Document:

Exhibit 10.18

                                COMMERCIAL LEASE

      THIS LEASE is made between WALL HERALD CORP., hereinafter called "Lessor,"
and TWO RIVER COMMUNITY BANK, hereinafter called "Lessee."

      Lessor  hereby  agrees to lease to Lessee  the  premises  situated  in the
Township of Wall, County of Monmouth, State of New Jersey, described as Building
No.  13,  located  on Block  917,  Lot  13.01,  which is also known as 229 North
Airport Road, along with certain  appurtenant open space and vehicular  parking,
hereinafter  called,  in its  entirety,  the  "Premises",  as more  particularly
depicted on the sketch which is attached to this Lease as Exhibit "A".

      Lessor  and Lessee  further  agree to the Lease of the  Premises  upon the
following TERMS and CONDITIONS:

      1. Term and Rent and Option to Renew.  Lessor  demises the above  Premises
         ---------------------------------
for a term of five (5) years, commencing on September 1, 2003 and terminating on
August 31, 2008,  at the annual rent of THIRTY  THOUSAND  DOLLARS  ($30,000.00),
payable in equal  monthly  installments  of TWO THOUSAND  FIVE  HUNDRED  DOLLARS
($2,500.00)  in  advance  on the 1st day of each  month  during the term of this
lease.  All rental payments shall be made to Lessor,  and sent to P.O. Box 2535,
Farmingdale,  New Jersey  07727,  or at such other address as Lessor may provide
from time to time.

      Lessee  shall have the option to renew the Lease for three (3)  additional
terms of five (5) years each.  The option to renew the Lease shall expire unless
Lessee notifies Lessor in writing of its intent to renew the Lease not less than
six (6) months prior to the end of each five-year term. The annual rent for each
five-year  term shall be increased by a percentage  amount equal to the combined
increase  in the  Consumer  Price  Index for the  Northeast  Region for the five
calendar years next preceding the commencement of each renewal period.

      2. Use.  Lessee  shall use and occupy the  Premises for the purpose of the
         ---
operation of a bank and related financial services, and shall be free to operate
as such on the Premises at all such times as are  permitted by law. The Premises
shall be used for no other  purpose,  except  as stated  in this  Lease.  Lessor
represents  that the  Premises  may  lawfully be used for such  purpose.  Lessor
agrees that no other  organization which is in the business of providing banking
and financial services,  which shall be defined to include banks the deposits of
which are insured by the FDIC, savings banks, stock brokerage  companies,  trust
companies,  credit unions and consumer finance businesses,  will be permitted to
operate  on Block 917,  Lot 13.01 of the Tax Map of the  Township  of Wall,  and
acknowledges that its agreement to restrict competitive uses under this sentence
is indispensable to Lessee.

      Lessee may, in the exercise of its discretion, terminate this Lease in the
event that the New Jersey  Department of Banking and  Insurance  does not, on or
before  December  30,  2003,   issue  final  approval  to  the  Lessee  for  the
establishment and operation of a branch office by the

<PAGE>

Lessee at the Premises. In the event that Lessee terminates this Lease under the
preceding  sentence,  Lessee  shall  pay to Lessor  (i) that rent in the  amount
determined  under this Lease which would  otherwise have been paid by Lessee for
the period  through and including  February 28, 2004, and (ii) all amounts which
have been paid or incurred by Lessor, or which Lessor is, as of the date of such
termination,  contractually  obligated  to pay,  for those  improvements  to the
Premises  which have, as of the date of the  termination,  actually been made by
Lessor at the specific request of Lessee or with respect to which the Lessor has
entered into binding contracts.  In addition,  upon any such termination of this
Lease by Lessee,  at Lessor's sole option,  Lessee shall remove, at Lessee's own
cost, such improvements and changes made pursuant to Paragraph 4 of the Lease as
Lessor shall  specify,  and restore the condition of those parts of the Premises
to the condition that existed prior to the said improvement or change.

      Lessor acknowledges that access to the Premises from New Jersey Highway 34
is  indispensable  to the  operation of the Premises by Lessee as a full service
bank branch, and agrees that it will not allow any future development activities
on Block 917, Lot 13.01 or any contiguous  tract which is owned by Lessor or any
affiliate  of Lessor to block the flow of traffic  on the access  roads from New
Jersey Highway 34 to the Premises.

