Document:

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                                                                     EXHIBIT 4.9

                                  TRANSLATION

                                TENANCY AGREEMENT

         Lessor (Party A)     : Shenzhen Shekou NanShui Enterprises Shareholding
                                Co. Ltd.
         Address              : NanShui Office Building, 11 Garden South Road,
                                Shekou
         Postal Code          : 518067
         Representative       :
         Address              :
         Postal Code          :

         Lessee (Party B)     : Jetcrown Industrial (Shenzhen) Limited
         Address              : 2/F, Block D, Wing Village Industrial Estate
         Postal Code          :
         Business Registration No. or Identity Card No.:
         Representative       :
         Address              :
         Postal Code          :

                  According to " Contract Law of People's Republic of China ",
"Law of City Property Management of People's Republic of China ", " Shenzhen
Special Economic Zone Leased Property Ordinance " and its executing regulations,
and through the sufficient negotiation of Party A and Party B, they signed this
contract.

         1.       Party A owns and leases the property situate at 2/F-5/F.,
                  Block E, Wing Village Industrial Estate, Garden South Road,
                  Shekou, Nanshan District, Shenzhen ( hereunder called the
                  leased property ) to Party B. The area of the leased property
                  is 4,094.00 square meters in total. The building has five
                  stories.

                  Title owner of the leased property: Shenzhen Shekou NanShui
                  Enterprises Shareholding Co. Ltd.; the legal purpose of the
                  leased property : factory.

         2.       The rental for the leased property is calculated based on
                  DOLLARS FIFTEEN RENMINBI (RMB15.00) per square meter per
                  month. The total monthly rental is DOLLARS SIXTY ONE THOUSAND
                  FOUR HUNDRED AND TEN RENMINBI (RMB61,410.00).

         3.       Party B should pay the first month's rental on or before 1 May
                  2003.Total amount is DOLLARS SIXTY ONE THOUSAND FOUR HUNDRED
                  AND TEN RENMINBI (RMB61,410.00).

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         4.       Party B should pay the rental to Party A before 15th of each
                  month. Party A should provide tax invoice to Party B upon
                  receiving the rental.

         5.       The rental period for the leased property starts from 1 June
                  2003 to 31 May 2007.

                  The aforementioned rental period should not exceed the
                  approved useful period of the land, any portion which exceeds
                  should become void. Any loss arise from this reason should be
                  treated according to the agreed terms; if nothing agreed in
                  the contract, Party A should bear the liability.

         6.       Party A should lease out the property for legal purpose.

                  Party B should use the property for legal purpose and cannot
                  change the purpose at his own discretion.

                  If Party B intends to change the legal purpose of the leased
                  property, he should get Party A's approval in writing. In
                  addition, he should submit the application for change of use
                  of property to the Property Management Department, according
                  to the relevant rules and regulations. The legal purpose can
                  be changed only after approval has been granted.

         7.       Party A should hand over the leased property to Party B before
                  1 May 2003 and handle the hand over procedure.

                  If Party A hand over the leased property later than the
                  aforementioned date, Party B can request to postpone the valid
                  date of this contract. Both parties should make this agreement
                  in writing and report to the Contract Registration Registry.

         8.       Upon the hand-over of the leased property, both parties should
                  ascertain the current conditions of the leased property and
                  its associated facilities; the relevant situations of the
                  associated assets and list out in the appendix of the
                  contract.

         9.       Upon Party A hand-over the leased property, he can request
                  Party B to pay a guarantee sum, which should not exceed three
                  months' rental, that is DOLLARS EIGHTY SEVEN THOUSAND RENMINBI
                  (RMB 87,000.00).

<PAGE>

                  Party A should provide a receipt to Party B when receiving
                  Party B's guarantee sum.

                  Party A will refund the guarantee sum under the following
                  conditions:

                  (1)      no damage on the structure of the leased property and
                           restore the original state of the property

                  (2)      no unpaid rental; management fee; water and
                           electricity charges; and charge for electrical lift

                  All the aforementioned conditions should be fulfilled.

