Document:

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                                                                   EXHIBIT 10.10

                              SUBLEASE AGREEMENT
                              ------------------

This sublease agreement ("Sublease") is entered into as of January 25, 2000 by
and between LSI Logic Corporation, a Delaware corporation located at 1551
McCarthy Blvd., Milpitas, CA 95035 ("Sublessor") and @Road Incorporated, a
California corporation ("Sublessee"), as a Sublease under that Industrial Space
Lease dated January 13, 1995, as amended by that certain First Addendum to Lease
dated as of January 13, 1995 and that certain First Amendment to Lease dated
April 18, 1995 (collectively, the "Lease") by and between Renco Equities IV, a
California partnership ("Landlord"), and SEEQ Technology, Inc., a Delaware
corporation ("SEEQ"), as tenant. A copy of the Lease is attached hereto as
Exhibit A. Sublessor represents and warrants that it is the successor by merger
to SEEQ and that it is now the tenant under the Lease.

1.   SUBLEASE PREMISES
     -----------------

     1.1  Sublessor leases to Sublessee and Sublessee leases from Sublessor the
real property located at 47200 Bayside Parkway, Fremont, California consisting
of the entire freestanding building consisting of approximately 53,713 square
feet (the "Building") and more particularly described in Exhibit A to the Lease,
together with the grounds thereon, subject however, to any and all existing
encumbrances, easements, conditions, covenants, and restriction, rights-of-way,
any other matters of record, and such matters as may be disclosed by inspection
or survey (hereinafter referred to as "Premises").

     1.2  Sublessee accepts the Premises as being in good and sanitary
order, condition and repair and accepts all other improvements included in the
Premises in their present condition, "AS IS," and without representation or
warranty by Sublessor as to the condition of the Premises or as to the use or
occupancy which may be made thereof. Notwithstanding the foregoing, Sublessor
shall deliver possession of the Premises to Sublessee as follows:

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          (i)   The Premises shall be in good working order and repair.

          (ii)  The Premises shall have been professionally cleaned.

          (iii) Sublessor shall leave in place: the existing Rolm phone switch,
                although Sublessee acknowledges that there are no handsets
                available; and the existing CAT-5 and CAT-3 wiring uncut and in
                place for Sublessee's use, including all network racks and patch
                panels.

          (iv)  Sublessor represents and warrants to Sublessee that the power
                that is distributed throughout the Building is at least 400
                amps, 277/480 volts.

Sublessee will have a period of thirty (30) days from the Commencement Date to
report any inoperable Building systems to Sublessor and Sublessor will be
responsible for repairing such inoperable Building system at Sublessor's sole
cost and expense. Sublessor shall promptly commence to repair such inoperable
Building system and shall diligently pursue such repair to completion. If
however Sublessee, its agents, contractors, or guests cause any damage to any
Building systems or have caused any Building system to become inoperable,
Sublessor will have no responsibility or obligation to repair.

          1.3   Upon the expiration or sooner termination of this Sublease,
Sublessee shall surrender the Premises, together with all Alterations (as
defined in the Lease), to Sublessor in the same condition as when received or
installed, ordinary wear and tear excepted, and clean and free of debris and
free of any liens created or suffered to be created by Sublessee. Sublessee
shall not, however, be required to remove any tenant improvements to the
Premises installed or constructed by, on behalf of or for the benefit of
Sublessor, nor shall Sublessor require Sublessee to remove any tenant
improvements to the Premises installed or constructed by Sublessee pursuant to
the Tenant Improvements Agreement except to the extent Landlord requires the
removal of any tenant improvements installed by Sublessee.

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       1.4  Sublessee shall be entitled to use the Premises for general office
use, sales, R&D, assembly and any other use permitted under the Lease.

2.   TERM
     ----

       2.1  The term of this Sublease shall be for a period of approximately
sixty (60) months commencing on the later of the following: (i) February 1,
2000; or (ii) the date this Sublease has been consented to in writing by
Landlord as provided in Paragraph 9 of the Sublease (the "Commencement Date").
The term shall end on January 31, 2005, unless sooner terminated pursuant to any
provision hereof. Sublessor represents and warrants that the Premises is
currently vacant and that Sublessor will deliver exclusive possession of the
Premises to Sublessee on the Commencement Date.

       2.2  Sublessor shall provide early access to the Premises to Sublessee
upon receipt of an executed copy of this Sublease by Sublessee. Such early
access will be for the purposes of preparing the space for occupancy and tenant
improvement work provided Sublessee has obtained the required insurance as
defined in the Lease.

