This agreement is made the day and year stated in Section 1 of the First Schedule hereto

between the party whose name and description are stated in Section 2 of the First Schedule
hereto (herein- after called " the Landlord " which expression shall where the context so admits
include in the case of natural persons his legal representatives and permitted assigns and in the
case of a company or corporation its successors in title and permitted assigns) of the one part
and the party whose name and description are stated in Section 3 of the First Schedule hereto
(hereinafter called " the Tenant" which expression shall where the context so admits include in
the case of natural persons his legal representatives and permitted assigns and in the case of a
company or corporation its successors in title and permitted assigns and in the case of a
company or corporation its successors in title and permitted assigns ) of the other part.

WHEREAS:

1. The Landlord is the registered/beneficial owner of land/premises which is more particularly

described in Section 4 of the First Schedule hereto (hereinafter referred to as "the Demised
Premises " )
2. The Landlord is desirous of granting and the Tenant is desirous of taking a tenancy of the
Demised Premises for the consideration and upon the terms and subject to the conditions
hereinafter contained.

Now This Agreement Witness eth as follows:

1. The Landlord hereby lets and the Tenant hereby takes the Demised Premises for the term
stated in Section 5 of the First Schedule hereto commencing from the day and year set out
in Section 6 of the First Schedule hereto at the rental and payable in the manner stipulated
in Section 7 of the First Schedule hereto (which said rental is hereinafter to as the Reserved
Rent" )

2. The Tenant covenants with the Landlord as follows:

a) To pay the Reserved Rent on the days and in the manner aforesaid ;

To pay to the Landlord upon the execution of this agreement the sum stipulated in
Section 8 of the First Schedule hereto by way of a deposit as security for the due
observance and performance by the Tenant of its covenants herein contained the receipt
of which the Landlord hereby acknowledges the deposit shall not except with the written
consent of the Landlord be treated or deemed as payment of any rent hereunder or any
parts thereof and subject to such deductions there of the Landlord may lawfully make
hereunder, the Landlord shall re-fund the deposit to the Tenant free of interest upon
expiration of the term hereby granted

b) To pay and discharge all charges payable for the supply of electricity and water and the
use and hire of telephone (if any) and conservancy in respect of the Demised Premises;
together with Indah Water charges thereon.

c) To permit the Landlord and /or his agents and others at all reasonable times to enter
upon and examine the condition of the Demised Premises and thereupon the Landlord
may served upon the Tenant notice in writing specifying any repair necessary to be done
and for which the Tenant is liable under the terms of this agreement and require the
Tenant forthwith to execute the same and if the Tenant shall not within fourteen (14)

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 days after the date of such notice proceed diligently with the execution of such repairs
then to permit the Landlord his servants and agents to enter upon the Demised
Premise and execute such repairs and the cost and expenses thereof shall be a debt
due from the Tenant to the Landlord and be forth-with recoverable by action;

d) Not to make any permanent alterations in or permanent addition to the Premises without
the written consent of the Landlord first and has obtained and is in conformity with all
relevant laws, by-laws and regulations and any direction plans and specification
approved by the Landlord and in the event of Landlord granting such written consent the
Tenant shall be solely liable for all cost and expenses incurred for such alterations or
additions and upon the determination of this tenancy, if so requested by the Landlord ,
the Tenant shall restore the Demised Premises to their original state and condition at
the expense of the Tenant ;

e) To keep the interior of the Demised Premises, the flooring and interior plaster or other
surface materials or renderings on walls and ceilings and the Landlord's fixture thereon
including doors, windows, glass, shutters, locks, fastening, electric wires, installations
and fittings for the light and power and other fixture and additions thereon in good
tenantable repair and clean condition and to replace or repair any part of the
Demised Premises and the Landlord's fixture and fittings therein which shall be broken
or damaged due to malicious, negligent or careless acts of the Tenant his servants
agents invitees or otherwise and further that if any damage is caused to the Landlord
or to any person whomsoever directly or indirectly through the said damaged condition
of any part of the interior of the Demised Premises ( including) flooring, walls, ceilings,
doors, windows amount other, the Tenant shall fully indemnify and keep indemnified the
Landlord against all claims demands actions and legal proceedings whatsoever made
upon the Landlord by any person in respect thereof;