      3. Condition, Care and Maintenance of Premises. Lessor leases the Premises
         -------------------------------------------
in "as is"  condition,  PROVIDED,  HOWEVER,  that  Lessor  agrees to deliver the
Premises to Lessee in "broom clean" condition,  free of debris and any furniture
or fixtures that may have been stored in or used at the Premises other than that
furniture and other material which is owned by the present month-to-month tenant
of the  Premises.  Lessee  acknowledges  that the Premises are in good order and
repair and shall,  at such time as the  Premises are "broom  clean",  accept the
Premises  "as  is."  Lessee  shall,  at its own  expense  and at all  times,  be
responsible for obtaining and  maintaining any and all required  certificates of
occupancy or inspection,  and for otherwise maintaining the Premises in good and
safe condition, including without limitation the plate glass, electrical wiring,
plumbing and heating and cooling  systems and any other system or equipment upon
the Premises,  and shall  surrender the same at the termination  hereof,  "broom
clean" and in as good  condition  as  received,  normal wear and tear  excepted.
Lessee shall be responsible for all repairs required to the Premises,  excepting
the roof, exterior walls and structural foundations. Lessee shall be responsible
for the maintenance of the lawn, landscaping and grounds which are a part of the
Premises,  and the parking areas and walkways  which are a part of the Premises.
Lessee shall be  responsible  for prompt snow removal from the parking areas and
walkways  which are a part of the Premises.  Lessor agrees to promptly clear any
snow  from the  roads  leading  to the  parking  areas  which  are a part of the
Premises.  Lessee understands and agrees that Lessor's  obligation to clear snow
from the access roads shall terminate in the event and at such times as the said
access  roads are  dedicated  to, and accepted by, the County of Monmouth or any
other governmental agency.

      4.  Alterations.  Lessee shall not,  without  first  obtaining the written
          -----------
consent of the Lessor, make any alterations, additions, or improvements, in, to,
or about the Premises.  All changes or additions made with the Lessor's  written
consent  shall  become the property of the Lessor,  subject to this Lease,  when
completed  and paid for by Lessee.  They shall remain as part of the Premises at
the end of the Lease  Term.  The Lessor may  demand  that the Lessee  remove any

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<PAGE>

changes to which the Lessor has not consented at the end of the Lease Term.  The
Lessee shall promptly pay for any changes or additions,  and shall not allow any
mechanic's lien or other claim to be filed against the Premises.  If any lien or
claim is filed against the Premises, the Lessee shall have it promptly removed.

      Lessee may,  subsequent to the  effective  date of this Lease but prior to
fully  occupying the Premises,  submit to Lessor a written  description of those
improvements  and  alterations  to the  Premises  which  Lessee  believes  to be
necessary to the  successful  operation  of the full service bank branch  office
contemplated  by this Lease.  Lessor shall,  within a reasonable  time after its
receipt  of the  written  description  of  such  improvements  and  alterations,
commence and complete such  improvements  and alterations in accordance with the
specifications of Lessee. Lessee shall reimburse Lessor for Lessor's direct cost
of all such improvements and alterations  against copies of third party invoices
which are  provided  to Lessee by  Lessor.  Lessee  shall  tender  reimbursement
payments to Lessor within  thirty (30) days of Lessor's  submission of copies of
third party invoices to Lessee.  In the event that Lessee  terminates this Lease
under  Paragraph  2 hereof,  Lessor  shall  immediately  suspend  the process of
improving  and  altering the  Premises.  Reimbursement  payments  owed by Lessee
pursuant to this provision shall be deemed to constitute  payments of additional
rent.

      5.  Ordinances  and  Statutes.  Lessee  shall  comply with all  applicable
          -------------------------
statutes,  ordinances and regulations now in force, or which may hereafter be in
force,  pertaining  to the Premises  and/or  occasioned  by or affecting the use
thereof by Lessee.