3.   RENT
     ----

       3.1  Sublessee shall pay to Sublessor as base triple-net monthly rent for
the Premises the amounts set forth below, in advance, on the first day of each
month of the term hereof:

  ------------------------------------------------------------------------------
                                                         Total Monthly
                                                         -------------
                  Months                                    NNN Rent
                  ------                                    --------
  ------------------------------------------------------------------------------
       February 2000 through May 2000                     $     0.00
  ------------------------------------------------------------------------------
       June 2000 through January 2001                     $30,307.26
  ------------------------------------------------------------------------------
     February 2001 through January 2002                   $57,472.91
  ------------------------------------------------------------------------------
     February 2002 through January 2003                   $60,158.56
  ==============================================================================

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  ==============================================================================
     February 2003 through January 2004                   $62,844.21
  ------------------------------------------------------------------------------
     February 2004 through January 2005                   $65,529.86
  ==============================================================================

Sublessee shall pay Sublessor upon the execution hereof the sum of Thirty
Thousand Three Hundred Seven and 26/100 Dollars ($30,307.26) as rent in advance
for the monthly triple-net rent due in June 2000. Rent for any period during the
term hereof which is for less than one month shall be prorated. Rent shall be
payable in advance on the first (1/st/) day of each month during the term,
without notice or demand without any deduction, offset, or abatement (except to
the extent expressly permitted by this Sublease) in lawful money of the United
States of America to Sublessor at the address stated herein or to such other
persons or at such other places as Sublessor may designate in writing.

     3.2  In addition to the base net monthly rent specified in Paragraph 3.1,
Sublessee shall pay one hundred percent (100%) of the building operating
expenses as defined in the Lease, which payments shall be paid by Sublessee
directly to Sublessor. Sublessor shall provide Sublessee with a copy of all
billings, correspondence (including any notices alleging that a default has
occurred under the Lease) and other communications sent to Sublessor by Landlord
under or in connection with the Lease no later than four (4) business days after
the same has been received by Sublessor. Additionally, Sublessor shall provide
Sublessee with a copy of all billings, correspondence (including any notices
alleging that a default has occurred under the Lease) and other communications
sent by Sublessor to Landlord under or in connection with the Lease at the same
time such items are sent to Landlord. Additionally, Sublessee shall provide
Sublessor with a copy of all correspondence with Landlord (both sent and
received) for any and all items relating to the Premises, this Sublease or Lease
no later than four (4) business days from the time received from Landlord or at
the same time such items are sent to Landlord by Sublessee.

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     3.3  Sublessee shall procure, obtain and pay liability insurance premiums
as required by Article 9 of the Lease upon delivery of the Premises.
               ------------

     3.4  Sublessee hereby acknowledges that late payment by Sublessee to
Sublessor of rent and other sums due hereunder will cause Sublessor to incur
costs not contemplated by this Sublease, the exact amount of which will be
difficult to ascertain. Such costs include, but are not limited to, processing
and accounting charges and late charges that may be imposed on Sublessor by the
terms of the Lease. Accordingly, if any installment of rent or other sums due
from Sublessee to Sublessor under this Sublease is not received by Sublessor
within five (5) business days after its due date, Sublessee shall pay to
Sublessor a late charge equal to five percent (5%) of such overdue amount. In
addition, this five percent (5%) late charge will be due for each subsequent
month (or part thereof) that Sublessee has not paid Sublessor the amount due.
The parties hereby agree that the late charges described in this paragraph
represent a fair and reasonable estimate of the costs Sublessor and/or Landlord
will incur by reason of late payment by Sublessee based upon the circumstances
existing as of the date of this Sublease. Acceptance of such late charge by
Sublessor and Landlord shall in no event constitute a waiver of Sublessee's
default with respect to such overdue amount, nor prevent Sublessor or Landlord
from exercising any of its other rights or remedies granted to it by law or this
Sublease.