                  Party A has the right not to refund the guarantee sum under
                  any of the following situations:

                  (1)      there is a damage on the structure of the leased
                           property and Party B refused to restore the original
                           state of the property

                  (2)      there is unpaid rental; management fee; water and
                           electricity charges; and charge for electrical lift

         10.      During the rental period, Party A shall be responsible to pay
                  for the property's landuse fees; the tax liabilities arise
                  under this lease and the rental management fees of the
                  property. Party B shall be responsible to pay the water and
                  electricity charges, sanitary expenses, house ( building )
                  management fee and all other expenses arising from leasing the
                  property on time.

         11.      Party A should make sure the leased property and its
                  associated facilities can fulfill the purpose of leasing and
                  make sure that its security complies with the relevant rules
                  and regulations.

                  If Party B suffers from personal or economical damage in the
                  leased property, which is due to Party A's mistake,
                  deliberately or not, Party B has the right to request for
                  compensation from Party A.

         12.      Party B should use the property and its associated facilities
                  in a reasonable manner. Party B is not allowed to engage in
                  unlawful activities in the leased property. Party A cannot
                  interfere or obstruct Party B if the latter engaged in normal
                  and reasonable use of the leased property.

         13.      During the rental period, not because of Party B's mistake, if
                  there is an occurrence of damage or out of order of the
                  property and its facilities which will prevent its safe and
                  normal use, Party B should inform Party A in time and carry
                  out effective measures to prevent the damage to become more
                  serious; Party A after receiving Party B's notice should carry
                  out repairs and maintenance works within one day or authorized
                  Party B to repairs on his behalf; if Party B cannot reach
                  Party A or Party A does not repair the property within the
                  stipulated time limit, Party B can repair it instead after
                  getting the certification of the agreement registration
                  authority.

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                  If the situation is in emergency, the repairs and maintenance
                  should be carry out at once, Party B should repairs on Party
                  A's behalf and inform Party A without delay.

                  The repairs expenses incurred under the two aforementioned
                  situations (including Party B repairs on Party A's behalf and
                  reasonable expenses for avoiding the damage to become more
                  serious ) should be borne by Party A. If Party B does not
                  fulfill the two aforementioned responsibilities, he has not
                  inform Party A in time or carry out effective measures and so
                  as to enlarge the loss, such enlargement of repair charges
                  should be borne by Party B.

         14.      If due to Party B's inappropriate and unreasonable use, there
                  is an occurrence of damage or out of order of the property and
                  its facilities, which will prevent its safe and normal use,
                  Party B should inform Party A in time and take the
                  responsibility to repair or provide compensation. If Party B
                  refuses to compensate or repair, Party A can repair on Party
                  B's behalf after getting the certification of the agreement
                  registration authority, the relevant expenses should be borne
                  by Party B.

         15.      During the tenancy period, Party A or B wants to alter, expand
                  or renovate the property, Party A and B should sign a separate
                  written agreement.

                  The aforementioned situation should get the approval of the
                  relevant department according to the regulations and the work
                  can be commenced after the approval has been granted.

         16.      During the rental period, Party B cannot sublet, partly or
                  wholly, the property to third party.

         17.      During the tenancy period, Party A wants to sell the property
                  either wholly or partly, he should give one month written
                  notice to Party B. Party B has the first priority to purchase
                  the property under the same conditions offered by the third
                  party.

                  When the property right has been transferred to a third party,
                  Party A has the responsibility to inform the new owner to
                  completed the contract as if the property right hasn't change
                  when signing the sales and purchase agreement.

         18.      During the tenancy period, the contract can be terminated or
                  amended under either one of the following conditions:

                  (1)      an occurrence of natural disasters or accident, and
                           as a result the contract cannot be completed;

                  (2)      the government decides to confiscate, purchase, or
                           make a requisition of the land on which the aforesaid
                           property builds and the property has to torn down as
                           a result;

<PAGE>

                  (3)      agreement between Party A and B through negotiations.

