TENANCY AGREEMENT

AN AGREEMENT made the day and year stated in Section 1 of the First Schedule hereto BETWEEN the Party whose name and address are as described in Section 2 of the First Schedule hereto (hereinafter called the Landlord) of the one part.

AND

the Party or parties whose name(s) and address(es) are as described in Section 3 of the First Schedule hereto (hereinafter called the Tenant) of the other part.

WHEREAS :1. The Landlord is the beneficial owner of that property more particularly described in Section 4 of the First Schedule hereto (hereinafter called the said Premises). 2. The Landlord agrees to let the said Premises and the Tenant agrees to take a tenancy of the said Premises upon terms and conditions herein contained. NOW IT IS HEREBY AGREES as follows:1. 1.1 AGREEMENT In consideration of the rent hereinafter reserved and the covenants on the part of the Tenant hereinafter contained the Landlord hereby lets to the Tenant and the Tenant hereby takes from the Landlord a tenancy of the said Premises for term as stated in Section 5 of the First Schedule hereto with effect from the date as stated in Section 6 of the First Schedule hereto at a monthly rental rate as stated in Section 7 of the First Schedule hereto payable in advanced on the seventh (7th) day of each and every month and on the terms and conditions hereinafter contained. Upon the execution of this Agreement the tenant shall deposit: (a) a sum as stated in Section 8 of the First Schedule hereto as security for the due performance and observance by the Tenant of all and singular the several covenants on the part of the tenant (hereinafter called the Security Deposit); a sum as stated in Section 9 of the First Schedule hereto being deposit for electricity and water (hereinafter both collectively called the Utility Deposit) (the receipt of which the Landlord hereby acknowledge).

1.2

(b)

1.3

The Security and Utility Deposit shall not in any event be treated as payment towards the reserved rent and shall be refunded to the Tenant free of interest on the due expiration of the term hereby created less such sum as may be reasonably deducted for any breach on the part of the Tenant herein to be performed. TENANTS COVENANTS The Tenant hereby covenants with the Landlord as follows:(a) (b) To pay the reserved rent on the days and in the manner aforesaid; To pay and discharge punctually and regularly all dues whatsoever inclusive of deposit for telephone and of the supply of water and electric power for whatever purposes used and consumed and all other services supplied by the relevant authorities / companies to the said Premises and to furnish the Landlord with photocopies of receipt of payment of water and electricity consumed; To permit the Landlord and its authorised agents with and without workmen and others at all reasonable times of the day after giving twenty-four (24) hours written notice to enter upon and to examine the condition of the said Premises and thereupon the Landlord or its authorised agents may serve upon the Tenant a notice in writing specifying any Tenants repair or works necessary to be done by the tenant and require the tenant forthwith to execute the same and if the Tenant shall not within fourteen (14) days after the service of such notice proceed diligently with the execution of such repairs or works then to permit the Landlord, its authorised agents or workmen to enter upon the said Premises and execute such repairs or works and the costs thereof shall be debt due from the Tenant to the Landlord and be forthwith recoverable by action; To observe and comply with all obligations imposed by and do and execute or cause to be done or executed all such works acts deeds matters and things as under or by virtue of any Act or Acts of Parliament by-laws or regulations for the time being in force or which hereafter be enacted in respect of the said Premises or any part thereof by the Tenant and at all times to keep the Landlord indemnified against all claims demands and liabilities in respect thereof. Upon the receipt of any notice order or direction or other thing from any competent authority likely to affect the said Premises forthwith to deliver to the Landlord a copy of such notice order direction or other thing;

2. 2.1

(c)

(d)

(e)

(f)

