Document:

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                                                                    Exhibit 10.9

AN AGREEMENT made this 12th day of October One Thousand Nine Hundred and Ninety
Nine between CABLE & WIRELESS HKT INTERNATIONAL LIMITED a body incorporated in
and under the laws of Hong Kong whose registered address is situate at 39/F,
Hongkong Telecom Tower, Taikoo Place, 979 King's Road, Quarry Bay, Hong Kong
(hereinafter called "the Landlord" which expression shall where the context
admits include their Successors in title and assigns) of the one part and AT&T
ASIA PACIFIC GROUP LIMITED whose registered address is situate at 30/F, Shell
Tower, Times Square, Hong Kong (hereinafter called "the Tenant") of the other
part.

WHEREBY IT IS AGREED as follows:-

1.   The Landlord shall let and the Tenant shall take All That Portion of the
     building (hereinafter referred to as "the said building") erected on the
     piece of parcel of landlord registered at the Land Office as Inland Lot No.
     8250 (hereinafter referred to as "the said Lot") which said portion
     comprising ROOM NO. 381A, 3rd Floor, Telecom House, 3 Gloucester Road,
     Wanchai, Hong Kong is more particularly delineated on the plan annexed
     hereto and thereon coloured Pink and is hereinafter referred to as "the
     said premises" for a term commencing from the 16th day of November 1999 and
     expiring on the 31st day of March 2002 at the rent of *****************
     *************************************************************** per
     calendar month exclusive of rates and subject to the First Schedule hereof
     the monthly air-conditioning charges of *********************************
     ************************************************* per calendar month, and
     further the sum of *********

[*] = CERTAIN INFORMATION IN THIS EXHIBIT HAS BEEN OMITTED AND FILED SEPARATELY
WITH THE COMMISION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
THE OMITTED PORTIONS.

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     *********************************************************************** per
     calendar month management charges, in advance clear of all deductions on
     the first (1st) day of each calendar month, the first of such payments to
     be made on the commencement of the said term.

2.   The Tenant to the intent that the obligations hereunder shall continue
throughout the said term hereby agrees with the Landlord as follows:

(a)  To pay the said rent and, air-conditioning and management charges, on the
     days and in manner herein before provided for payment hereof and in
     banknotes if so demanded.

(b)  To pay and discharge all rates, taxes, assessments, duties, charges,
     impositions and outgoings of an annual or recurring nature now or
     hereafter to be assessed, imposed or charged by the Government of Hong Kong
     or other lawful authority upon the said premises or upon the owner or
     occupier hereof (Government Rent and Property Tax and outgoings of a
     capital or non-recurring nature only excepted).

(c)  To keep all the interior of the said premises including the Landlord's
     fixtures therein in good, clean, tenantable repair and condition fair wear
     and tear and structural inherent and latent defects excepted and to deliver
     up the same to the Landlord fair wear and tear and structural inherent and
     latent defects excepted at the expiration or sooner determination of the
     term.

(d)  To permit the Landlord and all persons authorized by them at all reasonable
     times but only upon reasonable prior written notice during the day to
     enter and view the said premises provided that the Landlord and all persons
     authorized by them are escorted at all times whilst on or viewing the said
     premises by the Tenant or its duly authorized  representative.

[*] = CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY
WITH THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
THE OMITTED PORTIONS.

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(e)  Not without the previous written Consent of the Landlord which consent
     shall not be unreasonably withheld or delayed to erect, install or alter
     any fixtures, partitioning or other erection or installation in the said
     premises or any part thereof.

(f)  Not to use or permit or suffer the said premises or any part thereof to be
     used except only for the purposes of telecommunication or news coverage and
     related activities.

(g)  Not to do or permit or suffer to be done any act or thing which may be or
     become a nuisance or annoyance to the Landlord or to the tenants or
     occupiers of other premises in the said building or in any adjoining or
     neighboring building.

(h)  Not to use or permit or suffer the said premises to be used for any illegal
     or immoral purpose.

(i)  Not without the previous written consent of the Landlord which consent
     shall not be unreasonably withheld or delayed, to affix or display or
     permit or suffer to be affixed or displayed within or outside the said
     premises any signboard, sign, decoration or other device whether
     illuminated or not which may be visible from outside the said premises.

(j)  Not to assign, underlet or part with the possession of the said premises or
     any part thereof nor to enter into, permit or suffer any arrangement
     whereby any person who is not a party to the agreement obtains the use or
     possession of the said premises or any part there of irrespective or
     whether any rental or other consideration is given for such use or
     possession.  Notwithstanding the foregoing, the Tenant shall have the right
     to assign this Agreement to its affiliate or successor in interest.

(k)  To obey and comply with and to indemnify the Landlord against the breach of
     all ordinances, regulations, by-laws, rules and requirements of any
     Governmental or other competent authority relating to the conduct and
     carrying on of the Tenants'

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     business on the said premises or to any other act, deed, matter or thing
     done, permitted, suffered or omitted therein by the Tenant or any employee,
     agent or licensee of the Tenant.