         19.      Party A can request Party B to provide a compensation of
                  DOLLARS SIXTY ONE THOUSAND FOUR HUNDRED AND TEN RENMINBI (RMB
                  61,410.00 ) for the loss suffered by him, under any of the
                  following situations:

                  (1)      Rental from Party B becomes overdue for 30 days ( 1
                           month ) or more;

                  (2)      Party B refuses to pay all kinds of expenses for more
                           than DOLLARS SIXTY ONE THOUSAND FOUR HUNDRED AND TEN
                           RENMINBI ( RMB61,410.00 ), which may cause loss to
                           Party A;

                  (3)      Party B engaged in illegal activities in the leased
                           property, damaged the benefits of the public and
                           others;

                  (4)      Party B altered the property's structure or its legal
                           purpose at his own discretion;

                  (5)      Party B violates the Item (14) of this agreement, he
                           refuses to take up the repairs liabilities or pay the
                           repair expenses, so that the leased property or its
                           facilities has a serious damage;

                  (6)      Party B renovates the property without getting the
                           agreement of Party A and the approval of the relevant
                           department;

                  (7)      Party B sublet the property to third party at his own
                           discretion.

                  Party A can request Party B to compensate the loss or request
                  Party B to bear the liability for breach of contract. In
                  addition, Party A can, according to the conditions to
                  terminate the contract or request Party B to amend the
                  contract terms.

         20.      Party B can request Party A to provide a compensation of
                  DOLLARS SIXTY ONE THOUSAND FOUR HUNDRED AND TEN RENMINBI (RMB
                  61,410.00 ) for the loss suffered by him, under any of the
                  following situations:

                  (1)      Party A delayed the handover of the property for more
                           than ten days;

                  (2)      Party A in breach of the section (1) of Contract Item
                           (11), as a result, the property cannot be used for
                           the purpose as stated before;

                  (3)      Party A in breach of the Contract Item (13), in other
                           words, he refused to bear the responsibility of
                           repair and maintenance or paid the related expenses;

                  (4)      Without the agreement of Party B and the approval of
                           the relevant government department, Party A carries
                           out the alteration, expansion, or renovation works.

                  Party B can request Party A to compensate the loss or request
                  Party B to bear the liability for breach of contract. In
                  addition, Party A can, according to the conditions to
                  terminate the contract ( Party B should inform Party A in
                  writing after receiving the compensation and hand-over the
                  property to Party A) or request Party A to amend the contract
                  terms.

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                  Party B is not required to pay the rental for the period from
                  informing Party A to the date of receiving the compensation
                  from Party A.

         21.      Upon the expiry of the contract, Party B should move out
                  within ten days of the expiry and then hand over the same to
                  Party A. Party B should make sure the leased property and its
                  associated facilities are in good conditions ( except the
                  normal depreciation ), and at the same time, Party B should
                  clear up all the expenses which should be borne by him and
                  completed all hand-over procedures.

                  Party B does not move out on time or hand over the property,
                  Party A has the right to get possession of the property and he
                  can charge a penalty of two times the rental for the period.

         22.      Upon the expiry of the tenancy agreement, if Party B wants to
                  renew the contract, he should inform Party A one month before
                  the expiry. If Party A continues to rent out the property,
                  Party B should be given a first priority to be the lessee
                  under the same conditions as offered by third party.

                  If both parties can reach an agreement on renewal, they should
                  sign a new contract, which should be re-registered with the
                  Contract Registration Registry.

         23.      Party A and B should take the initiative to comply with all
                  the terms of the contract. If either party is in breach of the
                  contract, he should bear the responsibilities according to the
                  terms stipulated in the contract.

         24.      If there is anything not provided in this contract, Party A
                  and B can make an agreement on this area and insert it in the
                  appendix. The contents of the appendix are part of the
                  contract, they are of equal validity with the contract after
                  signed and chopped by both parties.

                  During the tenancy period, if Party A and B reach an agreement
                  on the change of this contract, they should register the
                  change with the original Contract Registration Registry. The
                  agreement has the equal validity with the original contract
                  after registration.

         25.      If there shall be any dispute arising on the contract, it
                  should be solved by the discussions and negotiations of both
                  parties. If there shall be no agreement made in negotiation,
                  mediation can be made through the Contract Registration
                  Registry, if mediation does not work, they can request
                  arbitration from the Shenzhen Arbitrating Committee.

         26.      This contract takes effect after signed by two parties.

                  Party A and B should register this contract with the relevant
                  department within ten days of the effective date.

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         27.      This contract is written in Chinese.

         28.      This contract is made in four copies, each party will keep
                  one, one copy to Contract Registration Registry and the
                  remaining to the relevant department.

