plot 27, Bayan Lepas Industrial Zone,
                    Phase IV, 11900 Bayan Lepas, Penang

          12.1.2    "the Lessee's Address" means the following address of the
                    Lessee or such other address as the Lessee may from time to
                    time notify to the Lessee as being its address for service
                    for the purposes of this Lease:-

                    ASE ELECTRONICS (M) SDN. BHD.
                    Bayan Lepas Free Industrial Zone
                    Phase IV, 11900 Penang

     12.2 Notice

          Any notice or other communication given or made in accordance with
          this Lease shall be in writing and:-

          12.2.1   may (in addition to any other effective mode of service) be
                   sent by registered post;

          12.2.2   shall (in the case of a notice or other communication
                   to the Lessor but subject to Clause 12.3:1) be served
                   on the Lessor at the Lessor's Address;

          12.2.3   shall (in the case of a notice or other communication
                   to the Lessee but subject to Clause (b)) be served on
                   the Lessee at the Lessee's Address;

     12.3 Any notice or other communication given or made in accordance with
          this Agreement:-

          12.3.1   by or to the Lessor may be given or made by or to the
                   Lessor's Solicitors on behalf of the Lessor;

                                       4(r)-31
<PAGE>

          12.3.2   by or to the Lessee may be given or made by or to the
                   Lessee's Solicitors on behalf of the Lessee.

13.  CHANGE OF ADDRESS

     Any changes of address by either party must be communicated to the other in
     writing.

14.  SCHEDULE

     The First Schedule hereto shall form part of this Lease and shall be read,
     taken and construed as an essential part of this Lease.

15.  BREACH BY ANY PARTY

     15.1 In the event any party is in breach of any of the stipulations terms
          covenants and conditions contained in this Agreement, the offending
          party shall indemnify and keep the innocent party indemnified against
          or arising from all loss damage costs expenses actions demands
          proceedings claim and liability (including all legal fees on a
          solicitor and client basis) made against or suffered or incurred by
          the innocent party.

     15.2 Without prejudice to Clause 15.1, the Lessee shall be entitled to the
          remedy of specific performance in the event the Lessor unlawfully or
          improperly terminates this Lease at any time before its expiration.

16.  WAIVER OR INDULGENCE

     Knowledge or acquiescence by either Party of or in any breach by the Lessor
     or the Lessee of any of the terms and conditions herein contained or any
     indulgence given by either Party to the other shall not operate as or be
     deemed to be a waiver of such terms or conditions or any of them and
     notwithstanding such knowledge or acquiescence or indulgence, either Party
     shall be entitled to exercise its rights and powers under this Lease and to
     require strict performance of the terms and condition herein contained.

17.  ENTIRE UNDERSTANDING

     17.1 This Agreement embodies the entire understanding of the Parties
          relating to the Demised Premises and to all the matters dealt with by
          any of the provisions of this Agreement. It is expressly declared that
          no variation shall be effective unless agreed to by the parties and
          confirmed in writing.

                                       4(r)-32
<PAGE>

     17.2 If any part of this Agreement is found by any court or competent
          authority to be invalid, unlawful or unenforceable, then that part
          shall be deemed not be part of this Agreement, but this shall not
          affect the enforceability of the remainder of this Agreement.

18.  PERSONS TO BE BOUND 13Y THIS LEASE

     This Agreement shall be binding upon the successors in title and assigns of
     the Lessor and the successors in title, nominee, transferee and assigns of
     the Lessee.

19.  SPECIFIC PERFORMANCE

     The Lessor and the Lessee shall be entitled to specific performance of this
     Agreement.

20.  REPRESENTATION

     The Lessor and the Lessee represent, declare and undertake with each other
     that:-

     20.1 It has the power to execute, deliver and perform the terms of this
          Lease and has taken all necessary corporate and other action to
          authorise of the execution, delivery and performance of this Lease.

     20.2 This Lease constitute the legal valid and binding obligation of the
          Lessor and the Lessee in accordance with the terms and conditions
          contained in this Lease.

     20.3 All consents, approvals, authorisations, licences, orders and
          exemptions of any ministry, governmental agency, department or
          authority in Malaysia which are required on the part of the Lessor
          and/or the Lessee or any of them or which are advisable and the
          execution delivery performance and legality or enforceability of this
          Lease have been or will be obtained and are in full force and any
          conditions contained therein or otherwise applying thereto have been
          or will be complied with.

                                 ***************

                                       4(r)-33
<PAGE>

AS WITNESS the hands of the representatives of the parties the day and year
first above written.

              SIGNED by WONG WOON KEONG)
for and on behalf of DELL ASIA PACIFIC )
             SDN. (Company No. 330298-M)
 in the presence of:-                                       /s/ WONG WOON KEONG

     Stella Lau Chow Ong
     Advocate & Solicitor
     Penang.

