Document:

<PAGE>
Amendment no. 4 - 45nm

                                                                    Exhibit 4.39

                                               Confidential Treatment Requested:
                                               ---------------------------------
 The portions of this document marked by "xxxxx" have been omitted pursuant to a
      request for confidential treatment and have been filed separately with the
                                             Securities and Exchange Commission.

This Amendment No. 4. effective as of 15 December, 2004 ("Effective Date"), to
the "SF Process Development and Cost Sharing Agreement" of November 26. 2002, as
previously amended (hereinafter referred to as the "2-Way Agreement"), is made
by and between International Business Machines Corporation ("IBM"), incorporated
under the laws of the State of New York, U.S.A. and having an office for the
transaction of business at 2070 Route 52, Hopewell Junction, NY 12533, U.S.A.,
and Chartered Semiconductor Manufacturing Ltd. ("Chartered"), incorporated under
the laws of Singapore and having an office for the transaction of business at 60
Woodlands Industrial Park D, Street 2, Singapore 738406. IBM and Chartered may
be individually referred to herein as a "Party", or collectively as the
"Parties."

WHEREAS, the Parties and Samsung Electronics Co., Ltd ("Samsung"), and Infineon
Technology AG ("Infineon") previously entered into the "SF Process 65nm/45nm
Development and Cost Sharing Agreement," of 5 March 2004 (hereinafter referred
to as the "4-Way Agreement"),; and

WHEREAS, the 4-Way Agreement contemplates that the Parties may enter into an
amendment to the 2-Way Agreement for matters pertaining to the "300mm 45nm Bulk
CMOS Process Development Project" as defined in the 4-Way Agreement ("45nm
Project");

NOW THEREFORE, in consideration of the premises and mutual covenants contained
herein, as well as for other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the Parties agree as follows:

1. Unless otherwise stated, definitions for the capitalized terms set forth
herein shall be as set forth in the 2-Way Agreement.

2. The Parties intend to continue to work together to define a mutually
acceptable set of "Strategic Technology Objectives" as defined in the 4-Way
Agreement ("Strategic Goals") for the 45nm Project, which will target a xxxxx
technology and a xxxxx technology. In the event that the Parties agree to such
Strategic Goals, they hereby agree to continue development of the 45nm Project
together under the terms and conditions of 4-Way Agreement and the applicable
provisions of the 2-Way Agreement, as amended herein, whether or not Samsung and
Infineon determine that they do not wish to continue their participation in such
45nm Project. Members of the Management Committee of the Parties, shall attempt
to agree and shall attempt to obtain the agreement of Infineon and Samsung on
the Strategic Goals by xxxxx, or if this cannot

Execution Copy               IBM/CHARTERED CONFIDENTIAL                 12-10-04
<PAGE>
Amendment no. 4 - 45nm

be achieved, will agree and will attempt to obtain the agreement of Infineon and
Samsung by xxxxx on a new deadline for the finalization of such Strategic Goals.

The Parties acknowledge that capital purchases necessary for the continued
development of the Process Development Projects past xxxxx are conditioned upon
the receipt of IBM corporate management and Board of Directors approval. If such
approvals are not received by xxxxx either Party shall have the right to
terminate this Agreement effective xxxxx without liability to the
non-terminating Party. Provided, however, that if such approvals are received
after xxxxx, but prior to either Party's exercise of its above right to
terminate, the above right to terminate shall lapse. The survival provision of
Section 12.2 shall apply to any such termination.

3. The Parties agree that should the Parties agree to the Strategic Goals for
the 45nm Project, the following provisions of the 2-Way Agreement shall be
deemed to be amended as follows and with respect to the Parties shall supercede
and control over any contrary or inconsistent provision in the 4-Way Agreement:

     (a) In Section 1:
          in the definition of "Silicon-On-Insulator Wafer" or "SOI Wafer" the
     following is added after the only sentence:
          "For clarity, with respect to the 45nm Bulk CMOS Process Development
     Project, a XXXXX shall not be considered an SOI Wafer and a XXXXX shall not
     be considered an SOI Wafer unless it also contains a XXXXX.; and

          in the definition of "Change of Control", the following words "or
     Temasek Holdings Pte Ltd, as the successor in interest to Singapore
     Technologies Pte Ltd" is added after "Singapore Technologies Pte Ltd"

          the following new definitions are added:

          "XXXXX" means a wafer with a single-crystal silicon layer which is
     directly above another single-crystal silicon layer of a different crystal
     orientation.

          "XXXXX" means a wafer having a single-crystal silicon layer which has
     a strain-inducing insulator film under part of a metal-oxide semiconductor
     ("MOS") transistor, which MOS transistor has a silicon conduction path from
     the body of the transistor to the substrate or well contact.

          "XXXXX" means a MOS transistor whose body region is separated from the
     substrate or well contact by an insulator film.

     (b) In Section 5, the following new paragraph replaces the second paragraph
     of Section 5.1:

Execution Copy               IBM/CHARTERED CONFIDENTIAL                 12-10-04
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Amendment no. 4 - 45nm

          In the event that there is a delay in the Development Schedule set
     forth in Exhibit B, the Management Committee shall discuss in good faith
     and mutually agree on a commercially reasonable recovery plan. xxxxx and
     IBM shall be solely responsible for any additional cost incurred in
     executing such commercially reasonable recovery plan. For avoidance of
     doubt, the foregoing addresses only recovery plans to the original
     Development Schedule during the Term of the Agreement and does not address
     in any manner either an extension of the Agreement beyond the Term or the
     terms, including, but not limited to, cost sharing payments. for any such
     extension.