     Initials:  /s/ D L (Sublessor)    /s/ J R (Sublessee)
                --------               --------

4.   SECURITY DEPOSIT
     ----------------

     4.1  Sublessee shall deposit with Sublessor upon the execution hereof the
sum of Two Hundred Forty Thousand and 00/100 Dollars ($240,000.00) as security
for Sublessee's faithful performance of Sublessee's obligations hereunder. If
Sublessee fails to pay rent or other charges due hereunder, or otherwise
defaults with respect to any provision of this Sublease, Sublessor may

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use, apply or retain all or any portion of said deposit for the payment of any
rent or other charge in default or for the payment of any other sum to which
Sublessor may become obligated by reason of Sublessee's default, or to
compensate Sublessor for any loss or damage which Sublessor may suffer thereby,
if Sublessor so uses or applies all or any portion of said deposit, Sublessee
shall within ten (10) days after written demand therefor deposit cash with
Sublessor in an amount sufficient to restore said deposit to the full amount
herein above stated and Sublessee's failure to do so shall be a breach of this
Sublease, and Sublessor may at his option terminate this Sublease. Sublessor
shall not be required to keep said deposit separate from its general accounts.
Said deposit or so much thereof as had not theretofore been applied by Sublessor
shall be returned without payment of interest for its use, to Sublessee within
thirty (30) days after the expiration of the term hereof (or earlier termination
of the Sublease if Sublessee does not have any remaining contractual obligations
to Sublessor), or after Sublessee has vacated the Premises, whichever is later.

5.   PROVISIONS CONSTITUTING SUBLEASE
     --------------------------------

       5.1  This Sublease is and at all times shall be subject and subordinate
to the Lease. Sublessee shall take no action that would cause Sublessor to be in
default of its obligations under the Lease. Sublessee shall perform all of its
obligations under this Sublease, and Sublessee shall indemnify and hold
Sublessor harmless from and against all liability, costs, damages, claims,
demands and expenses, including reasonable attorney's fees and costs, arising
out of Sublessee's failure to do so. Sublessor shall fully perform all of its
obligations under the Lease (except to the extent any of the same are the
obligation of Sublessee hereunder) and shall indemnify and hold Sublessee
harmless from and against all liability, costs, damages, claims, demands and
expenses, including reasonable attorneys' fees and costs, arising out of
Sublessor's failure to do so. Upon any termination of the Lease, this Sublease
shall terminate concurrently therewith except as otherwise provided in the

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Consent of Landlord to Sublease and without any liability of Sublessor to
Sublessee; provided, however, that a Lease termination due to Sublessor's
default of its obligations under the Lease or this Sublease, shall be subject to
the indemnification set forth above. Sublessor shall not enter into any
amendment or modification of the Lease without the consent of Sublessee, nor
shall Sublessor consent to a termination of the Lease or exercise any option to
terminate the Lease that it may have, or surrender the Lease, without the prior
written consent of Sublessee which will not unreasonably be withheld (and except
as may be specifically permitted by this Sublease).

       5.2  All the terms, provisions, covenants, and conditions in the Master
Lease are hereby made a part of this Agreement (except as herein otherwise
expressly provided), and such rights and obligations as are contained herein
are, during the term of this subletting, hereby imposed upon the respective
parties hereto, the Sublessor herein being substituted for the Landlord in the
Master Lease, and the Sublessee herein being substituted for the Tenant in the
Master Lease; provided however, that the Sublessor shall not be liable to
Sublessee for any default by the Landlord under the Master Lease so long as
Sublessor exercises diligent and commercially reasonable efforts to enforce the
terms of the Lease against Landlord. Accordingly Sublessee recognizes that
Sublessor is not in a position to render any of the services or to perform any
of the obligations required of Landlord by the terms of this sublease.

6.   TENANT IMPROVEMENTS
     -------------------

     6.1  Sublessor is not required to construct any tenant improvements for
Sublessee.

7.   BROKERS
     -------

     7.1  Sublessee and Sublessor warrant and represent that each has had no
dealings with any real estate broker or agent in connection with the negotiation

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of this Sublease other than CB Richard Ellis and The Staubach Company, whose
commission shall be paid by Sublessor, and that each knows of no other real
estate broker or agent (other than the brokers described above) who is or might
be entitled to a commission in connection with this Sublease. Each party shall
indemnify, defend and hold the other harmless from and against any and all
liabilities or expenses, including reasonable attorneys' fees and costs, arising
from any claims made by any broker or individual (other than the brokers
described above) for commissions or fees who claims to have represented it in
connection with this Sublease. For example, if a broker (other than the brokers
described above) claims to have represented Sublessee in connection with this
Lease, then Sublessee shall indemnify Sublessor with respect to such claim.

8.   CONSENTS AND APPROVALS
     ----------------------

     8.1  Whenever the consent or approval of either party is required under
this Sublease, such consent or approval shall not be unreasonably withheld or
delayed. If Landlord gives its consent or approval to any request made by
Sublessee under this Sublease, then Sublessor shall also give its consent or
approval to such request so long as the implementation of such request does not
increase Sublessor's liability under the Lease.