              SIGNED by HSIANG DE-WAY)
for and on behalf of ASE ELECTRONICS )
   (M) SDN. BHD. (Company No.212592-H)
 in the presence of:-                                         /s/ HSIANG DE-WAY

     Khoo Boon Chye
     Advocate & Solicitor
     Penang.

                                      4(r)-34Exhibit 4(s)

                                    Between

                             APPLE COMPUTER LIMITED
                                ("the LandLord")

                                      And

                             ASE SINGAPORE PTE LTD
                                 ("the Tenant")

                              SUB-LEASE AGREEMENT

DC/222710                                                      KS6(AW)-666SLA.DC
                                                                      5 May 2004

                               DREW & NAPIER LLC
                             ADVOCATES & SOLICITORS
                            20 RAFFLES PLACE #17-00
                                  OCEAN TOWERS
                                SINGAPORE 048620

<PAGE>

thousand and four (2004) Between:

(1)  APPLE COMPUTER LIMITED, (Reg No, F04036H) having its office at 7 Ang Mo Kio
     Street 64 Singapore 569086 (hereinafter called "the Landlord") of the one
     part; and

(2)  ASE SINGAPORE PTE LTD, (Company Registration No. 199800834K) a company
     incorporated in the Republic of Singapore and having its registered office
     at 7 Temasek Boulevard #21-02 Suntec Tower 1 Singapore 038987 (hereinafter
     called "the Tenant") of the other part.

WHEREAS:-

(1)  The Landlord is the legal and beneficial lessee of all that property known
     as 7 Ang Mo Kio Street 64 Singapore 569086 (hereinafter called the
     "Premises"), more particularly described in the Lease Agreement dated 30
     May 2003 made between the Housing and Development Board (hereinafter called
     "the HDB") of the one part and the Landlord of the other part (hereinafter
     called the "Main Lease").

(2)  The Landlord has agreed to sub-let to the Tenant a part of the Premises ,
     more particutarly described in the First Schedule hereto and for the
     purpose of identification is more particularly hatched in the plan annexed
     hereto (hereinafter called "the Demised Premises") together with the
     fixtures and fittings (hereinafter called the "Landlord's Fixtures and
     Fittings") as set out at Fourth Schedule of this Agreement.

NOW THIS AGREEMENT WITNESSETH as follows:-

1.   DEMISE

(A)  Subject to compliance with the terms set out in the Second Schedule prior
     to the Commencement Date (hereinafter defined) and in consideration of the
     rent covenants conditions hereinafter reserved and contained and on the
     part of the Tenant to be paid observed and performed, the Landlord hereby
     demises unto the Tenant all the Demised Premises with full and free right
     of access at all times over the Demised Premises for the reasonable
     purposes of carrying on the Tenant's trade or business.

     TO HOLD the same unto the Tenant from the 1st day of June 2004 (hereinafter
     called the "Commencement Date") to 30 May 2007 (hereinafter called "the
     Term") paying without any demand, deduction or set off during the Term, the
     monthly rent (hereinafter called the "Rent") of

                                       4(s)-2
<PAGE>

     Singapore Dollars Eighty Thousand (S$80,000.00), unless hereinafter
     excepted.

     The Rent is to be paid on the 1st day of every month without any demand,
     deduction or set-off and in advance. The Landlord hereby grants to the
     Tenant a rent-free period from 1 June 2004 to 30 September 2004 (the
     "Rent-free Period") and the Tenant shall observe and perform all the
     covenants, conditions or stipulations contained herein during the Rent-free
     Period.

     The Rent for the month of October 2004 shall be paid within one (1) week of
     the execution of this Agreement (which shall be within one (1) week of the
     Tenant's receipt of the same and in any case before 1 June 2004). If if HDB
     should withdraw its consent to the sub-letting, the Agreement herein shall
     terminate and the Rent and any other amounts to be paid by the Tenant to
     the Landlord shall be apportioned on a pro-rata basis up to the date of
     such termination or early determination of the Agreement.

     The Tenant shall also pay for other expenses and charges (more particularly
     described in Third Schedule) (the "Third Schedule Charges") every month
     from the Commencement Date till the expiration of the Term and the Third
     Schedule Charges are to be paid on the 1st day of every month without any
     demand, deduction or set-off and in advance.

(B)  The Agreement herein shall be subject to the HDB's written consent thereto
     to be obtained by the Landlord using its best endeavours. If the Landlord
     fails to obtain such HDB consent or if HDB consent is refused, this
     Agreement shall be null and void in which event the Landlord shall
     forthwith refund to the Tenant the Security Deposit and the Utility Deposit
     paid by the Tenant hereunder without interest and neither party shall
     thereafter have any claim against the other for damages, compensation or
     otherwise. The Landlord shall bear all costs and expenses in connection
     with the obtaining of HDB's written consent.

