Exhibit 10.7

Dated the day of 09 APR 2026

GREAT FELICITY LIMITED

(Landlord)

and

NEXA DESIGN LIMITED

(Tenant)

TENANCY AGREEMENT

of

16^th Floor of the building at No. 1 Hoi Ping Road,

Causeway Bay, Hong Kong erected on The Remaining

Portion of Section H of Inland Lot No.29 and the

Remaining Portion of Sub-section 1 of Section H of

Inland Lot No.29.

INDEX

AN AGREEMENT made the day of  09 APR 2026 two Thousand and Twenty-Six

BETWEEN the Landlord whose name address or registered office and description are set out in Part I of the First Schedule to this Agreement (hereinafter called “the Landlord”) of the one part and the Tenant whose name address or registered office and description are set out in Part II of the First Schedule (hereinafter called “the Tenant”) of the other part.

NOW IT IS AGREED as follows:-

The Landlord shall let and the Tenant shall take all that the premises set out in the Second Schedule (hereinafter called “the Premises”) Together with the use in common with the Landlord and all others having the like right of such of the entrances exits staircases landings passages and lavatories (if any) in the building of which the Premises form part (hereinafter called “the Building”) insofar as the same are necessary for the proper use and enjoyment of the Premises and except insofar as the Landlord and/or the management of the Building (hereinafter called “the Management Company”) may from time to time restrict such use And Together with the use in common as aforesaid of the lift service in the Building (if any and whenever the same shall be operating) for the Term set out in Part III of the First Schedule (hereinafter called “the Term”) at the rent set out in Part IV of the First Schedule the first of such payments to be paid on the signing of this Agreement.

The Tenant to the intent that the obligations may continue throughout the Term of tenancy hereby created hereby agrees with the Landlord in the manner following that is to say:-

To pay the rent on the days and in the manner aforesaid without any deduction or set-off whatsoever.

To pay rates assessed by The Government of The Hong Kong Special Administrative Region (hereinafter called “the Government”) from time to time in respect of the Premises.

To pay to the Landlord all service management and maintenance charges currently at the rate stated in Part IV of the First Schedule (save and except those of a capital or non-recurring nature) payable by the owner or occupier of the Premises pursuant to or by virtue of the Deed of Mutual Covenant and Management Agreement (if any) relating to the Premises or as determined by the Management Company.

To keep the interior of the Premises including the flooring and interior plaster or other finishes or rendering to walls, floors and ceilings and all fixtures and fittings thereto including all doors, windows, electrical installations and wiring, fire detecting and fire fighting apparatus and installations (if any), sprinkler system (if any), and sanitary and plumbing apparatus including but not limited to all drains and pipes in, belonging to or serving the Premises in good clean tenantable repair and condition throughout the Term hereby created (fair wear and tear excepted) and in such repair and condition to yield them up at the determination of the tenancy.

To pay to the Landlord on demand all costs incurred by the Landlord in cleansing or clearing any of the drains, pipes or sanitary or plumbing apparatus choked or stopped up owing to the careless or improper use or neglect by the Tenant or any employee, agent or licensee of the Tenant.

Not without the previous consent in writing of the Landlord to:-

Provided that the consent of the Landlord may be given subject to such conditions as the Landlord may in his absolute discretion impose. The Tenant shall, at the request of the Landlord, forthwith demolish and remove any alteration or addition made in breach of this Agreement and restore the Premises to their previous condition at the Tenant’s own cost and expense to the satisfaction of the Landlord. At the expiration or sooner determination of the tenancy the Tenant shall at his own cost reinstate and restore the Premises to the plan and design as if such addition or alteration (or such of them as may be specified by the Landlord and without payment of any compensation by the Landlord to the Tenant) had not been made and make good all damage caused thereto to the satisfaction of the Landlord.

Not to cut or injure or permit or suffer to be cut or injured any doors, windows, walls, beams, plumbing or sanitary apparatus or installation, structural members or any part of the fabric of the Premises.

Not to do or permit to be done in or upon the Premises or any part thereof anything which may be or become a nuisance annoyance damage danger or disturbance to the Landlord or the tenants or occupiers of other portions of the Building or other property in the neighbourhood or in any way against the laws or regulations of The Hong Kong S.A.R..

Not to keep or store or cause permit or suffer to be kept or stored any arms ammunition gun-powder saltpetre kerosene fireworks or other inflammable explosive or combustible substances or hazardous goods in the Premises or do or cause to be done or suffer or permit any act deed matter or thing whatsoever which shall amount to a breach non-performance or non-observance of the terms and conditions under which the Premises are held from the Government.