(l)  Quietly to yield up the said premises with all landlord's fixtures fittings
     and additions therein and thereto at the expiration or sooner determination
     of this Agreement in good clean and tenantable repair and condition fair
     wear and tear and structural inherent and latent defects excepted in
     accordance with the stipulations herein contained Provided that where the
     Tenant has made any alterations or installed any fixtures or additions to
     or any air-conditioning or fire-fighting equipment in the said premises
     with or without the Landlord's written consent the Landlord may at its
     discretion require the Tenant to reinstate remove or do away with such
     alterations fixtures additions or equipment or any part or portion thereof
     and make good and repair in a proper and workmanlike manner any damage to
     the said premises and the Landlord's fixtures and fittings therein as a
     result thereof before delivering up the said premises to the Landlord.

(m)  To permit the Tenant to search the equipment box or suit case or other
     articles carried by or belonging to or accompanying the Landlord, its
     agents, officers, subcontractors, representatives or employees prior to
     permitting their access to the said premises pursuant to the terms of this
     Agreement.

3.   THE LANDLORD HEREBY AGREES WITH THE TENANT as follows:-

(a)  To pay the Government rent and premium payable in respect of the said Lot
     and the Property tax and outgoings of a capital or non-recurring nature
     payable in respect of the said  building.

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(b)  To keep the roof of the said building and the main structure, walls,
     drains, pipes and cables and lifts therein in a proper state of repair
     Provided that the Landlord shall not incur any liability under this Clause
     unless and until written notice of any defect or want of repair has been
     given by the Tenant to the Landlord and the Landlord shall have failed to
     make reasonable steps to repair or remedy the same after a lapse of a
     reasonable time from the date of service or such notice.

(c)  To pay the cost of cleaning and lighting all the windows lifts air-
     conditioning plant staircases and other like areas used in common with
     other tenants and occupiers of the said building.

(d)  That the Tenant paying the rent, management and air-conditioning charges
     hereby agreed to be paid on the days and in manner herein provided for
     payment of the same and observing and performing the agreements,
     stipulations and conditions herein contained and on the Tenant's part to be
     observed or performed shall peaceably hold and enjoy the said premises
     during the said term without any interruption by the Landlord or any person
     lawfully claiming under or in trust of the Landlord.

(e)  All Landlord's personnel or representatives entering the said premises of
     the Tenant must be accompanied by the Tenant or its employee or
     representative.

(f)  To keep confidential and not disclose to any third party details of this
     tenancy or the fact that the Tenant is a tenant of the Landlord and not to
     display any sign or notice of the Tenant's occupation and to procure that
     its employees, agents, officers and representatives comply with such
     undertaking.

(g)  To permit the Tenant in its absolute discretion to deny access to the said
     Premises to any cleaners, air-conditioning or other service contractors of
     the Landlord and to

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     permit the Tenant instead to appoint its own cleaners, air-conditioning or
     service contractors the costs of which shall thereafter be fully borne by
     the Tenant.

(h)  That the raised floor loading of the said premises is at least 180 pounds
     per square foot and is adequate to support the equipment of the Tenant
     details of which have been provided to the Landlord and that there are no
     restrictions on where such equipment should be placed.

(i)  No-break AC power supply access point will be provided by the Landlord
     within the said premises for tenant's use upon tenant's request and
     requirements of which have been provided to and approved by the Landlord.

(j)  That the Tenant shall be at liberty to install such security and other
     devices as it in its absolute discretion deems necessary or desirable in
     order to isolate and secure the said premises so that the same are totally
     within its control and access thereto is at the total discretion of the
     Tenant.  The Landlord further covenants that it will at no time hinder or
     impede or in any way interfere with or prevent the access by the Tenant,
     subcontractors, agents, employees and representatives to the said premises
     and furthermore the Landlord undertakes that it will at no time seek access
     directly or indirectly for itself, officers, employees, agents,
     subcontractors, maintenance or other staff or permit or encourage such
     persons themselves to seek access directly or indirectly to the said
     premises without first giving prior written notice to the Tenant and in any
     event without being accompanied at all times whilst on the said premises by
     a representative of the Tenant.  This restriction shall not apply to any
     attempt to gain access via the security entrance to the said premises and
     via any windows, pipes, ducts, cables or other indirect means including for
     example without limitation through air conditioning ducts of the ceiling of
     the said premises.