      6. Assignment and Subletting. Except as otherwise set forth herein, Lessee
         -------------------------
shall not assign  this lease or sublet any portion of the  Premises  without the
prior written consent of the Lessor.  Any such assignment or subletting  without
the  Lessor's  consent  shall be void and the Lessor,  at its sole  option,  may
terminate  the  Lease.  Notwithstanding  the  foregoing,  (i)  Lessor  expressly
consents  to the  sublet by Lessee of a portion  of the  Premises  to the United
States Postal Service for use as a post office substation,  and Lessee shall not
be required  to obtain the  consent of Lessor  with  respect to any terms of the
said sublease with the United States Postal Service; and (ii) the Lessee may, in
the  exercise of its  discretion  and upon prior  written  notice to the Lessor,
assign this Lease in its entirety to another bank or financial  institution with
equity,  as shown on its most recent audited balance sheet and determined  under
generally accepted accounting principles,  which is equal to or greater than the
amount shown as equity on the most recent audited  balance sheet for the Lessee,
determined in accordance with generally accepted accounting principles.

      7. Utilities.  All  applications  and  connections  for necessary  utility
         ---------
services on the demised  premises  shall be made in the name of the Lessee only,
and Lessee  shall be solely  liable for  utility  charges  as they  become  due,
including those for sewer, water, gas, electricity,  and telephone services. Any
such payment for utilities owed by Lessor to any  governmental  entity or agency
shall be deemed to  constitute  Additional  Rent  pursuant  to the terms of this
Lease.

      8. Entry and Inspection.  Lessee shall permit Lessor or Lessor's agents to
         --------------------
enter upon the Premises on reasonable  notice and during hours that the building
on the Premises is

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open for  business  for the  purposes of  inspecting  the same,  and will permit
Lessor at any time within sixty (60) days prior to the  expiration of the Lease,
to place upon the Premises any usual "To Let" or "For Lease"  signs,  and permit
persons desiring to Lease the same to inspect the Premises thereafter.

      9. Possession.  If Lessor is unable to deliver  possession of the Premises
         ----------
at the commencement  hereof,  subject only to the month-to-month  tenancy of the
existing  tenant,  Lessor shall not be liable for any rent until  possession  is
actually delivered.

      Lessee may terminate  this Lease if possession is not  delivered,  subject
only to the  month-to-month  tenancy of the existing  tenant,  by September  30,
2003. If Lessee does not terminate  this Lease on or before  September 30, 2003,
Lessee accepts the Premises 'as is' on that date, and waives any right to demand
that the Premises be delivered in any condition  other than the  condition  then
existing.

      10.  Indemnification of Lessor.  Lessor shall not be liable for any damage
           -------------------------
or injury to Lessee, or any other person,  or to any property,  occurring on the
Premises or any part thereof  during the Lease Term,  and Lessee  agrees to hold
Lessor harmless from any claim for damages, no matter how caused.

      11. Insurance.  The Lessee, at Lessee's own cost and expense, shall obtain
          ---------
or provide  and keep in full force for the  benefit  of the  Lessor,  during the
Lease Term, general public liability insurance,  insuring the Lessor against any
and all liability or claims arising out of,  occasioned by or resulting from any
accident or otherwise in, on or about the  Premises,  for injuries to any person
or property for limits of not less than $1,000,000.00 for injuries to one person
and  $3,000,000.00  for injuries to more than one person, in any one accident or
occurrence, and for loss or damage to the property of any person or persons, for
no less than  $250,000.00.  The policy or policies of insurance  shall be with a
company or companies with a Best's rating of "B" or better, and authorized to do
business in the State of New Jersey, shall be delivered to the Lessor,  together
with  evidence of payment of the premiums  thereof,  not less than ten (10) days
prior to the  occupancy  of the  Premises  as a full  service  branch  office by
Lessee.  The failure of Lessee to provide proof of insurance shall  constitute a
default of the Lease.  At least  fifteen  (15) days prior to the  expiration  or
termination date of any policy,  the Lessee shall deliver to Lessor a renewal or
replacement  policy with proof of the payment of the  premium  therefor.  Lessee
shall have Lessor  identified as an  Additional  Named Insured on the Policy and
identified as a Loss Payee on said policy. The Policy shall provide for not less
than a fifteen (15) day written notice to Lessor in the event of cancellation or
material change of coverage.

      12.  Eminent  Domain.  If the  Premises or any part  thereof or any estate
           ---------------
therein, or any other part of the building materially  affecting Lessee's use of
the Premises,  shall be taken by eminent  domain,  this Lease shall terminate on
the date when title vests pursuant to such taking.  The rent, and any additional
rent, shall be apportioned as of the termination  date, and any rent paid for an
period beyond that date shall be repaid to Lessee.  Lessee shall not be entitled
to any part of

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<PAGE>

the award for such taking or any payment in lieu thereof,  but Lessee may file a
claim for any taking of  fixtures  and  improvements  owned by  Lessee,  and for
moving expenses.