     (c) In Section 5, the following new Section 5.3 is added:

     5.3 The Parties agree that the cost-sharing payments from Chartered to IBM
     for the period beginning xxxxx and ending xxxxx shall be a total of xxxxx,
     as follows:

     xxxxx

     (d) In Section 7.6.6.1 (b), the following sentence is added at the end of
     the paragraph:

     --In addition, "xxxxx" shall not include xxxxx. For avoidance of doubt, if
     xxxxx, the provisions of Section 7.6 shall apply to xxxxx as a xxxxx. -

     (e) In Section 7.6.6.2:
          In paragraph (b), line 4, the following is added after "65nm wafers;":
          "if any 300mm Wafer 45nm Bulk CMOS Specific Results are installed in a
     Chartered Jointly Owned Facility then such royalty shall apply for xxxxx
     from the date of first production shipment of any 45nm wafers;" and
          In the last paragraph, line 4, "or 300mm Wafer 45nm Bulk CMOS Specific
     Results" is added after "300mm Wafer 65nm Bulk CMOS Specific Results".

     Note, notwithstanding any implication to the contrary in Amendment No. 1 to
     this Agreement, the financial provisions of Section 7.6 (namely, the
     royalties of the first paragraph of Section 7.6.6.2 and the fee and royalty
     sharing of the last paragraph of Section 7.6.6.2) shall remain the same for
     the 300mm 45nm Bulk CMOS Process Development Project. Likewise, the
     financial provisions of Section 7.10 with regard to the 300mm wafer 65nm
     Bulk CMOS Process Development Project shall remain the same for the 300mm
     45nm Bulk CMOS Process Development Project.

     (f) In Section 12.1, line 2, "xxxxx" is replaced with "xxxxx". [Note: if
     the 4-Way Agreement is not extended to this date, the Parties agree that
     the terms of the 4-Way Agreement that are specific to the 45nm Bulk CMOS
     Process Development

Execution Copy               IBM/CHARTERED CONFIDENTIAL                 12-10-04
<PAGE>
Amendment no. 4 - 45nm

     Project shall continue to apply to the conduct of such Project by the
     Parties until xxxxx.] The following new sentence is added:

     "The Parties agree to review the development progress and decide by xxxxx
     whether the 300mm 45nm Bulk CMOS Process Development Project will likely
     achieve IBM Qualification and Process Freeze before xxxxx. In the event the
     Parties agree that such IBM Qualification and Process Freeze will likely
     occur before xxxxx but after xxxxx, the Parties agree to adjust the
     contract end date accordingly and the quarterly payments shall be adjusted
     based on a monthly rate of xxxxx.

     (g) In Section 7.12, the following new sentence is added after the second
     sentence:

     "Chartered shall have the right to disclose the Specific Results and
     Background Know-How as part of a license of substantially the entirety of
     Chartered's 300mm 45nm Bulk CMOS process technology that includes Specific
     Results and Background Know-How, to any Third Party, for any purpose,
     xxxxx."

     (h) In Paragraph 3(b) of Amended and Restated Amendment 2 (dated March 9,
     2004) to the SF Process Development and Cost Sharing Agreement, the
     following is added to Paragraph 3(b) after "300mm Wafer 65nm Bulk CMOS
     Process Development Project":

     -"or 300mm Wafer 45nm Bulk CMOS Process Development Project".

4. Notwithstanding Exhibit C for the 4-Way Agreement, the Parties agree that the
xxxxx.

5. IBM agrees that within a reasonable period of time after both Parties sign
this Amendment No. 4 and subject to any confidentiality obligations that IBM may
have with its xxxxx vendors, IBM will provide Chartered with the list of
manufacturing xxxxx already selected or proposed by IBM for use in the 45nm
Project, which list shall be treated as IBM Confidential information pursuant to
Section 7 of the 2-Way Agreement. Such xxxxx selection list is provided on an
"AS IS" basis without warranty of any kind and IBM shall have no liability for
any purchase decision Chartered makes based upon the information provided by
IBM. In the event, Chartered brings forth empirical evidence that alternative
xxxxx from that selected by IBM would lead to improved performance and/or
manufacturability, and if the Management Committee of the Parties agrees
(without any obligation to do so), the Parties would jointly evaluate such xxxxx
for use in the 45nm Project.

6. As between the Parties only, in the event a Party brings forth empirical
evidence of changes in the competitive marketplace for semiconductor technology
establishing that the Strategic Goals and/or the development schedule of the
300mm Wafer 45nm Bulk CMOS Process Development Project are no longer
competitive, and that a 45nm xxxxx

Execution Copy               IBM/CHARTERED CONFIDENTIAL                 12-10-04
<PAGE>
Amendment no. 4 - 45nm

process would be competitive, and the Management Committee of the Parties agrees
(without any obligation to do so) to replace the 300mm Wafer 45nm Bulk CMOS
Process Development Project with a project for the development of a 300mm 45nm
xxxxx process then the Parties agree to enter into good faith negotiations to
amend the terms and conditions of this 2-Way Agreement, including but not
limited to, terms related to: cost sharing payments, disclosure rights, and
licensing fees inter alia. Failure to conclude such an amendment will not
constitute a breach of either the 2-Way Agreement or the 4-Way Agreement.