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4.   IT IS HEREBY FURTHER AGREED AND DECLARED as follows:

(a)  If the rent and/or other charges hereby agreed to be paid or any part
     thereof shall be unpaid for ten (10) days after the same shall become
     payable (whether legally or formally demanded or not) or if the Tenant
     shall fail or neglect to observe or perform any of the agreements,
     stipulations or conditions herein contained and on the Tenant's part to be
     observed and performed or if the Tenant shall become bankrupt, or being a
     corporation shall go into liquidation or any edition shall be filed for the
     winding up of the Tenant, or if the Tenant shall otherwise become insolvent
     or make any composition or arrangement with creditors or shall suffer any
     execution to be levied on the said promises or otherwise on the Tenant's
     goods, then and in any such case it shall be lawful for the Landlord at
     anytime thereafter to re-enter on the said premises subject to clause 3(e)
     above or any part thereof in the name of the whole whereupon this Agreement
     shall absolutely cease and determine but without prejudice to any right of
     action by the Landlord in respect of any outstanding breach or
     nonobservance or nonperformance of any of the agreements, stipulations and
     conditions herein contained and on the Tenant's part to be observed and
     performed notwithstanding the terms of this clause prior to re-entry by the
     Landlord the Landlord agrees to give written notice to the Tenant
     specifying the details thereof and the Tenant after receipt of such notice
     shall have (i) ten (10) days to make such payment and (ii) a reasonable
     time to cure any other failure or neglect.

(b)  Acceptance of rent and/or other charges by the Landlord shall not be deemed
     to operate as a waiver by the Landlord of any right to proceed against the
     Tenant in respect of any breach non-observance or non-performance by the
     Tenant of any of the

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     agreements, stipulations and conditions herein contained and on the
     Tenant's part to be observed and performed.

(c)  If the said premises or any part thereof shall be destroyed or so damaged
     by fire, typhoon, Act of God, Force Majeure or other cause beyond control
     of the Landlord as to be rendered unfit for use or occupation, the rent
     hereby agreed to be paid or a part thereof proportionate to the damage
     sustained shall cease to be payable until the said premises shall have been
     restored or reinstated Provided Always that the Landlord shall be under no
     obligation to repair or reinstate the said premises if, in its opinion, it
     is not reasonably economical or practical so to do And Provided Further
     that if the said premises shall not have been repaired and reinstated
     within three (3) months of the occurrence of the destruction or damage the
     Tenant shall be entitled at any time before the same are so repaired and
     reinstated to terminate this Agreement by notice in writing to the
     Landlord.

(d)  The Landlord shall not under any circumstances be liable to the Tenant for
     any defect in or breakdown of the lights or air-conditioning system nor
     shall the rent or air-conditioning charges abate or cease to be payable on
     account thereof Provided that if the air-conditioning system shall wholly
     breakdown or cease to operate for any period of one or more consecutive
     days, the air-conditioning charges, but not the rent or other charges,
     shall cease to be payable from the first (1st) day after the end of such
     period of one consecutive day until the air-conditioning system again
     commences operating.

(e)  For the purpose of these presents any act, default, neglect or omission of
     any servant, agent or licensee (as hereinbefore defined) of the Tenant
     shall be deemed to be the act, default, neglect or omission of the Tenant.

                                       8
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(f)  Any notice required to be observed hereunder shall, if to be served on the
     Tenant, be sufficiently served if addressed to the Tenant and sent by
     prepaid post to or delivered to the Tenant's last known place of business
     in Hong Kong and, if to be served on the Landlord, shall be sufficiently
     served by prepaid post to or delivered at the Landlord's office in the said
     building.

(g)  The stamp duty on this Agreement and its Counterpart shall be borne equally
     between the parties.  Each party shall pay its own legal costs (if any) of
     and incidental to the preparation and completion of this Agreement.

(h)  Unless the context otherwise requires, words herein importing the masculine
     gender shall include the feminine and neuter and words herein in the
     singular shall include the plural and vice versa.

(i)  The charge for the supply of air-conditioning shall be subject to increase
     according to the costs of providing the same and the parties hereto agree
     that the receipt for and/or other vouchers evidencing payment of such
     charges by the Landlord shall be conclusive proof of such increase.

(j)  The Landlord hereby grants to the Tenant an option to lease further space
     adjacent to and upon the same floor as the said premises.  Such option is
     to take upon lease additional space up to a maximum of a further 2,500
     square feet which said option may be exercised at any time during the said
     term by giving to the Landlord by the Tenant of not less than 90 days prior
     written notice.  In exercising the option, the Tenant is entitled to take
     all of the said 2,500 square feet or at its option to elect to take the
     said space in portions and to exercise the right to take part only up to a
     maximum of five times provided that each area with respect of which the
     options exercised should not be less than 500 square feet.

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          The terms upon which such further space shall be leased shall be
     identical to those herein contained save for the rent payable which rent
     shall be agreed between the parties and in the absence of agreement shall
     be determined by an independent chartered valuer or surveyor to be
     nominated and appointed jointly by the parties or failing such agreement to
     such joint appointment by the Chairman or President for the time being with
     the Royal Institute of Chartered Surveyors (Hong Kong Branch). The decision
     of such arbitrator shall be binding upon the parties and the costs should
     be borne equally between them.