Not to assign transfer sublet or part with possession of the Premises or any part thereof to any person firm or body corporate in any way whether by way of subletting lending sharing or other means whereby any person not a party to this Agreement obtains the use or possession of the Premises or any part thereof irrespective of whether any rental or other consideration is given for such use or possession and in the event of any such transfer subletting sharing assignment or parting with the possession of the Premises (whether for monetary consideration or not) this Agreement shall absolutely determine and the Tenant shall forthwith vacate the Premises on notice to that effect from the Landlord. This tenancy shall be personal to the Tenant named in this Agreement and without in any way limiting the generality of the foregoing, the following acts and events shall, unless previously approved in writing by the Landlord (which approval the Landlord may give or withhold at his absolute discretion without assigning any reason therefor), be deemed to be breaches of this Clause:-

Not to use the Premises or allow permit or suffer the same to be used for illegal or immoral purposes.

Not to place any boxes, dust bins, articles or cause obstruction in the corridors or passage ways of the Building or in any place which is not hereby exclusively let to the Tenant and not to hang or dry laundry or any other thing therein or thereon.

Not to do anything which may render the policy of insurance (if any) of the Premises and/or the Building against damage by fire and other risks and perils void or voidable or which may render the premium for such insurance liable to increase.

Not to affix put up or display any signboard, sign, advertisement, decoration or other thing whatsoever outside the Premises or any door wall pier or window except with the prior written approval of the Landlord and the Management Company; such approval shall not be unreasonably withheld by the Landlord but any approval to be granted shall be subject to such conditions as the Landlord and the Management Company may think fit. The Landlord shall have the right to remove at the cost and expense of the Tenant any signboard, sign, advertisement decoration or thing which shall be affixed put up or displayed without the prior approval of the Landlord and the Management Company.

Not to contravene any of the negative or restrictive terms, covenants and conditions contained in the Government Lease or the Conditions of Sale, Exchange or Regrant as the case may be under which the Premises are held from the Government.

To observe perform and not to contravene any of the covenants and conditions contained in the Deed of Covenant Deed of Mutual Covenant or Deed of Covenant and Grant as the case may be or any other Deed affecting the Premises.

Not to use or permit or suffer to be used the Premises or any part thereof as sleeping quarters or otherwise as domestic premises within the meaning of the Landlord and Tenant (Consolidation) Ordinance or similar legislation for the time being in force and not to allow any person to remain on the Premises overnight except (with the Landlord’s prior written consent) the Tenant’s night watchman.

Not to keep or permit or suffer to be kept any animals or pets inside the Premises and to take all such steps and precautions to the satisfaction of the Landlord to prevent the Premises or any part thereof from becoming infested by termites, rats, mice, roaches or any other pests or vermin.

Not to overload the lifts (if any) in the Building in excess of their maximum capacity and to be responsible for any damage caused by any breach of this Clause.

To permit the Landlord, his agents, servants or contractors and any other persons duly authorised by the Landlord at any time or times and from time to time upon prior notice to enter upon the Premises or any part thereof (without notice and by force if necessary in case of emergency) for the purposes of:-

No compensation whatsoever shall be payable by the Landlord to the Tenant or any other person in respect of any inconvenience noise disturbance loss damage injury or loss of business sustained or suffered by the Tenant or any other person caused by or through or in any way owing to any of the foregoing. For the avoidance of doubt, nothing in this Agreement shall be so construed as to impose any obligation on the part of the Landlord to effect any repairs additions alterations or other work on or to any part of the Premises or of the Building or the fixtures fittings wiring installations appliances services or facilities of or in the Premises or the Building (save as expressly provided herein).

To be wholly responsible for and to fully indemnify the Landlord against any proceedings actions claims or demands whatsoever by any person for injury loss and damage or loss of business or of profit suffered directly or indirectly as a result of the want of repair or the defective or damaged interior condition of the Premises or any part thereof or the spread of fire or smoke or the leakage or overflow of water including storm or rain water or leakage of electric current or the escape of any substance or anything or the dropping or falling of any article object or material whatsoever including cigarette ends glass or tiles from the Premises or due to the act default or negligence of the Tenant his servants agents or licensees and to effect and maintain a policy or policies of insurance against all risks including third party liabilities in respect of the Premises and public liabilities for the sum not less than HK$30,000,000.00 for each coverage and claim with a reputable insurance company throughout the Term. The policy or policies of such insurance shall be endorsed to show the Landlord as registered owner of the Building or the Premises (as the case may be). The Tenant hereby further undertakes to produce to the Landlord as and when required by the Landlord the policy or policies of such insurance together with receipt(s) for the last payment of premium and certificate(s) from the insurance company that such policy or policies is/are fully paid up and in all respects valid and subsisting Provided always that if the Tenant shall at any time fail to keep such insurance on foot, the Landlord may do all things necessary to effect and maintain such insurance and all monies expended by the Landlord for that purpose shall be recoverable from the Tenant on demand.