9.   LANDLORD'S CONSENT
     ------------------

     9.1  Sublessor and Sublessee acknowledges that this Sublease is subject to
the consent of the Landlord under the Lease as to (i) the entering into of this
Sublease, and (ii) the proposed initial alterations that Sublessee seeks to make
to the Premises. Accordingly, this Sublease shall not be effective unless and
until Landlord's consent to these matters has been executed by Landlord and the
form of such consent is acceptable to Sublessor and Sublessee in their
reasonable business judgment. Sublessor shall use diligent efforts to obtain
such consent as soon as reasonably possible following execution of this Sublease
by Sublessor and Sublessee. Either party shall have the right to terminate this

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Sublease if Landlord's consent hereto, in form and content reasonably acceptable
to Sublessor and Sublessee, cannot be obtained within thirty (30) days after
this Sublease has been fully executed. Sublessor shall have no liability
whatsoever to Sublessee, however, if Sublessor is unable to obtain such consent
from Landlord.

10.  PARKING
     -------

     10.1 Sublessee shall have for its use during the term of this Sublease the
right to one hundred percent (100%) of the parking allocated to Sublessor as
further defined in the Lease.

11.  NOTICES
     -------

     11.1 All notices, unless otherwise provided herein, will be in writing and
deemed given on the date the notice is hand delivered, mailed, or electronically
transmitted (with a confirmation or acknowledgment of receipt) to the receiving
party at such party's address. Either party may change its address upon notice
to the other party as set forth herein.

For Sublessor:                               For Sublessee:
-------------                                -------------
LSI Logic Corporation                        @Road, Inc.
M/S D-106, 1551 McCarthy Blvd.               47200 Bayside Parkway
Milpitas, CA 95035                           Fremont, CA 94538
Attn: General Counsel                        Attn: Andy Singh
Phone: (408) 433-8000                        Phone:_______________________
Fax: (408) 433-6896                          Fax:_________________________

12.  CONFLICT
     --------

     12.1 If any terms of the Master Lease contradict the terms of this
Sublease, the terms of this Sublease shall control over the Master Lease as
between Sublessor and Sublessee.

                                       9
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13.  ASSIGNMENT OF WARRANTIES
     ------------------------

     13.1 Sublessor hereby assigns to Sublessee all warranties given and
indemnities made by Landlord to Sublessor under the Lease subject to Landlord's
written consent to such assignment. Sublessor shall cooperate with Sublessee to
enforce all such warranties and indemnities at Sublessee's expense.

14.  SIGN

     14.1 Sublessor agrees that Sublessee shall be entitled, at its sole cost
and expense, to install its company signage on the monument sign for the
Premises in accordance with the requirements set forth in Bayside Technology
Park Exterior Signage Standards dated April 16, 1996 as amended or revised and
the City of Fremont's exterior signage standards. Notwithstanding the foregoing,
Sublessor shall not approve any signage that has not been previously approved by
Landlord. Sublessor shall exercise diligent and good faith efforts to cause
Landlord to approve such signage.

15.  ADDITIONAL PROVISIONS
     ---------------------

     15.1 As an inducement to Sublessee to enter this Sublease, to the best of
Sublessor's knowledge, Sublessor represents and warrants with respect to the
Premises that: (a) the Lease is in full force and effect, and there exists under
the Lease no default or event of default by either Landlord or Sublessor, nor
has there occurred any event which, with the giving of notice or passage of time
or both, could constitute such a default or event of default; (b) there are no
pending or threatened actions, suits or proceedings before any court or
administrative agency against Sublessor or Landlord or third parties which
could, in the aggregate, adversely affect the Premises or any part thereof or
the ability of either party to perform its obligations under the Lease, and
Sublessor is not aware of any facts which might result in such actions, suits or
proceedings; (c) there is no pending or threatened condemnation or similar
proceeding affecting the Premises or any portion thereof, and Sublessor has no
knowledge that any such action

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currently is contemplated; and (d) Sublessor has not received any notice from
any insurance company of any defects or inadequacies in the Premises or any part
thereof which could adversely affect the insurability of the Premises or the
premiums for the insurance thereof.