(k)  In the event of the Landlord being desirous of redeveloping the promises,
     the Landlord may be six (6) month's notice in writing served upon the
     Tenant terminate the term hereby granted and upon expiration of such
     notice, the tenancy hereby created shall cease and be deemed null void and
     of no further effect but without prejudice to the rights and remedies of
     either party against the other in respect of any antecedent claim or breach
     of the agreements stipulations terms and conditions herein contained and
     the Tenant shall forthwith vacate and deliver up vacant possession of the
     Premises to the Landlord.

(l)  (i)  The Tenant shall on the signing hereof deposit with the Landlord the
          sum of * to secure the due observance and performance by the Tenant of
          the agreements stipulations terms and conditions herein contained and
          on the part of the Tenant to be observed and performed which said
          deposit shall be held by the Landlord throughout the currency of this
          Agreement free of interest to the Tenant with the right for the
          Landlord (without prejudice to any other right or remedy hereunder) to
          deduct therefrom the amount of any rent rates and other charges
          payable hereunder and any costs expenses loss or

[*] = CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY
WITH THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
THE OMITTED PORTIONS.

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<PAGE>

          damage sustained by the Landlord as a result of any nonobservance or
          nonperformance by the Tenant of any of the said agreements
          stipulations obligations or conditions. In the event of any deduction
          being made by the Landlord from the said deposit in accordance
          herewith during the currency of the Agreement the Tenant shall
          forthwith on demand by the Landlord make a further deposit equal to
          the amount so deducted and failure by the Tenant so to do shall
          entitle the Landlord forthwith to re-enter upon the Premises and to
          determine this Agreement as hereinbefore provided.

     (ii) The said deposit and any further deposit paid shall be refunded to the
          Tenant by the Landlord without interest 30 days after the expiration
          or sooner determination of this Agreement and delivery of vacant
          possession to the Landlord and after settlement of the last
          outstanding claim by the Landlord against the Tenant for any arrears
          of rent rates and other charges and for any breach nonobservance or
          nonperformance of any of the agreements stipulations terms and
          conditions herein contained and on the part of the Tenant to be
          observed or performed whichever shall be the later.

5.   Neither party shall be liable to the other for any indirect, special,
     incidental, consequential or punitive loss or damage of any kind, including
     lost profits (whether or not such party has been advised of the possibility
     of such loss or damage), by reason of any act or omission of the parties in
     the performance of this Agreement.

6.   Not withstanding any of the foregoing provisions, the granting of this
     tenancy is subject to the necessary approval of relevant government
     authorities.

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                     THE FIRST SCHEDULE ABOVE REFERRED TO
                     ------------------------------------

                           (AIR-CONDITIONING CHARGE)
                           -------------------------

The provision of air-conditioning service to the said premises at the air-
conditioning charge hereinbefore provided for in Clause One is governed in
accordance with the following terms and conditions:-

Cable & Wireless HKT will take all due care and responsibility to provide the
cooling capacity of air-conditioning system of 200,000 BTU at 22 degree Celsius
+/- 2 degree and 55% relative humidity +/- 10%.

Cable & Wireless HKT cannot be liable for UPS failure, air-conditioning failure
and other accidents to maintain the room temperature and humidity unless the
same result from the negligence of Cable Wireless HKT International Limited, its
officers, agents or employees.

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<PAGE>

AS WITNESS the hands of the parties hereto the day and year for above written.

<TABLE>
<S>                                                 <C>
SIGNED by                                     )

                                              )     For and on Behalf of
                                                    CABLE AND WIRELESS HKT INTERNATIONAL LIMITED
for and on behalf of the Landlord             )
in the presence of:-
                                              )      /s/ Leung Kong-Yui
                                                    ------------------------------------
                                                    LEUNG KONG-YUI
                                                    GENERAL MANAGER PROPERTY & TRANSPORT
                                              )

/s/ Lolita Au
-------------
Lolita Au
Property Manager

SIGNED by                                     )

                                              )     For and on Behalf of
                                                    AT&T ASIA/PACIFIC GROUP LTD.
for and on behalf of the Tenant               )
in the Presence of:-                          )          /s/ signature illegible
                                                    ------------------------------------
                                                            (Authorized Signature)
                                              )

RECEIVED the day and year first               )
above written the sum of                      )     *
                                                    -------------
*
*                                             )     For and on Behalf of
                                                    CABLE AND WIRELESS HKT INTERNATIONAL LIMITED
*                                             )
being the Deposit payable by the Tenant               /s/ Leung Kong-Yui
                                                    ------------------------------------
hereunder on signing hereof in accordance     )     LEUNG KONG-YUI
with Clause 4(l) hereto.                            GENERAL MANAGER PROPERTY & TRANSPORT
</TABLE>