      13. Destruction of Premises.  In the event of a partial destruction of the
          -----------------------
building on the Premises during the term of this Lease,  from any cause,  Lessor
shall forthwith  repair the same,  provided that such repairs can be made within
sixty (60) days under existing  governmental  laws and  regulations.  Lessor and
Lessee  agree that such  partial  destruction  shall not  terminate  this Lease,
except that Lessee shall be entitled to a proportionate  reduction of rent while
such repairs are being made.  Notwithstanding  anything  contained herein to the
contrary,  in the event Lessor fails within  ninety (90) days to complete  those
repairs to the  Premises  following  an event of partial  destruction  which are
necessary to render the Premises useable for the purposes for which they leased,
then (i) Lessee may make such  repairs and charge  Lessor for the direct cost of
such repairs, against third party invoices, or (ii) this Lease may be terminated
at the option of Lessee without further liability to Lessor.

      14.  Lessor's  Remedies on Default.  If Lessee  defaults in the payment of
           -----------------------------
rent, or any additional rent, or defaults in the performance of any of the other
covenants or  conditions  hereof,  Lessor may give Lessee notice of such default
and if Lessee does not cure any such default  within 30 days after the giving of
such  notice  (or if such other  default  is of such a nature  that it cannot be
completely  cured within such period,  or if Lessee does not commence efforts to
cure the default within such 30 days or thereafter  fails to continue to proceed
with reasonable  diligence and in good faith to cure such default),  then Lessor
may terminate this lease on not less than 10 days. On the date specified in such
notice,  the term of this Lease shall terminate,  and Lessee shall then quit and
surrender  the  Premises to Lessor,  but Lessee  shall  remain  liable as herein
provided.  If this lease shall have been so terminated by Lessor,  Lessor may at
any time  thereafter  resume  possession of the Premises by any lawful means and
remove Lessee or other  occupants and their  effects.  No failure to enforce any
term shall be deemed a waiver.

      15. Security Deposit.  Lessee shall deposit with Lessor upon the execution
          ----------------
of this Lease the sum of $5,000.00 as a security  deposit for the performance of
Lessee's  obligations  under  this  lease,  including  without  limitation,  the
Lessee's  obligation to surrender the Premises to Lessor as herein provided.  If
Lessor  applies any part of the  deposit to cure any  default of Lessee,  Lessee
shall on demand  deposit  with  Lessor  the amount so applied so that the Lessor
shall have the full deposit on hand at all times during the term of this lease.

      16. Real Estate Taxes.  Lessee shall be  responsible  to pay as Additional
          -----------------
Rent to Landlord the amount of any increase in property  taxes  attributable  to
the Premises over the 2003 base tax year. Lessor and Lessee acknowledge that the
Lessee's  obligation to pay increases in property taxes shall be limited to that
portion of Block 917,  Lot 13.01  which  constitutes  the  Premises.  Lessor and
Lessee  agree that the  portion of Block 917,  Lot 13.01 which  constitutes  the
Premises  that  are the  subject  of this  Lease  is 2.5  acres,  and  that  the
percentage of the total property tax bill for Block 917, Lot 13.01 that shall be
allocable  to the  Premises  shall,  therefore,  be 7.4% (or 2.5  divided  by 38
acres).  Lessee  will be  liable to pay as  additional  rent each year an amount
equal to 7.4% of any  increase in property  taxes levied on Block 917, Lot 13.01
in excess of the amount of

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<PAGE>

the property  taxes levied on Block 917, Lot 13.01 for the 2003  calendar  year.
Lessee  acknowledges  and  understands  that Lessor is  planning to  subdivide a
portion  of Block 917,  Lot 13.01 in  connection  with the sale of the  property
relating to the Airport  Lounge.  Lessor and Lessee agree that the percentage of
7.4%  described  above will be modified  for the  calendar  year  following  the
subdivision  to reflect  the  smaller  denominator  that will  result  from that
anticipated subdivision.

