Document:

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                                                                   Exhibit 10.25

                      SECOND AMENDMENT TO GUARANTY LEASE
                      ----------------------------------

     THIS SECOND AMENDMENT TO GUARANTY OF LEASE (this "Second Amendment to
Guaranty") is made as of July 26, 2000, by and between EOP-10960 Wilshire,
L.L.C., a Delaware limited liability company, doing business in California as
EOP-10960 Wilshire, LLC, a Delaware limited company ("Landlord") and The News
Corporation Limited, a South Australian corportion, and New Publishing Australia
Limited, a Delaware corporation (collectively, "Guarantor").

                               R E C I T A L S:
                               ---------------

     WHEREAS, the 10880 Property Corporation, a Delaware corporation,
predecessor-in-interest to Landlord, and Saban Entertainment, Inc., a Delaware
corporation ("Tenant"), entered into that certain Office Lease, dated July 17,
1995, as amended by that certain First Amendment to Lease ("First Amendment"),
dated August 1, 1997; that certain Second Amendment to Lease (the "Second
Amendment") dated December 31, 1998; that certain letter agreement dated January
26, 1998 (the "First Letter Agreement") and that certain First Amendment to
Guaranty dated January 26, 1998 (the "First Amendment to Guaranty")
(collectively, the "Lease") concerning premises located at 10960 Wilshire
Boulevard, in the City of Los Angeles, County of Los Angeles, State of
California;

     WHEREAS, Guarantor executed that certain Guaranty of Lease, dated August 1,
1997 (the "Guaranty"), in favor of Beacon Properties, L.P., a Delaware limited
partnership ("Beacon"), predecessor-in-interest to Landlord, as a condition
precedent to Beacon's execution of the First Amendment;

     WHEREAS, Landlord and Tenant desire to enter into that certain interim
agreement, dated as of the date hereof (the "Interim Agreement"); and

     WHEREAS, Landlord would not execute the Interim Agreement if Guarantor did
not execute and deliver this Second Amendment to Guaranty.

                               A G R E E M E N T
                               -----------------

     NOW, THEREFORE, for and in consideration of the execution of the foregoing
Interim Agreement by Landlord and Tenant and as a material inducement to
Landlord to execute said Interim Agreement, Landlord and Guarantor agree as
follows:

     1.   Maximum Liability Amount.  Section 23 of the Guaranty is hereby
deleted in its entirety and is replaced with the following:

               "23. Limitation of Aggregate Liability.  The aggregate
                    ---------------------------------
          liability of the Guarantor under this Guaranty shall be
          limited to $6,608,653.24 (the "Maximum Liability Amount").
          Notwithstanding the foregoing, provided that an Event of
          Default is not then in existence under the Lease, on each
          of July 17, 2001 and
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          July 17, 2002, the Maximum Liability Amount under this
          Guaranty shall be reduced on a straight line basis, in
          two (2) equal installments. Notwithstanding anything
          to the contrary set forth in this Guaranty, the
          Maximum Liability Amount under this Guaranty (A) shall
          not be reduced by amounts recovered or collected by
          Landlord from Tenant or Guarantor, to the extent such
          amounts are reimbursement for (i) expenses incurred by
          Landlord in collecting or attempting to collect
          amounts due Landlord under the Lease or this Guaranty,
          including, but not limited to, attorneys' fees and
          costs, and (ii) late charges and interest due under
          the Lease, and (B) shall not decrease as set forth
          above if, as of the date of any schedule decrease, an
          Event of Default exists under the Lease, provided
          that upon the cure of any such Event of Default, at
          that time, the Maximum Liability Amount under this
          Guaranty shall be appropriately reduced as if such
          default had not occurred."

     2.   Reaffirmation. By its execution of this Second Amendment to the
Guaranty, the undersigned hereby consent to the Interim Agreement, and hereby
reaffirms its obligations pursuant to the Guaranty, as modified hereby, with
respect to the Lease, as modified by the Interim Agreement.

     3.   No Further Modification. Except as specifically set forth in this
Second Amendment to Guaranty, all of the terms and provisions of the Guaranty
are unmodified and shall remain in full force and effect.

                                       2
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     IN WITNESS WHEREOF, Landlord and Guarantor have executed this Second
Amendment to Guaranty as of the day and year first above written.

                                      "LANDLORD":

                                      EOP-10960 WILSHIRE, L.L.C., a Delaware
                                      limited liability company

                                      By:  EOP-Operating Limited Partnership, a
                                           Delaware limited partnership, its
                                           sole member

                                           By:  Equity Office Properties Trust,
                                                a Maryland real estate
                                                investment trust, its managing
                                                general partner

                                                By:   /s/ Peter H. Adams
                                                      --------------------------
                                                Name  PETER H. ADAMS
                                                      --------------------------
                                                Title Senior Vice President
                                                      --------------------------

                                      "Guarantor"

                                      THE NEWS CORPORATION LIMITED, a South
                                      Australian Corporation

                                      By: /s/ Laura O' Leary
                                         ---------------------------------------
                                          LAURA O'LEARY

                                          Its:  Secretary

                                      NEWS PUBLISHING AUSTRALIA LIMITED, a
                                      Delaware corporation

                                      By: /s/ Paula Wardynski
                                         ---------------------------------------
                                          PAULA WARDYNSKI

                                          Its:  Vice President

                                       3<PAGE>

                                                                   Exhibit 10.27

June 10, 1998

Mr. Vince Vallerdita
Valencia Studios West
26030 Avenue Hall
Valencia, California 91355

Re:  Valencia Studios West / Stages 3, 4 & 5

Dear Vince:

Reference is hereby made to the fully executed lease agreement ("Agreement")
dated January 5, 1994, by and between Valencia Studios West (successor-in-
interest to Magic Movie Studios of Valencia) and Saban Entertainment, Inc.