         Party A ( Signature & Chop):               < Signed >
         Authorized Representative:
         Contact Telephone No.:
         Bank Account No.:
         Authorized Agent ( Signature & Chop):

         Party B (Signature & Chop):         < Signed >
         Authorized Representative:
         Contact Telephone No.:
         Bank Account No.:
         Authorized Agent ( Signature & Chop):

         Register ( Signature & Chop ):

         Contract Registration Registry ( Signature & Chop):
                                                             30 May 2003<PAGE>

                                                                    EXHIBIT 4.10

                                   TRANSLATION

                                TENANCY AGREEMENT

         Lessor (Party A ) : Shenzhen Shekou East Empire Industrial Co. Ltd.
         Address           : No. 50 Wan Ha Road, Shekou
         "Leased Property Permit" : D14387
         Representative    :
         Address           :

         Lessee (Party B)  : Jetcrown Industrial (Shenzhen) Limited
         Address           : Block D, Wing Village Industrial Estate
         Business Registration No. or Identity Card No.:

                  According to " Shenzhen Special Economic Zone Leased Property
Ordinance " and its executing regulations, and through the sufficient
negotiation of Party A and Party B, they signed this contract.

The contents of the contract are as follows:

         1.       Party A owns and leases the property situate at 2/F-5/F., of
                  Block H, Wing Village Industrial Estate, Nan Shan District,
                  Shenzhen to Party B. The construction area is 4,120.00 square
                  meters in total.

         2.       The rental period for the said property is two years, starting
                  from 1 May 2001 to 30 April 2003.

         3.       Party B can use the property for industrial purpose. Party A
                  should make sure the leased property can be used for the
                  aforesaid purpose and comply with the relevant fire prevention
                  and security regulations of the country. In case Party B use
                  the property for the other purpose, the approval of Party A
                  should be sought. And Party B should complete all the
                  reporting and approval procedures in respect of the change of
                  property use according to the relevant legal regulations.

         4.       Party A should make sure the usage of the property as
                  mentioned in Term 3 above complies with the relevant rules and
                  regulations. On the other hand, Party B should make sure the
                  property usage complies with the rules as well during the
                  rental period.
<PAGE>

         5.       The rental for the property is calculated at DOLLARS FIFTEEN
                  AND CENTS FIFTY RENMINBI (RMB15.50) per square meter of
                  construction area per month. Total monthly rental is DOLLARS
                  SIXTY THREE THOUSAND EIGHT HUNDRED AND SIXTY RENMINBI
                  (RMB63,860.00). Rentals shall be paid on or before the 15th
                  day of each month.

         6.       Party A should hand over the property for Party B use. If the
                  hand over date is later than that of the aforementioned, Party
                  B is entitled to request to defer the effective date of the
                  agreement, both parties should provide this term in writing.

         7.       During the rental period, Party A shall be responsible to pay
                  for the property tax, landuse fees and the rental housing
                  management fees of the property. Party B shall be
                  responsible for the water, electricity, cleaning and
                  management charges and related charges.

         8.       For the first month, Party A pay on behalf of Party B for
                  those expenses should be borne by Party B. Party B should
                  repay the said sum within ten days after the first month of
                  usage. After that, Party B should prepay the said expenses.
                  The amount to be prepaid equals to the actual sum for the
                  previous month. The prepayment will be settled in next month.
                  Party A should provide relevant documents to support the
                  amount he collected. If Party B prepays the sum less than that
                  for the whole month, Party A has the right to request Party B
                  to do so. If Party B doesn't pay for a month, Party A is
                  entitled to stop the provision of the relevant facilities for
                  Party B's use. In case both parties provided otherwise, it
                  will follow their agreement.

         9.       This agreement sets out to provide the deposit guarantee. When
                  Party A hand over the property, he is entitled to collect a
                  guarantee sum. After receiving the guarantee sum from Party B,
                  Party A should provide receipt to Party B. Both parties should
                  take the initiative to comply with all the terms set out in
                  this agreement. If either party break the contract, then he
                  should bear the legal responsibilities arising from this
                  break.

         10.      Party A should ensure the security of the property and its
                  internal facilities complies to the relevant provisions of
                  rules and regulations. Party B should use the property in
                  normal way and protect the internal facilities of the property
                  and prevent any abnormal damage. Upon the expiry of the
                  agreement, Party B should hand over the property on time and
                  ensure the property and its facilities are in good conditions
                  ( except normal depreciation ), and should settle all those
                  expenses borne by Party B.

