Document:

<PAGE>

                                                                   Exhibit 10.12

               ZHUHAI CITY STATE-OWNED LAND USE RIGHTS ASSIGNMENT

                  Zhu-Gui-Guo-Tu-He-Zi [Bonded] (2000) No. 003

                                    CONTRACT

                                  May 16, 2000

<PAGE>

                 STATE-OWNED LAND USE RIGHTS ASSIGNMENT CONTRACT

                  1. THE TWO CONCERNED PARTIES TO THIS CONTRACT

First Party (Assignor):    Zhuhai Bonded Area Management Committee
Legal Representative:      Li Xiang               Title:  Director
Address: Wanzai Hongwan, Zhuhai City, Guangdong Province
Postal Code:      519000            Telephone: 756-8825123

Second Party (Assignee):   OPLINK COMMUNICATIONS INC.
Legal Representative:      Liu Yanliang         Title:   Chairman of the Board
Address:          3475 North First Street       Telephone: 0756--3315530
                  San Jose, CA 95134, USA

         In accordance with the PEOPLE'S REPUBLIC OF CHINA STATE LAND
ADMINISTRATION ACT, the PEOPLE'S REPUBLIC OF CHINA URBAN REAL ESTATE
ADMINISTRATION ACT, and regulations of Guangdong Province and Zhuhai City
concerning state-owned land use rights, the two parties have concluded this
contract based on the principles of equity and mutual benefit.

         The land price contained in this contract is comprised of two parts:
land use rights assignment funds (i.e., compensated land use fees) and land
development cost funds (including land requisition compensation fees,
dismantling and moving compensation fees for buildings on the land, labor
resettlement compensation fees, municipal government facility matching fees and
land "six connections, one flat" development fees). The ratios thereof are 30%
and 70%.

         "Six connections and one flat": Electricity, telecommunications, water,
sewage, water drainage, roads, and leveled land.

                            2. LAND AND INTENDED USE

         1. Industrial-use land

         (1) First Party assigns the state-owned land use rights for land with
an area of 96794.30 square meters (this plot of land does not include
subterranean resources, buried objects and municipal government public
facilities) located in the Zhuhai Bonded Area (see Attachment 1) for the use of
Second Party (the formal red-line drawings shall be the standard for coordinates
and area).

         2. Land for Matching Residential Use

         (1) First Party assigns the state-owned land use rights for a plot of
land (this land does not include subterranean resources, buried objects and
municipal government public facilities) with area of 46849.35 square meters (see
Attachment 2) located outside the north gate of the Zhuhai Bonded Area for use
of Second Party (the formal red-line drawing shall be the standard for
coordinates and area).

         (2) The intended use for this plot of land is: only to serve as land
for the matching residence of Second Party's employees. If Second Party changes
to other use, First Party has the right to recover the land.
<PAGE>

         3. The total area of land for high technology industrial use and
matching residential use is 143643.66 square meters. Hereinafter, this shall be
referred to as "the Land."

                        3. LAND PRICE AND PAYMENT METHOD

         1. First Party agrees to assign the land use rights for the Land to
Second Party at RMB 100 YUAN for each square meter of used land area, when the
plot ratio is 1.0 or less than 1.0; if the plot ratio exceeds 1.0, fees for the
excess building area shall be charged at 80% of the land price.

         Plot ratio is calculated as follows: Total building area of buildings
on the ground surface divided by area of used land

         Land price calculation formula:

         Land price payable = (Total area of used land + area of buildings in
excess of 1.0 plot ratio x 80%) x basic land price. Because Second Party's plot
ratio is 1.0 or less than 1.0, the total land price payable by Second Party is
RMB 14,364,366 YUAN. Spelled out: RENMINBI Fourteen Million Three Hundred
Sixty-four Thousand Three Hundred Sixty-six YUAN exactly.