IN WITNESS WHEREOF, Sublessor and Sublessee have caused this Sublease to be duly
executed on the day and year first written below:

SUBLESSOR                               SUBLESSEE
---------                               ---------

LSI Logic Corporation,                  @Road Incorporated
a Delaware corporation                  a California Corporation

By:   /s/ XXX                           By:    /s/ XXX
    ----------------------------------     --------------------------------

It's: VP General Counsel and Secretary  It's:  Chairman and CEO
     ---------------------------------       ------------------------------
Date: January 31,2000                   Date:  2/1/00
     ---------------------------------       ------------------------------

and                                     and

By:___________________________________  By:________________________________
Its:__________________________________  Its:_______________________________
Date:_________________________________  Date:______________________________

                                       11
<PAGE>

                              CONSENT TO SUBLEASE

This CONSENT TO SUBLEASE (Consent) is made to be effective on February 8, 2000,
(the "Effective Date") by and between LSI Logic Corporation, a Delaware
corporation (as "Tenant" and/or "Sublessor"), whose present address is 1551
McCarthy Boulevard, Milpitas, California 95035, @Road Incorporated, a California
corporation (as "Sublessee") whose current address is 47370 Fremont Boulevard,
Fremont, California 94538, and Renco Equities IV, a California general
partnership (as "Landlord") whose current address is 1285 Oakmead Parkway,
Sunnyvale, California 94086, who agree as follows:

THIS CONSENT IS MADE WITH REFERENCE TO THE FOLLOWING FACTS:

A.  Landlord entered into a lease dated as of January 13, 1995, (the "Lease")
                                              ----------------
for the lease by Tenant's predecessor, SEEQ Technology, Inc, a Delaware
Corporation ("SEEQ") from Landlord of the following described space (the "Leased
Premises"):

                47200 Bayside Parkway, Fremont, California 94538

B.  Sublessee desires to sublease the Leased Premises from Tenant and to assume
all the obligations of Tenant under the existing Lease by and between Landlord
and SEEQ as of the Effective Date first above set forth.

NOW, THEREFORE, IN CONSIDERATION OF THE MUTUAL COVENANTS AND PROMISES OF THE
PARTIES HEREIN CONTAINED, THE PARTIES HERETO AGREE AS FOLLOWS:

1. a. Assumption of obligations by Tenant: LSI Logic Corporation acknowledges
that it has acquired the assets of SEEQ and hereby assumes all the rights and
obligations of SEEQ under the terms of the Lease and agrees to be liable for and
to perform all obligations under the terms of the Lease for the benefit of
Landlord as if LSI Logic Corporation were the original tenant under the terms of
the Lease.

1.b.  Landlord's Consent: Landlord hereby agrees to permit Tenant to sublease
the Leased Premises to Sublessee. Landlord's consent shall in no way void or
alter any of the terms of the Lease by and between Landlord and Tenant nor shall
this consent alter or diminish in any way Tenant's obligations to Landlord.
Sublessee's occupancy of the Leased Premises shall be subject to the Lease by
and between Landlord and Tenant. Landlord has not reviewed the terms of any
agreement between Tenant and Sublessee, and Landlord shall not be bound by any
agreement other than the terms of the Lease between Landlord and Tenant, and
this Consent. Landlord does not make any warranties or representations as to the
condition of the Leased Premises or the terms of the Lease between Landlord and
Tenant. Landlord's consent to the sublease shall in no
<PAGE>

Consent To Sublease
Page 2

way obligate Landlord to any further consents or agreements with Tenant and/or
Sublessee. Landlord does not waive enforcement of any terms of the Lease between
Landlord and Tenant including but not limited to the rights of Landlord
regarding construction of improvements in the Leased Premises and this Consent
does not grant Tenant or Sublessee any right to alter the Leased Premises.