2.   DEPOSIT

On the signing of this Agreement, the Tenant shall deposit with the Landlord a
sum of Singapore Dollars Two hundred and forty thousand (S$240,000.00) being
the equivalent of three (3) months' Rent (the "Security Deposit") and the
Utility Deposit (hereinafter defined) as and by way of a deposit or security
for the due performance and observance by the Tenant of all and singular the
several covenants conditions and stipulations on the part of the Tenant herein
contained which deposit shall not be deemed to be or treated as payment of rent
and if the Tenant shall fail to perform and observe the said covenants
conditions and stipulations a proportion of the Security Deposit and Utility
Deposit as may be

                                       4(s)-3
<PAGE>

necessary to remedy the breach of the said covenants conditions and stipulations
shall be deducted therefrom and if the Landlord exercises its right of re-entry
under this Agreement, the Security Deposit and Utility Deposit shall be entirely
forfeited by the Landlord without prejudice to any right of action or other
remedies of the Landlord for the recovery of any rent or monies due to the
Landlord by the Tenant or in respect of any antecedent breach by the Tenant. The
Security Deposit and the Utility Deposit shall be refunded free of interest to
the Tenant within fourteen (14) days of the expiration or sooner determination
of the Term hereby created less such sum as may be due to the Landlord provided
that the Tenant has then paid all sums owing and performed all other obligations
under this Agreement to the satisfaction of the Landlord.

3.   THE TENANT HEREBY COVENANTS WITH THE LANDLORD AS FOLLOWS:-

(1)  Tenants' Covenant To Pay Rent

     To pay the Rent at the times and in the manner aforesaid clear of all
     deductions and set-off.

(2)  To pay For Facilities on the Demised Premises

To pay regularly and punctually during the Term all water and electricity
charged by the Public Utilities Board, telecommunication charges or charges by
other appropriate authority and any Government tax or surcharge thereon (the
"Utility Charges"). Further, the Tenant shall maintain a deposit with the
Landlord during the entirety of the Term at the amount of the preceding month's
Utility Charges (the "Utility Deposit"). For the avoidance of doubt, the
aforesaid charges shall include the charges for production floor lightings, the
Compressed Air System and the vacuum system at the ring main piping system.

(3)  To select maintenance vendor from Landlord's approved list

     The Tenant must select a maintenance vendor from the Landlord's approved
     list and service, maintain and repair the Compressed Air System, the vacuum
     system, dock levellers and the toilets at its own expense. The Tenant will
     provide the Landlord with a copy of the maintenance contracts on request.

     The Landlord will install a separate meter for the Compressed Air System
     and the vacuum system and the Tenant will pay and discharge all services
     and consumption charges imposed, implied or other services consumed by the
     Tenant.

                                       4(s)-4
<PAGE>

     The Tenant shall also obtain the Landlord's approval for all electrical
     distribution works

(4)  To Maintain Interior

     To keep the interior of the Demised Premises including the flooring and
     interior plaster or other surface material or rendering on walls ceilings
     and the Landlord's fixtures therein including doors windows wires
     Installations and fittings in good and tenantable repair and condition.

(5)  To Maintain Sanitary And Other Fittings

     To maintain in good order and condition all sanitary water and electrical
     fittings installed by or belonging to the Landlord in the Demised Premises
     and in case of any damage to or loss of any part thereof caused by the
     Tenant, his servants, agents or invitees at the Tenant's own expense to
     repair or replace to same to the satisfaction of the Landlord.

(6)  To Permit Entry To View Condition

     To permit the Landlord and his duly authorised agent with or without
     workmen and others and with or without appliances at all reasonable times
     to enter upon the Demised Premises and to view the condition thereof and to
     require the Tenant to repair amend and make good in a proper and
     workmanlike manner any defects for which the Tenant is liable and of which
     written notice shall have been given to the Tenant and if the Tenant shall
     not within one (1) month after the receipt of such notice proceed
     diligently with the execution of such repairs or works then the Landlord
     may enter upon the Demised Premises and execute such repairs or works and
     the reasonable costs thereof shall be a debt due from the Tenant to the
     Landlord and recoverable forthwith by action.

(7)  User

     To use the Demised Premises for the purpose of semiconductor testing
     services Including final (electrical) text and wafer probe and related
     activities and any other legal use and not to use the Demised Premises or
     suffer or permit the same to be used for any other purpose whatsoever
     except with the previous consent of the Landlord, HDB and any other
     relevant authorities. The Tenant shall be responsible for obtaining the
     proper consent, registration and licenses as may by law be required for
     carrying on of any trade, business or profession in the Demised Premises
     and shall indemnify the Landlord against any claim, toss, liability or
     penalty arising from any failure to comply with the provisions of this
     clause.

                                       4(s)-5
<PAGE>

(8)  Consents And Permits

     The Tenant shall use the Demised Premises for the purposes stated in clause
     (7) unless the Landlord consents in writing to a change of use and the
     Tenant has applied for and obtained all the necessary permits approvals and
     licences from the competent authority if and when required by any written
     law, rules or regulations and all fees and other charges incidental to such
     an application shall have been paid by the Tenant.