         2. Payment method: Whereas Second Party plans to develop the Land in
three stages, with developed land area in the first stage totaling 45000 square
meters (of which the developed land area for industrial use shall be 30000
square meters, and the developed land area for matching residential use shall be
15000 square meters); developed land area in the second stage shall total 45000
square meters (of which the developed land area for industrial use shall be
30000 square meters, and the developed land area for matching residential use
shall be 15000 square meters); developed land area in the third stage shall
total 53643.66 square meters (of which the developed land area for industrial
use shall be 36794.30 square meters, and the developed land area for matching
residential use shall be 16849.36 square meters); First Party agrees that Second
Party shall make payment in full of the land price for the Land in three
payments within 25 months of the date on which this contract takes effect, i.e.
by June 17, 2002. Specific payments shall be as follows:

         (1) Down payment: Within 30 days of the signing and taking effect of
this contract, i.e. by June 17, 2000, Second Party must pay to First Party the
land price for the land to be developed in the first stage of RMB 4,500,000 YUAN
(Four Million Five Hundred Thousand), as well as 20% of the land price for land
to be developed in the second stage (RMB 900,000 YUAN) and 20% of the land price
for land to be developed in the third stage (RMB 1,072,873.20 YUAN) for a total
of RMB 1,972,873.20 YUAN, to serve as a deposit for the land price for the
second and third stages. Thus, the down payment shall total RMB 6,472,873.20
YUAN. (Spelled out: Six Million Four Hundred Seventy-two Thousand Eight Hundred
Seventy-three YUAN and Twenty FEN)

         (2) Second payment: Within 13 months of the signing and taking effect
of this contract, i.e. by June 17, 2001, Second Party must pay to First Party
80% of the land price for the land to be developed in the second stage, i.e. RMB
3,600,000 YUAN. (Spelled out: Three Million Six Hundred Thousand YUAN exactly)

         (3) Third payment: Within 25 months of the signing and taking effect of
this contract, i.e. by June 17, 2002, Second Party must pay to First Party 80%
of the land price for the land to be developed in the third stage, i.e. RMB
4,291,492.80 YUAN. (Spelled out: Four Million Two Hundred Ninety-one Thousand
Four Hundred Ninety-two YUAN and 80 FEN)
<PAGE>

         3. First Party shall provide to Second Party red-line drawings and
construction land planning permits and construction land approvals for the used
land within 15 days after Second Party has paid the down payment in full.

         4. In the event that Second Party fails to pay the land price on
schedule in accordance with the contract, in addition to being unable to enjoy
the benefits stipulated in the preceding paragraph, an amount equivalent to 1.5%
of the owed land price shall be charged each month. Additionally, if First
Party's letter demanding payment is ineffective, First Party has the right to
rescind this contract and recover the land, shall not refund any land price
already paid, and may demand breach of contract damages. If First Party defaults
under this contract, then First Party must return in lump sum land price amounts
already paid by Second Party and assume corresponding breach of contract
liability.

         5. In addition to the payment of the land price as set forth in the
preceding paragraphs of this contract, Second Party must also pay deed taxes in
accordance with national and municipal government regulations.

         6. In accordance with applicable municipal government regulations, no
land use tariffs will be assessed.

                    4. TERM OF ASSIGNMENT OF LAND USE RIGHTS

         1. The term of assignment for the industrial use land of the Land is
fifty years, and the term of assignment for the matching residential use land is
seventy years, calculated beginning from the date on which the "Construction Use
Land Approval Document" was issued. If Second Party needs to extend or shorten
the term of use, it may be extended or shortened upon approval, whereupon the
land price shall be correspondingly adjusted in accordance with the extended or
shortened term.

         2. Prior to the expiration of the term of use confirmed above, the use
rights for the Land obtained by Second Party will not be recovered;

In accordance with the related laws and regulations of the state, urban
planning and social and public benefit needs, the land use rights for the Land
may be recovered in advance according to legal procedures, and corresponding
compensation shall be given in accordance with Second Party's actual term of use
and actual Land development circumstances.

                          5. CONSTRUCTION REQUIREMENTS

         1. First Party shall provide permanent "six connections and one flat"
matching land facilities, but, because First Party is currently in the process
of constructing municipal government facilities, upon completed payment of the
down payment on the part of Second Party, First Party shall (1) within 90
fair-weather working days (excluding natural disasters), turn over to Second
Party complete industrial use land that has three connections and one flat and
is developable and usable; (2) within 120 fair-weather working days (excluding
natural disasters), turn over to Second Party complete matching residential land
that has three connections and one flat and is developable and usable, in order
to satisfy the temporary water, electricity and road connection needs for
production and construction, and shall offer Second Party coordination and
assistance with respect to development thereof.