2. Events on Termination: it is agreed by all parties hereto that, in the event
Landlord terminates the Lease pursuant to any right therein contained, said
Sublease shall automatically terminate simultaneously with the Lease.
Notwithstanding anything to the contrary set forth above, Landlord, at
Landlord's sole option and election, may choose to allow and to require
Sublessee to remain in possession of the Leased Premises leased under said
Sublease subject to all terms, covenants and conditions of said Lease by giving
Sublessee written notice prior to the effective date of termination of said
Lease, of Landlord's election to allow and to require Sublessee to remain in
possession of the Leased Premises in which event Sublessee shall be entitled and
obligated to remain in possession of the Leased Premises under the terms of said
Sublease, subject to all terms, covenants and conditions of the Lease. Provided,
however, that at Landlord's sole election, Sublessee shall pay as Base Monthly
Rent and Additional Rent the greater of: (i) the Base Monthly Rent and
Additional Rent as stated in the Lease, (ii) the Base Monthly Rent and
Additional Rent as stated in the Sublease, or (iii) the then market Base Monthly
Rent and Additional Rent as reasonably determined by Landlord. Such election by
Landlord to require Sublessee to remain in the Leased Premises shall not operate
as a waiver of any claims Landlord may have against Tenant. Following such
written notice by Landlord, Sublessee shall then, as of the effective date of
said termination of said Lease, be liable to and shall attorn in writing
directly to Landlord as though said Sublease were executed directly between
Landlord and Sublessee; provided, however, it is specifically agreed between the
parties hereto, that whether Landlord elects to allow and require Sublessee to
remain in possession of the Leased Premises under the terms of the Sublease,
subject to the Lease, or to allow said Sublease to automatically terminate
simultaneously with the Lease, Landlord shall not, in any event, nor under any
circumstances be responsible or liable to Sublessee for (i) the return of any
security deposit paid by Sublessee to Tenant, nor shall Sublessee be given
credit for any prepaid rental or other monetary consideration paid by Sublessee
to Tenant under said Sublease; (ii) any other claim or damage of any kind or
nature whatsoever by reason of or in connection with Landlord's termination of
said Lease and/or Sublease; and (iii) any default of Tenant under the Sublease.

Sublessee by entering into this Consent hereby accepts liability under the terms
of the Lease for all obligations of Tenant as if Sublessee had entered into the
Lease directly with Landlord and regardless of whether said obligations arose
from actions (or inaction) of Tenant prior to or following the Effective Date.

Upon the Termination of the Lease, whether Landlord has permitted Sublessee to
remain in the Leased Premises or if Landlord has not elected in writing prior to
the
<PAGE>

Consent To Sublease
Page 3

effective date of termination of said Lease to allow Sublessee to remain in the
Leased Premises as set forth above, said Sublease shall terminate co-terminously
with the effective termination of the Lease automatically, without notice, and
Sublessee and/or Tenant, jointly and severally, shall surrender the Leased
Premises to Landlord in good condition and repair and in the condition required
by the terms of the Lease as of the effective termination of the Lease, with
Landlord having no obligation or liability whatsoever to Sublessee by reason of
or in connection with any early termination of the Lease. In the event Sublessee
and/or Tenant fails to timely surrender the Leased Premises to Landlord in good
condition and repair and in the condition required by the terms of the Lease as
of the date the Lease terminates, Sublessee and/or Tenant, jointly and
severally, shall be liable to Landlord in such event for all damages sustained
by Landlord, including, but not limited to, loss of rental income, construction
and remodeling costs, attorney's fees and court costs resulting from or in
connection with Tenant's and/or Sublessee's failure to timely vacate the Leased
Premises and surrender the Leased Premises to Landlord in the required condition
as of the effective termination date of said Lease.

3. Assignment of Interests: In consideration of Landlord's consent to the
Sublease, Tenant irrevocably assigns to Landlord, as security for Tenant's
obligations under this Lease, all rent and income payable to Tenant under the
Sublease subject to the terms set forth hereon. Therefore Landlord may collect
all rent due under the Sublease and apply it towards Tenant's obligations under
the Lease. Landlord may also at any time following a default by Tenant require
lord that any security deposit paid by Sublessee to Tenant be paid by Tenant to
Landlord and Landlord shall hold such amount as an additional Security Deposit
under the terms of the Lease, Tenant and Sublessee agree to pay all rent and
income payable to Tenant under the Sublease to Landlord upon demand without
further consent of Tenant an Sublessee required; provided, however, that until
the occurrence of a default by Tenant under the Lease, Tenant shall have the
right to collect such rent. Tenant hereby irrevocably authorizes and directs
Sublessee, upon receipt of a written notice from Landlord, to pay to Landlord
the rents due and to become due under the Sublease upon the occurrence of tenant
default under the lease. Tenant agrees that Sublessee shall have the right to
rely on any such statement and request from Landlord, and that Sublessee shall
pay such rents to Landlord without any obligation or right to inquire as to
whether any default exists and notwithstanding any notice or claim from Tenant
to the contrary. Tenant shall have no right or claim against Sublessee or
Landlord for any such rents so paid by Sublessee to Landlord. It is further
agreed between the parties hereto that neither Tenant's assignment of such rent
and income, nor Landlord's acceptance of any payment of rental or other sum due
by Sublessee to Tenant under said Sublease, whether payable directly to Landlord
or endorsed to Landlord by Tenant, Shall in any way nor in any event be
construed as creating a direct contractual relationship between Landlord and
Sublessee, unless the parties expressly so agree in writing and such acceptance
shall be deemed to be an accommodation by Landlord to, and for the convenience
of Tenant and Sublessee. Any direct contractual agreement between Landlord and
Sublessee must be in writing.
<PAGE>

Consent To Sublease
Page 4

4.  Delivery Required' This Consent to Sublease shall only be considered
effective, and Landlord's consent to the Sublease given, when this Consent is
executed by Landlord, Tenant, and Sublessee, and returned to Landlord.