(9)  Alterations And Additions

     Not to make or permit to be made any alterations in or additions to the
     Demised Premises or any part thereof or the Landlord's Fixtures and
     Fittings Landlord's Fixtures and Fittings therein without the prior written
     consent of the Landlord and all other approvals clearance permits licences
     and any other consents required pursuant to the provisions of any statute
     rule order regulation or bye-law applicable thereto having been obtained
     and the Tenant shall comply with the conditions of the Landlord and the
     relevant authorities.

(10) To Remove Unauthorised Erections Or Alterations

     At its own expense to remove any such erection or alteration made without
     previous consent in writing of the Landlord or consent having been
     withdrawn or lapsed or in respect of which the permission approval licence
     clearance or consent of the relevant authority has been withdrawn or has
     lapsed and at its own expense to comply with every order of such authority
     requiring removal or demolition or other work in connection with such
     erections or alterations, and in all such cases at its own expense to make
     good all damage caused by such removal demolition or other work and restore
     all parts of the Demised Premises affected thereby to its original
     condition.

(11) Not to Contravene Written Law

     Not to do or omit to do or suffer to be done or omitted any act matter or
     thing in on or respecting the Demised Premises required to be done or
     omitted (as the case may be) by the Planning Act or any other written taw
     and not to do anything which shall contravene provisions of statute
     generally and at all times hereafter to indemnify and keep indemnified the
     Landlord against all actions proceedings costs expenses claims and demands
     in respect of any such act matter or thing which has been done contravening
     such provisions.

(12) Not To Interfere With Electrical Cables

     Not to add to or in any way interfere with (otherwise than for the purposes
     of complying with its obligations hereunder for the repair of the same) the
     electric cables, switches, junctions or points or the pipes taps or other
     apparatus installed in connection with the supply or use of electricity,
     hot or cold water, gas or telephone installation without the Landlord's
     consent.

(13) Not To Render Insurance Policies Void Or Voidable

                                       4(s)-6
<PAGE>

     Not to do or permit or suffer to be done anything whereby the policy or
     policies of insurance on the Demised Premises against loss or damage by
     fire for the time being subsisting may become void or voidable or whereby
     the rate of premium applicable thereto may be increased and to repay to the
     Landlord sums paid by the Landlord by way of increased premiums and all
     expenses reasonably incurred by the Landlord in or about the renewal of
     such policy or policies rendered necessary by any breach or non-observance
     of this covenant.

(14) Not To Expose Landlord To Penalty

     Not to expose the Landlord to any penalty, fine or forfeiture whatsoever by
     committing a breach of any law, rule or regulation regulating any business
     carried on upon the Demised Premises or any part thereof or of any Act rule
     or regulation including but not limited to such rules as may from time to
     time be imposed by the HDB affecting the Demised Premises or any part
     thereof and to indemnify the Landlord against same.

(15) Not To Assign Or Sublet

     Not to assign sublease or part with the possession of the Demised Premises
     or any part thereof without the prior written consent of the Landlord.

(16) Advertisement

     Not to affix or otherwise exhibit nor permit to be so affixed or exhibited
     on the exterior of the Demised Premises or any part thereof under
     whatsoever circumstances any name plate, signboard, placard, poster, banner
     or advertising material or publication of whatever nature without the prior
     approval of the Landlord.

(17) To Give Notice Of Accident And Damage

     To forthwith give notice to the Landlord of any damage that may occur to
     the Demised Premises and of any accident to or defects in the water pipes
     electrical wiring or fittings fixtures and the Tenant shall immediately
     repair the defect or damage at the Tenant's expense.

                                       4(s)-7
<PAGE>

(18) To Comply With All Terms And Conditions

     At all times during the Term hereby created to comply with all the terms
     conditions covenants and provisions stipulated in this Agreement and such
     requirements as may be imposed upon the Tenant by the HDB or by any statute
     now or hereafter in force.

(19) Tenantable Repair and to Yield Up in Tenantable Repair and Condition

     To keep and maintain the Demised Premises including all doors, windows,
     glass shutters, locks, fastenings, compressed air system, ring main piping
     system, dock levellers, toilets and other fixtures, fittings and additions
     in good and substantial repair during the Term to the satisfaction of the
     Landlord and at the expiration of the Term hereby created to yield up the
     Demised Premises with the Landlord's Fixtures and Fittings restored to its
     original state and condition.

     The Tenant shall remove all additions and improvements to the Demised
     Premises and all fixtures and fittings which during the Term has been fixed
     or fastened to or upon the Demised Premises by the Tenant and shall remove
     from the Demised Premises all notices, notice boards and sign boards
     bearing the name of the Tenant.

     The Tenant shall maintain the toilets in clean and hygienic condition
     throughout the Term.

(20) Compliance With Terms And Conditions Imposed By The HDB

     To comply with and to abide by all rules and regulations which may from
     time to time be imposed by the HDB and/or any other competent authorities.