7. Other than as set forth above, the rights and obligations of the Parties as
to the 45nm Project shall be as set forth in (i) the 2-Way Agreement, as
previously amended and amended herein and (ii) the 4-Way Agreement.

IN WITNESS WHEREOF, the Parties hereto have caused this Amendment No. 4 to be
executed by their duly authorized representatives as of the Effective Date.

CHARTERED SEMICONDUCTOR MANUFACTURING        INTERNATIONAL BUSINESS MACHINES
LIMITED                                      CORPORATION

By: /s/ Chia Song Hwee                       By: /s/ Michael C. Denick
    ------------------                           ---------------------
Name:  Chia Song Hwee                        Name:  Michael C. Denick
Title: President and CEO                     Title: Vice President Alliances and
                                                    Licensing, Systems and
                                                    Technology Group
Date:  15 December 2004                      Date:  17 December 2004

Execution Copy               IBM/CHARTERED CONFIDENTIAL                 12-10-04<PAGE>
                                                                  Execution Copy

                                                                    Exhibit 4.45

                                                         -----------------------
                                                          L       1     Ver 1
                                                         -----------------------

                               THE LAND TITLES ACT

                                                         -----------------------

                                                         -----------------------
                                                         (For Official Use only)

                                    SUB-LEASE

(A)  DESCRIPTION OF LAND
     -------------------

<TABLE>
<CAPTION>
     ---------------------------------------------------------------------------
           CT
     -------------  Mukim    TS      Lot No.             Property Address
      Vol   Folio
     ---------------------------------------------------------------------------
<S>         <C>     <C>      <C>     <C>          <C>
                                     1) Whole     No. 60 Woodlands Industrial
      617    43      13       -      2) 3796P     Park D,
                                                  Singapore 738406
     ---------------------------------------------------------------------------
</TABLE>

(B)  LESSOR:
     ------

<TABLE>
<S>                                     <C>
    ----------------------------------------------------------------------------
    ID/CO REGISTRATION NO.              199004768N
    ----------------------------------------------------------------------------
    NAME :                              SINGAPORE TECHNOLOGIES PTE LTD
                                        (the "Lessor")
    ----------------------------------------------------------------------------
    ADDRESS:                            51 Cuppage Road
    (within Singapore for               #09-01 Starhub Centre
    service of Notice)                  Singapore 229469
    ----------------------------------------------------------------------------
</TABLE>

     (the registered proprietor of a leasehold estate for the term of thirty
     (30) years commencing from the 16th day of February 1994) HEREBY LEASES the
     registered estate or interest of the Lessor in the land above described
     to:-

(C)  LESSEE:

<TABLE>
<S>                                     <C>
    ----------------------------------------------------------------------------
     ID/CO REGISTRATION NO.             198703584K
    ----------------------------------------------------------------------------
     NAME :                             CHARTERED SEMICONDUCTOR
                                        MANUFACTURING LTD (the "Lessee")
    ----------------------------------------------------------------------------
     PLACE OF INCORPORATION             Singapore
    ----------------------------------------------------------------------------
     ADDRESS:                           60 Woodlands Industrial Park D Street 2
     (within Singapore for              Singapore 738406
     service of Notice)
    ----------------------------------------------------------------------------
</TABLE>

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                                                                  Execution Copy

FOR TERM OF LEASE
-----------------

<TABLE>
<S>                          <C>
Term of Lease:               Thirty (30) years less one (1) day

Commencement Date:           16th day of February 1994 (hereinafter referred to
                             as "the Commencement Date")

Consideration:               The average minimum investment by the Lessee on
                             building and civil works exceeding $1,000/- per
                             square metre of the gross floor area and on plant
                             and machinery exceeding $500/- per square metre of
                             the land area of Private Lots A12787, A12787(a) and
                             A12787(b) (hereinafter referred to as "the fixed
                             investment criteria") and the average gross plot
                             ratio of not less than 0.6.

Annual Rent:                 As stipulated in Clause 1(a) of the Special
                             Covenants and Conditions hereinafter appearing.

Easement & Reservation:      TOGETHER WITH the benefit of the rights granted to
                             the Lessor and SUBJECT TO the rights reserved to
                             Jurong Town Corporation ("JTC") mentioned in the
                             Lease dated the       day of September 2004 made
                             between JTC and the Lessor ("the Head Lease" which
                             expression shall include the provisions of the
                             Memorandum of Lease filed with the Registry of
                             Titles as No. ML I/30809F and the First Variation
                             of Memorandum of Lease VML I/076384J as well as all
                             variations thereof and supplemental thereto).
</TABLE>

--------------------------------------------------------------------------------

     SUBJECT TO :-

(D)  PRIOR ENCUMBRANCES (to state 'nil' if there are none):
     ------------------------------------------------------

     ---------------------------------------------------------------------------
     Nil
     ---------------------------------------------------------------------------

--------------------------------------------------------------------------------

     AND  the following :

(E)  COVENANTS AND CONDITIONS
     ------------------------

     The Lessee hereby covenants to perform and observe the covenants,
     conditions and powers implied by law in instruments of lease (or to such of
     them as are not hereinafter expressly negatived or modified).