<PAGE>

         11.      During the rental period, if there is an occurrence of damage
                  or out of order of the property and its facilities which will
                  prevent its safe and normal use, Party B should inform Party A
                  in time and carry out effective measures; Party A after
                  receiving Party B's notice should carry out repairs and
                  maintenance works within fifteen days; if Party B cannot reach
                  Party A or Party A refuses to repair, Party B can repair it
                  instead after getting the certification of the agreement
                  registration authority. Party A should bear the expenses
                  arising from any maintenance (including those paid by Party B
                  on behalf) under this term.

         12.      If there is an occurrence of damage or out of order of the
                  property and its facilities which arising from Party B's
                  improper or unreasonable use, Party B should bear this
                  responsibilities and repair or provide compensation in time.
                  If Party B refuses to repair or compensate, Party A can repair
                  it on behalf of Party B after getting the certification of the
                  agreement registration authority. The repairs and maintenance
                  charges should be borne by Party B.

         13.      During the tenancy period, if Party A wants to alter, expand
                  or renovate the property because of needs, with the agreement
                  of Party B and approval of the relevant government department,
                  improvement works can be carried out then. Both parties should
                  sign a separate written agreement on this area. Similarly,
                  Party B can renovate the property with the agreement of Party
                  A and the approval of the relevant government department.
                  Regarding this area, a separate written agreement is required
                  as well.

         14.      Without the written agreement of Party A, Party B is not
                  allowed to sublet the property to third party either partly or
                  wholly. With Party A's agreement to sublet the property, Party
                  B should complete the registration procedures with the Leasing
                  Property Department. But the period of sublet should not be
                  longer than that of the original tenancy agreement made
                  between Party A and B. Party B should also make sure the third
                  party will not re-sublet the property to the fourth party.

         15.      During the tenancy period, Party A wants to sell the property
                  either wholly or partly, he should give one month notice to
                  Party B. Party B has the first priority to purchase the
                  property under the same conditions offered by the third party.
                  If the property right has been transferred to a third party,
                  Party A should make sure the new owner completed the contract
                  as if the property right hasn't change.

<PAGE>

         16.      During the tenancy period, the contract will be terminated
                  automatically under either one of the following conditions:

                  (1)      an occurrence of natural disasters or accident, and
                           as a result the contract cannot be completed;

                  (2)      the government decides to make a requisition of the
                           land on which the aforesaid property builds and the
                           property has to torn down as a result;

                  (3)      the "Leased Property Permit" of Party A becomes
                           void.

                  If termination of contract is due to (3) above, Party A should
                  indemnify Party B for any loss incurred.

         17.      Party A reserves the right to terminate the contract because
                  of either one of the following conditions. Party B should
                  indemnify Party A for any loss incurred by the latter because
                  of the termination of the contract.

                  (1)      Party B doesn't pay the rental for more than two
                           months;

                  (2)      The miscellaneous expenses should be paid by B
                           becomes overdue;

                  (3)      Without the permission of Party A and the relevant
                           government department, Party B change the use of the
                           property;

                  (4)      Party B in breach of the provision set out in Item
                           (12), in other words, he refused to bear the
                           responsibility of repair and maintenance or paid the
                           related expenses and as a result, the property
                           becomes serious damaged;

                  (5)      Without the written permission of Party A and the
                           relevant government department, Party B renovate the
                           property;

                  (6)      Without the permission of Party A, Party B sublet the
                           property to third party.

                  Party A terminates the contract based on the aforesaid
                  situations, he should order Party B to move out and take
                  possession of the property by giving a written notice. Any
                  remaining balance of the prepaid amount made by Party B should
                  be returned to Party B. But Party B has no right to request
                  the refund of rental deposit.

         18.      Party B reserves the right to terminate the contract because
                  of the following conditions. Party A should compensate Party B
                  for any loss incurred arising from the termination.