f) Not to assign underlet or otherwise part with the possession of the Demised Premises or
any art
there of or to share occupation of the whole or any part thereof for all or any part of the
said term without first obtaining the consent in writing from the Landlord;

g) Not to permit of suffer to be done in or upon the Demised Premises or any part thereof
anything which may be or become a nuisance or annoyance or cause damage or
inconvenience to the Landlord or to be tenants occupiers of lessees of neighboring
premises or for any illegal or immoral purpose ;

h) To be responsible for and to indemnify the Landlord against all damage occasioned to
the Demised Premises or any part thereof or any adjacent or neighboring property if
such damage be caused as a result of a willful act or negligence or default on the part of
the tenant of his servants or employees ;

i) Not to do or permit to be done anything whereby the policy or policies of insurance on

the Demised Premises against damage by fire or other risks for the time being
subsisting may become void or voidable or whereby the rate or premium may increase
and to make good all damages suffered by the Landlord and to repay to the Landlord on
demand all sums paid by way of increased premium and all expenses incurred by the
Landlord in or about any renewal of such policy or policies rendered necessary by a

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 breach or non-observance of this covenant without prejudice to the other rights of the
Landlord ;

j) Not to use and occupy the Demised Premises other than for the purpose as stated
in Section 9 of the First Schedule hereto ;

k) To return the Demised Premises with the Landlord's fixtures and fittings and
additions hereto at the expiration or sooner determination of the said term in good
condition in accordance with the several covenants herein before contained;

l) The Tenant hereby expressly warrants that all governmental licenses, permits,
registration (including trade name ), town planning and other requisite statutory
permissions and consents necessary for the conduct of the Tenant's business have
been obtained and where necessary received from time to time;

3. The Landlord hereby covenants with the Tenant as follows :

a) To pay all existing and future rates taxes assessments and outgoing whether
parliamentary local or otherwise now or hereby imposed or charged upon the
Demised Premises other than those herein before agreed to be paid by the Tenant ;

b) To maintain and keep the main structure walls and roof of the Demised Premises in
good and tenantable repair and condition throughout the term hereby created
provided always that where repairs under this covenant shall become necessary by
reason of the negligence or willful default of the Tenant then the Tenant shall carry out
such repairs at his own cost and expenses;

c) The Tenant paying the rent hereby reserved and observing and performing the several
covenants and stipulations herein contained on the part of the Tenant shall hold and
enjoy the Demised Premises throughout the said term without any interruption by the
Landlord or any person rightfully claiming under or in trust for him.

4)
a) If the rent hereby reserved or any part thereof shall be unpaid for seven (7) days after
becoming payable (whether formally demanded or not) or if any covenant or stipulation
on the Tenant's part herein contained shall not be performed or observed or the tenant
being a company shall enter into liquidation whether voluntary or compulsory (save and
except for the purpose of amalgamation or reconstruction) or suffer any distress or
attachment or execution to be levied against his goods then and in every such case it
shall be lawful for the Landlord at any time thereafter to re-enter upon the Demised
Premises or any part thereof in the name of the whole and thereupon this agreement
shall absolutely determine but without prejudice to the right of action of the Landlord
in respect of any antecedent breach of the Tenant's covenants and stipulations herein
contained;

b) In case the Demised Premises or any part thereof shall at any time during the said term
be destroyed or damaged by fire, lighting riot tempest or other unforeseen cause so as
to become unfit for occupation and use then the Landlord shall be not bound or
compelled to rebuild or reinstate the same unless the Landlord in his discretion think fit.
In the event of the Landlord deciding to rebuild and reinstate the Demised Premises and
the Tenant deciding to continue with this tenancy then ( provided the money payable

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 under any policy of insurance effected by the Landlord shall not have become
irrecoverable through any act or default of the Tenant ) the rent hereby reserved or a
fair and just proportion thereof according to the nature and extend of the damage
sustained shall be suspended and cease to be payable until the Demised Premises
shall have been again rendered fit for occupation and use In the event of the Landlord
not deciding to rebuilt and reinstate the Demised Premises or the Tenant not deciding
to continue with this tenancy the rent thereby reserved shall cease and determine from
the happening of such destruction or damage as aforesaid and the Tenant will
peaceably and quietly leave, surrender and yield up to the Landlord possession of so
such of the Demised Premises as shall not have been destroyed;

c) If the Tenant shall for any reason determine or otherwise abandon the Tenancy of the
Demised Premises at any time prior to the expiration or the Term hereby granted, the
Deposits referred to in Clause 2(b) will be forfeited and the Tenant shall pay to the
Landlord as agreed liquidated damages the sum equivalent to the Rent for the remaining
unexpired term granted herein (hereinafter referred to “the Outstanding Rental”) as full
and final settlement of the Landlord’s claim against the Tenant and thereafter the
Tenancy shall be null and void and of no effect and neither party shall have any claims
against the other save and except for any antecedent breach.

