Document:

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                                                                    EXHIBIT 4.13

                                   TRANSLATION

                                TENANCY AGREEMENT

Party A:     Shekou Wan Ha Enterprises        Telephone:  26684762.
             Shareholding Co. Ltd.

Party B:     Jetcrown Industrial (Shenzhen)   Telephone:  13609620061

Identity Card or Unit Business Licence No.:

                  Through negotiations of both parties, and according to the
relevant regulations of Shenzhen Special Economic Zone, Party A and B signed the
following contract relating to lease of property.

1.       Party B is, at his own discretion, to lease 66 dormitories of Block C1,
         New Wing Village, Shekou, including Room 201-203; 205-208; 210-214;
         305; 307-310; 402-405; 407; 409; 413; 414; 416; 502-504; 506; 507; 510;
         513-516; 601; 603-607; 609-616; 701-716 and 38 dormitories of Complex
         Building, Wing Village, including Room 203; 205-208; 210-212; 214; 216;
         217; 302-305; 307; 309; 310; 312-317; 401; 403-405; 407-416 from Party
         A. The properties will be used as DORMITORY. The construction areas of
         these rooms are 3,268.49 and 1,857.89 square meters respectively and
         the total construction area is 5,126.38 square meters. The total
         monthly rental shall be DOLLARS EIGHTY THOUSAND FORTY THREE AND CENTS
         TEN RENMINBI (RMB80,043.10).

2.       The terms of the tenancy shall be from January 1, 2003 to December
         31, 2003.

3.       The monthly rental will be cleared per month. (if less than 15 days,
         Party B should pay half month rental; if more than 15 days, Party B
         then should pay whole month rental). The rental should be paid once in
         each month. Party B should pay the rental before 5th of each month to
         the shroff department of Party A. If the rental becomes overdue, a late
         charge of 2% per day will be charged. If the rental becomes overdue for
         more than thirty days, it will be treated as breach of contract by
         Party B. Party A has the right to take possession of the property and
         request Party B to pay the rental and the guarantee sum will not be
         refunded.

4.       On signing of this Agreement, Party B shall pay to Party A a guarantee
         sum which equals to one month's rental i.e. DOLLARS EIGHTY THOUSAND
         EIGHT HUNDRED FORTY EIGHT AND CENTS TEN RENMINBI ( RMB 80,848.10).
         Upon the expiry of the contract, Party A will refund the guarantee sum,
         without interest, to Party B.

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5.       Party B is not allowed to alter the structure and use of the property
         at his own discretion. If any loss or responsibility arises because of
         this reason, Party B has full responsibility to renovate the same or
         indemnify from the economical loss. According to the situation, Party A
         has the right to take possession of the property. Any loss arise will
         be deducted from the guarantee sum paid by Party B. (If the amount is
         insufficient, Party B should pay the balance.)

6.       Party B can, with Party A's permission, to alter the building structure
         and use of the property. Upon the expiry of the contract, Party A has
         the right to request Party B to restore the property into original
         state and condition without any conditions. The relevant expenses
         should be borne by Party B.

7.       During the tenancy period, if there is any loss arise from the
         occurrence of natural disasters, both parties should handle the case
         according to the relevant regulations.

8.       During the tenancy period, Party B is not allowed to sublet the
         property to third parties. Otherwise, a penalty, which equals to two
         times the rental, will be imposed and Party A will take possession of
         the property. All the responsibility will be borne by Party B.

9.       Upon the expiry of the contract, with the agreement of Party A, Party B
         can renew the contract but Party B should inform Party A one month
         before the expiry of the contract. The rental will be determined by
         Party A. If under the same conditions offered by third parties, Party B
         has the first priority to lease the property. After the expiry date,
         Party B does not move out and return the property and he does not
         intend to renew the contract, Party A has the right to take relevant
         actions to take possession of the property. Party A can deduct or
         confiscate the contract guarantee sum and request Party B to pay the
         overdue rental.

10.      Both parties cannot breach the contract at his own discretion after
         they signed and chopped the contract. In the course of the contract, if
         either party proposed to terminate the contract, the proposed one
         should compensate the other party a sum, which equals to one month's
         rental. Through the negotiations of both parties, they can terminate
         the contract but they should give one month's notice to the other
         party.

11.      The rental mentioned in this contract does not include the management
         fee charged by the relevant property management department, the water
         and electricity charges, gas fee and cable TV charges etc. or the fee
         for using the district or urban facilities. Such fees should be borne
         by Party B.