      Lessor and Lessee  further  agree that,  notwithstanding  the terms of the
preceding  paragraph of this Paragraph 16, Lessee shall not be  responsible  for
any portion of any  increase in property  taxes on Block 917, Lot 13.01 which is
in any respect attributable to, or the result of, improvements which are made by
Lessor or any  successor to Lessor to that portion of Block 917, Lot 13.01 other
than the Premises,  it being the specific intention of the parties to this Lease
that Lessee shall be responsible for only those allocable  increases in property
taxes on Block 917, Lot 13.01 which  directly  result from (i)  increases in the
tax rate which is applicable to Block 917, Lot 13.01,  or (ii)  increases in the
assessed  value of Block 917, Lot 13.01 which do not in any respect  result from
improvements to that portion of Block 917, Lot 13.01 other than the Premises.

      17.  Attorney's  Fees.  In case suit  should be brought by or on behalf of
           ----------------
Lessor for recovery of the Premises, or for any sum due hereunder, or because of
any act which may arise out of the  Lessee's  possession  of the  premises,  and
Lessor  prevails  on any of the  issues  raised  in the  suit,  Lessee  shall be
obligated to pay all of Lessor's costs incurred in connection  with such action,
including Lessor's reasonable attorneys' fees.

      18.  Notices.  Any notice  which either party may, or is required to give,
           -------
shall be given mailing same, postage prepaid,  to parties at the addresses shown
below,  or at such other places as may be designated by the parties from time to
time:

      The Lessor:

               Wall Herald Corp.
               c/o Edward I. Brown
               P.O. Box 2535
               Farmingdale, New Jersey 07727

      With a copy to:

               Kenneth E. Pringle, Esquire
               Pringle Quinn Anzano, P.C.
               P.O. Box 420
               Belmar, New Jersey 07719

      The Lessee:

               Two River Community Bank
               1250 State Highway 35 South

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<PAGE>

               Middletown, NJ 07748
               Attn: Michael Gormley, Executive Vice President

      With a copy to:

               Robert Linkin, Esq.
               215 Blair Road CN907
               Avenel, NJ 07001-2026

      19. Signage.  Lessee shall have the right to erect signage related to bank
          -------
use without further consent of the Lessor;  provided that all such signage shall
be erected by  Lessee,  at  Lessee's  sole cost and  expense,  subject to and in
accordance  with  all  applicable  local  and  state  laws and  regulations.  In
addition,  Lessee may erect a lighted  sign  depicting  its name and logo on the
brick wall facing New Jersey Route 34 which is located on the parcel  designated
as Block 917,  Lot 13 on the tax map of the  Township of Wall,  which  parcel is
owned by Edward Brown,  the sole  shareholder of Lessor.  The sign shall conform
with all local and state laws and regulations  governing such signage, and shall
be  subject  to the  prior  approval  of Edward  Brown as to the size,  type and
appearance of the sign.

      20. Heirs, Assigns,  Successors.  This Lease is binding upon and inures to
          ---------------------------
the benefit of the successors in interest to the parties hereto.

      21. Subordination. This lease is and shall be subordinated to all existing
          -------------
and future liens and encumbrances against the property.

      22. FDIC Clause.  Notwithstanding  any other provisions  contained in this
          -----------
Lease and only if the Lessee is an institution the deposits of which are insured
by the Federal Deposit Insurance  Corporation,  in the event that (a) the Lessee
or its successors or assignees shall become insolvent or bankrupt,  or if its or
their interests under this Lease shall be levied upon or sold under execution or
other legal process and (b) the  depositary  institution  then  operating on the
Premises  is closed,  or taken over by any  depositary  institution  supervisory
authority  ("Authority"),  Lessor may, in such event,  terminate this Lease as a
result of such bankruptcy,  insolvency,  levy or sale prior to the expiration of
its term only with the  concurrence  of any receiver or liquidator  appointed by
such Authority; provided that, in the event that this Lease is terminated by any
such receiver or  liquidator,  the maximum claim of Lessor for rent,  damages or
indemnity  resulting  from the  termination,  rejection  or  abandonment  of the
unexpired term of this Lease by such receiver or liquidator shall, by law, in no
event be greater than an amount equal to all accrued and unpaid rent to the date
of such termination.

      23. Representations. The undersigned represent that they are authorized to
          ---------------
execute this lease on behalf of their respective entities.

      24. Entire  Agreement.  The  foregoing  constitutes  the entire  agreement
          -----------------
between the parties and may be modified only in writing signed by both parties.

