Document:

Exhibit 4(l)

                              Land Lease Agreement

                                                     (93)-Nan-Er-Jian-Zi-No. 011

This Lease Agreement made and entered into by and between the Lessor, Nantze
Export Processing Zone Administration of Ministry of Economic Affairs
(hereinafter referred to as "Party A") and the Lessee, ASE Test Inc.
(hereinafter referred to as "Party B").

Whereas, it is mutually agreed between the parties that a parcel of public land
inside the Nantze Export Processing Zone ("Zone") managed by Party A is to be
leased to Party B on the terms and conditions as follows:

1.   Land markings, rent and fees:

<TABLE>
----------------------------------------------------------------------------------------------------
                                                                               Public
                                                                              facility
  No.                                        Leased                         construction
                Markings of Land              Area    rent/m2   rent/month    fee/month     Note
                                              (m2)     (NTD)      (NTD)        (NTD)
----------------------------------------------------------------------------------------------------
         District Section Sub-Section  Land
                                       Lot.
                                       No.
----------------------------------------------------------------------------------------------------
<S>         <C>      <C>      <C>       <C>    <C>     <C>          <C>         <C>       <C>
                          Sub-Section   726   12837    11.50     147,626         0      Approved to
                              2                                                         lease by the
                                                                                        letter of
                                                                                        Party A
                                                                                        (Jing-Jya-
                                                                                        Chu-2-Jian-Zi-
                                                                                        09300030420
                                                                                        of April 9,
                                                                                        2004)
 CL061    Nanzih   Heping
          District Section

---------------------------------------------------------------------------------------------------
                 Total                        12837    11.50     147,626         0
---------------------------------------------------------------------------------------------------
</TABLE>

2.   The term of this lease shall start from April 1, 2004 and end on March 31,
     2014.

3.   The use of the leased land shall be limited to the construction of an

<PAGE>

     office, plant, warehouse or work site by the enterprises which have been
     approved to operate in the Zone, or establishment of branch office of the
     competent authority.

4.   During the validity of this lease, Party B shall, on its own initiative,
     apply for return of the leased land when the whole or part of the lease is
     no longer desired. Party B shall not sub-let or loan part or whole of the
     land to a third party.

5.   In the event that Party B applies to lease the parcel of land for the
     construction of a plant or other buildings on its own initiative, the
     distance between the plant or building and the adjacent land leased by
     other persons shall be three meters, the distance between the plant or
     building and the main line of transportation shall be six meters, the
     distance between the plant or building and the internal or branch line of
     transportation shall be five meters, and the distance between the plant or
     building and the divided line of transportation shall be four meters. Space
     saved from the aforesaid distance shall be reserved as a "set back area".
     Party B shall be responsible for the costs and expenses incurred from the
     arrangement and virescense of the set back area.

6.   In the event that Party B applies to lease the parcel of land for the
     construction of plant or other buildings, the building to be constructed
     shall be a building of two or more stories together with its necessary
     auxiliary building. The land coverage and the capacity rate of the building
     shall be counted in accordance with the relevant construction laws.

7.   In the event that the leased land is currently used for public facilities,
     Party A shall be in charge of the management of such leased land, and Party
     B shall not claim for using the leased land for construction or other
     purposes.

8.   Party B shall pay Party A NT$147,626 as specified under Article 1 of this
     Agreement before the fifth date of each month to the national treasury
     agent appointed by Party A. In the event of arrears in payment for the
     rent, Party B agrees to pay, in addition to the rent, fines for penalty as
     calculated per the formulae below:

     a.   an additional 5% of the annual rental for arrears in payment for over
          one month and less than two months;

     b.   an additional 10% of the annual rental for arrears in payment for over
          two months and less than three months;

                                       4(l)-2
<PAGE>

     c.   an additional 15% of the annual rental for arrears in payment for over
          three months and less than four months; and

     d.   in the event that arrears in payment for the rental, fees and penalty
          of fines have exceeded four months, in addition to pursuing the same,
          Party A may terminate this Agreement.

9.   In addition to effecting rental payment each month, Party B shall also pay
     NT$_______ per square meter as the public facilities construction fee each
     month for a 20-year period according to Article 11 of the Establishment and
     Management of the Export Processing Zone Act.

10.  During the term of this Agreement, should the government announce any
     adjustment of land value, Party B agrees to adjust the rent accordingly
     from the 1st date of the following month.