         2. Construction requirements for the Land shall be based on the
"Construction Design Essentials" issued by First Party, which must not be
arbitrarily modified; if Second Party requires modification, Second Party must
report such changes to First Party for new approval; in the event that such
<PAGE>

modifications involve changes to the intended use of the Land and the plot
ratio, Second Party must further execute a modification agreement to the land
use rights assignment contract with First Party, and correspondingly adjust the
land price.

         3. Second Party shall begin construction to develop the Land within the
Begin Construction Deadline as stipulated in the "Construction Land Approval
Document." In the event of failure to begin construction and development for one
year after the Begin Construction and Development deadline has expired, First
Party may assess an idle land fee equivalent to 3% of the original total
assignment land price; in the event of failure to begin construction and
development for two years after the Begin Construction and Development deadline
has expired, First Party may recover the land use rights for the Land without
compensation. If the beginning of construction and development is delayed as the
result of natural disaster or other FORCE MAJEURE factors, Second Party shall
present written application, and, upon approval by First Party, shall be
permitted to extend the deadline in accordance with such approval.

         4. Under the precondition of not damaging the facilities constructed by
Second Party on the Land or the normal production of Second Party, Second Party
consents to the construction or pass-through of municipal government facilities
within the used land red-line area on the part of the government in accordance
with overall urban planning, without requiring the payment of any compensation
to Second Party. If the facilities constructed by Second Party on the Land or
Second Party's normal operations are damaged, Second Party is entitled to claim
damages from the government.

         (1)  Municipal government electricity, telecommunications, power
              cables, power cable ditches;
         (2)  Municipal government water supply and drainage and sewage
              pipelines;
         (3)  Municipal government planned roads, etc.

         5. Second Party agrees to simultaneously construct the following public
benefit projects within the used land red-line area, and agrees to provide them
for use free of charge.

         (1)          None                    ;
            ----------------------------------
         (2)          None                    ;
            ----------------------------------

             6. TRANSFER, LEASE AND HYPOTHECATION OF LAND USE RIGHTS

         Transfer, lease and hypothecation of land use rights shall be handled
in accordance with the GUANGDONG PROVINCE SPECIAL ECONOMIC REGION LAND
ADMINISTRATION ORDINANCE.

         1. The following conditions must exist simultaneously in the event of
transfer (including sale, exchange or gifting) of land use rights:

         (1)  All land prices are paid in full;
         (2)  Land use certificate has been obtained;
         (3)  Apart from the land price, capital invested in development and
              construction has reached 25% or more of the total investment
              amount stipulated in the contract.

         2. In the event of transfer, lease or hypothecation of land use rights,
the two concerned parties must execute a contract, until [sic?] First Party
completes modification procedures, and taxes and fees are paid in accordance
with government regulations.

         3. In the event of transfer, lease or hypothecation of land use rights,
neither party may violate the rights, obligations or effective term stipulated
in the contract. If such violations occur, such transfers,
<PAGE>

leases or hypothecations shall be invalid, and the Zhuhai Municipal State Land
Planning Bureau shall administer corresponding penalties until the land use
rights for the Land are recovered.

                         7. EXPIRATION OF LAND USE TERM

         1. When the land use term expires, in the event that the user of the
land requires continued use of the land, said user should apply to renew the
term one year prior to expiration. Unless the Land is recovered based on social
or public benefit needs, this will generally be approved. In the event renewal
is approved, Second Party must execute a new Land Use Rights Assignment Contract
with First Party, pay land prices and complete land use rights registration
procedures.

         2. When the land use term expires, in the event that the user of the
land has not applied for renewal or, despite having applied for renewal, has not
obtained approval in accordance with regulations, the land use rights shall be
recovered by the state without compensation. The user of the land shall turn in
the land use certificate, and shall complete cancellation procedures and
registration.