To allow at all reasonable times upon prior notice within three (3) calendar months immediately preceding the expiration of the Term prospective tenants and/or buyers to inspect the Premises and allow the Landlord to exhibit where the Landlord shall think fit a notice indicating that the Premises are to be let or sold and such other information in connection therewith as the Landlord shall desire, which notice the Tenant shall not deface or conceal.

The Landlord hereby agrees with the Tenant as follows:-

That the Tenant paying the rent hereby stipulated and observing and performing the several stipulations herein contained and on his part to be observed and performed shall peacefully hold and enjoy the Premises during the Term without any interruption by the Landlord or any person lawfully claiming under or in trust for him.

To pay the Government Rent and Property Tax in respect of the Premises during the Term.

To use his reasonable endeavours to procure the Management Company to keep the exterior and the main structure of the Premises in a proper state of repair and condition Provided that the Landlord shall not incur any liability under this Clause unless and until written notice of any defect or want of repair has been given to the Landlord by the Tenant and the Landlord has failed to take reasonable steps to repair or remedy the same after the lapse of a reasonable time.

PROVIDED ALWAYS and IT IS HEREBY EXPRESSLY AGREED as follows:-

If the rent and/or any other charges hereby stipulated or any part thereof shall remain unpaid for 15 days after and inclusive of the date of becoming payable (whether legally demanded or not) or if the Tenant or other person in whom for the time being the Term hereby created shall be vested shall fail to observe or perform any of the conditions herein or shall become bankrupt or in the case of a limited company shall go into liquidation or a petition shall be filed for the winding up of the Tenant or the Tenant shall otherwise become insolvent or shall make any composition or arrangement with creditors or suffer any execution to be levied on the Premises or otherwise on the Tenant’s goods or effects or if the Tenant persistently fails to pay the rent hereby stipulated as and when the same falls due, then and in any of the said cases it shall be lawful for the Landlord at any time thereafter to re-enter upon the Premises or any part thereof in the name of the whole and thereupon this Agreement shall absolutely determine but without prejudice to any right of action of the Landlord in respect of any breach of the Tenant’s terms and conditions herein contained AND a written notice served by the Landlord on the Tenant or left at the Premises to the effect that the Landlord exercises the power of re-entry hereinbefore contained shall be a full and sufficient exercise of such power notwithstanding any statutory or common law provision to the contrary.

Notwithstanding anything hereinbefore contained, in the event of default in payment of rent or any other outgoings on the date on which the same falls due for payment, the Tenant shall further pay to the Landlord on demand interest on the amount in arrears at the rate of 1.5% per month calculated from the date on which the same became due for payment (as stipulated in Clause 1 hereof) until the date of payment as liquidated damages and such interest shall be paid at the rate aforesaid before as well as after judgment Provided that the demand and/or receipt by the Landlord of interest pursuant to this provision shall be without prejudice to and shall not affect the right of the Landlord to exercise any other right or remedy (including the right of re-entry) exercisable under the covenants and conditions of this Agreement.

All legal costs and expenses incurred by the Landlord in demanding payment of rent or other outgoings and/or any other legal proceedings taken by the Landlord against the Tenant as a result of default of payment of rent or other outgoings by the Tenant or the breach by the Tenant of any covenants or conditions herein contained shall be borne and paid by or be recoverable from the Tenant on a full indemnity basis or as a debt and be deductible by the Landlord from the Deposit held by the Landlord hereunder.

In the event of any breach of any terms or conditions on the part of the Tenant herein contained, the Landlord shall not by acceptance of rent or by any other act whatsoever or by any omission be deemed to have waived any such breach of terms or conditions notwithstanding any rule of law or equity to the contrary. No consent to or waiver of any breach shall be binding on the Landlord unless the same is in writing under the hand of the Landlord.

Any notice required to be served hereunder shall be sufficiently served on the Tenant if sent to him by post or left addressed to him at or on the Premises or at his last known address or registered office in Hong Kong and shall be sufficiently served on the Landlord if sent to him by post or delivered to him at the address given herein or any other address which the Landlord may notify to the Tenant from time to time. A notice left or delivered personally shall be deemed to be given at the time of such leaving or delivery. A notice sent by post shall be deemed to be given forty-eight (48) hours after posting.