[*] = CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY
WITH THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
THE OMITTED PORTIONS.
<PAGE>

                                 [FLOOR PLAN]

                            [TMH - 3RD FLOOR PLAN]<PAGE>

                                                                   Exhibit 10.10

AN A G R E E M E N T made this 3rd day of May One Thousand Nine Hundred and
Ninety Nine BETWEEN HONG KONG TELECOM INTERNATIONAL LIMITED a body corporate
incorporated in and under the laws of Hong Kong whose registered office is
situate at 39/F, Hongkong Telecom Tower, Taikoo Place, 979 King's Road, Quarry
Bay, Hong Kong (hereinafter called "the Landlord" which expression shall where
the context admits include their successors in title and assigns) of the one
part and AT&T EASYLINK SERVICES ASIA/PACIFIC LIMITED (hereinafter called "the
Tenant") of the other part.

WHEREBY IT IS AGREED as follows:

1.  The Landlord shall let and the Tenant shall take All That portion of the
building (hereinafter referred to as "the said building") erected on the piece
or parcel of land registered at the Land Office as Inland Lot No. 8250
(hereinafter referred to as "the said Lot") which said portion comprising ROOM
NO. 381, 3rd Floor, Telecom House, 3 Gloucester Road, Wanchai, Hong Kong is more
particularly delineated on the plan annexed hereto and thereon coloured Pink and
is hereinafter referred to as "the said premises" for a term of Three (3) YEARS
from the 1st day of April 1999 at the rent of * per calendar month exclusive of
rates and subject to the First Schedule hereof the monthly air-conditioning
charges of * per calendar month, and further the sum of * per calendar

[*] = CERTAIN INFORMATION IN THIS EXHIBIT HAS BEEN OMITTED AND FILED SEPARATELY
WITH THE COMMISION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
THE OMITTED PORTIONS.

                                       1
<PAGE>

month management charges, in advance clear of all deductions on the First (1st)
day of each calendar month, the first (1st) of such payments to be made on the
commencement of the said term.

2.   The Tenant to the intent that the obligations hereunder shall continue
throughout the said term hereby agrees with the Landlord as follows:

(a)  To pay the said rent and, air-conditioning charges, on the days and in
     manner hereinbefore provided for payment thereof and in banknotes if so
     demanded.

(b)  To pay and discharge all rates, taxes, assessments, duties, charges,
     impositions and outgoings of an annual or recurring nature now or hereafter
     to be assessed, imposed or charged by the Government of Hong Kong or other
     lawful authority upon the said premises or upon the owner or occupier
     thereof (Government Rent and Property Tax and outgoings of a capital or
     non-recurring nature only excepted).

(c)  To keep all the interior of the said premises including the Landlord's
     fixtures therein in good, clean, tenantable repair and condition fair wear
     and tear and structural inherent and latent defects excepted and to deliver
     up the same to the Landlord fair wear and tear and structural inherent and
     latent defects excepted at the expiration or sooner determination of the
     term.

(d)  To permit the Landlord and all persons authorized by them at all reasonable
     times but only upon reasonable prior written notice during the day to enter
     and view the said premises provided that the Landlord and all persons
     authorized by them are escorted at all times whilst on or viewing the said
     premises by the Tenant or its duly authorized representative.

                                       2
<PAGE>

(e)  Not without the previous written consent of the Landlord which consent
     shall not be unreasonably withheld or delayed to erect, install or alter
     any fixtures, partitioning or other erection or installation in the said
     premises or any part thereof.

(f)  Not to use or permit or suffer the said premises or any part thereof to be
     used except only for the purposes of telecommunication or news coverage and
     related activities.

(g)  Not to do or permit or suffer to be done any act or thing which may be or
     become a nuisance or annoyance to the Landlord or to the tenants or
     occupiers of other premises in the said building or in any adjoining or
     neighboring building.

(h)  Not to use or permit or suffer the said premises to be used for any illegal
     or immoral purpose.

(i)  Not without the previous written consent of the Landlord which consent
     shall not be unreasonably withheld or delayed, to affix or display or
     permit or suffer to be affixed or displayed within or outside the said
     premises any signboard, sign, decoration or other device whether
     illuminated or not which may be visible from outside the said premises.

(j)  Not to assign, underlet or part with the possession of the said premises or
     any part thereof nor to enter into, permit or suffer any arrangement
     whereby any person who is not a party to this Agreement obtains the use or
     possession of the said premises or any part thereof irrespective or whether
     any rental or other consideration is given for such use or possession.
     Notwithstanding the foregoing, the Tenant shall have the right to assign
     this Agreement to its affiliate or successor in interest.

(k)  To obey and comply with and to indemnify the Landlord against the breach of
     all ordinances, regulations, bye-laws, rules and requirements of any
     Governmental or other competent authority relating to the conduct and
     carrying on of the Tenant's

                                       3
<PAGE>

     business on the said premises or to any other act, deed, matter or thing
     done, permitted, suffered or omitted therein or thereon by the Tenant or
     any employee, agent or licensee of the Tenant.