(21) To insure

     The Tenant shall insure the Demised Premises and provide public liability
     insurance or such other insurance as the Landlord may in its sole and
     absolute discretion require, for such sum or sums as may be specified by
     the Landlord and promptly pay all premiums costs and disbursements in
     connection thereto and to produce such policies to the Landlord on demand
     as well as receipts evidencing payments in respect thereof. All policies of
     insurance required to be effected by the Tenant shall be taken out with an
     insurance company approved by the Landlord and copies of such policies of
     insurance shall be produced and lodged with the Landlord by the Tenant
     without demand.

                                       4(s)-8
<PAGE>

(22) To ensure compliance with the Employment of Foreign Workers Act (Cap 91A)

     To strictly ensure that all workers employed by the Tenant, its employees,
     agents, independent contractors, occupiers and others under its control, in
     respect of the approved works have valid work permits and that all
     consents, approvals and permissions pursuant to the Employment of Foreign
     Workers Act (Cap 91A) have been complied with.

 (23) To bear costs of modification works

     The Tenant agrees to lease the Demised Premises together with the
     Landlord's Fixtures and Fittings in it original state and condition and the
     costs of modification and improvement works carried out shall be borne by
     the Tenant.

4.   THE LANDLORD HEREBY COVENANTS WITH THE TENANT AS FOLLOWS:-

     Quiet Enjoyment

     The Landlord hereby covenants with the Tenant that the Tenant duly paying
     the rents hereby reserved and observing and performing all the covenants
     and stipulations herein contained and on the part of the Tenant to be
     observed and performed shall peaceably hold and enjoy the Demised Premises
     during the Term hereby created without any disturbance by the Landlord or
     any person lawfully claiming under or in trust for the Landlord and shall
     enjoy the full and free right of access at all times over the Premises.

5.   FURTHER TERMS

     It is hereby mutually agreed between the parties as follows:-

(1)  Proviso For Re-entry

     Upon fourteen (14) days prior written notice, the Landlord may determine
     the Term hereby created and re-enter upon the Demised Premises if any
     portion of the Rent or other charges mentioned hereinbefore made payable by
     the Tenant shall be in arrears or in the event of a receiving order being
     made against the Tenant or if the Tenant shall make any assignment for the
     benefit of creditors or if the Tenant shall go into liquidation (except for
     the purpose of voluntarily amalgamation or reorganisation) or the Tenant
     breaches any term of the Agreement and such breach shall remain unremedied
     for fourteen (14) days from receipt of the Landlord's written

                                       4(s)-9
<PAGE>

     notice to remedy and it shall be lawful for the Landlord at any time
     thereafter to re-enter upon the Demised Premises or any part thereof in the
     name of the whole and thereupon this Agreement shall absolutely cease and
     determine provided always that the Landlord shall not be responsible for
     any loss or damage to any goods within the Demised Premises from whatsoever
     cause, but nothing herein contained shall in any way prejudice affect or
     impair the landlord's right to claim demand and take such action against
     the Tenant for any monies due and owing to the Landlord under this
     Agreement.

(2)  No Liability Of Landlord For Damage Due To Any Cause

     The Landlord is not responsible (in contract, tort or otherwise) to the
     Tenant or to its employees, independent contractors, agents or permitted
     occupier nor to any other persons for any death, injury, loss (including
     consequential loss) or damage sustained at or originating from the Demised
     Premises or the Premises directly or indirectly caused by, resulting from
     or in connection with:

     (a)  any act, omission, breach of contract or negligence of the Landlord or
          its employees, agents or independent contractors; or

     (b)  any wilful misconduct of the Landlord's employees, agents or
          independent contactors; or

     (c)  any terrorist act (as defined in regulation 4(1) of the United Nations
          (Anti-Terrorism Measures) made under the United Nations Act (Chapter
          339) regardless of any other cause or event contributing concurrently
          or in any other sequence to the loss (including, but not limited to,
          any action taken in controlling, preventing, suppressing or in any way
          relating to any terrorist act).

     In the event that Liability may not be excluded under the foregoing
     paragraph pursuant to applicable laws, then the total cumulative liability
     of the Landlord to the Tenant under or in connection with this Agreement
     (in contract, tort or otherwise) shall not exceed a sum equivalent to three
     (3) month's Rent.

(3)  No Waiver

     Should either party condone, excuse or overlook any default, breach or
     non-observance or non-performance by the other party at any time or times
     of any of the obligations herein contained, the aforesaid shall not operate
     as a waiver of the non-defaulting party's right hereunder in respect of any
     continuing or subsequent default breach of non-observance or non-

                                       4(s)-10
<PAGE>

     performance or so as to defeat or affect in any way the rights of the
     non-defaulting party in respect of the foregoing. No waiver by either party
     shall be inferred from or implied by anything done or admitted by the
     non-defaulting party unless there is evidence in writing signed by the said
     party. Any consent given by the Landlord on any occasion shall not operate
     as a waiver or be construed as a precedent for future cases.