For the purpose of these presents any act default neglect or omission of the agents servants licensees and customers of the Tenant shall be deemed to be the act default neglect or omission of the Tenant.

For the purpose of Part III of the Landlord and Tenant (Consolidation) Ordinance and for the purpose of these presents the rent in respect of the Premises will be deemed to be in arrear if not paid in advance at the time hereinbefore stipulated.

The Index and Headings are intended for guidance only and do not form part of this Agreement nor shall any of the provisions of this Agreement be construed or interpreted by reference thereto or in any way affected or limited thereby.

The Tenant shall on or before the signing hereof deposit and maintain with the Landlord the sum referred to as the Deposit in Part VI of the First Schedule to secure the due observance and performance by the Tenant of the agreements stipulations and conditions herein contained and on the Tenant’s part to be observed and performed. The Deposit shall be retained by the Landlord throughout the Term of this Agreement free of any interest to the Tenant with power for the Landlord without prejudice to any other right or remedy hereunder to deduct therefrom the amount of any costs expenses loss or damage sustained by the Landlord as a result of any breach non-observance or non-performance by the Tenant of any such agreement stipulation or condition. In the event of any deduction being made by the Landlord from the Deposit in accordance herewith during the currency of this Agreement the Tenant shall forthwith on demand by the Landlord make a further deposit equal to the amount so deducted and failure by the Tenant so to do shall entitle the Landlord forthwith to re-enter upon the Premises and to determine this Agreement as hereinbefore provided.

Subject as aforesaid the Deposit shall be refunded to the Tenant by the Landlord without interest within 30 days of the expiration or sooner determination of this Agreement and the delivery of vacant possession of the Premises to the Landlord or within 30 days of the settlement of the last outstanding claim by the Landlord against the Tenant in respect of any breach non-observance or non-performance of any of the agreements stipulations or conditions herein contained and on the part of the Tenant to be observed and performed whichever is the later.

In the event that the Premises and/or this Agreement shall be assigned by the Landlord to any person, the Landlord shall be entitled (incidental to such assignment) to transfer directly the Deposit or the balance thereof after making any deduction in manner aforesaid (whether with or without the consent of the Tenant) to such assignee Provided that such assignee shall undertake in writing with the Tenant to refund such Deposit or balance thereof in accordance with the provisions hereof. The Tenant shall at the request of the Landlord (but not at the cost of the Tenant) enter into sign and execute such necessary agreements, deeds or documents in such form and substance to the reasonable satisfaction of the Landlord to release the Landlord’s obligation in respect of the refund of the Deposit or balance thereof (as the case may be) so as to give effect to the transfer pursuant to this Clause PROVIDED that if the Tenant fails and/or refuses to sign and execute the said documents or any of them, the Landlord’s obligation in respect of the refund of the Deposit or balance thereof (as the case may be) shall thereupon be released and discharged and the Tenant shall thereafter have no claim whatsoever against the Landlord in respect thereof.

If the rates or Management Charges shall increase during the continuation in force of this Agreement or the rent shall be increased during the Option Term, the Tenant shall upon such increase becoming applicable pay to the Landlord by way of an increase in the Deposit a sum proportional to the increase in the rent rates or Management Charges (as the case may be) as will be necessary to maintain the Deposit at the requisite months’ rent rates and Management Charges and the payment of such increase shall be a condition precedent to the continuation of this Agreement and such increase shall be held by the Landlord subject to the same terms and conditions set out in Clause 5(a) above.

In the event of the Premises or any part thereof at any time during the Term being damaged or destroyed by any cause whatsoever or a demolition or closure order shall be made (not attributable to the act or default of the Tenant) so as to be rendered inaccessible or unfit for occupation or use, then the rent hereby reserved or a fair proportion thereof according to the nature and extent of the damage sustained or order made (as the case may be) shall be suspended and cease to be payable as from the date of occurrence of such event until the Premises shall again be rendered accessible or fit for occupation and use or the order be rescinded or revoked (as the case may be) Provided that (a) the date of expiration of the Term hereby granted shall not be postponed; (b) the Landlord may but is not obliged to repair or reinstate the Premises; and (c) if the Premises are not reinstated and rendered accessible or fit for occupation and use or the order is not rescinded or revoked (as the case may be) in the meantime, either the Landlord or the Tenant may at any time after 3 months from the occurrence of the damage, destruction or order (as the case may be), give to the other of them notice in writing to determine this tenancy and thereupon the same and everything herein contained shall cease and be void as from the date of the occurrence of the damage, destruction or order (as the case may be) but without prejudice to the rights and remedies of either party against the other in respect of any antecedent claim or breach of the stipulations terms and conditions herein contained or of the Landlord in respect of the rent payable hereunder prior to the coming into effect of the cessation to pay rent.