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<PAGE>

                     Signed this 3rd day of September, 2003
                                 ---

LESSOR:
                                             WALL HERALD CORP.
Attest: /s/ Barbara McAuley                  By: /s/ Edward I. Brown
        ------------------------------           -------------------------------
                                                 Edward I. Brown, President

LESSEE
                                             TWO RIVER COMMUNITY BANK.
Attest: /s/ Bernice E. Kotza                 By: /s/ Michael Gormley
        ------------------------------           -------------------------------
                                                 Michael Gormley
                                                 Executive Vice President

   Non-Competition, Signage and Non-interference Agreement of Edward I. Brown
                    with respect to Block 917, Lot 13 on the
                          Tax Map of the Township Wall

      As a  further  inducement  on the  part of the  Lessor,  Edward  I.  Brown
(hereinafter  "Mr. Brown") agrees in his individual  capacity that, at all times
that the Lease is in effect  and that  Lessee  is in  compliance  with the terms
thereof, (i) Mr. Brown will not lease any portion of the adjoining property that
he owns,  which  property  is known as Block  917,  Lot 13 on the Tax Map of the
Township of Wall, to any other organization that is in the business of providing
banking and  financial  services,  which  shall be defined to include  banks the
deposits  of which are  insured  by the FDIC,  savings  banks,  stock  brokerage
companies, trust companies,  credit unions or consumer finance businesses;  (ii)
Lessee may, without independent or additional consideration erect a lighted sign
depicting  its name and logo on the brick wall facing New Jersey  Route 34 which
is located on the parcel which Mr. Brown owns designated as Block 917, Lot 13 on
the tax map of the  Township  of Wall.  The  sign  which is  allowed  under  the
preceding  sentence shall conform with all local and state laws and  regulations
governing  such  signage,  and shall be subject to the prior  approval of Edward
Brown as to the size,  type and appearance of the sign; and (iii) Mr. Brown will
comply with the provisions of the last paragraph of Paragraph 2 of this Lease.

                                                  /s/ Edward I. Brown
                                                  ----------------------------
                                                  Edward I. Brown Individually

                                       8Exhibit 10.19

                                      LEASE

      THIS RETAIL SPACE LEASE is entered into by Landlord and Tenant as
described in the following Basic Lease Information on the Date of execution.

      Landlord and Tenant agree:

                      ARTICLE 1.00 BASIC LEASE INFORMATION

      In addition to the terms, which are defined elsewhere in this Lease, the
following defined terms are an integral part of this Lease:

DATE:                      October 28, 2003

TENANT:                    TWO RIVER COMMUNITY BANK

TENANT'S ADDRESS:          Two River Community Bank
                           1250 State Hwy No 35
                           Middletown, New Jersey 07748

after occupancy:           Two River Community Bank
                           West Long Branch Plaza
                           Monmouth Road
                           West Long Branch, New Jersey 07764

LANDLORD:                  MY BEN COMPANY, LLC
                           A Limited Liability Company of
                           the State of New Jersey

LANDLORD' S ADDRESS:

                           P.O. BOX 549
                           Oakhurst, New Jersey 07755

With a copy at the
same time to:              Kathleen Thomas
                           1500 Allaire Avenue
                           2 Floor
                           Ocean, New Jersey 07712

BUILDING ADDRESS:          West Long Branch Plaza
                           Monmouth Road
                           West Long Branch, New Jersey 07764

COMMENCEMENT DATE:         Upon delivery of the premises to the tenant. Rent
payment to commence Dec. 1, 2003.

EXPIRATION DATE:           (5) years after commencement

TERM:                      (5) years plus three five-year options.

      BASE MONTHLY RENT:   During the first through the fifth year of the term,
the rent shall be $3,875.00 per month ($46,500.00 per annum) $232,500.00 for the
term, based on $15.00 per square foot multiplied by 3,100 square feet.

<PAGE>

      RENT: The Base Monthly Rental plus the applicable common area maintenance
charges (Additional Rent).

      LATE CHARGES: In the event that the tenant does not make any payment of
the Basic Monthly Rent or additional rent within 10 days after payment is due as
provided in this lease, the tenant shall pay to the landlord a late charge equal
to 5% of the overdue rent payment, which late charge shall be paid with the
overdue payment.

      RENT COMMENCEMENT DATE: Shall be upon delivery of the premises to the
tenant. December 1, 2003.