(4)  Notice

     Any written notice required to be served hereunder shall be deemed to have
     been sufficiently served on the Tenant if addressed to the Tenant at the
     Demised Premises and shall be deemed to have been sufficiently served on
     the Landlord if delivered to the Landlord's registered address.

(5)  Indemnity

     The Tenant shall indemnify and keep indemnified the Landlord from and
     against:-

     (i)  all claims demands writs and summons actions suits proceedings
          judgments orders decrees damages costs losses and expenses of any
          nature whatsoever which the Landlord may suffer or incur in connection
          with loss of life, personal injury and/or damage to property arising
          from or out of any occurrence in, upon or at the Demised Premises or
          the use of the Demised Premises or any part thereof by the Tenant or
          by any of the Tenants' employees, agents, independent contractors,
          licencees, clients, customers or visitors.

     (ii) all loss or damage to the Demised Premises, and to all property
          therein caused by the Tenant or the Tenants' employees, agents,
          independent contractors, licencees, clients, customers or visitors and
          in particular but without limiting the generality of the foregoing
          caused by the use or misuse waste or abuse of water or electricity or
          faulty fittings or fixtures of the Tenant.

(6)  Incorporation Of Main Lease Terms

     (i)  This Agreement is subject to the terms of the Main Lease. Except as
          may be inconsistent with the terms hereof, all the terms, covenants
          and conditions contained in the Main Lease shall be incorporated by
          reference herein and shall be applicable to this Agreement with the
          same force and effect as if the Landlord was the lessor under the Main
          Lease and the Tenant was the lessee thereunder, and in case of any
          breach hereof by the Tenant, the Landlord shall have all the rights
          against the Tenant as would be

                                       4(s)-11
<PAGE>

          available to the lessor against the lessee under the Main Lease as if
          such breach were by the lessee thereunder. In the event of any
          inconsistency between this Agreement and the Main Lease, the
          provisions of this Agreement shall prevail unless the inconsistency
          results in a breach of the Main Lease. The terms of the Main Lease are
          available to the Tenant for inspection on request and by signing this
          Agreement the Tenant is deemed to have agreed to the terms in the Main
          Lease.

     (ii) In particular-

          (a)  the Tenant shall not assign, sub-let, grant a licence or part
               with or share the possession or occupation of the Demised
               Premises or any part thereof or permit any other party or person
               by way of a licence or otherwise to occupy the Demised Premises
               or any part thereof at any time during the Term without the
               Landlord's prior written consent.

          (b)  the Tenant shall permit HDB and/or the Landlord or their
               respective servants or agents with or without workmen, tools and
               equipment during the sub-letting term at all reasonable times to
               enter upon the Demised Premises and every part thereof to examine
               the state and condition of the same and of defects decays and
               wants of reparation and of all breaches of covenant there found.

          (c)  the Tenant shall not cause or do or suffer to be done any act or
               thing which may as between the Landlord and HDB constitute or
               cause a breach by the Landlord of any of the terms, covenants,
               conditions or stipulations on the part of the Landlord to be
               observed or performed by virtue of Main Lease but shall do or
               permit to be done any act or thing to comply with or to prevent a
               breach of any of such terms, covenants, conditions or
               stipulations with no liability on the part of HDB for any
               inconvenience, loss, damage, costs, expenses or compensation
               whatsoever in the event that HDB its servants or authorised
               agents with or without workmen, toots and equipment should enter
               upon the Landlord's Premises or the Demised Premises to do any
               act or thing which HDB is entitled to do by virtue of the Main
               Lease or of any laws, by-laws, rules or regulations.

          (d)  the Landlord shall for the purposes of sub-clause (c) aforesaid
               acquaint the Tenant with the terms, covenants,

                                       4(s)-12
<PAGE>

               conditions and stipulations of the Main Lease and any variations
               or amendments thereto.

(7)  Renewal Of Agreement And The Tenant's Options

     (i)  Upon the expiry of the Term the Landlord will, if requested by the
          Tenant grant to the Tenant a further tenancy of the Demised Premises
          for a period of three (3) years from the expiration of the Term (the
          "Further Term") on the same terms and conditions contained in this
          Agreement save for the following terms:

          (a)  the monthly rent being at the prevailing market rent as
               determined by the Landlord at his absolute discretion provided
               that the revised monthly rent does not exceed or decrease beyond
               ten per cent (10%) of the Rent; and

          (b)  if at any time during the Further Term the Landlord acting in
               good faith shall desire to sell all or part of the Demised
               Premises, the Landlord hereby agrees with the Tenant that the
               Landlord will before selling the same give written notice of such
               intention to sell (the `Landlord's Notice") to the Tenant and
               notify the Tenant of the sale price and if the Tenant is desirous
               of purchasing the Demised Premises or such part of the Demised
               Premises, it shall notify the Landlord in writing within four (4)
               weeks (time being of the essence) from the date of the receipt of
               the Landlord's Notice (the "Expiry Date") of its acceptance of
               the said sale price or such other price as may be mutually agreed
               between the Landlord and the Tenant. The Landlord shall be at
               liberty to sell all or part of the Demised Premises after the
               Expiry Date and determine the Term by giving the Tenant eight (8)
               weeks' notice. For the avoidance of doubt, the Landlord shall not
               be obliged to give the Tenant more than one (1) Landlord's Notice
               during the Further Term.