(l)  Quietly to yield up the said premises with all landlords fixtures fittings
     and additions therein and thereto at the expiration or sooner determination
     of this Agreement in good clean and tenantable repair and condition fair
     wear and tear and structural inherent and latent defects excepted in
     accordance with the stipulations herein contained Provided that where the
     Tenant has made any alterations or installed any fixtures or additions to
     or any air-conditioning or fire-fighting equipment in the said premises
     with or without the Landlord's written consent the Landlord may at its
     discretion require the Tenant to reinstate remove or do away with such
     alterations fixtures additions or equipment or any part or portion thereof
     and make good and repair in a proper and workmanlike manner any damage to
     the said premises and the Landlord's fixtures and fittings therein as a
     result thereof before delivering up the said premises to the Landlord.

(m)  To permit the Tenant to search the equipment box or suit case or other
     articles carried by or belonging to or accompanying the Landlord, its
     agents, officers, subcontractors, representatives or employees prior to
     permitting their access to the said premises pursuant to the terms of this
     Agreement.

3.   THE LANDLORD HEREBY AGREES WITH THE TENANT as follows:

(a)  To pay the Government Rent and premium payable in respect of the said Lot
     and the Property Tax and outgoings of a capital or non-recurring nature
     payable in respect of the said building.

                                       4
<PAGE>

(b)  To keep the roof of the said building and the main structure, walls,
     drains, pipes and cables and lifts therein in a proper state of repair
     Provided that the Landlord shall not incur any liability under this Clause
     unless and until written notice of any defect or want of repair has been
     given by the Tenant to the Landlord and the Landlord shall have failed to
     take reasonable steps to repair or remedy the same after a lapse of a
     reasonable time from the date of service of such notice.

(c)  To pay the cost of cleaning and lighting all the windows lifts air-
     conditioning plant staircases and other like areas used in common with
     other tenants and occupiers of the said building.

(d)  That the Tenant paying the rent and air-conditioning charges hereby agreed
     to be paid on the days and in manner herein provided for payment of the
     same and observing and performing the agreements, stipulations and
     conditions herein contained and on the Tenant's part to be observed and
     performed shall peaceably hold and enjoy the said premises during the said
     term without any interruption by the Landlord or any person lawfully
     claiming under or in trust for the Landlord.

(e)  All Landlord's personnel or representatives entering the said premises of
     the Tenant must be accompanied by Tenant or its employee or representative.

(f)  To keep confidential and not disclose to any third party details of this
     tenancy or the fact that the Tenant is a tenant of the Landlord and not to
     display any sign or notice of the Tenants occupation and to procure that
     its employees, agents, officers and representatives comply with such
     undertaking.

(g)  To permit the Tenant in its absolute discretion to deny access to the said
     Premises to any cleaners, air-conditioning or other service contractors of
     the Landlord and to

                                       5
<PAGE>

     permit the Tenant instead to appoint its own cleaners, air-conditioning or
     service contractors the costs of which shall thereafter be fully borne by
     the Tenant.

(h)  That the raised floor loading of the said Premises is at least 180 pounds
     per square foot and is adequate to support the equipment of the Tenant
     details of which have been provided to the Landlord and that there are no
     restrictions on where such equipment should be placed.

(i)  No-break AC power supply access point will be provided by the Landlord
     within said premises for tenant's use. It should be able to provide a
     minimum of 150 AMPs three phase at 230 volts +/- 10% and 50Hz +/- 2%.

(j)  That the Tenant shall be at liberty to install such security and other
     devices as it in its absolute discretion deems necessary or desirable in
     order to isolate and secure the said premises so that the same are totally
     within its control and access thereto is at the total discretion of the
     Tenant. The Landlord further covenants that it will at no time hinder or
     impede or in any way interfere with or prevent the access by the Tenant,
     its subcontractors, agents, employees and representatives to the said
     premises and furthermore the Landlord undertakes that it will at no time
     seek access directly or indirectly for itself, its officers, employees,
     agents, subcontractors, maintenance or other staff or permit or encourage
     such persons themselves to seek access to the said premises without first
     giving prior written notice to the Tenant and in any event without being
     accompanied at all times whilst on the said premises by a representative of
     the Tenant.  This restriction shall apply to any attempt to gain access via
     the security entrance to the said premises and via any windows, pipes,
     ducts, cables or other indirect means including for example without
     limitation through air-conditioning ducts or the ceiling of the said
     premises.