The Landlord shall not be under any liability whatsoever to the Tenant or to any person whomsoever in respect of any loss damage injury or loss of business or profit sustained by the Tenant his servants agents invitees licensees or customers caused by through or in any way owing to:-

This Agreement sets out the full agreement reached between the parties and no other representations have been made or warranties given relating to the Landlord the Tenant the Building the Premises or this tenancy and if any such representation or warranty has been made given or implied the same is hereby withdrawn, cancelled or waived.

In this Agreement the expression “the Landlord” shall, where applicable, include his personal representative, successors and assigns and where the context permits or requires, reference to the Landlord shall include his authorised agent, representative and/or management agent; words importing the singular number only shall include the plural and vice versa; words importing masculine gender shall include the feminine and neuter genders; words importing persons shall include corporations, and where there are 2 or more individuals included in the expression “the Tenant” liabilities covenants conditions and stipulations expressed or implied to be made by or with the Tenant shall be deemed to be made by or with such individuals jointly and severally.

Each party shall pay his own solicitors’ costs and disbursements of and incidental to the preparation and completion of this Agreement.

All stamp duty (including penalty, if any) payable on this Agreement under the Stamp Duty Ordinance (Chapter 117) shall be paid by the parties in equal shares.

This Agreement shall be registered in the Land Registry and the registration costs and fees shall be paid by the parties in equal shares.

The parties hereto agree that the additional terms and conditions (if any) set out in the Third Schedule hereto (“the Additional Terms”) shall form part of this Agreement and binding on the parties hereto. In the event of any conflict between any of the Additional Terms with other provisions in this Agreement, the Additional Terms shall prevail.

This Agreement shall be governed by and construed in accordance with the laws of Hong Kong SAR and any claims and disputes arising out of or in connection with this Agreement shall be subject to the non-exclusive jurisdiction of the courts of Hong Kong SAR.

The Landlord and the Tenant agree to keep the information of the other party obtained in connection with this Agreement (“Confidential Information”) in strict confidence and the party receiving Confidential Information (“Disclosing Party”) shall not disclose, provide or supply such information to any other third parties without prior written consent of the other party (such consent shall not be unreasonably delayed or withheld) unless such information is to be disclosed to government authorities, bankers, accountants or other professional advisers of the Disclosing Party or is required to be disclosed by applicable law or regulations in which case the Disclosing Party shall, to the extent practicable and permissible by applicable law or regulation, notify the other party of the proposed disclosure. For the avoidance of doubt, the Tenant is entitled to disclose the existence of this Agreement.

The Tenant shall not submit this Agreement to the Land Registry for registration but the Landlord hereby expressly agrees that the Tenant is permitted to register a Memorandum of Tenancy (in the form of Memorandum set out in Annexure 2, which shall be signed by the parties thereto immediately after the signing of this Agreement) at the Land Registry. The stamp duty (if any) and registration fees payable on the Memorandum of Tenancy and its counterpart shall be borne by the Tenant.

Notwithstanding any other provisions of this Agreement, a person who is not a party to this Agreement shall not have any right under the Contracts (Rights of Third Parties) Ordinance (Cap. 623 of the Laws of Hong Kong) to enforce any provisions of this Agreement.

If any provisions of this Tenancy Agreement conflict with any terms of any other documents between the parties concerning the Premises prevails to the extent of any conflict.

THE FIRST SCHEDULE ABOVE REFERRED TO

Part I 

Part II

Part III

Part IV 

Fixed Term

Monthly Basic Rent

DOLLARS EIGHTY ONE THOUSAND (HK$81,000.00) Hong Kong Currency per calendar month;

Option Term

Monthly Basic Rent

1 May 2029 to 30 April 2032 (both days inclusive): At Open Market Rent per calendar month if the Tenant shall have exercised the Option Term as stipulated in the Third Schedule. (exclusive of Management Charges, Government Rent, Rates and other outgoings);

Reporting of Gross Turnover

The Tenant shall report their monthly gross turnover of the Tenant’s business carrying out at the Premises to the Landlord on monthly basis, on or before the 15^th of the subsequent month, and to include an audited gross turnover report on annual basis for the Term. The mechanism of reporting turnover has been stated in Clause 24 of the Third Schedule hereto.