12.      If the relevant departments imposed any charges, it will be borne by
         Party B as well.

13.      Party A should make sure the leased property complies with the relevant
         fire prevention regulations of the Country.

14.      Party B is not allowed to use fire to cook and home used electrical
         appliances. (such as electrical oven, electrical cooker, electrical
         heater)

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15.      Party B is not allowed to install electrical wires at his own
         discretion. If the electrical source is out of order, Party B should
         inform Party A to repair at once. If Party B intends to install
         electrical boiler, he can commence work only after getting Party A's
         permission.

16.      Party A, upon receipt Party B's report, should repair the facilities
         and the expenses will be borne by Party B.

17.      Fire broke out because of the aforementioned reasons, any loss arising
         from the fire will be borne by Party B. If the case is serious, Party A
         will stop the electricity supply and report to National Safety and Fire
         Department to handle.

18.      The yearly rental was at 8% discount as the payment was made at one
         time, i.e. DOLLARS EIGHT HUNDRED EIGHTY THREE THOUSAND SIX HUNDRED
         SEVENTY SIX RENMINBI (RMB 883,676.00).

19.      If there shall be anything that is not provided for by this Agreement,
         the parties can solve it through negotiation. This contract is made in
         triplicate, Party B will keep one copy while Party A will keep two
         copies, they are all have equal legal validity.

         Party A : (Chop)                              Party B: (Chop)
         Signature of the                              Signature of the
         representative : Ng Kwok Pui (Signed)         representative : (Signed)
                                                       December 27, 2002<PAGE>

                                                                    EXHIBIT 4.14

                                Attestation Deed

                     (2003) Dong Cheung Fat Kin Word No. 325

                Changan Office of Legal Affairs of Dongguan City,
                 Guangdong Province, People's Republic of China.

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                             Legal Attestation Deed

Applicant(Hereunder called Party A): Dongguan City Cheung On Town Siu Bin Estate
Committee

Legal Representative: Choi Choi Kwong

Applicant(Hereunder called Party B): Dongguan Kwan Hong Electronics Company
Limited

Legal Representative: Tam Man Chi

Attestation Party: Dongguan City Cheung On Town Legal Firm

Handling People: Chan Cheong Wah

Application Matter:

      Regarding the sale of the factory, dormitory etc. buildings situated at
the area between the Siu Bin Reservoir and Sai Cheong Road, the Second
Industrial Zone, Siu Bin Estate, Cheung On Town, Dongguan City, the construction
area of the captioned buildings is 38,538 square meters ( hereunder called the
captioned property ) and the surface area of the land is 22,410 square meters
( hereunder called the captioned land ) ( for details, please see the << Sales
contract of land and factory >> and the map attached signed by Party A and B ),
Party A and B, the applicants apply for the legal attestation by the Dongguan
City Cheung On Town Legal Firm and concluded a supplement as follows:

(1)   The captioned property was constructed and owned as asset by Party A, and
      the land is owned by Party A. Party A has the right to sign the sales
      contract with Party B.

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(2)   Party A assured that no mortgage was made on the captioned property and
      land and no court cases was related to the captioned property and land
      before the sale. Party A is not allowed to engage in mortgage or guarantee
      on the captioned property and land after the sale for Party B's use and
      before the change of the title deed. If any loss suffered by Party B
      arises from this reason, Party A is willing to bear the compensation
      responsibility.

(3)   Party A should use appropriate rights and methods to protect Party B's
      legal rights on the property and land. If within the time limit of usage,
      our country wants to use the property and land, any compensation,
      according to the relevant rules and regulations, arises from such usage
      belongs to Party B.

(4)   Party B should strictly comply with the terms set out in the sales
      contract to pay the agreed consideration. If there is any loss suffered by
      Party A arises from the delay of payment, Party B should bear the
      liability of compensation.

(5)   With effect from February 1, 2003, Party B should bear the risk of loss
      due to any irresistible factors on the property and land. Party B should
      be responsible to handle the property insurance and pay the related
      premium on the property and land. Party B has the right to choose the
      beneficiary.

(6)   Both Party A and B restate that if there is any dispute arises from
      fulfilling the contract terms and they cannot enter into compromise,
      either Party A or Party B can apply for jurisdiction from the relevant
      government organizations.

      According to the application from both parties, after investigation, the
      contents of the documents signed by both parties represents their real
      wills, and the designation of the representatives and the chops are real.
      Both Party A and B restate that the legal procedures of the transfer of
      the property and land and the change of name are in progress. We attest
      the application of Party A and B complies with the legal rules and
      regulations.