                                    8. OTHER

         1. This contract shall take effect beginning on the date on which the
two parties have signed and affixed their seals to it. Default on the part of
either party under the contract shall be handled in accordance with the related
laws of China, and economic losses incurred by the observant party shall be
compensated. If disputes arise between the two parties as the result of the
contract, said disputes shall be resolved through friendly negotiations. Should
negotiations fail to resolve such disputes, suit may be filed with the People's
Court, or the disputes may be turned over to the China International Economic
Trade Arbitration Commission for resolution through arbitration.

         2. The building density for industrial-use land in industrial projects
shall be 40% or lower. The building density for matching residential-use land
shall be 35% or lower.

         3. Supplementary contracts shall be executed by the two parties based
on the principles of sincerity and openness with respect to matters not covered
in this contract. Supplementary contracts shall have equal legal effect with
this contract.

         4. There are eight identical copies of this contract, two to be held by
each of the two parties, and four copies for the files of the Zhuhai City State
Land Planning Bureau.
<PAGE>

         First Party:      Zhuhai Bonded Area Management Committee
                           (seal) Zhuhai Bonded Area Management Committee

                           Legal Representative: /s/  Li Xiang

         Second Party:     OPLINK COMMUNICATIONS, INC.
                           -------------------------------

                           (seal)

                           Legal Representative: Liu Yanliang

                  Signed May 16, 2000 at HONG KONG.<PAGE>

                                                                   Exhibit 10.13

                                    SUBLEASE

1.       PARTIES. This Sublease ("Sublease") dated March 1, 2000, is entered
into by and  between  Oplink ("Sublessee"), and Steag RTP Systems.
("Sublessor").

2. MASTER LEASE. Sublessor, as tenant, is leasing from Carlyle Fortran Trust,
a California limited partnership, as landlord ("Master Lessor"),
approximately 152,865 square feet of leasable area, consisting of the
following locations: 4425, 4423 and 4415 Fortran Court (comprising Buildings
B and C) in the City of San Jose, California (collectively, the "Premises"),
on the terms and subject to the conditions of that certain Lease Agreement
dated July 21, 1995 as modified by the First Amendment dated October 6, 1995
and the Second Amendment dated December 3, 1997 (collectively, "Master
Lease"). A copy of the Master Lease is attached hereto, marked Exhibit "A".
The Premises are located within a complex that includes the Premises and
related driveways, parking areas and appurtenant fixtures and improvements
(collectively, the "Property").

3.       PROVISIONS CONSTITUTING SUBLEASE.

         3.1       This Sublease is subject to all of the terms and
conditions of the Master Lease, except for those provisions of the Master
Lease that are directly contradicted by this Sublease in which event this
Sublease shall control over the Master Lease. Sublessee shall assume and
perform the obligations of Sublessor as lessee under the Master Lease to the
extent such terms and conditions are applicable to the Sublease Premises
(hereinafter defined). Subleassee shall not commit or permit to be committed
on the Sublease Premises any act or omission that shall violate any term or
condition of the Master Lease. Sublessor and Sublessee each agree that they
will not do, or permit their respective agents, employees or contractors to
do, anything which would constitute a violation or breach of any of the
terms, conditions or provisions of the Master Lease or which would cause the
Master Lease to be terminated or forfeited.

         3.2 Except for paragraphs 2, 3, 4.B, 4.E, 4P, 5, 7.D, 23, 25.C, 37,
39.B, 39.L, 40 and 41 of the original Lease Agreement; Exhibit "C" (Improvement
Agreement) to the original Lease Agreement; paragraphs 3, 4, and 5 of the First
Amendment; and paragraphs 2, 3, 4, 5, 6, 7, 10 and 11 of the Second Amendment,
all of the terms and conditions contained in the Master Lease are incorporated
herein as terms and conditions of this Sublease, and along with all of the
following paragraphs set forth herein shall be the complete terms and conditions
of this Sublease. All references in the Master Lease to the "Lease" or "lease"
shall be deemed to refer to this Sublease, all references in the Master Lease to
the "Premises" shall be deemed to refer only to the Sublease Premises hereunder,
and all references in the Master Lease to "Landlord" and "Tenant" shall be
deemed to refer to Sublessor and Sublessee, respectively, except that any
reference to "Landlord" in paragraphs 13 (except that Master Lessor shall retain
responsibility for making any alteration, addition or change to the Common Area
required by law as provided therein), 18, 19, 39.D, 39.G, 39.J shall be deemed
to refer to both Master Lessor and Sublessor, and any reference to "Landlord" in
paragraphs 8.C (except that Sublessee shall reimburse Sublessor for Sublessee's
Pro Rata Share of the cost of such insurance procured and maintained by Master
Lessor), 10.A, 10.B, 11, (except that Sublessee shall pay to Sublessor its Pro
Rata Share of Common Area Charges as provided in paragraph 12), 16, 21, 27, 28,
31.B, 32, 38 shall be deemed to refer to Master Lessor only. Notwithstanding
anything to the contrary contained

