WAN TIEN REALTY (PTE) LTD









                                      AND







                          ISE LABS SINGAPORE PTE LTD





                        _______________________________



                              SUB-LEASE AGREEMENT

                        _______________________________





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{S}                                                                                                        {C}

      THIS Sub-lease is made the 3(rd) day of October Two Thousand (2000) Between WAN                      Parties

TIEN REALTY (PTE) LTD, a company incorporated in the Republic of Singapore and

having its registered office at 39 Robinson Road #18-01 Robinson Point, Singapore 068911

(hereinafter referred to as "the Sub-lessor") of the one part AND ISE LABS, SINGAPORE

PTE LTD (Company Registration No. 199800834K) a company incorporated in the

Republic of Singapore and having its registered office at 7 Temasek Boulevard #21-02

Suntec Tower 1 Singapore 038987 (hereinafter referred to as "the Sub-Lessee") of the other

part.



      WITNESSETH as follows:



1.    IN CONSIDERATION of the rents and the Sub-lessee's covenants hereinafter reserved                    Demise

and contained the Sub-lessor hereby demises unto the Sub-lessee ALL THAT premises more

particularly described in the First Schedule hereto (hereinafter called "the Demised Premises")

being a part of the Industrial Park known as "TECHNOPARK @ CHAI CHEE", Chai Chee

Road, Singapore (hereinafter called "the Industrial Park") together with (but to the exclusion

of all other liberties easements rights or advantages):



     (a)  The right for the Sub-lessee and others duly authorised by the Sub-lessee of ingress

          and egrees to and from the Demised Premises in over and along all the usual entrances

          landings lifts and passage ways leading thereto in common with the Sub- Lessor and

          all others so authorised by the Sub-lessor and all other persons entitled thereto,

          such rights being only so far as is necessary as the Sub-lessor can lawfully grant.



     (b)  The right to the free and uninterrupted use of all electric, telephone and other

          pipes, wires and cables upon through or under adjacent premises in the Industrial

          Park all such rights to be so far as is necessary for the enjoyment of the Demised

          Premises and in common with the Sub-lessor and others so authorised by the Sub-lessor

          and all other persons entitled thereto.



     (c)  The right for the Sub-lessee and all others authorised by the Sub-lessee to the use

          and benefit of the air-conditioning system installed in the Industrial Park in common

          with the Sub-lessor and all others so authorised by the Sub-lessor and all other

          persons entitled thereto.



     (d)  The right for the Sub-lessee and others authorised by the Sub-lessee to the use of

          such sufficient toilet facilities in the Industrial Park as shall be provided by the

          Sub- lessor but such use shall be in common with the Sub-lessor and all others so

          authorised by the Sub-lessor and all other persons entitled thereto.



      EXCEPTING AND RESERVING unto the Sub-lessor the free uninterrupted use of all gas                    Annual Rent

water and other pipes, electric telephone and other wires conduits flues and drains in through

or under the Demised Premises TO HOLD the Demised Premises unto the Sub-Lessee for the

term of three (3) years from the 16(th) day of July 2000 (hereinafter called the "Date of

Commencement") YIELDING AND PAYING THEREFOR during the term hereby created

the rent calculated at the rate specified in the Second Schedule hereto, and the rent shall be paid

in advance and clear of all deductions by three-monthly payments respectively on the 1(st) day

of January, April, July and October in each year (hereinafter called the "Payment Dates").

Provided that on or before the Date of Commencement the Sub-lessee shall pay to the Sub-

lessor a pro-rated quarterly payment calculated from the Date of Commencement up to the day

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