When the Term of tenancy does not commence on the 1st day of the month, the Landlord may at any time during the Term require the Tenant to pay rent Management Charges and rates for a particular month on a pro-rata basis, namely, from the commencement day to the end of the month and thereafter the Tenant shall pay rent Management Charges and rates for each calendar month (including the last month of the Term also on a pro-rata basis) on the 1st day of each such calendar month.

Part V 

Part VI

THE SECOND SCHEDULE ABOVE REFERRED TO

THE PREMISES

16^th Floor of the building at No.1 Hoi Ping Road, Causeway Bay, Hong Kong erected on The Remaining Portion of Section H of Inland Lot No. 29 and the Remaining Portion of Sub-section 1 of Section H of Inland Lot No. 29 (as coloured pink on the floor plan attached hereto for identification purpose).

THE THIRD SCHEDULE ABOVE REFERRED TO

ADDITIONAL TERMS

Possession of the Premises shall be delivered to the Tenant on the Tenancy Commencement Date in “as-is” condition with the Landlord’s Provisions as set out in the 4th Schedule hereto only after the Tenant shall have executed this Agreement and paid to the Landlord the Deposit and any other payments and charges hereunder.

At the expiration of the Term and upon the Tenant having complied with and performed all the terms and conditions herein contained in this Agreement, the Tenant shall have an option to renew the Term on its expiration for a further term of THREE (3) years commencing on the next day of the expiration of the Term of THREE (3) years herein granted (hereinafter respectively called “the Option Term”) and upon similar terms and conditions of this Agreement save and except the rent, Rates, Management Charges, the rent-free benefit and this option of further renewal by giving written notice to the Landlord in accordance with Clause (b) below and such notice cannot be revoked by the Tenant once given Provided That the monthly rent for the Option Terms (hereinafter called “the New Monthly Rent”) shall be exclusive of Rates, Management Charges and all outgoings and shall be determined in accordance with Clause (b) below and subject to the following conditions :-

Option Term:

1 May 2029 to 30 April 2032 (both days inclusive): At Open Market Rent per calendar month (exclusive of Management and Air-conditioning Charges, Government Rent, Rates and other outgoings).

The New Monthly Rent for the respective Option Term shall be agreed by the Landlord and the Tenant after the Tenant has given to the Landlord not more than Seven (7) months’ and not less than Six (6) months’ prior notice in writing before the expiration of the Term of such desire to take up the option and renew the tenancy of the Premises.

It is hereby agreed that the Landlord shall allow the Tenant to occupy the Premises as licensee at will free of rent for Three (3) months during the Fixed Term provided that the Tenant shall be responsible to pay for the Management Charges, Rates, water and electricity charges and other outgoings and utility charges in respect of the Premises for the said rent-free period and Provided further that the Tenant shall observe perform and comply with the terms and conditions on the part of the Tenant contained in this Agreement during the said rent-free period. Rent-free periods which are from:

Fixed Term

The Tenant agrees that the Landlord has the right to change the layout at any level of the Building or parts of the Building including but not limited to the width of the corridors and to change the name of the Building or the unit number assigned to the Premises at any time at its absolute discretion without having to seek the prior consent of the Tenant and without payment of any compensation whatsoever to the Tenant during the Term. The Landlord shall give to the Tenant one (I) month’s written notice of its intention to change the said layout, the name of the Building or the number of the Premises.

At the expiration or sooner determination of this Agreement, the Tenant shall at its own costs and expense deliver to the Landlord vacant possession of the Premises in “bare shell” condition and the Landlord’s Provisions in good clean and tenantable repair and condition (fair wear and tear excepted) notwithstanding any rule of law or equity to the contrary. In the event the Landlord shall in its absolute discretion decide to retain any of the Tenant’s fittings fixtures alterations or additions in the Premises, the Tenant shall deliver to the Landlord the Premises together with the Tenant’s fitting fixtures alterations or additions which the Landlord has decided to retain in good clean and tenantable repair and condition but the Landlord shall not be required to pay any compensation for such Tenant’s fittings fixtures alterations or additions so retained in the Premises and the Tenant shall also deliver to the Landlord all keys giving access to all parts of the Premises. If the Tenant shall upon Tenancy Commencement Date have agreed to accept any fittings fixtures alterations or additions which shall have been installed or made by any previous tenants of the Premises, the Tenant shall, if so required by the Landlord, remove any or all of such fittings fixtures alterations or additions so made by the previous tenants prior to the Tenancy Commencement Date and make good any damage to the Premises caused by the installation or making of such fittings fixtures alterations or additions or its removal as if such fittings fixtures alterations or additions were made by the Tenant during the Term of this Agreement. The Landlord also has the right to ask the Tenant to leave behind any or all of such fittings fixtures alterations or additions installed or made by the said previous tenants to the Premises without payment of any compensation for such fittings fixtures alterations or additions so retained by the Landlord.