(F)  SPECIAL COVENANTS AND CONDITIONS

     1.   The Lessee hereby covenants as follows :-

          (a)  To pay the yearly rent as set out below:-

               (i)  the yearly rent shall be paid in equal quarterly instalments
                    on the first day of each of the months of January, April,
                    July and October in every year of the said term without any
                    deductions and in advance without demand at the office of

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                                                                  Execution Copy

                     the Lessor or at such other office as the Lessor may
                     designate;

               (ii)  In respect of Private Lot A12787 (as shown in attached
                     plan):-

                     (1)  The yearly rent shall be based on the agreed area of
                          52,580 square metres (although the final survey areas
                          is 52,579.3 square metres);

                     (2)  From the 16th day of February 1994 the yearly rent of
                          Dollars Nine hundred and forty-six thousand four
                          hundred and forty only (S$946,440/-) calculated at the
                          rate of $18/- per square metre per annum of Private
                          Lot A12787, which rate shall be increased by 9% per
                          annum (compounded annually) on the 16th day of
                          February 1995 and on the 16th day of February of every
                          year thereafter.

               (iii) In respect of Private Lot A12787(a) (as shown in attached
                     plan):-

                     (1)  The yearly rent shall be based on the agreed area of
                          29,824 square metres (although the final survey areas
                          is 29,820.1 square metres);

                     (2)  From the 16th day of November 1995 the yearly rent of
                          Dollars Five hundred and eighty-five thousand one
                          hundred and forty-six and cents eighty-eight only
                          (S$585,146.88) calculated at the rate of $19.62cts-
                          per square metre per annum of Private Lot A12787(a),
                          which rate was increased on the 16th day of February
                          1996 to the rate of $21.39cts per square metre per
                          annum of Private Lot A12787(a). The yearly rent so
                          increased on the 16th day of February 1996 shall be
                          increased by 9% per annum (compounded annually) on the
                          16th day of February 1997 and on the 16th day of
                          February of every year thereafter.

          (b)  (i)   To observe and be bound by the provisions in the Head Lease
                     and perform all the covenants and conditions on the part
                     of the tenant contained in the Head Lease insofar as they
                     relate to the Property;

               (ii)  Not to do omit suffer or permit in relation to the Property
                     any act or thing which would or might cause the Lessor to
                     be in breach of the Head Lease or which if done omitted or
                     suffered or permitted by the Lessor would or might
                     constitute a breach of the covenants on the part of the
                     tenant and the conditions contained in the Head Lease; and

               (iii) To keep the Lessor indemnified against any actions,
                     proceedings, claims, damages, costs, expenses, losses or
                     liability incurred by the Lessor arising from any breach,
                     non-

                                       3
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                                                                  Execution Copy

                    observance or non-performance by the Lessee of the aforesaid
                    covenants and conditions in the Head Lease.

          (c)  To pay the rents hereinbefore reserved on the days and in the
               manner set out above, without any deductions, set-off or
               counterclaim.

          (d)  As often as any building or structure on the demised premises or
               any part thereof shall be destroyed or damaged as aforesaid
               forthwith to give to the Lessor written notice of such
               destruction or damage and forthwith to cause all monies received
               by virtue of such insurance to be laid out in rebuilding and
               reinstating the same to the satisfaction of the Lessor and JTC
               and in accordance with the plans and specifications approved by
               the Lessor and JTC and in accordance with the laws, bye-laws
               regulations and planning schemes of every relevant governmental
               and statutory authority prevailing at the time, and in case the
               monies so received shall be insufficient for that purpose then to
               make up the deficiency out of its own monies PROVIDED THAT the
               rebuilding and reinstatement shall in any event commence and be
               completed within the period specified by the Lessor and JTC
               PROVIDED FURTHER THAT notwithstanding the covenant contained in
               this clause, the Lessee may exercise the option not to rebuild or
               reinstate the buildings subject to the following conditions:

               (i)  the Lessee shall give to the Lessor four (4) months' notice
                    in writing to prematurely terminate the term of the
                    Sub-Lease herein created but without prejudice to Clause
                    4(f) and any right or remedy which may have or will accrue
                    to the Lessor prior to the expiry of the four (4) months'
                    notice under the terms and conditions of the Sub-Lease
                    herein; and

               (ii) the Lessee shall forthwith pay or cause to be paid to the
                    Lessor or to JTC if so directed by the Lessor, all monies
                    received by virtue of such insurance.

          (e)  The rent and other taxable sums payable by the Lessee under or in
               connection with the lease herein shall be exclusive of the goods
               and services tax (hereinafter called "tax") chargeable by any
               government, statutory or tax authority calculated by reference to
               the amount of the rent and any other taxable sums received or
               receivable by the Lessor from the Lessee and which tax is payable
               by the Lessee. The Lessee shall pay the tax and the Lessor acting
               as the collecting agent for the government, statutory or tax
               authority shall collect the tax from the Lessee together with the
               rent hereinbefore reserved without any deduction and in advance
               without demand on the first day of each of the months of January,
               April, July and October, and in the manner and within the period
               prescribed in accordance with the applicable laws and
               regulations.