5.  Attorneys' Fees: If any party commences an action against any of the parties
arising out of or in connection with this Consent, the prevailing party or
parties shall be entitled to recover from the losing party or parties reasonable
attorneys' fees and costs of suit.

6.  Excess Rentals: Section 7.4 of the Lease provides that Tenant shall pay
Landlord fifty percent (50%) of the excess rentals as defined in the Lease until
the expiration of the sublease. Commencing on March 1, 2000, and until such time
as the terms of the sublease may be amended or the sublease terminated, excess
rentals in the amount of four thousand three hundred fifteen dollars ($4,315.00)
shall be due and payable on or before the first of each month. Tenant and
Sublessee agree not to change the terms of the sublease to reduce any payment
due to landlord without landlord's consent.

7.  Signage: Tenant will provide Landlord with detailed plans for any proposed
signage, which plans shall include a site plan indicating the location of the
proposed sign, dimensions and graphics.

IN WITNESS WHEREOF, Landlord, Tenant, and Sublessee have executed this Consent
on the respective dates below set forth to be effective as of the Effective Date
first above set forth.

AS LANDLORD:                               AS TENANT:
Renco Equities IV                          LSI Logic Corporation
a California partnership                   a Delaware corporation

By: /s/ XXX                                By:  /s/ XXX
   --------------------------                 --------------------------
    General Partner
                                           Title:_______________________

By:  /s/ XXX                               By:__________________________
   --------------------------
    General Partner                        Title:_______________________

Dated: February 17, 2000                   Dated: February 17, 2000
                --                                         --

AS SUBLESSEE:
@ Road Incorporated
a California corporation

By:  /s/ XXX
   --------------------------
<PAGE>

Consent To Sublease
Page 5

Title:  CHAIRMAN/CEO
      -----------------------

By:__________________________

Title:_______________________

Dated: February 17, 2000
                --<PAGE>

                                                                   EXHIBIT 10.11

                                    (Image)

                                   AGREEMENT

This Agreement entered into at Chennai this 16th day of November 1999 between
M/s Elnet Technologies Ltd., a company incorporated under provisions of the
Companies Act, 1956, with sole and main object of letting out space with high-
tech infrastructural facilities for software developers, having its registered
office at TS 140, Block 2 & 9, Elnet Software City, CPT Road., Taramani, Chennai
- 113 and hereinafter referred to as the First Party and M/s @Road India Pvt.
Ltd. a company incorporated under provisions of the Companies Act, 1956, having
its office at No.12, Raghavendra 1st Street, Sadashivanagar, Madipakkam, Chennai
-600091 hereinafter referred to as the Second Party. The terms First Party and
Second Party, wherever the occur, shall mean and include its successors in
office and assign WITNESSETH AS FOLLOWS:

WHEREAS the First Party is the owner of ELNET SOFTWARE CITY at TS 140, Block 2 &
9, CPT Road, Taramani, Chennai- 113.

WHEREAS the Second Party approached the First Party and offered to take the
space with facilities relating to the IV-2 Module on IV Floor of software block
consisting of an area of 4100 sq.ft.
<PAGE>

WHEREAS the duration of the agreement has been agreed for 3 years starting from
18/th/ November 1999

WHEREAS the First Party has agreed to commence the service of the facilities by
providing the required space.

WHEREAS after due negotiations, the First Party and the Second Party have agreed
to the following terms and conditions:

1.   The First party hereby agrees to grant permission to the Second party for
     the use of the IV-2 module consisting of an area of 4100 sq.ft. on the IV
     floor of Software Block situated at Elnet Software City at Taramani with
     the following high-tech infrastructural facilities on consideration of
     payment of compensation as per para 4 below by the second party:

          a)   Uninterrupted power supply (UPS)
          b)   Air conditioning
          c)   Adequate Diesel Generator backup
          d)   Water supply
          e)   Maintenance of common area
          f)   Security arrangements for the software city

2.   The First party agrees to rectify any disruption of uninterrupted power
     supply at the earliest with due consideration to disruption due to natural
     calamities and force majeure conditions.