Not to assign, sublet or otherwise part with possession of the said Premises or any part thereof without the prior written consent of the Landlord; Not to do or permit or suffer to be done upon the said Premises anything which in the opinion of the Landlord may be a nuisance or in any way interfere with the quiet and comfort of the occupants of neighbouring properties; Not to use or suffer or permit the said Premises to be used for any unlawful or immoral purpose or to use or suffer or permit the said Premises to be used as a funeral parlour or of similar trade or otherwise; Not to make any alterations and/or additions to the said Premises or remove any of the Landlords fixtures without the prior consent of the Landlord such consent shall not be unreasonably withheld; Not to store or bring upon the said Premises any articles of especially combustible inflammable or dangerous nature; Not to do or permit to be done anything whereby the policy or policies of insurance taken by the Landlord on the said Premises against loss or damage by fire for the time being subsisting may become void or voidable and to repay to the Landlord all sums paid by the Landlord by way increased premium and all expenses incurred by the Landlord in or about any renewal of such policy or policies rendered necessary by a breach or non-observance of this covenant. To be responsible for all damage done or caused by any act default or negligence by the Tenant its agents or servants to the said Premises or any part thereof or any adjacent or neighbouring premises or to any person or in the installation use or removal of any plant machinery sign or other fittings and to make good such damage to the satisfaction of the Landlord; and To be responsible for all damage done or caused by any act default or negligence by the Tenant, its agents or servants to the said Premises or any part thereof or any adjacent or neighbouring premises or to any person or other fittings and to make good such damage to the satisfaction of the Landlord; At the expiration or sooner determination of this tenancy the Tenant at the request of the Landlord shall dismantle and remove any or all the Tenants fixtures, fittings and installation in or affixed to the said Premises but if such request is made the Tenant shall not remove any alterations or additions made to the said Premises and shall not be entitled to any payment from the Landlord PROVIDED ALWAYS all costs for restoring the said Premises to its

(g)

(h)

(i)

(j) (k)

(l)

(m)

(n)

original state and condition (fair wear and tear excepted) shall be borne by the Tenant.

3. 3 3.1

LANDLORDS COVENANT The Landlord hereby covenants with the Tenant as follows:(a) That the Tenant duly paying the rents hereby reserved and observing and performing the several covenants herein contained on its part to be observed and performed shall peaceably hold and enjoy the said Premises during the continuance of the tenancy hereby created without any interruption by the Landlord or any person rightfully claiming through or under or in trust for the Landlord; and To pay all assessment and quit rent from time to time due in respect of the said Premises; and To keep the roof, the main structure, the main drains and pipes of the said Premises in good and tenantable repair (save and except where the damage is caused by the Tenant).

(b) (c)

4.
4.1

MUTUAL COVENANTS PROVIDED ALWAYS AND IT IS HEREBY EXPRESSLY AGREED between the parties hereto that if the rent hereby reserved or any part thereof shall at any time be in arrears and unpaid for fourteen (14) days after the same shall have become due (whether formally or legally demanded or not) or if the Tenant shall at any time fail or neglect to perform and observe any covenant stipulation or agreement on the part of the Tenant herein contained or shall make any assignment of its creditors or enter into any agreement or make any arrangement with its creditors by composition or otherwise or suffer any distress or attachment or execution to be levied against its goods and enter into liquidation whether compulsory or voluntary (save for the purpose of amalgamation or reconstruction) then in any such cases it shall be lawful for the Landlord at any time thereafter to serve a forfeiture notice upon the Tenant pursuant to Section 235 of the National Land Code and IT IS HEREBY MUTUALLY AGREED that a reasonable time in which to remedy the breach the subject matter of the said forfeiture notice is thirty (30) days AND on expiration of the period specified in the said forfeiture notice without the breach complained of having being remedied then the Landlord shall forthwith be at liberty to forfeit the Security Deposit and the treat this Agreement as being repudiated and this agreement shall cease to be of any force or effect and to recover from the Tenant any loss damage or expenses