          (f)  Not to demise assign mortgage charge create a trust or agency let
               sublet or underlet or grant a licence or part with or share the
               possession or occupation of the demised premises in whole or in
               part or otherwise in any way dispose of the demised premises

                                       4
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                                                                  Execution Copy

               whether in whole or in part at anytime within the period of five
               (5) years from the 16th day of November 1995 (hereinafter
               referred to as "the restrictive period") EXCEPT THAT and subject
               to the Lessor's and JTC's prior written consent the Lessee may
               mortgage or change by way of a Debenture his interest in the
               demised premises. After the restrictive period the Lessee shall
               not demise assign create a trust or agency mortgage charge let
               sublet or underlet or grant a license or part with or share the
               possession or occupation of the demised premises in whole or in
               part or otherwise in any way dispose of the demised premises
               whether or in part at anytime without first obtaining the consent
               of the Lessor and JTC in writing PROVIDED ALWAYS THAT in the
               event that any consent to assign is given, such consent shall,
               without prejudice to clauses 1(i) and 1(k), at all times subject
               to the Lessee and the assignee, where applicable, complying with
               the setback requirements and any other planning requirements and
               not exceeding the average maximum gross plot ratio of 1.4 in
               respect of the demised premises and any other remaining land
               occupied by the Lessor within Woodlands Industrial Park D after
               the assignment. The restrictions contained in Section 17 of the
               Conveyancing and Law of Property Act (Chapter 61) shall not
               apply. In addition, the Lessor or JTC may in their absolute
               discretion in giving the consent require, inter alia, that the
               fixed investment criteria be met and due proof thereof be shown
               within such period of time as the Lessor or JTC may stipulate,
               and in the event of the non-observance thereof, the Lessor shall
               be entitled to exercise its rights under Clause 4(c) herein.
               Notwithstanding the foregoing, the Lessee may sublet the demised
               premises or part thereof to Silicon Manufacturing Partners Pte
               Ltd.

          (g)  At the termination, by notice by the Lessee, or re-entry by JTC
               under the Head Lease of re-entry by the Lessor or by expiry or
               otherwise, of the term hereby created, to yield up the demised
               premises to the Lessor in tenantable repair in accordance with
               the Lessee's covenants herein contained PROVIDED THAT, if so
               required by the Lessor and upon notice thereof, the Lessee shall
               at its own cost and expense properly demolish and remove such
               buildings, structures, fixtures and fittings, or any part
               thereof, as may be specified by the Lessor and JTC and reinstate
               the demised premises to the satisfaction of the Lessor and JTC
               and if the Lessee shall fail to observe or perform this covenant
               the Lessor or JTC may (but shall not be under any obligation to
               do so) execute such works and recover the costs thereof from the
               Lessee as a debt.

          (h)  Not to use or permit or suffer the demised premises or any part
               thereof to be used otherwise than for wafer fabrication plant
               operations only except with the prior consent in writing of the
               Lessor and JTC. In granting its consent to any change or
               extension of use, JTC and the Lessor may in their absolute
               discretion require, inter alia, the Lessee to meet the fixed
               investment criteria and to show due proof within such period of
               time as the Lessor or JTC may stipulate, and in the event of the
               non-observance thereor, the Lessor shall be entitled to exercise
               its rights under Clause 4(c) hereof. For the avoidance of any
               doubt, the words "meet" in this clause and "met" in Clause 1(f)
               shall

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                                                                  Execution Copy

               include the maintenance of the fixed investment criteria and if
               it has not been maintained then that it be met.

          (i)  Without prejudice to Clause 1(viii) of ML I/30809F, to ensure
               that the gross plot ratio Private Lots A12787 and A12787(a) shall
               not be less than 0.6 but not more than 1.4 and in the event the
               gross plot ratio exceeds 1.4 the Lessee shall at its own cost and
               expense be responsible for such proportions (as may be mutually
               agreed upon between the Lessor and the Lessee) of the development
               charges, differential premium and all other charges that may be
               payable in consequence thereof. Notwithstanding the foregoing
               provision the Lessee shall ensure that the average gross plot
               ratio for Private Lots A12787, A12787(a), A12787(b), A12787(d)
               and any other land occupied by the Lessor within Woodlands
               Industrial Park D shall not be less than 0.6 but shall not exceed
               the existing permitted maximum average gross plot ratio of 1.4
               except with the prior written approval of the Lessor, JTC and the
               relevant governmental authorities PROVIDED ALWAYS THAT and
               without prejudice to clause 1(viii) of ML I/30809F, the Lessee
               shall bear such proportion (as may be mutually agreed upon
               between the Lessor and the Lessee), of the development
               charges/differential premium which may be imposed on or charged
               to the Lessor and/or JTC by the relevant governmental and
               statutory authorities, and any other charges which may be imposed
               in connection with any increase in the said average gross plot
               ratio beyond 1.4.

          (j)  The Lessee accepts the demised premises in its existing state and
               condition and further accepts and confirms that neither JTC nor
               the Lessor has made representation or given any assurance as to
               the present or future suitability of the demised premises or its
               surrounding or adjacent lands in relation to the Lessee's use,
               operations or occupation at the demised premises.

          (k)  Not to place, construct or erect or permit the placing,
               construction or erection of any building, structure or equipment
               whatsoever on the 7.6 metre and 15.0 metre wide buffers within
               the boundary of the demised premises and to comply with the
               requirements of the relevant governmental and statutory
               authorities including the Urban Redevelopment Authority and the
               Building Control Division of the Ministry of National
               Development.

          (l)  The Lessee shall not at any time hold the Lessor and/or JTC
               liable for any claim, demand, action, proceeding, inconvenience,
               loss, damages, costs or expenses of whatsoever kind or
               description which the Lessee or any other person may suffer in
               connection with or arising from the Easement referred to in VML
               I/076384J or any works carried out in relation thereto.