3.   The Second Party is entitled to use the high-tech infrastructure to carry
     on software development and any other connected activities.

4.   The Second Party shall compensate the First Party during the first year of
     this agreement with an amount of Rs.1,51,700/- per month at a rate of
     Rs.37/- per sq.ft. for the module of 4100 sq.ft. and the said sum of
     Rs.1,51,700/- shall be payable by the Second Party to the First Party
     before 5th of every succeeding English Calendar month. Incase of default on
     payment of compensation on due dates, an amount of 1.5% of the outstanding
     arrears shall be compensated per month by Second Party till the date of
     clearing the arrears in full.

5.   Apart from the compensation payable, the electricity charges for the energy
     received from State Electricity Board (TNEB) and generator set shall be
     compensated by the Second Party for the actual consumption before 30th of
     every month at a prescribed rate which is at present at Rs.5.15 per unit
     and Rs.8.35 per unit respectively for TNEB supply and generated power
     supply. These rates are revisable in accordance with the revision of rates
     by TNEB and on account of change in generating cost.
<PAGE>

6.   In addition to the compensation and electricity charges as shown in para 4
     and 5 above, the Second Party shall also pay their share of common utility
     charges (such as common area lighting, maintenance of elevators etc.) every
     month on receipt of bills from the First party.

7.   The deposit of Rs.7,58,500/- (5 months' compensation) is to be paid by the
     Second Party to the First Party as interest free deposit. The deposit is
     refundable on termination of this indenture, after adjusting arrears of
     electricity charges, compensation and any other dues. The second party
     shall not be allowed to adjust payment of compensation, electricity charges
     and other dues from the deposit held with the first party.

8.   The Second Party shall not be entitled to assign the benefit of the
     facilities in the said premises either in whole or in part to any other
     party.

9.   The Second Party shall use the facilities for the purpose of its business
     as aforesaid and shall not store in the area any combustible or inflammable
     or dangerous materials and shall not carry on any business of illegal
     nature in the premises.

10.  The compensation is subject to an escalation of 10% from the beginning of
     the second year i.e. from the beginning of 13th Month. The escalation will
     be at the rate of 10% every year on the enhanced compensation rate till the
     expiry of this agreement.

11.  The Second Party shall bear the cost for breakage / damage other than those
     relating to normal wear and tear during the period of lease.

12.  Any amendment incorporating changes, if any, from time to time shall be
     given effect to with mutual consent.

13.  If the First Party finds that the second party has violated any of the
     terms and conditions, the First Party will have the right to discontinue
     the services being provided by them without any notice.

14.  The Second Party has the liberty to terminate this agreement by giving 3
     months' notice and on termination of the agreement, all facilities provided
     by the first party shall be withdrawn. The First Party has the liberty to
     terminate this agreement by giving 3 months' notice. However, in case of
     continuous default in payment for a period of 3 months or more by the
     second party, the first party reserves the right to terminate this
     agreement by giving a shorter notice of one month.
<PAGE>

15.  The First Party and Second Party hereby agree that all costs and expenses
     incidental to the preparation, execution, registration of this deed shall
     be payable by the Second Party. Other than the taxes and levies in
     respective of Software City, all other taxes and levies in respect of the
     business carried on by the Second Party will be borne wholly by the Second
     Party.

16.  The Second Party would arrange insurance cover and fire protection for the
     equipment placed by them on their own.

17.  The First Party hereby covenants to give the use of IV-2 module consisting
     of an area of 4100 sq.ft. on the IV floor of Software Block at Elnet
     Software City, Taramani, Chennai as stated in item no. 1 above

18.  The First Party and Second Party agree that the agreement shall be further
     renewable or otherwise at mutually agreed terms and conditions at the time
     of expiry of this agreement.

19.  All disputes will be subject to the Chennai Jurisdiction.

SCHEDULE
--------

The IV-2 module consisting of an area of 4100 sq.ft. on the IV floor of Software
Block at Elnet Software City, Taramani, Chennai-113

IN WITNESS WHEREOF THE FIRST PARTY AND THE SECOND PARTY have set their hands and
signatures on the day, month and year first written above.

WITNESS
-------
                          For ELNET TECHNOLOGIES LTD.

1.                            /s/ XXX

                          RAMESH CHANO MEENA, IAS
                              FIRST PARTY

                              /s/ XXX
2.                            SECOND PARTY

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