                                       1.
<PAGE>

herein, with respect to work, services, maintenance and repairs, or the
performance of other obligations required of Master Lessor under the Master
Lease, Sublessor shall be obligated to request the same, on request in
writing by Sublessee, and to use commercially reasonable efforts to obtain
the same from master Lessor. Sublessor shall cooperate with Sublessee as may
be required to obtain from Master Lessor any such work, services, maintenance
and repairs, or the performance of any of Master Lessor's other obligations
under the Master Lease.

4.       SUBLEASE PREMISES. Sublessor leases to Sublessee, and Sublessee
hires from said Sublessor, the premises consisting of approximately 38,284
square feet, situated in the City of San Jose, County of Santa Clara, State
of California, and located at 4415 Fortran Court (the "Sublease Premises") as
more particularly shown on Exhibit "B". The Sublease Premises constitutes a
portion of Building C referenced above (the "Building"). The rentable area of
the Sublease Premises is an estimate, subject to verification and amendment
by an architect mutually acceptable to the parties prior to the Commencement
Date, calculating the square footage on the basis of BOMA standard methods.
Any change in square footage (and resulting change in rent or Sublessee" Pro
Rata Share) shall be set forth in a written amendment to this Sublease signed
by both parties.

5.       TERM.

         5.1       COMMENCEMENT AND TERMINATION DATES. The term of this
Sublease shall be for the period of time commencing on March 15, 2000
("Commencement Date") and terminating on October 29, 2002, or on such earlier
date of termination as provided herein.

         5.2       EARLY ENTRY. Sublessor shall permit Sublessee to enter the
Sublease Premises prior to the Commencement Date in order to commence space
planning and design and to install Sublessee's furniture, cabling,
communication systems, equipment and furnishings, provided that such
occupancy shall be subject to all of the provisions of this Sublease,
excluding the Base Rent and Additional Rent. Early entry into the Sublease
Premises shall not advance the Termination Date. Sublessee shall, prior to
entering the Sublease Premises, deliver to Sublessor certificates of
insurance evidencing the policies required of Sublessee under this Sublease.
Notwithstanding the foregoing to the contrary, if Sublessor commences
business operations within the Sublease Premises prior to the Commencement
Date, then the Base Rent and Additional rent shall be payable from such
earlier date.

         5.3       CONDITION OF PREMISES. Sublessor and Sublessee agree that
the Subleased premises include existing interior improvements. Sublessee
hereby accepts the Sublease Premises in its "AS-IS" condition existing as of
the date Sublessee occupies the Sublease Premises, subject to all applicable
zoning, municipal, county and state laws, ordinances and regulations
governing and relating to the use of the Sublease Premises, and accepts this
Sublease subject thereto and to all matters disclosed thereby and by any
exhibits attached hereto. Sublessee acknowledges that neither Sublessor nor
Sublessee's agent, nor the Broker has made any representations or warranty as
to the suitability of the Sublease Premises for the conduct of Sublessee's
business.

                                       2.
<PAGE>

6.       RENT.

         6.1       RENT. Sublessee shall pay to Sublessor at the address
below as Base Rent, $47,855.00 per month. Delivered along with this Sublease
is Subleasee's check in the amount of $1,507,432.50, which is Sublessee's
rent obligation for the entire 31 1/2 month term of the Sublease.
Additionally, Sublessee shall pay to Sublessor Sublessee's Pro Rata Share of
the operating expenses for the building.