                                       6
<PAGE>

4.   IT IS HEREBY FURTHER AGREED AND DECLARED as follows:

(a)  If the rent and/or other charges hereby agreed to be paid or any part
     thereof shall be unpaid for ten (10) days after the same shall become
     payable (whether legally or formally demanded or not) or if the Tenant
     shall fail or neglect to observe or perform any of the agreements,
     stipulations or conditions herein contained and on the Tenant's part to be
     observed and performed or if the Tenant shall become bankrupt, or being a
     corporation shall go into liquidation or any edition shall be filed for the
     winding up of the Tenant, or if the Tenant shall otherwise become insolvent
     or make any composition or arrangement with creditors or shall suffer any
     execution to be levied on the said premises or otherwise on the Tenant's
     goods, then and in any such case it shall be lawful for the Landlord at
     anytime thereafter to re-enter on the said premises subject to clause 3(e)
     above or any part thereof in the name of the whole whereupon this Agreement
     shall absolutely cease and determine but without prejudice to any right of
     action by the Landlord in respect of any outstanding breach or non-
     observance or non-performance of any of the agreements, stipulations and
     conditions herein contained and on the Tenant's part to be observed and
     performed notwithstanding the terms of this Clause prior to re-entry by the
     Landlord the Landlord agrees to give written notice to the Tenant
     specifying the details thereof and the Tenant after receipt of such notice
     shall have (i) ten (10) days to make such payment and (ii) a reasonable
     time to cure any other failure or neglect.

(b)  Acceptance of rent and/or air-conditioning charges by the Landlord shall
     not be deemed to operate as a waiver by the Landlord of any right to
     proceed against the Tenant in respect of any breach non-observance or non-
     performance by the Tenant

                                       7
<PAGE>

     of any of the agreements, stipulations and conditions herein contained and
     on the Tenant's part to be observed and performed.

(c)  If the said premises or any part thereof shall be destroyed or so damaged
     by fire, typhoon, Act of God, Force Majeure or other cause beyond control
     of the Landlord as to be rendered unfit for use and occupation, the rent
     hereby agreed to be paid or a part thereof proportionate to the damage
     sustained shall cease to be payable, until the said premises shall have
     been restored or reinstated Provided Always that the Landlord shall be
     under no obligation to repair or reinstate the said premises if, in its
     opinion, it is not reasonably economical or practical so to do And Provided
     Further that if the said premises shall not have been repaired and
     reinstated within three (3) months of the occurrence of the destruction or
     damage the Tenant shall be entitled at any time before the same are so
     repaired and reinstated to terminate this Agreement by notice in writing to
     the Landlord.

(d)  The Landlord shall not under any circumstances be liable to the Tenant for
     any defect in or breakdown of the lights or air-conditioning system nor
     shall the rent or air-conditioning charges abate or cease to be payable on
     account thereof Provided that if the air-conditioning system shall wholly
     breakdown or cease to operate for any period of one or more consecutive
     days, the air-conditioning charges, but not the rent or other charges,
     shall cease to be payable from the first (1st) day after the end of such
     period of one consecutive days until the air-conditioning system again
     commences operating.

(e)  For the purpose of these presents any act, default, neglect or omission of
     any servant, agent or licensee (as hereinbefore defined) of the Tenant
     shall be deemed to be the act, default, neglect or omission of the Tenant.

                                       8
<PAGE>

(f)  Any notice required to be served hereunder shall, if to be served on the
     Tenant, be sufficiently served if addressed to the Tenant and sent by
     prepaid airmail post to or delivered to the Tenant's last known place of
     business in Hong Kong and, if to be served on the Landlord, shall be
     sufficiently served by prepaid post to or delivered at the Landlord's
     office in the said building.

(g)  The stamp duty on this Agreement and its counterpart shall be borne equally
     between the parties. Each party shall pay its own legal costs (if any) of
     and incidental to the preparation and completion of this Agreement.

(h)  Unless the context otherwise requires, words herein importing the masculine
     gender shall include the feminine and neuter and words herein in the
     singular shall include the plural and vice versa.

(i)  The charge for the supply of air-conditioning shall be subject to increase
     according to the costs of providing the same and the parties hereto agree
     that the receipt for and/or other vouchers evidencing payment of such
     charges by the Landlord shall be conclusive proof of such increase.

(j)  The Landlord hereby grants to the Tenant an option to lease further space
     adjacent to and upon the same floor as the said premises. Such option is to
     take upon lease additional space up to a maximum of a further 4,000 square
     feet which said option may be exercised at any time during the said term by
     the giving to the Landlord by the Tenant of not less than 90 days prior
     written notice. In exercising the option, the Tenant is entitled to take
     all of the said 4,000 square feet or at its option to elect to take the
     said space in portions and to exercise the right to take part only up to a
     maximum of eight times provided that each area with respect of which the
     option is exercised should not be less than 500 square feet.