          (m)  At all times throughout the term of lease hereby created to keep
               in full operation and continue operations at the whole of the
               demised premises in accordance with the use permitted in Clause
               1(h) herein).

          (n)  If the Registrar of Titles issues in favour of the Lessee a
               Certificate of Title for the leasehold estate comprised in the
               Sub-Lease hereby

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               created, the Lessee must, within 2 weeks of receipt of the said
               Certificate of Title submit a copy of it to the Lessor.

          (o)  If the term of Sub-Lease hereby created shall at any time be
               determined by expiry or otherwise, the Lessee must at his own
               cost and expense immediately surrender or cause to be surrendered
               the said Certificate of Title for the leasehold estate (and any
               duplicate instrument) to the Registrar of Titles for custody and
               cancellation by the Registrar and the Lessee shall simultaneously
               give to the Lessor written notice of such surrender.

          (p)  Subject always to Clause 1(i) herein, to develop the demised
               premises for low rise and low density industrial development
               limited to 100 persons per hectare.

          (q)  To pay all legal fees (including the Lessor's solicitors' charges
               on a solicitor and client basis) stamp duty and all other
               disbursements and out of pocket expenses incurred in the
               preparation and completion of this Sub-Lease and in connection
               with any assignment sub-letting surrender or other termination
               thereof otherwise than by effluxion of time or with any claim or
               legal proceedings which may be brought by the Lessor against the
               Lessee in the event of a breach by the Lessee in connection with
               this Sub-Lease.

          (r)  At the Lessee's own cost and at all times, to comply with and
               observe the maximum height restriction of 61.0 metres above Mean
               Sea Level and any other height restriction(s) (if any) on
               buildings and structures at the demised premises as are or may be
               imposed by any governmental or statutory authorities
               ("Authorities). Any height restriction plan(s) which may be
               furnished to the Lessee shall at all times be held in strict
               confidence and shall not be shown, revealed or copied to or by
               any person, contractor, sub-contractor, watchman, employee,
               agent, representative or any other person except with the prior
               written consent of the Lessor and JTC.

          (s)  Subject to Clause 1(vii) of ML I/30809F, to ensure the maximum
               height of any chain-link fence (including the anti-climb) or
               boundary wall erected by the Lessee at the demised premises shall
               not exceed two (2) metres PROVIDED THAT the chain-link fence or
               boundary wall shall be erected behind any hedge that may be
               planted at the boundary of the demised premises.

     2.   The Lessor hereby covenants as follows:

          (a)  That the Lessee paying the rents hereby reserved and performing
               and observing the several covenants herein contained and on the
               Lessee's part to be performed and observed shall peaceably hold
               and enjoy the demised premises without any interruption from the
               Lessor or any person rightfully claiming under or in trust for
               it;

          (b)  The Lessor shall pay the rent and all other monies and shall
               perform the lessee's covenants and conditions contained in the

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<PAGE>
                                                                  Execution Copy

                Head Lease (save for such covenants as shall be performed by the
                Lessee pursuant to the provisions of Clause 1(b) hereof);

           (c)  The Lessor shall take all reasonable steps to obtain the consent
                of JTC whenever the Lessee makes any request in connection with
                the demised premises that requires the approval of JTC under
                this Sub-Lease or the Head Lease;

           (d)  Upon notice from the Lessee, the Lessor will take all reasonable
                steps to enforce promptly the obligations undertaken by JTC in
                the Head Lease.

     3(1). The Lessor hereby further covenants with the Lessee that the Lessor
           shall grant to the Lessee a lease of the demised premises for a
           further term of thirty (30) years less one (1) day (hereinafter
           referred to as "the further term") commencing from the second day
           following the date of expiry of the term hereby created PROVIDED
           THAT:-

           (i)   at the expiry of the term hereby created, there be no existing
                 breach or non-observance of any of the covenants and conditions
                 herein contained on the part of the Lessee to be observed or
                 performed;

           (ii)  if required by the Lessor, the Lessee shall within four (4)
                 months from the commencement of the further term and at its own
                 cost and expense, carry out and complete such improvements to
                 landscaping at the demised premises as may be stipulated in
                 writing by the Lessor or JTC;

           (iii) the Lessee shall six (6) months before the expiry of the said
                 term submit, for the approval of the Lessor, JTC and the
                 relevant governmental and statutory authorities, plans for the
                 upgrading of the exterior of buildings on the demised premises
                 to the same highest quality of new buildings which JTC will be
                 building at that time, and the Lessee shall expeditiously do
                 all acts and things necessary to obtain the approval, all at
                 the cost and expense of the Lessee;

           (iv)  the Lessee shall at its own cost and expense complete, within
                 eighteen (18) months from the commencement of the further term,
                 the upgrading of the buildings in accordance with the plans
                 approved by the Lessor and JTC and the relevant governmental
                 and statutory authorities and to the satisfaction of the Lessor
                 and JTC;

           (v)   the Head Lease shall have been renewed by JTC in accordance
                 with the terms and conditions contained therein; and

           (vi)  the other terms and conditions that shall apply to the renewed
                 Sub-Lease shall be substantially similar to the terms and
                 conditions that shall apply to the renewed Head Lease save that
                 Clause 4(f) hereinafter appearing and the present covenant for
                 renewal shall not apply.