      ACTUAL SQUARE FOOTAGE: 3,100 square feet which consists of 2,500 square
feet of office space plus 600 square feet of canopy area over drive-in lanes and
windows.

      PRO RATA SHARE: Tenant's pro rata share of the expenses shall be $4.17 per
square foot multiplied by 3,100 square feet. The expenses shall mean the total
annual costs and expenses incurred by landlord in operating and maintaining the
common areas including, but not limited to: costs of gardening and landscaping,
costs of insurance premiums including, but not limited to general comprehensive
liability insurance (including, without limitation, umbrella coverage), fire and
casualty insurance, rent insurance, sign insurance and any other insurance
carried by the landlord with respect to the common areas or shopping center;
costs of repair, painting, maintenance and replacement and rental of signs and
sign equipment; which are not part of the demised premises or of any other
tenant at the Shopping Center; costs of repair, maintenance and replacement of
lighting; costs of removal or relocation of snow, ice, trash, rubbish, garbage
and other refuse; recycling, costs of utilities, such as electricity and water;
costs of repair, maintenance of on-site sewerage facilities; the cost of
personnel, including management services engaged to manage the Shopping Center,
but excluding any such services to the extent applicable to other premises owned
or operated by Landlord; costs of holiday and other decorations. Common Area
Costs shall also include any amounts specifically designated for inclusion
therein elsewhere in this Lease, including, but not limited to taxes, utilities
and insurance.

CAM charges will be $ 4.17 per square foot multiplied by 3,100 square feet

      SECURITY DEPOSIT: Two month's rent based upon the rent due upon execution
of this lease.

      PREMISES: That certain area consisting of approximately 3,100, located on
the site plan of Community Esplanadade of West Long Branch, also known as West
Long Branch Plaza, and located in Block 60, Lots 71 and 74, prepared by Louis A.
Scheidt, P.E., P.P., Innovative Engineering, dated August 17, 1994, entitled "1
Final - Major Site Plan Proposed Retail /Office Complex, lots 71 and 74, block
60" which shows the 2,500 square feet plus or minus bank

                                       2
<PAGE>

branch building and two drive-through windows totaling 600 square feet for a
total leasable area of 3,100 square feet (or as determined as set forth above).

      COMMON AREAS: Those areas consisting of parking areas, walkways,
landscaped areas, roadways, entrances, stairs and all other areas and facilities
now or hereafter at the Shopping Center and intended for common use.

      AGREEMENT: Landlord leases the Premises to Tenant, and Tenant leases the
Premises from Landlord, according to the terms of this Lease.

      EXCLUSIVITY: Upon execution of this Lease by both parties, landlord agrees
not to rent to any future tenants who will operate as a bank. The tenant herein,
its successors or assigns, or any subtenant of the tenant herein, are
specifically prohibited from conducting a restaurant of any nature whatsoever,
or engaging in the sale of milk, packaged bread and cakes, groceries, deli,
sandwiches, coffee, cigarettes (except for a vending machine in a restaurant,
newspapers, and lottery tickets.

      General. The duration of this Lease will be the Term. The Term will
commence on the Commencement Date, and will expire on the Expiration Date.

      Delivery of Possession. Landlord will deliver possession to the Tenant as
soon as possible. The premises are being delivered in "As Is" condition and
Tenant shall be responsible at its own cost and expense for any Tenant fitups,
changes or alterations to the interior of the premises that it may wish to make.
The Tenant will obtain a Certificate of Occupancy (if required by the
municipality) and any other governmental approvals necessary to permit Tenant to
commence its interior fitups for the use and enjoyment of the premises by tenant
and also for the commencement of Tenant's business.

      Condition of the Premises. Landlord's work will be deemed complete upon
delivery of premises to the Tenant in As Is condition.