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Applicant(Party A): Dongguan City Cheung On Town Siu Bin Estate Committee

Legal Representative: Choi Choi Kwong

Applicant(Party B): Dongguan Kwan Hong Electronics Company Limited

Legal Representative: Tam Man Chi

Attestation Party: Dongguan City Cheung On Town Legal Firm

Handling People: Chan Cheong Wah

Time of Attestation: 14 May 2003

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                       SALES CONTRACT ON LAND AND FACTORY

Party A: Dongguan City Cheung On Town Siu Bin Estate Committee

Party B: Dongguan Kwan Hong Electronics Company Limited

      In order to develop the economics of both parties, both Party A and B,
after full negotiation and based on the principles of mutual benefit and
co-operation, agree the following contract terms on the sale of Party A's
factory and dormitory at the area between Siu Bin Second Industrial Zone Siu Bin
Reservoir and King Deep Yuen Factory:

      (1) Selling Price: The construction area of Party A's buildings is 38,538
square meters. The construction area comprised of six blocks of dormitories of
14,279 square meters, a canteen of 2,780 square meters, factory premises of
21,122 square meters, car park of 300 square meters, security guard room of 57
square meters (herein after called the captioned property), the captioned
property will be sold to Party B. The selling price of this captioned property
is HONG KONG DOLLARS SIX HUNDRED FIFTY per square meter, the total selling price
is HONG KONG DOLLARS TWENTY FIVE MILLION FORTY NINE THOUSAND AND SEVEN HUNDRED;
the surface area of the land is the total surface area surrounded by the wall of
Party B's existing factory, the total area is 22,410 square meters (herein
after called the captioned land), the selling price of the land is HONG KONG
DOLLARS THREE HUNDRED THIRTY per square meter. The total selling price of the
land is 22,410 square meters x HKD330 per square meter = HONG KONG DOLLARS
THIRTY TWO MILLION FOUR HUNDRED AND FORTY FIVE THOUSAND (the details of the
location of the land is at the red line diagram at the Appendix One).

      (2) The management fee of the captioned land is HONG KONG DOLLAR ONE
DOLLAR per square meter per month. The total monthly management fee Party B
should pay to Party A is HONG KONG DOLLARS TWENTY TWO THOUSAND FOUR HUNDRED AND
TEN.

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      (3) Period of Right of Land Use: The period of rights of land use of the
captioned land is fifty years, from 1 February 2003 to 31 January 2053. If Party
B moves out, Party B has the right to sell the captioned land and building at
his own discretion. After the expiry date, the captioned property and the
immovable assets belong to Party A.

      (4) Payment Method: After signing the contract, Party B should pay 10%,
that is HONG KONG DOLLARS THREE MILLION TWO HUNDRED FORTY FOUR THOUSAND AND FIVE
HUNDRED. He should pay 40% within one month, that is HONG KONG DOLLARS TWELVE
MILLION NINE HUNDRED SEVENTY EIGHT THOUSAND. The balance should be paid within
one month after all the legal procedures have been completed.

      (5) Responsibilities of Both Parties:

          (i)     Party A should assist Party B to arrange the Land Certificate.

          (ii)    Party A should provide three management grading staff to
                  assist Party B to operate the factory, including a factory
                  manager, two declaration or administrative staff, their job
                  duties include dealing with all government departments. Their
                  salaries will be paid by Party B (it should not be below the
                  local standard of living). If the three staff is not up to
                  standard, Party B has the right to change them.

          (iii)   Party B should pay a composite service fee per month per local
                  staff HONG KONG DOLLARS ONE HUNDRED FIFTY, based on the actual
                  head count, to Party A.

          (iv)    The executor for Party A for this contract is Siu Bin
                  Industrial Development Company.

          (v)     This contract takes effect after signed by both parties. The
                  contract is in quadrate, both Party A and B had two copies, of
                  equal legal validity. Party A and B should comply with the
                  contract. If there is any dispute during the contract period,
                  both parties should friendly compromise to solve the problem.
                  If the problem cannot be solved, any party can submit the case
                  to the jurisdiction organization of Dongguan City for
                  jurisdiction. During the jurisdiction period, all the expenses
                  will be borne by the loser.

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Party A: Dongguan City Cheung On Town         Party A: Dongguan Kwan Hong
         Siu Bin Estate Member Committee               Electronics Company
                                                       Limited

Legal Representative: Choi Choi Kwong         Legal Representative: Tam Man Chi

       Place of Signing the Contract:         Dongguan Cheung On Siu Bin
                                              Outward Economics Office

        Date of Signing the Contract:         28 February 2003

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