          And  Provided that:

          (a)  there are no breaches or non-observance of any covenants of the
               Tenant herein contained up to the expiration of the Term; and

          (b)  the Tenant gives the Landlord at least three (3) months' written
               notice of its intention to renew the tenancy.

                                       4(s)-13
<PAGE>

     (ii) The parties acknowledge that the continuing renewal of this Agreement
          and certain of the options granted to the Tenant herein are subject to
          the consent of the HDB to the Main Lease and this Agreement. Such
          consent is to be obtained at the Landlord's cost and expense. The
          parties agree to use their good faith and reasonable efforts to obtain
          the HDB's consent as required for the respective parties to enjoy the
          benefits and burdens herein provided.

(8)  Illegality, Invalidity or Unenforceability

     The illegality, invalidity or unenforceability of any provision of this
     Agreement under the law of any jurisdiction shall not affect the legality,
     validity or enforceability of any other provision.

(9)  Legal Costs Goods and Services Tax and Expenses

     Each party will bear their own legal and agent expenses in relation to the
     Agreement. The Tenant will bear the stamp duty and Goods and Services Tax
     in respect of this Agreement.

(10) Car Park Lots

     The Tenant shall be allowed the use of thirty (30) car park lots as
     designated by the Landlord.

(11) Security and Other Measures

     The Tenant shall be responsible for its own internal security control and
     incorporate their own security badge control, ensuring that only authorised
     personnel are permitted on the Demised Premises. The Tenant will further
     adhere to HDB and/or the Landlord's Anti-Terrorism or SARS/ health measures
     or such other security or health measures as HDB or the Landlord may impose
     in their absolute discretion from time to time.

(12) Housekeeping

     The Tenant shall be responsible for their own internal housekeeping and
     shall keep the interior of the Demised Premises in good and tenantable
     repair and condition.

(13) Refuse Disposal

     The Tenant shall dispose of all refuse, debris and waste materials of
     whatever nature at the area designated by the Landlord.

                                       4(s)-14
<PAGE>

(14) Interpretation

     (i)  In the interpretation of this Agreement except to the extent that such
          interpretation shall be excluded by or be repugnant to the context
          when used herein:-

          "the Landlord" shall include its personal representatives successors
          and permitted assigns, provided, however, that any assigns shall take
          subject to the Tenant's rights as set forth in clause (7) above.

          "the Tenant" shall include its successors.

          "person" shall be deemed to include a corporation.

     (ii) Words importing the singular or plural numbers shall be deemed to
          include the plural or singular number respectively and words importing
          the masculine gender only shall include the feminine or neuter gender
          and vice versa as the case may require and where two or more persons
          are included in the term "the Tenant" all covenants agreement terms
          conditions and restrictions shall be binding on them jointly and each
          of them severally and shall also be binding on their personal
          representatives respectively jointly and severally.

    (iii) Headings appearing in this Agreement are inserted only as a matter of
          convenience and in no way define, limit, construe or describe the
          scope or intent of the sections or clauses of this Agreement or in any
          way affect the Agreement.

                      THE FIRST SCHEDULE ABOVE REFERRED TO

     ALL that portion of the property at 7 Ang Mo Kio Street 64 Singapore 569086
as shown edged in red on the plan annexed hereto and estimated to contain an
area of 80,000 square feet more or less subject to final measurement by Apple
Architect.

                                       4(s)-15
<PAGE>

                     THE SECOND SCHEDULE ABOVE REFERRED TO

1.   Approval is required from HDB and all relevant authorities for the
     Agreement of the Demised Premises to the Tenant. Such approval is to be
     obtained by the Landlord at the Landlord's costs.

2.   Approval is required from HDB and all relevant authorities for the use of
     the Demised Premises by the Tenant. Such approval is to be obtained by the
     Landlord at the Landlord's costs.

3.   No alteration, addition, improvement, erection, installation or
     interference to or in the Demised Premises or the fixtures and fittings
     therein is permitted without the prior written consent of the Landlord or
     HDB or the relevant authorities. No work shall be undertaken by any
     contractor not registered with the HDB.

4.   The Tenant must at all times and at the Tenant's own cost, comply with and
     observe any height restrictions on buildings and structures at the Demised
     Premises which may be imposed by the HDB or the relevant authorities.

5.   The Tenant must submit drawings/ layout with details of equipment loading/
     weight endorsed by a registered structural engineer to the Landlord.