d) Without prejudice to any other right the Landlord may have against the Tenant, if the
Tenant upon the expiry or the sooner termination of the Tenancy as aforesaid fails,
refuses and/or neglects to yield up vacate the Demised Premises, the Tenant shall pay
to the Landlord as agreed liquidated damages a sum equivalent to two (2) times the
amount of the Rent or the current market rental of the Demised Premises , whichever is
higher for each day’s delay.

e) The demand and/or receipt of such liquidated damages shall be without prejudice to the
Landlord’s right to evict the Tenant or to take proceedings to enforce the other rights of
the Landlord contained in this Agreement.

5) Each party shall bear its own solicitor’s costs and disbursement incurred in the preparation
and completion of this Agreement. The Tenant shall bear the cost of the stamp duty on this
Agreement.

6) The acceptance of the Rent or any part thereof by the Landlord shall not be deemed to
operate as a waiver by the Landlord of any right of action against the Tenant in respect of
any breach by the Tenant of any of its covenants herein contained. No failure or delay on
the part of the non-breaching party in exercising any right under this Agreement shall
operate, as a waiver of such right nor shall the knowledge or acquiescence by the non-
breaching party of or in a breach or non-observance or non-performance by the breaching
party of any terms and conditions of this Agreement constitute a waiver of such and/or any
other terms and conditions.

7) If at any time any provision condition term stipulation or covenant of this Agreement is or
become illegal, void, invalid, prohibited or unenforceable in any respect the same shall be
ineffective to the extent of such illegality, voidness, invalidity, prohibition or unenforceability
without invalidating in any manner whatsoever the remaining provisions hereof.

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8) Any notice require to be served hereunder shall be sufficiently served on the Tenant if left
addressed to him on the Demised Premises or forwarded to him by registered post to his
last known address and shall be sufficiently served on the Landlord if addressed to him and
left at or sent by registered post to his address as first above written. A notice sent by post
shall be deemed to be given at the time when it ought in due course of post to be delivered
at the address to which it is sent. All notice under this agreement shall be in writing;

9) This Agreement shall governed by and construed in all respects in accordance with the laws
of Malaysia. The Landlord shall be at liberty to institute and take actions or proceedings or
otherwise against the Tenant in Malaysia and the parties hereto hereby agree that where
any actions or proceedings are instituted and taken in Malaysia they shall submit to the
exclusive jurisdiction of the Courts of the States of Malaya in all matters concerned with
obligations and liabilities of the parties hereto under or arising out of this Agreement and the
service of any writ of summons or any legal process in respect of any such action or
proceedings may be effected on the party concerned by forwarding a copy of the writ of
summons, statement of claim or other legal process by prepaid registered post to their
respective addresses as indicated herein or in such manner or mode as a court of
competent jurisdiction may order or direct.

10) Notwithstanding anything herein contained: -

(i) the Landlord shall not be liable either to the Tenant or the Tenant’ employees,
agents, licensees or invitees for accidents happening or injuries sustained or for loss of
or damage however caused to goods or chattels in the Demised Premises and/or the
Car Park or any part thereof unless arising from the negligence or default of the Landlord
or that of any employees or agents of the Landlord;

(ii) the Landlord shall not be liable to the Tenant or otherwise nor shall the Tenant
have any claim against the Landlord in respect of any interruption in any of the services
herein mentioned by reason of necessary repairs or maintenance of any installation or
apparatus or damage thereto or destruction thereof by fire, flood, tempest, Act of God or
other cause beyond the Control of the Landlord or by reason of any mechanical or other
defect or breakdown or by reason of a strike of workmen or others or shortage of fuel,
materials, labour or water.

11) This Agreement shall be binding upon the successor-in-title and permitted assigns of the
Landlord and the successors-in-title and permitted assigns of the Tenant. For the avoidance
of doubt, it is hereby agreed that this Agreement and the Tenancy (or any renewal thereof)
hereby created shall not be affected in any way whatsoever, by reason of any change in the
management on ownership of either party.