         6.2       OPERATING EXPENSES. In addition to the Base Rent,
Sublessee shall pay, as "Additional Rent," a proportionate share of all costs
and expenses which are defined as "Additional Rent" in Paragraph 4.D of the
Master Lease, and which are assessed to Sublessor under the Master Lease. As
used in this Sublease, the term "Sublessee's Pro Rata Share" shall mean a
fraction, expressed as a percentage, the numerator of which is the number of
square feet of floor space contained in the Sublease Premises and the
denominator of which is the number of square feet of floor space contained in
the Premises. As of the commencement date of this Sublease, Sublessee's Pro
Rata Share is 12.95%. Sublessee's Pro Rata Share may be revised from time to
time depending on any change in the square footage of the Premises.

7.       USE. The Premises shall be used and occupied only for office, R&D,
light manufacturing, distribution and warehousing, and for no other purpose.

8.       RIGHT OF FIRST REFUSAL. In the event the Sublessee is not in default
of this Sublease, Sublessee shall have a one-time right of first refusal to
lease the space at 4423 Fortran Drive comprising approximately 38,284 square
feet ("First Refusal Space"), subject to the approval of Master lessor, on
the same terms and conditions as contained in this Sublease, save that rent
shall be the then Fair Market Rental Rate, as defined below. Upon written
notice from the Sublessor of the availability of 4423 Fortran Drive,
Sublessee shall have five (5) days to exercise its right of first refusal,
whereupon Sublessor and Sublessee will enter into a new lease for the First
Refusal Space ("New Lease"). Promptly following the exercise of the right of
first refusal, the parties shall meet and endeavor to agree upon the Fair
Market Rental Rate of the First Refusal Space as of the first day of the New
Lease. If within thirty (30) days after the exercise of the right of first
refusal, the parties cannot agree in the Fair Market Rental Rate, the parties
shall submit the matter to binding appraisal in accordance with the following
procedure: Within sixty (60) days after exercise of the right of first
refusal, the parties shall either (a) jointly appoint an appraiser for this
purpose or (b) failing this joint action, separately designate a
disinterested appraiser. No person shall be appointed or designated an
appraiser unless he or she has at least five (5) years experience in
appraising major commercial property in Santa Clara County and is a member of
a recognized society of real estate appraisers. If, within thirty (30) days
after their appointment, the two appraisers reach agreement on the Fair
Market Rental Rate, that value shall be binding and conclusive upon the
parties. If the two appraisers thus appointed cannot reach agreement on the
question presented within thirty (30) days after their appointment, the
appraisers thus appointed shall appoint a third disinterested appraiser
having like qualifications. If within thirty (30) days after the appointment
of the third appraiser, a majority of the appraisers agree on the Fair Market
Rental Rate, that value shall be binding and conclusive upon the parties. If
within thirty (30) days after the appointment of the third appraiser, a
majority of the appraisers cannot reach agreement on the question presented,
then the three appraisers shall each submit their independent appraisal to
the parties, and the appraisal farthest from the median of the three

                                       3.
<PAGE>

appraisals shall be disregarded and the mean average of the remaining two
appraisals shall be deemed to be the Fair Market Rental Rate of the First
Refusal Space as of the first day of the New Lease and shall be binding and
conclusive upon the parties. Each party shall pay the fees and expenses of
the appraiser appointed by it and shall share equally the fees and expenses
of the third appraiser. If the two appraisers appointed by the parties cannot
agree on the appointment of the third appraiser, they or either of them shall
give notice of such failure to agree to the parties and if the parties fail
to agree upon the selection of such third appraiser within ten (10) days
after the appraisers appointed by the parties give such notice, then either
of the parties, upon notice to the other party may request such appointment
by the American Arbitration Association, or on its failure, refusal or
inability to act, may apply for such appointment to the presiding judge of
the Superior Court of Santa Clara County, California.

9.       BROKERS. Sublessor and Sublessee each represent to the other that
they have only dealt with Cushman & Wakefield of California, Inc.
("Sublessor's Broker") and Colliers International ("Sublessee's Broker") in
connection with this Sublease transaction. Sublessor and Sublessee shall each
indemnify, defend and hold the other harmless from and against any and all
liabilities or expenses, including attorneys' fees and costs, arising out of
or in connection with any claims for commissions or fees made by any other
broker or individual who represented or claims to have represented the
indemnifying party in connection with this Sublease.