The parties hereby agree to amend the Agreement by adding the following
paragraph as section 2.3:

     2.3  Extended Term. SABAN and MMSV agree to extend the term
          -------------
     of the lease for an additional period of one year commencing
     on January 20, 1999, and continuing through and including
     January 19, 2000, at the monthly rental rate of $44,669.85.
     SABAN shall have the option to extend the term of the lease
     for an additional period of one year commencing on January
     20, 2000, and continuing through and including January 19,
     2001, at the monthly rental rate of $46,903.34.

Except as expressly set forth herein, the Agreement is hereby ratified and
confirmed.

AGREED TO AND ACCEPTED:                  AGREED TO AND ACCEPTED:

VALENCIA STUDIOS WEST                    SABAN ENTERTAINMENT, INC.

By: /s/ Vince Vallerdita    6/10/98      By: /s/ Mel Woods             6/23/98
   ----------------------------------       ------------------------------------
   VINCE VALLERDITA                           MEL WOODS

Its:                        Date         Its: President                  Date<PAGE>

                                                                   Exhibit 10.28

            SECOND ADDENDUM TO PRODUCTION FACILITY AGREEMENT DATED
                        JANUARY 5, 1994 BY AND BETWEEN
                   MAGIC MOVIE STUDIOS OF VALENCIA, LTD. AND
                           SABAN ENTERTAINMENT, INC.

The fully executed lease agreement ("Agreement") dated January 5, 1994 by and
between Valencia Entertainment International (successor-in-interest to Valencia
Studios West, the successor-in-interest to Magic Movie Studios of Valencia,
hereafter "Valencia") and Saban Entertainment, Inc. ("Saban") is hereby
incorporated by reference.

The parties hereby agrees to amend the Agreement by adding the following terms
and conditions:

1.  Extended Term.  Saban and Valencia agree to extend the term of the lease for
    -------------
an additional period of one (1) year commencing on January 1, 2000, and
continuing through and including December 31, 2000, at-the monthly rental rate
of Forty-Six Thousand Nine Hundred Three Dollars and Thirty-Four Cents
($46,903.34).

2.  Extended Options.  Valencia hereby grants to Saban five (5) one (1) year
    ----------------
extension options. If the first year option to extend is exercised, commencing
on January 1, 2001, the monthly rental rate shall remain at $46,903.34 for the
following twelve (12) months (i.e., January 1, 2001 - December 31, 2001).  If
the second year option to extend is exercised, commencing on January 1, 2002,
the monthly rental rate shall increase to $48,310.44 for the following twelve
(12) months (i.e., January 1, 2002 - December 31, 2002).  If the third year
option to extend is exercised, commencing on January 1, 2003, the monthly rental
rate shall increase to $49,759.75 for the following twelve (12) months (i.e.,
January 1, 2003 - December 31, 2003).  If the fourth year option to extend is
exercised, commencing on January 1, 2004, the monthly rental rate shall increase
to $51,252.55 for the following twelve (12) months (i.e., January 1, 2004 -
December 31, 2004).  If the fifth year option to extend is exercised, commencing
on January 1, 2005, the monthly rental rate shall increase to $52,790.12 for the
following twelve (12) months, (i.e., January 1, 2005 - December 31, 2005).

3.  Payments.  Rent shall be paid and delivered to Valencia by the 1st day of
    --------
each month, with a five (5) day grace period.  If Valencia does not receive
payment by the end of the grace period, then Saban shall pay to Valencia a late
payment charge in the amount of three percent (3%) of the rental payment.

4.  Ancillary charges.  Saban shall pay ancillary charges no later than ten (10)
    -----------------
days after the day the invoice is received by Saban.  If Saban fails to pay
ancillary charges by the due date, Saban shall pay to Valencia a late payment
charge of five percent (5%) of the ancillary charges.  However, in the event or
a question or dispute of part of a charge, Saban shall pay the undisputed part
and advise Valencia of the disputed items.  Upon resolution of the disputed
portion, Saban will have five (5) additional days to pay without interest.
Otherwise, interest will accrue on the new balance starting on the sixth day
after the dispute was settled.
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Second Addendum to the
Production Facility Agreement
Page 2

5.  Valencia and Saban agree that the words "cost plus 10% surcharge" in
paragraph 4(e) of the Addendum to the Agreement apply to the telephone usage
bill only and a ten percent surcharge thereon and do not apply to the phone
system or any surcharge thereon.

Except as expressly set forth herein, the Agreement is hereby ratified and
confirmed.

AGREED AND ACCEPTED:                          AGREED AND ACCEPTED:

Valencia Entertainment International          Saban Entertainment, Inc.

By: /s/ Vince Vallerdita     12/2/99          By: /s/ Jack Samuels       12/2/99
   ---------------------------------             -------------------------------
    VINCE VALLERDITA                              JACK SAMUELS
   Its:                       Date                Its: Secretary           Date

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