                  (1)      Party A delayed the handover of the property for more
                           than two months;

                  (2)      Party A in breach of the contract term (4), as a
                           result, the property cannot be used for the purpose
                           as stated before;

                  (3)      Party A in breach of the contract term (11), in other
                           words, he refused to bear the responsibility of
                           repair and maintenance or paid the related expenses,
                           and as a result, the property cannot be used for the
                           purpose as stated before;

<PAGE>

                  (4)      Without the agreement of Party B and the approval of
                           the relevant government department, Party A carries
                           out the alteration, expansion, or renovation works.

                  Party B terminates the contract because of the aforesaid
                  conditions, he should give a written notice to Party A and he
                  should move out at once. In this situation, Party B has the
                  right to request Party A to compensate two times of the rental
                  deposit, and refund the excess amount of the prepayment.

         19.      Upon the expiry of the tenancy agreement, if Party B wants to
                  renew the contract, he should inform Party A one month before
                  the expiry. If Party A continues to rent out the property,
                  Party B should be given a first priority to be the lessee
                  under the same conditions as offered by third party. If both
                  parties can reach an agreement on renewal, they should sign a
                  new contract which should be re-registered with the Contract
                  Registration Registry.

         20.      Upon the expiry of the contract, Party B should move out
                  within fifteen days of the expiry and then hand over the same
                  to Party A. Party B doesn't move out and hand over the
                  property, Party A can sue Party B through Court of People.

         21.      If Party B doesn't pay the rental, he should pay a delay
                  charge to Party A The delay charge should be number of days
                  times 5% of the monthly rental.

         22.      If Party B sublet wholly or partly of the property to third
                  party without getting the permission of Party A, he is then
                  required to pay an indemnity.

         23.      If either party do not comply with the terms of the contract,
                  and any loss of the other party arises from this, the party
                  who break the contract should indemnify the actual loss and
                  expected income of the victim party.

         24.      If both parties want to insert or delete terms, it can be made
                  in the Supplementary Clause. The provisions of Supplementary
                  Clause and the main contract are of equal validity. If there
                  shall be anything that is not provided for by this agreement,
                  the parties can make any supplement after negotiation, and the
                  supplement will of equal validity with the main contract only
                  after the certification of the Contract Registration Registry.

         25.      If there shall be any dispute arising through fulfillment, it
                  should be solved by the discussions and negotiations of the
                  parties. If there shall be no agreement made in negotiation,
                  mediation can be made through the Contract Registration
                  Registry or (1) request arbitration from the Shenzhen
                  Arbitrating Committee (2) raise a prosecution in People's
                  Court. (Both parties should choose either one of the above
                  two ways and tick as appropriate on the contract).

         26.      This contract is written in Chinese.

<PAGE>

         27.      This contract is made in five copies, Party A gets one copy
                  and Party B gets two copies and the remaining two will be kept
                  in the Contract Registration Registry.

         28.      This contract takes effect after signed by two parties.

         Party A (Signature & Chop):                  < Signed >
         Authorized Representative:
         Contact Telephone No.:
         Bank Account No.:
         Authorized Agent (Signature & Chop):

         Party B (Signature & Chop):          < Signed >
         Authorized Representative:
         Contact Telephone No.:
         Bank Account No.:
         Authorized Agent (Signature & Chop):

                                                      April 9, 2001

         Register (Signature & Chop):                 < Signed >

                                                      April 9, 2001

         Contract Registration Registry (Signature & Chop):         < Signed >
                                                                  April 11, 2001

<PAGE>

(APPENDIX)

1.       No. 8, No. 9, No. 22 and No. 26 of this contract will be deleted.

2.       After this contract takes effect, the original tenancy agreement signed
         in June 3, 1999 and August 23, 2000 will be superseded at the same
         time.

3.       Party B will owe Party A the total rental amounting to DOLLARS THIRTY
         TWO THOUSAND NINE HUNDRED AND SIXTY RENMINBI (RMB32,960.00) up to May
         1, 2001. Party B should settle the rental before April 30, 2001.

4.       Party B paid the guarantee sum amounting to DOLLARS ONE HUNDRED TWENTY
         ONE THOUSAND FIVE HUNDRED AND FORTY RENMINBI (RMB121,540) under the
         original contract will be used as the guarantee sum under this
         contract.

                              Chop of the register

This contract extends for one year, starting from May 1, 2003 to April 30, 2004.

                                 Chop of Party A

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