suffered incurred or arising thereof and may at any time thereafter re-enter upon the said Premises or any part thereof in the name of the whole and thenceforth hold and enjoy the same as if this Tenancy had not been granted but without prejudice to any right of action or remedy of the Landlord for any antecedent breach of covenant by the Tenant. 4.2 Any notice under this Agreement shall be in writing and served on the person on whom it is to be served either personally or by leaving it for him at the said Premises or at his last known place of adobe, sending it by registered post or the recorded delivery service to such premises or place; and in the case of a notice to be served on the Landlord duly authorised in that behalf. If the Tenant shall desirous of renewing the Tenancy of the said Premises after expiration of the terms hereby created it shall have the option to do so provided it notifies the Landlord in writing of such desire at the least three (3) months before such expiration and the Landlord upon receipt of the such notice shall grant to the tenant a further term as stated in Section 10 of the First Schedule to effect from the expiry of the said term hereby granted at the rent which shall be the market rental at that time and subject in all respects to the same stipulations as are herein contained save and except for this clause for renewal PROVIDED THAT there shall not at the time of such notice by the Tenant be any existing breach or non-observance by the tenant of any of the covenants on the part of the Tenant herein contained and the Tenant has paid the rent and other charges hereby reserved. The Tenant hereby acknowledges that the Tenant has checked and inspected the said Premises and declares that the Tenant is satisfied with the good and tenantable condition thereof and no objection whatsoever shall be raised after the Tenant has taken possession of the said Premises of any defect or what of repair which have not been raised by the Tenant before the execution of this Agreement and the Tenants taking possession of the Demised Premises is no good order and satisfactory condition when the Tenant took possession thereof. In the event that the said Premises or any part thereof shall be destroyed or rendered unfit for use by fire tempest or other act of God except such caused by the act or default or the Tenant then the rental hereby reserved or a fair and just proportion hereof according to the extent of the damage sustained shall cease and be suspended during and for so long as the said Premises or any part thereof shall remain unfit for use or occupation by reason of such destruction or damage. In the event that the tenant shall unlawfully terminate this Agreement before the expiry of the term hereby created the Security Deposit shall be forfeited by the Landlord as liquidated damages.

4.3

4.4

4.5

4.6

4.7 4.8

Time wherever mentioned in this Agreement shall be of the essence. This Agreement shall be subject to such other express terms and conditions (if any) as may be mutually agreed between the Landlord and the tenant and set out in the Second Schedule hereto and in the event of conflict between the provisions of the Second Schedule hereto and the foregoing provisions of this Agreement the provisions of the Second Schedule shall prevails. All costs of this Agreement including stamp fees and the Solicitors fees shall be borne by the tenant absolutely. In this tenancy where the context so admits: (a) (b) The expression the Landlord and the Tenant include the respective successors in the title and assigns of the Landlord and the Tenant; and Works importing the masculine gender only include the feminine and neuter genders and words importing the singular number only include the plural and vice versa.

4.9 4.10

****the rest of the page is intentionally left blank****

IN WITNESS WHEREOF the parties hereof have hereunto set their hands the day and year first above written.

SIGNED by the Landlord ] In the presence of :]

SIGNED by the Tenant ] In the presence of :]

The First Schedule (to be taken read and construed as an essential part of this Agreement) Section 1 2 Item Date of Agreement The Landlord Particulars 01/01/2004 KENG FOOK REALTY Lot G01 & G02, Ground Floor Imbi Plaza, Jalan Imbi 55100 Kuala Lumpur ENFARMA SDN BHD (Company No: 584225-T) a company incorporated under the Companies Act 1965 and having its principal place of business at Lot G01 & G02, Ground Floor, Imbi Plaza, Jalan Imbi, 55100 Kuala Lumpur Lot G01 & G02, Ground Floor Imbi Plaza, Jalan Imbi 55100 Kuala Lumpur One (1) year 1st January 2004 Ringgit Malaysia One Thousand (RM1,000-00) Only Ringgit Malaysia Two Thousand (RM2,000-00) Only Ringgit Malaysia One Thousand (RM1,000-00) Only One (1) year

The Tenant

The Premises

5 6 7

Term of Tenancy Commencement Date Rental per month

Security Deposit

Utility Deposit Electricity and Water Option To Renew

10

The Second Schedule (to be taken read and construed as an essential part of this Agreement)

Express conditions this Agreement is subject to The Premises shall be used by the Tenant for its lawful business only.