10.      COMMISSION. Upon execution of this Sublease, Sublessor shall pay the
real estate commission for this transaction as agreed upon between Sublessor
and Sublessor's Broker per separate agreement.

11.      PARKING. Sublessee shall have the non-exclusive right to use
Sublessee's Pro Rata Share of the parking spaces in the Common Area as
designated from time to time by Master Lessor.

12.      COVENANT OF QUIET ENJOYMENT. Subject to the terms of this Sublease
and the Master Lease, Sublessor represents that if Sublessee performs all the
provisions in this Sublease to be performed by Sublessee, Sublessee shall
have and enjoy throughout the term of this Sublease the quiet and undisturbed
possession of the Premises.

13.      REPRESENTATIONS AND WARRANTIES OF SUBLESSOR. Sublessor represents
and warrants to Sublessee that as of the date of this Sublease, (i) the
Master lease is the entire agreement between Master Landlord and Sublessor
regarding the Premises, and the Master Lease has not been amended or modified
except as expressly set forth in this Sublease, (ii) Master Landlord and
Sublessor are not in breach or default of any of the provisions of the Master
lease, and (iii) the Master Lease is in full force and effect. At Sublessee's
request, Sublessor shall recertify each of the foregoing representations and
warranties as of the Commencement Date of this Sublease.

14.      NOTICES. Any notices required or desired to be given under this
Sublease shall be in writing, shall be personally served, delivered by
overnight courier, facsimile or United States registered or certified mail
and shall be addressed as set forth below. Any notice so given shall be
deemed to be delivered or made on (i) the date personal service is effected,
(ii) the same day if sent by facsimile transmission which if sender has
confirmation of successful transmission to

                                       4.
<PAGE>

recipient by 5:00 p.m. Pacific Standard Time, provided that a copy is
deposited in the United States mail, postage prepaid, (iii) the next business
day if sent by overnight courier or by facsimile transmission, or (iv) the
second business day after the same is deposited in the United States Mail as
registered or certified with postage thereon fully prepaid. Either party may
change its address by giving written notice thereof to the other in
accordance with the provisions of this paragraph. As of the date of this
Sublease, the addresses of the parties are as follows:

<TABLE>
<S>                          <C>                                   <C>                 <C>
         SUBLESSOR:            STEAG RTP Systems                       SUBLESSEE:
                               4425 Fortran Drive                                       --------------------------
                               San Jose, CA 95134-2300
                               Attn:  Ms. Anita Gat                                     --------------------------

                                                                                        --------------------------
                                                                                        Attn:
                                                                                              --------------------
</TABLE>

15.      MASTER LESSOR'S CONSENT. Sublessee acknowledges that this Sublease
is subject to the consent of Master Lessor under the Master Lease. Sublessor
shall use diligent efforts to obtain such consent as soon as reasonably
possible following execution of this Sublease by Sublessor and Sublessee.
Accordingly, this Sublease shall not be effective unless and until Master
Lessor's consent has been executed by Master Lessor. Sublessor shall have no
liability whatsoever to Sublessee, however, if Sublessor is unable to obtain
such consent from Master Lessor.

SUBLESSEE:                                        SUBLESSOR:
-----------------------------                     STEAG RTP SYSTEMS

By:   /s/ Joseph Liu                              By:    /s/ illegible
   --------------------------                        -------------------------
Title:    Joe Liu                                 Title:    President
      -----------------------                           ----------------------
Date:                                             Date:
     ------------------------                          -----------------------

                              MASTER LESSOR CONSENT

Consent by Master Lessor: The undersigned, Lessor under the Master Lease in
Exhibit "A", hereby consents to the subletting of the Premises described
herein on the terms and conditions contained in this Sublease. This consent
shall apply only to this Sublease and shall not be deemed to be a consent to
any other Sublease.

MASTER LESSOR:

By:
   -----------------------------
Title:
      --------------------------
Date:
     ---------------------------

                                       5.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}]]