                                       9
<PAGE>

          The terms upon which such further space shall be leased shall be
     identical to those herein contained save for the rent payable which rent
     shall be agreed between the parties and in the absence of agreement shall
     be determined by an independent chartered valuer or surveyor to be
     nominated and appointed jointly by the parties or failing such agreement to
     such joint appointment by the Chairman, or President for the time being
     with the Royal Institute of Chartered Surveyors (Hong Kong Branch). The
     decision of such arbitrator shall be binding upon the parties and the costs
     should be borne equally between them.

(k)  In the event of the Landlord being desirous of redeveloping the premises,
     the Landlord may by six (6) months' notice in writing served upon the
     Tenant terminate the term hereby granted and upon expiration of such
     notice, the tenancy hereby created shall cease and be deemed null void and
     of no further effect but without prejudice to the rights and remedies of
     either party against the other in respect of any antecedent claim or breach
     of the agreements stipulations terms and conditions herein contained and
     the Tenant shall forthwith vacate and deliver up vacant possession of the
     Premises to the Landlord.

(l)  (i)  The Tenant shall on the signing hereof deposit with the Landlord the
          sum of * to secure the due observance and performance by
          the Tenant of the agreements stipulations terms and conditions herein
          contained and on the part of the Tenant to be observed and performed
          which said deposit shall be held by the Landlord throughout the
          currency of this Agreement fee of interest to the Tenant with the
          right for the Landlord (without prejudice to any other right or remedy
          hereunder) to deduct therefrom the amount of any rent rates and other
          charges payable hereunder

[*] = CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY
WITH THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
THE OMITTED PORTIONS.

                                       10
<PAGE>

          and any costs expenses loss or damage sustained by the Landlord as a
          result of any non-observance or non-performance by the Tenant of any
          of the said agreements stipulations obligations or conditions. In the
          event of any deduction being made by the Landlord from the said
          deposit in accordance herewith during the currency of this Agreement
          the Tenant shall forthwith on demand by the Landlord made a further
          deposit equal to the amount so deducted and failure by the Tenant so
          to do shall entitle the Landlord forthwith to re-enter upon the
          Premises and to determine this Agreement as hereinbefore provided.

     (ii) The said deposit and any further deposit paid shall be refunded to the
          Tenant by the Landlord without interest 30 days after the expiration
          or sooner determination of this Agreement and delivery of vacant
          possession to the Landlord and after settlement of the last
          outstanding claim by the Landlord against the Tenant for any arrears
          of rent rates and other charges and for any breach non-observance or
          non-performance of any of the agreements stipulations terms and
          conditions herein contained and on the part on the Tenant to be
          observed or performed whichever shall be the later.

5.   Neither party shall be liable to the other for any indirect, special,
     incidental, consequential or punitive loss or damage of any kind, including
     lost profits (whether or not such party has been advised of the possibility
     of such loss or damage), by reason of any act or omission of the parties in
     the performance of this Agreement.

6.   Not withstanding any of the foregoing provisions, the granting of this
     tenancy is subject to the necessary approval of relevant Government
     authorities.

                                       11
<PAGE>

                     THE FIRST SCHEDULE ABOVE REFERRED TO
                     ------------------------------------

                           (AIR CONDITIONING CHARGE)
                           -------------------------

The provision of air-conditioning service to the said premises at the air-
conditioning charge herein before provided for in Clause One is governed in
accordance with the following terms and conditions:

Hong Kong Telecom will take all due care and responsibility to provide the
cooling capacity of air conditioning system of 200,000 BTU at 22 degree Celsius
+/- 2 degree and 55% relative humidity +/-10%.

Hong Kong Telecom cannot be liable for UPS failure, air-conditioning failure and
other accidents to maintain the room temperature and humidity unless the same
result from the negligence of Hong Kong Telecom International Limited, its
officers, agents or employees.

                                       12
<PAGE>

AS WITNESS the hands of the parties hereto the day and year for above written.

<TABLE>
<S>                                        <C>        <C>
SIGNED by                                  )
                                           )
                                           )
                                           )
                                                      HONG KONG TELECOM INTERNATIONAL LTD.
for and on behalf of the                   )             /s/ Leung Kong-Yui
                                                      ----------------------------------------
                                                      Leung Kong-Yui
Landlord in the Presence of:               )          General Manager Property
                                           )
                                           )

  /s/ Lolita Au
-------------------------------
           LOLITA AU
       PROPERTY MANAGER
HONGKONG TELECOMMUNICATIONS LTD

SIGNED by /s/ [ILLEGIBLE]^^                )
                                           )
                                           )
                                           )          Signed on behalf of
for and on behalf of the                   )          AT&T EasyLink Services Asia/Pacific Ltd.
                                           )
                                           )             /s/ [ILLEGIBLE]^^
                                                      ----------------------------------------
Tenant in Presence of:                     )                   Authorized Signatory
                                           )
                                           )

  /s/ Patricia Siu
-------------------------------
Patricia Siu
Office Administrator
</TABLE>

                                       13
<PAGE>

                            [TMH - 3RD FLOOR PLAN]

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