The Tenant undertakes that the decorations and display of merchandise within the Premises shall be furnished in such a way to be compatible to the overall design of the Building to the satisfaction of the Landlord.

The Tenant understand that the Management Charges do not include the charges for the removal of garbage, refuse, construction and decoration waste produced when the Tenant carries out any fitting-out, decoration or renovation work in and at the Premises. The Tenant shall at the Tenant’s own cost remove the same from the Premises to such location as shall be determined by the Landlord and/or its agent and/or the Management Company. If the Tenant shall fail to discharge his obligation of removal as aforesaid, after 24 hours’ notice given by the Landlord to the Tenant, the Landlord may remove the said garbage, refuse, construction and decoration waste and the Tenant shall pay to the Landlord and/or the Management Company in full all the debris disposal fee and expenses in connection with such removal.

The Tenant acknowledges that the hours for the operations of the lifts and provision of building management facilities and services to the Premises and the common area of the Building shall, unless otherwise determined, be from 9:00 a.m. to 24:00 midnight daily throughout the Term (hereinafter called “the normal supply hours”) subject to revision at the Landlord’s and/or its agent’s and/or the Management Company’s discretion. If the Tenant requires such service beyond the normal supply hours, the Tenant shall pay to the Landlord such additional amount to be determined by the Landlord and/or its agent and/or the Management Company.

In the event that the Premises shall be let to the Tenant before the same is ready for handover, the Tenant agrees to take the Premises in a tenantable condition.

The Tenant shall provide adequate thermal insulation material for stoves/cookers/warmers and carry out water proof works within the kitchen area in order to avoid heat transmission and water seepage to the adjacent part outside the kitchen area. The Tenant shall be fully liable for all claims, losses, damages and compensation whatsoever arising from the heat transmission.

The disposal of the wet refuse which is generated from the Tenant’s business at the Premises shall be carried out by the cleaning contractor nominated or approved by the Landlord and such cleaning contractor shall be engaged at the sole cost of the Tenant.

The Tenant agrees that it will at its own expenses apply for any requisite food and beverage licence(s) or permit(s) for all Government or Public Authority and shall comply with all rules and regulations laid down by the said Government or Public Authorities Provided that if the Tenant fails to obtain the requisite food and beverage licence(s) or permit(s) as aforesaid for whatever reason including but not limited to the refusal by such Government or Public Authorities to grant such licence(s) or permit(s) for the user of the Premises, the Tenant shall in no circumstances claim against the Landlord for compensation in any form whatsoever AND the Tenant hereby agrees to indemnify the Landlord in respect of any breach by the Tenant of this clause. In addition, the Tenant shall observe and comply with the regulations and/or guidelines laid down by the Air Control Group of the Environmental Protection Department for the application and installation of gas-fired restaurant stoves and chimney/exhaust.

The Tenant is fully aware that the Landlord would have prescribed shop-front designs for the shops and the Tenant understand and agree to adopt the prescribed shop-front designs of the Premises (as the case maybe).

The Tenant understand they are strictly prohibited from posting adhering hanging or displaying any material or substance (including but not limited to any curtain, banner, hook, poster, pamphlet, brand name tag or logo or whatever material or substance for advertising purpose or otherwise) on or onto any space around the signage of the Premises. The Tenant further agree that this clause is a material term of this Agreement and in the event of failing to observe and comply with this clause the Landlord shall have the right to terminate this Agreement and exercise the right of re-entry hereunder without any compensation to the Tenant. In such case, the Tenant shall have no right to raise any objection thereto.

In relation to the fitting out or renovation of the Premises, the Tenant specifically agree to the followings:

The Tenant acknowledge and agree that Landlord shall be entitled to close and/or hoard up such part or parts of the common area or common access of the Building as the Landlord considers necessary provided that a reasonable access to the Premises shall be maintained and the Tenant shall have no claim whatsoever against the Landlord nor shall there be any abatement of rent on account thereof.

The Tenant shall carry out the daily cleaning, maintenance and repair of indoor and outdoor units of the VRV (variable refrigerant valve) air-conditioning system and the toilets on the floor of the Premises at its own cost.