                                       8
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                                                                  Execution Copy

     3(2).  If the further term is granted in accordance with clause 3(1) above,
            the Lessee shall be permitted to remain on the premises on the day
            following the expiry of the term created by this Sub-Lease as a
            licensee, free of payment.

     4.     PROVIDED ALWAYS and it is hereby agreed between the parties as
            follows:

            (a)  No estate or interest in the soil of the road and footpath
                 adjacent to the demised premises is or shall be deemed to be
                 included in the demise hereinbefore contained.

            (b)  The Lessee shall not be entitled to any right of access of
                 light or air to the demised premises or any part thereof,
                 which would restrict or interfere with the user of any
                 adjoining or neighbouring land for building or any other
                 purpose.

            (c)  If the said rent hereby reserved or any other sums due under
                 this Sub-Lease or any part thereof shall be unpaid for fourteen
                 days after becoming payable (whether the same shall have been
                 formally demanded or not) or if any of the covenants or
                 obligations on the part of the Lessee herein contained shall
                 not be performed or observed or if any charging order writ of
                 seizure and sale or its equivalent made in respect of the
                 demised premises shall be enforced by sale or by entry into
                 possession without the written consent of the Lessor having
                 first been obtained (Section 17 of the Conveyancing and Law of
                 Property Act shall also not apply in such event) by the Lessee
                 or by the person in whose favour the charging order writ of
                 seizure and sale or its equivalent shall have been made, then
                 and in any such case it shall be lawful for the Lessor or any
                 person or persons authorized by it in that behalf at any part
                 thereafter to re-enter upon the demised premises or any part
                 thereof in the name of the whole and thereupon the term hereby
                 created shall absolutely determine but without prejudice to any
                 right of action or remedy of the Lessor in respect of any
                 breach of any of the covenants or conditions by the Lessee
                 herein contained PROVIDED THAT if the demised premises have
                 been assigned by way of mortgage the provisions of this clause
                 shall not take effect until the Lessor has served upon the
                 mortgagee a notice in writing that such breach has occurred and
                 the mortgage has failed to remedy such breach.

            (d)  If any failure on the Lessee's part to observe or perform any
                 of its covenants contained in this Sub-Lease results in the
                 Lessor failing to comply with its obligations under the Head
                 Lease and such failure entitles JTC to re-enter upon and take
                 possession of the demised premises and JTC exercises such
                 right, then this Sub-Lease shall forthwith terminate without
                 the Lessor making to the Lessee any compensation or allowances
                 for the same and without prejudice to any right of action or
                 other remedy of the Lessor for the recovery of any rents or
                 other monies due to it from the Lessee or in respect of any
                 breach of this Sub-Lease.

            (e)  The Lessee may at any time prematurely terminate the term of
                 lease herein created by giving to the Lessor four (4) months'
                 prior

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                                                                  Execution Copy

              notice in writing, but without prejudice to any right or remedy
              which may have or will accrue to the Lessor prior to the expiry of
              the four (4) months' notice under the terms and conditions of the
              sub-lease herein created or in respect of the termination.

         (f)  Subject to Clause 4(g) hereof in the event that premature
              termination shall occur at any time within eight (8) years from
              the commencement of the said term of the sub-lease herein created
              or if JTC shall at any time within the said eight (8) years
              exercise its right of re-entry under the Head Lease as a result of
              the failure by the Lessor to observe or perform its obligations
              under the Head Lease which was due to a failure by the Lessee to
              observe or perform any covenant or condition imposed on the Lessee
              under this Sub-Lease or if the Lessor shall at any time within the
              said eight (8) years exercise its right of re-entry under Clause
              4(c) hereof, then in addition to rent, interest, property tax and
              other sums payable by the Lessee to the date of premature
              termination or re-entry as the case may be, liquidated damages for
              a proportionate amount of the sum of $17.7 million in the same
              proportion as the land area of the portion of the demised premises
              subject to premature termination or re-entry (as the case may be)
              bears in relation to the total land area of Private lots A12787,
              A12787(a) and A12787(b) together ('the said sum') shall be payable
              and paid by the Lessee to the Lessor and it is acknowledged and
              agreed by the Lessee that the said sum shall constitute liquidated
              damages and shall not be considered under any circumstances as a
              penalty.

         (g)  Notwithstanding anything contained herein, the Lessor hereby
              agrees to a waiver of the liquidated damages provided in Clause
              4(f) hereof in the event of any transfer or assignment of the
              lease in accordance with Clause 1(f) hereinbefore appearing
              PROVIDED THAT:-

              (i)   the transfer or assignment is approved in writing by the
                    Lessor and all other relevant governmental and statutory
                    authorities and

              (ii)  the Lessor reserves the right to revise the land rent to the
                    prevailing market rate at the time of the transfer or
                    assignment.