11.  In the event that Party B applies to lease this parcel of land for the
     construction of a plant or other buildings, Party B shall commence the
     fabrication within three months after the execution of this Agreement and
     shall complete the construction on schedule. Party A may immediately
     terminate this Agreement and recall the leased property should it occur
     that Party B has not commenced the fabrication after the deadline or, where
     the delay of the construction is agreed by Party A, Party B has failed to
     commence the fabrication or to complete the construction on schedule. In
     which case, the rent and the public facility construction fee already paid
     by Party B shall not be refunded. In addition, Party A may have the right
     to dispose at its discretion the uncompleted structure on the leased
     property or demand Party B to remove the uncompleted structure according to
     the applicable laws, and Party B shall not raise any objection.

12.  When it is necessary for Party B to excavate the road, the drainage system,
     the piping lines or other public facilities inside the Zone for the
     construction of the plant or building, Party B must obtain prior approval
     from Party A and shall pay a security deposit to Party A. Upon completion
     of the construction, the site must be resumed to its original condition by
     Party B. The security deposit will be refunded to Party B without interest
     accrued. However, Party A may forfeit the security deposit if Party B is in
     breach of its liabilities provided in this Article.

13.  Party A may notify Party B to terminate this Agreement should any of

                                     4(l)-3
<PAGE>

     the following events occur:

     a.   Party B has breached this Agreement in the use of the leased property;

     b.   the building owned by Party B is purchased or expropriated according
          to Article 12 of the Establishment and Management of the Export
          Processing Zone Act;

     c.   Party B is in arrears of rental payment and fees amounting to four
          months.

     d.   the Agreement is terminated in compliance with the Civil Code or Land
          Act.

14.  In the event that the Agreement is terminated according to the preceding
     Article, Party B shall return the leased land immediately. All structures
     on the leased land that belong to Party B shall, within two years, be
     resold to the qualified assignee that is located in the Zone approved by
     Party A or its sub-department. In the event that Party B fails to comply
     with this Article 14 or fails to complete the required procedure within two
     years, Party A may dispose pursuant to applicable laws or purchase all the
     equipment and facilities inside or outside the building on the leased land
     according to the applicable laws, and Party B shall not raise any
     objection.

15.  In the event that Party B wishes to renew this Agreement upon expiry, Party
     B shall file an application with Party A three months prior to the expiry
     of this Agreement. Should Party B fail to file for renewal of this
     Agreement, Party B shall surrender the land upon expiry of this Agreement.
     All structures on the leased land that belong to Party B shall, within six
     months, be resold to the qualified assignee that is located in the Zone as
     approved by Party A or its sub-department. In the event that Party B fails
     to comply with this Article 15 or fails to complete required procedure
     within six months, Party A may purchase all the equipment and facilities
     inside or outside the building on the leased land according to the
     applicable laws, and Party B shall not raise any objection.

16.  After the termination of this Agreement, Party B shall pay the compensation
     calculated on the base of long-term land lease each month. In the event
     that Party B fails to effect such payment, a default interest of 5% per
     year shall be imposed on it until Party B redeems such payment in full.

                                     4(l)-4
<PAGE>

17.  During the term of this Agreement, should the relevant laws be amended to
     the extent that affect the validity of this Agreement, this Agreement shall
     be amended accordingly. Party B shall not raise any objection.

18.  This Agreement is executed in duplicate with each party holding one copy.
     This Agreement shall be effective upon execution. All disputes which may
     arise in connection to or out of this Agreement shall be referred to the
     courts appointed by Party A as the court of first instance.

19.  Location and area of the leased land as attached hereto.

The Contracting Parties:

Party A:      Nantze Export Processing Zone Administration
By:           Chou Yan
Add:          600, Jia-chang Road, Nantze District, Kaohsiung

Party B:      ASE Test Inc. (with seal)
By:           Chen-sheng Chang
Add:          No.10, West fifth Street, Nantze Export Processing Zone, Kaohsiung
Corporate License No.: Jing-Jia-Chu-Hsang-Zi-N627-15

Dated: April 1, 2004

(With Official Seal)

                                     4(l)-5Exhibit 4(n)

                                                                      DUPLICATE

                                                                 Allen&Gledhill
                                                         ADVOCATES & SOLICITORS

-------------------------------------------------------------------------------

                     Dated
                           -------------------------------

                           WAN TIEN REALTY (PTE) LTD
                                (the "Landlord")

                                      and

                            ASE SINGAPORE PTE. LTD.
                                 (the "Tenant")

                                     LEASE
                                       of
                           750D Chai Chee Road #07-01
                              Technopark@Chai Chee
                                   Singapore

                                                               ALLEN & GLEDHILL
                                                               36 ROBINSON ROAD
                                                              #18-01 CITY HOUSE
                                                               SINGAPORE 068877

<PAGE>

                                   SCHEDULE 1

                                  Particulars

1.   Date

2.   Landlord

     Name                                :  Wan Tien Realty (Pte) Ltd

     Company Registration No.            :  197300638R

     Country of Incorporation            :  Singapore

     Registered Office Address           :  39 Robinson Road #18-01
                                            Robinson Point
                                            Singapore 068911

4.   Tenant

     For Company

     Name                                :  ASE Singapore Pte. Ltd.