                                       3
<PAGE>

                                SUMMARY OF LEASES
                 LEASE - MY BEN COMPANY/TWO RIVER COMMUNITY BANK
                             WEST LONG BRANCH PLAZA

1.  Date of Lease:         October 13, 2003

2.  Tenant:                Two River Community Bank

3.  Tenant's Address:      1250 State Hwy No 35
                           Middletown, New Jersey 07748

4.  Landlord:              My Ben Associates, a Partnership
                           of the State of New Jersey

5.  Landlord's Address:    P.O. Box 549
                           Oakhurst, New Jersey 07755

6.  Building Address:      West Long Branch Plaza
                           Monmouth Road
                           West Long Branch, New Jersey 07764

7.  Commencement Date:     Upon delivery of possession of the premises by
                           landlord to tenant.

8.  Expiration Date:       Five (5) years after commencement date.

9.  Term:                  Five (5) years plus three (3) five (5) year options.

10. Base Monthly Rent:     The term of rent shall be $3,875.00 per month
                           ($46,500.00) per annum. During the option years the
                           rent will be increased by a minimum of three (3%)
                           percent or a maximum of six (6%) percent depending
                           on the CPI Index. The rent shall be the increase in
                           the CPI, but in no event less than 3% nor more than
                           6%. Rent per square foot must be multiplied by 3,100
                           square feet to come up with the annual rent and then
                           divide by twelve (12).

11. Additional Rent:       Four dollars and seventeen cents ($4.17) per square
                           foot or $1,077.25 per month($12,927.00)per annum,
                           for tenant's share of the common area expenses. This
                           amount changes annually, plus or minus.

12. Security Deposit:      Two (2) month's rent due upon execution of this
                           lease.

13. Premises:              3,100 square feet comprised of 2,500 square feet of
                           office space plus 600 square feet of canopy area.

14. Common Areas:          Those areas consisting of parking areas, walkways,
                           landscape areas, roadways, entrance to stairs and
                           all other

                                       4
<PAGE>

                           areas and facilities now or hereafter at the Shopping
                           Center intended for common use.

Two River Community Bank                             My Ben Company, LLC

/s/ Michael J. Gormley                               /s/ Al Gold
---------------------------                          ---------------------------
EVP/CFO

                                       5
<PAGE>

                     Addendum to Lease and Summary of Lease
                     --------------------------------------

      THIS ADDENDUM is entered into on and as of this _____ day of October,
2003, by and between My Ben Company, L.L.C. ("Landlord"), P.O. Box 549,
Oakhurst, NJ 07755 and Two River Community Bank ("Tenant"), 1250 State Highway
35 South, Middletown, NJ 07748.

      WHEREAS, Landlord and Tenant have entered into a Lease and Summary of
Lease for the lease of certain premises in the West Long Branch Plaza, Monmouth
Road, West Long Branch, NJ 07764; and

      WHEREAS, Landlord and Tenant wish to enter into this Addendum to Lease and
Summary of Lease to incorporate certain provisions into the Lease and Summary of
Lease.

      NOW, THEREFORE, in consideration of the mutual promises and covenants set
forth in this Addendum, that sufficiency of which as consideration are hereby
acknowledged, Landlord and Tenant agree that the following provision shall be
deemed to have been included in the Lease and shall be deemed to have been
included in the Summary of Lease as Paragraph 15, with respect to each as though
fully set forth:

      "Notwithstanding any other provisions contained in this Lease and Summary
of Lease and only if the Tenant is an institution the deposits of which are
insured by the Federal Deposit Insurance Corporation, in the event that (a) the
Tenant or its successors or assignees shall become insolvent or bankrupt, or if
its or their interests under this Lease and Summary of Lease shall be levied
upon or sold under execution or other legal process and (b) the depositary
institution then operating on the Premises is closed, or taken over by any
depositary institution supervisory authority ("Authority"), Landlord may, in
such event, terminate this Lease and Summary of Lease as a result of such
bankruptcy, insolvency, levy or sale prior to the expiration of its term only
with the concurrence of any receiver or liquidator appointed by such Authority;
provided that, in the event that this Lease and Summary of Lease is terminated
by any such receiver or liquidator, the maximum claim of Landlord for rent,
damages or indemnity resulting from the termination, rejection or abandonment of
the unexpired term of this Lease and Summary of Lease by such receiver or
liquidator shall, by law, in no event be greater than an amount equal to all
accrued and unpaid rent to the date of such termination."

      IN WITNESS WHEREOF, Landlord and Tenant, intending to be fully bound, have
entered into this Addendum on and as of the date set forth above.

                                                My Ben Company, L.L.C.

                                                By: /s/ Al Gold
                                                    ----------------------

                                                Two River Community Bank

                                                By: /s/ Michael J. Gormley
                                                    ----------------------
                                                        Michael Gormley
                                                        Executive Vice President

                                       6

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