     5.  (a)  All notices, demands or other communications required or permitted
              to be given or made hereunder shall be in writing and delivered
              personally or sent by prepaid post (by airmail if to or from an
              address outside Singapore) with recorded delivery or facsimile
              addressed to the intended recipient thereof at its address set out
              below or at its last known address or at its facsimile number set
              out below (or to such other address or facsimile number as any
              party may from time to time duly notify in writing to the other)
              and marked to the attention of the person named below in respect
              of the intended recipient. Any such notice, demand or
              communication shall be deemed to have been duly served (if given
              or made by facsimile) immediately or (if given or made by letter)
              24 hours after posting or (if made or given to or from an

                                       10
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<PAGE>
                                                                  Execution Copy

               address outside Singapore) 72 hours after posting and in proving
               the same it shall be sufficient to show that the envelope
               containing the same was duly addressed, stamped and posted. The
               initial addresses and facsimile numbers of the parties for the
               purposes of this Sub-Lease are:-

               Lessor      :       SINGAPORE TECHNOLOGIES PTE LTD
                                   51 Cuppage Road
                                   #09-01 StarHub Centre
                                   Singapore 229469
                                   Attention:    Company Secretary
                                   Facsimile No: 67202281

               Lessee      :       CHARTERED SEMICONDUCTOR
                                   MANUFACTURING LTD
                                   60 Woodlands Industrial Park D Street 2
                                   Singapore 738406
                                   Attention:    Vice President
                                                 Facility Systems
                                   Facsimile No: 63622901

     6.   The illegality, invalidity or unenforceability of any provision of
          this Sub-Lease under the law of any jurisdiction shall not affect its
          legality, validity or enforceability under the law of any other
          jurisdiction nor the legality, validity or enforceability of any other
          provision.

     7.   (a)  This Sub-Lease shall be construed and governed by the laws of
               Singapore.

          (b)  Nothing shall affect the right to serve process in any manner
               permitted by law.

     8.   A person who is not a party to this Sub-Lease shall have no right
          under the Contracts (Rights of Third Parties) Act (Cap 53B) (as
          amended or revised from time to time) to enforce any of the covenants,
          terms or conditions of this Sub-Lease.

     9.   In this Sub-Lease where the context so requires or permits, words
          importing the singular number or the mascular gender include the
          plural number or the feminine gender and words importing persons
          include corporation and vice versa, the expression "the Lessor" shall
          include its successors-in-title and permitted assigns (if any), where
          there are two or more persons included in the expression "the Lessee"
          covenants expressed to be made by "the Lessee" shall be deemed to be
          made by such persons jointly and severally, and except where otherwise
          provided the expression "the demised premises" shall mean the land
          hereby demised and all buildings, structures, fixtures and fittings
          therein.

(G)  DATE OF LEASE: 19 October 2004
                    ---------------

--------------------------------------------------------------------------------

                                       11
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<PAGE>
                                                                  Execution Copy

(H)  EXECUTION BY LESSOR

     The Common Seal of SINGAPORE                      )
     TECHNOLOGIES PTE LTD was hereunto                 )
     Affixed in the presence of:-                      )

                                                       /s/ Peter Seah Lim Huat

                                                       Director

                                                       /s/ Chua Su Li

                                                       Secretary

(I)  EXECUTION BY LESSEE
     -------------------

     The Common Seal of CHARTERED                      )
     SEMICONDUCTOR MANUFACTURING                       )
     LTD was hereunto affixed in the presence of:-     )

                                                       /s/ Chia Song Hwee

                                                       Director

                                                       /s/ Looi Lee Hwa

                                                       Secretary

(J)  CERTIFICATE PURSUANT TO THE RESIDENTIAL PROPERTY ACT AND THE LAND TITLES
     ------------------------------------------------------------------------
     RULES AND PRACTICE CIRCULARS:
     ----------------------------

     I, the solicitor for the Lessee hereby certify that the place of
     Incorporation and registration number allocated by the Registry of
     Companies to the Lessee as abovementioned specified in the within
     instrument have been verified from the Certificate of Incorporation
     produced and shown to me, and are found to be correct.

     Dated this    19th        day of      October         2004

                                    /s/ Woo Foong Lin
                                    -----------------
                                    NAME & SIGNATURE OF SOLICITOR FOR THE LESSEE

                                       12
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<PAGE>
                                                                  Execution Copy

     I, the Solicitor for the Lessee hereby certify that the within land is a
     non-residential property as declared in the Residential Property
     Notification 1988. The land is zoned as Business 2 and the approved
     specific use of the property is for single user factory use.

     Dated this      19th       day of      October        2004.

                                    /s/ Woo Foong Lin
                                    -----------------
                                    NAME & SIGNATURE OF SOLICITOR FOR THE LESSEE

--------------------------------------------------------------------------------

(K)  SIMILAR INTEREST CONFIRMATION (IF ANY)
     --------------------------------------

     Not Applicable.

--------------------------------------------------------------------------------

(L)  CERTIFICATE OF CORRECTNESS:

     I, the Solicitor for the Lessor hereby certify that this instrument is
     correct for the purposes of the Land Titles Act and that I hold a
     practising certificate which is in force as at the date of the instrument.

                                    /s/ Woo Foong Lin
                                    -----------------
                                    NAME & SIGNATURE OF SOLICITOR FOR THE LESSOR

     I, the Solicitor for the Lessee hereby certify that this instrument is
     correct for the purposes of the Land Titles Act and that I hold a
     practising certificate which is in force as at the date of the instrument.

                                    /s/ Woo Foong Lin
                                    -----------------
                                    NAME & SIGNATURE OF SOLICITOR FOR THE LESSEE

                                       13
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<PAGE>
                                                                  Execution Copy

FOR OFFICE USE ONLY

<Table>
<S>                 <C>                                               <C>
--------------------------------------------------------------------------------
EXAMINED            REGISTERED ON

                    Initials of
Date                Signing Officer:                         Registrar of Titles
--------------------------------------------------------------------------------
</Table>

                                       14
STPL-CSM-Sub-LeaseAgmt12787-execution

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