     Company Registration No.            :  199800834K

     Country of Incorporation            :  Singapore

     Registered Office Address           :  7 Temasek Boulevard
                                            #21-02 Suntec Tower 1
                                            Singapore 038987
4A.  Development

     Address                             :  750, 750A, 750B, 750C, 750D and
                                            750E Chai Chee Road, Singapore

     Name                                :  Technopark@Chai Chee or some
                                            other name decided by the
                                            Landlord and approved by the
                                            relevant authorities

                                      4(n)-2

<PAGE>

4B.  Building

     Address                             :  750D Chai Chee Road, Singapore

5.   Premises

     Building Level                      :  7th storey

     Unit No(s).                         :  #07-01

     Demarcation                         :  (for purpose of identification only)
                                            edged in red on the attached plan
                                            marked Annexure A

6.   Floor Area

     Approximately 652.0 square metres

7.   Term

     One (1) year from 22 February 2004 to 21 February 2005

8.   Security Deposit Amount

     S48,43.56, equivalent to three (3) months' Rent and Service Charge

9.   Permitted Use

     For testing of semiconductors and related activitites

10.  Renewal Term

     One (1) year commencing on the day after the date of expiry of the Term

11.  Rent

(a)  Rent Rate                           :  S20.41 per square metre per month

(b)  Quarterly Rent                      :  S39,335.16

11A. Service Charge

(a)  estimated Service Charge Rate       :  S4.65 per square metre per month

(b)  estimated Quarterly Service Charge  :  S9,095.40

                                      4(n)-3

<PAGE>

12.  Air-conditioning and Lift Hours

(a)  Air-Conditioning Services

     Subject to the payment by the Tenant of the air-conditioning charges set
     out in Item 18 below, the Landlord shall provide:

     Where there is at least one (1) AHU in the Premises

     air-conditioning services during such hours as may be specified by the
     Tenant Provided That the Tenant mast give the Landlord at least one (1)
     day's prior written notice of such hours or any change to such hours.

(b)  Passenger and Cargo Lift Hours

     7.00 am to 9.00 pm on weekdays and 7.00 am to 2.00 pm on Saturdays (except
     Sundays and public holidays), but one (1) passenger lift will be
     operational for twenty-four (24) hours a day

13.  Reinstatement Period (for calculating the Reinstatement Sum)

     one (1) month

14.  Floor Loading

     7.5 kN/m2

15.  Closure of Outer Gates

(a)  The outer side gate 1 (between Blocks 750E and 750) of the Development
     will be closed and locked:

     (i)  from after 10.00 am to before 4.30 pm and from after 7.00 pm to
          before 7.00 am on weekdays;

     (ii) from after 10.00 am to before 12.00 noon and after 3.00 pm on
          Saturdays; and

     (iii) all hours on Sundays and public holidays.

(b)  The outer back gates (leading to Chai Chee Drive) of the Development will
     be closed and locked:

     (i)  from after 9.30 pm to before 6.00 am an weekdays;

     (ii) from after 3.00 pm on Saturdays; and

                                     4(n)-4

<PAGE>

     (iii) all hours on Sundays and public holidays.

(c)  The outer side gate2 (opposite main entrance to Block 750A) of the
     Development will be closed and locked:

     (i)  from after 7.00 pm to before 6.00 am an weekdays;

     (ii) from after 3.00 pm on Saturdays; and

     (iii) all hours on Sundays and public holidays.

#16.      Process Agent

     (a)  Name                 : N.A.

     (b)  NRIC/Passport No.    : N.A.

     (c)  Address in Singapore : N.A.

# only applicable where the Tenant is a company that is neither incorporated
nor registered in -Singapore.

17.  Electrical Power Supply

     1,200 Amperes

18.  Air-Conditioning Charge Rate

     S0.008 per square metre per hour

     (subject to revision in accordance with clause 3.4.6)

19.  Distortion Percentage

     5%

                                      4(n)-5

<PAGE>

EXECUTED AS A DEED.

Landlord

SIGNED by
WAN TIEN REALTY (PTE) LTD
by its Attorney,

acting under a Power of Attorney
dated 19th March 2001 (a copy of which was
deposited in the Registry, Supreme Court,
Singapore on 26th March 2001 and registered
as No. 602168 of 2001) in the presence of:           _____________________

________________________________
Name of Witness:

Tenant

SIGNED by

for and on behalf of ASE SINGAPORE
PTE. LTD. in the presence of:

________________________________
Name of Witness:
NRIC/Passport No.:

                                      4(n)-6

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