6.   The Tenant must not use any forklifts that is not battery operated on the
     Production Floor.

7.   The Tenant shall submit to the Landlord all fitting out plans which shall
     have been prepared at the Tenant's own costs and expense for the
     Landlord's written approval. No fitting-out work shall be carried out by
     the Tenant unless and until the Landlord and the competent authorities
     have granted their respective written consents to the Tenant's fitting-out
     plans as may be required by the Landlord and/or the competent authorities
     to be submitted.

                                       4(s)-16
<PAGE>

                      THE THIRD SCHEDULE ABOVE REFERRED TO

1.   Air conditioning charges; The Landlord will operate the central
     chilled-water air-conditioning system with air-handling units at a
     charge of S$0.7434 per 1000 square feet per hour.

2.   Service Charge: $6,500.00 per month

     The Landlord shall have the right to vary the Service Charge at the
     Landlord's absolute discretion for any increase in costs or expenses
     in connection with the provision of services.

                                       4(s)-17
<PAGE>

                            THE FOURTH SCHEDULE ABOVE REFERRED TO

<TABLE>
-----------------------------------------------------------------------------------------
                                  RENTAL SPACE LIST OF ITEMS
-----------------------------------------------------------------------------------------
Item                 Description                 Quantity                Location
-----------------------------------------------------------------------------------------
<C>    <C>                                       <C>           <C>
1      Busch vacuum pump RS 250 -138             12           ASRS rooftop
-----------------------------------------------------------------------------------------
2      Busch vacuum pump electrical panel        1            ASRS rooftop
-----------------------------------------------------------------------------------------
3      Air compressor Ingersoll Rand SSR ML75    3            Air compressor room
-----------------------------------------------------------------------------------------
4      Air compressor Hitachi OSP-37 U5AI        2            Air compressor room
-----------------------------------------------------------------------------------------
5      Ultrafilter dessicant dryer TMS 300       2            Air compressor room
-----------------------------------------------------------------------------------------
6      Air dryer TMS 190                         1            Air compressor room
-----------------------------------------------------------------------------------------
7      Mechanical ventilation for air            1 lot        Air compressor room
       compressor
-----------------------------------------------------------------------------------------
8      Air compressor piping works               1 lot        Air compressor room
-----------------------------------------------------------------------------------------
9      Air compressor electrical panel           1            Air compressor room
-----------------------------------------------------------------------------------------
10     Liebert aircooled aircon                  1            1st floor production lab
-----------------------------------------------------------------------------------------
11     Liebert electrical panel                  1            1st floor production lab
-----------------------------------------------------------------------------------------
12     Raised flooring                           1            1st floor production lab
-----------------------------------------------------------------------------------------
13     Daikin VRV aircon                         1            1st floor production
-----------------------------------------------------------------------------------------
14     Roller shutter (Bostwick)                 8            1st floor shipping
-----------------------------------------------------------------------------------------
15     Air curtains for shutters / doors         18           1st floor shipping
       (National)
-----------------------------------------------------------------------------------------
16     Docklevelers                              7            1st floor shipping
-----------------------------------------------------------------------------------------
17     Office workstations                       66           1st floor production
-----------------------------------------------------------------------------------------
18     Office partitions                         1 lot        1st floor production
-----------------------------------------------------------------------------------------
19     Pallet of equipment for export            2            1st floor receiving office
-----------------------------------------------------------------------------------------
20     Compactus shelving                        1 lot        1st floor production
-----------------------------------------------------------------------------------------
21     Carrier chilled water fan coil unit       3            1st floor production
-----------------------------------------------------------------------------------------
22     ASRS air cooled chiller                   2            ASRS rooftop
-----------------------------------------------------------------------------------------
23     ASRS chilled water pumps                  3            ASRS rooftop
-----------------------------------------------------------------------------------------
24     AHU (ASRS)                                4            ASRS rooftop
-----------------------------------------------------------------------------------------
25     Switchboard ASKS (for cranes,             1 lot        ASKS rooftop
       lightings, power points, chillers, AHU,
       external floodlights DBs)
-----------------------------------------------------------------------------------------
26     Production lightings                      1 lot        1st floor production
-----------------------------------------------------------------------------------------
27     ASRS lightings                            1 lot        ASRS
-----------------------------------------------------------------------------------------
</TABLE>

                                       4(s)-18
<PAGE>

IN WITNESS WHEREOF the Landlord and the Tenant have hereunto set their
respective hands the day and year first above written.

SIGNED by                               )

for and on behalf of the Landlord       )

APPLE COMPUTER LIMITED                  )

in the presence of:-                    )

SIGNED by the Tenant                    )

ASE SINGAPORE PTE LTD                   )

in the presence of:-                    )

                                                     Lee Kwai Mun
                                                     General Manager
                                                     ASE Singapore Pte. Ltd.

                                       4(s)-19

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00068-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00068-of-00352.parquet"}]]