The Tenant shall obey and comply strictly with such Building Rules and regulations as may from time to time be adopted by the Landlord or the Management Company or any part thereof so far as the same relate to or affect the Premises and to conduct the business of the Tenant so as not to prejudice the goodwill and reputation of the Building as a first class commercial complex with prime retail shops.

The Tenant acknowledge and agree that the Landlord shall be entitled to suspend the supply of air-conditioning to the Premises during any period in which the Tenant carry out decoration or fitting-out works in the Premises and the Tenant shall not be entitled to claim any abatement or reduction of rent, Management Charges or termination of the Tenancy Agreement or any compensation whatsoever in respect of such suspension.

The Tenant acknowledges and agrees that the Landlord shall have the right to alter, add, expand or vary the location and/or the area of the passage way, exit, staircase, escalator, lobby, entrance and/or door of any unit, toilets and all other facilities of the Building. Such alteration, addition, expansion or variation may include and/or involve the relocation and/or the re-design of the entrance and/or the door of the Premises. In such circumstances, the Tenant shall cooperate and coordinate with the Landlord and allow the Landlord’s nominated contractors to carry out the required works within the Premises (“the Said Works”). If so required by the Landlord, the Tenant shall be responsible to re-decorate or replace the signages of the Premises at our own costs in a manner compatible and consistent with the overall design of the captioned development. The Tenant also acknowledges and agrees that they shall not make any objection in relation thereto and will use our best endeavors to cooperate and coordinate with the Landlord.

The Tenant shall, throughout the Term, keep or cause to be kept complete, accurate and true records, together with all supporting data and information, of monthly Turnover and within fifteen (15) days from the end of each month supply to the Landlord a copy of the statement of turnover for that month on a daily basis together with, at the Landlord’s request, all supporting data and information. Within ninety (90) days of the expiration of each calendar year or sooner detennination of the Term of Tenancy, the Tenant shall supply the Landlord with a statement as to the actual amount of the turnover of the Tenant business for the relevant calendar year which statement shall be certified by the Tenant’s auditors or external accountants (“the Certified Statement”).

THE FOURTH SCHEDULE ABOVE REFERRED TO

LANDLORD’S PROVISIONS

Air-Conditioning System

Indoor and outdoor units of VRV (variable refrigerant valve) air-conditioning system provided and installed by the Landlord. The cost of indoor unit relocation and connection works, and its associated ducting works shall be borne by the Tenant solely.

Fire Service System

Fire service system provided by the Landlord at the Landlord’s designated location.

Water Supply

One (1) potable cold water supply provided by the Landlord at Landlord’s designated location.

Electricity

Meter board located at Landlord’s designated area in meter room. The Tenant shall be responsible for laying the cable from the meter room to the Premises at Tenant’s costs.

(The provisions are subject to the final approval of all relevant government authorities and changes at the Landlord’s ultimate determination)

THE FIFTH SCHEDULE ABOVE REFERRED TO

SPECIAL TERMS FOR RESTAURANT USE

The following clauses shall apply without affecting the generality of the other provisions of this Offer to Lease if the business of the Tenant to be carried on in the Premises is a restaurant or (as the case may be) other food outlet. The Tenant agrees to be bound by the following terms and conditions:

THE SIXTH SCHEDULE ABOVE REFERRED TO

GREEN TENANCY SUGGESTIONS

The Landlord and the Tenant:

Notwithstanding the other provisions of this Tenancy, prior to making any alterations to the Premises or to the plant, equipment or services within and serving the Premises which alterations may adversely affect the Environmental Performance of and/or any BEAM Plus, LEED or any other similar applicable rating or certification of the Premises and/or the Building the Tenant must:

The Tenant must:

In this clause:

LEED means the rating of the base Building, Premises or whole Building (combining base and Lessee controlled space), or part of it, under the LEED (Leadership in Energy and Environmental Design) rating system developed by the U.S. Green Building Council for new buildings, existing buildings, interiors or any other rating that is developed by that rating system from time to time.

Premises Upgrade means capital upgrades to the Premises designed to improve the Environmental Performance of the Premises.

AS WITNESS the hands of the parties hereto the day and year first above written.

SIGNED by  Antoine Nguy	)
	)	For and on behalf of
GREAT FELICITY LIMITED	)	GREAT FELICITY LIMITED
	)
for and on behalf of the Landlord in the presence of:-	)	/s/ Antoine Nguy
	)	Authorised Signatory

16/f, cubus, 1 hoi ping road, causeway bay, hong kong

16^Th Floor

(Floor layout is strictly subject to changes at the Landlord’s ultimate determination and the final approval of all relevant government authorities)

(For identification purpose only)

TENANCY AGREEMENT