12) Time wherever mentioned herein shall be of the essence of this agreement.

13) Knowledge or acquiescence by the Landlord of any breach of any of the conditions or
covenants herein contained shall not operate as or be deemed to be waiver of such
conditions or covenants or any of them and consent or permission of the Landlord shall not
be effective or relied upon by the Tenant unless in writing and signed by the Landlord.

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14) It is hereby expressly agreed between the parties hereto that this agreement shall in
addition to the terms and conditions herein be subject to the special express condition if any
set out in the Second Schedule hereto and in the event of any conflict, discrepancy or
variance the special express conditions set out in the Second Schedule hereto shall prevail.

15) The First Schedule and the Second Schedule hereto shall be taken read and construed as
an essential part of this agreement.

16) In this agreement where the context so admits words importing the masculine gender shall
be demand to include the feminine and neuter gender and words importing the singular
number shall include the plural and vice versa.

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 THE FIRST SCHEDULE

(Which is to be taken read and construed as an essential and integral part of this agreement)

Section No Item Particulars

1. The day and year of
07th JANUARY 2018

2. Name and description of the Landlord XXXXXX

COMPANY NO: XXXXX

ADDRESS : XXXXXXXXXXX

3. Name and description of the Tenant XXXXXX

COMPANY NO: XXXXX

ADDRESS : XXXXXXXXXXX

4. Description of the Demised Premises All that premises known as:

ADDRESS : XXXXX

5. Duration Of Tenancy TWO (2) Years

6. Date of Commencement of the tenancy 7th day of JANUARY 2018 expiring on

the 6th JANUARY 2020

7. Reserved rent and manner of payment Ringgit Malaysia: ONE HUNDRED

SIXTY SIX THOUSAND AND FIVE
HUNDRED ( RM: XXXXX ) only per
annum payable by equal monthly of

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 Ringgit Malaysia: SEVEN THOUSAND (
RM:XXXXXX ) only each payable in
advance the first 3 months of such
payment Ringgit Malaysia: SIX
THOUSAND AND FIVE HUNDRED (
RM:XXXX ) only to be made 7th January
2018 and the subsequent payment to be
made 7 days of each succeeding month
and in event not later than the 15th
day throughout the continuance of this
tenancy. In the event of late payment,
the landlord has the right to incur interest
rate of 1% of one month rental on daily
basis.

8. Security Deposit Ringgit Malaysia: FOURTEEN

THOUSAND (RM: XXXXX) only
equivalent TWO months rent.

SEVEN THOUSAND ( RM: XXXXX )

only as deposit for water and electricity
utilities.

9. Restriction of use For use XXXX

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 The Second Schedule

(Which is to be taken read and construed as an essential part of this agreement)

Special express condition to which this agreement is subjects and referred to in Clause 5 hereof

1. If the Tenant shall be desirous of renewing the tenancy for a further term of two (2) years at
the expiration of the term hereby created, shall give to the Landlord notice in writing of such
desire at least two (2) calendar months before the expire thereof and shall pay the reserved
rent and observe and perform the stipulations and covenants herein contained and on its
part to be observed and performed up to the termination of the Tenancy hereby granted, the
Landlord shall let the said Demised Premises to the Tenant for a further period of two (2)
years upon such new rent as the parties shall then agree provided that such new rent shall
not be less than the then prevailing market rent of similar premises within the same vicinity
but otherwise subject to the same terms and conditions as are herein contained save
and except this clause for renewal.

2 The landlord may terminate this tenancy by giving to the Tenant not less than two (2) months
written notice.

3. Two months deposit shall not be deducted as monthly rental.

4. The two months deposit interest free will be refunded to the tenant by end of this contract.

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In witness whereof the parties hereto have hereunto set their hands the day and year mentioned on Section 1
of the First Schedule of this agreement.

Signed by the Landlord,

in the presence of:-

******************************************************
COMPANY NAME XXX
COMPANY NO: XXXX

NAME: XXXXX

IC NO: XXXXXX

Signed by the Tenant,

in the presence of:-

******************************************************
COMPANY NAME XXX
COMPANY NO: XXXX

NAME: XXXXX

IC NO: XXXXXX

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