有限公司

Co., Ltd.

与 and

沃尔玛深国投百货有限公司

Wal-Mart SZITIC Stores Co., Ltd. 

房屋租赁协议

PREMISES LEASE AGREEMENT

二零零六年     月     日

Dated on                       , 2006

目    录

页   码

TABLE OF CONTENTS

                                                                                                                                                                      Page

房 屋 租 赁 协 议

PREMISES LEASE AGREEMENT

出租人    有限公司，一家依据中华人民共和国(以下称“中国”)法律合法组建并有效存续的有限责任公司，其法定地址在中国  (以下称“甲方”)，与承租人沃尔玛深国投百货有限公司，一家依据中国法律合法组建并有效存续的有限责任公司，其法定地址在中国广东省深圳市罗湖区洪湖路湖景花园1至3楼 (以下称“乙方”)，于二零零六年___月___日签订本房屋租赁协议(以下称“本协议”)。

THIS PREMISES LEASE AGREEMENT (this “Agreement”) is made and executed on this_____ of ______, 2006 by and between    Co., Ltd. as Lessor, a limited liability company duly incorporated and validly existing under the laws of the People’s Republic of China ( “China” or “PRC”), with its legal address at   , China (“Party A”), and Wal-Mart SZITIC Stores Co., Ltd. as Lessee, a limited liability company duly incorporated and validly existing under the laws of China, with its legal address at G/F-2/F, Lakeview Garden, Honghu Road Luohu District, Shenzhen Municipality Guangdong Province, China (“Party B”).

(甲方和乙方以下单称为“一方”，合称为“双方”)

(Party A and Party B will be individually referred to as a “Party” and collectively referred to as the “Parties”.）

鉴于，甲方愿意依据本协议所规定的条款及条件出租其拥有合法产权的本协议项下的租赁标的物，乙方愿意依据本协议所规定的条款及条件承租本协议项下的租赁标的物。

WHEREAS, Party A, the legal owner of the leasehold property under this Agreement, agrees to lease and Party B agrees to rent the leasehold property in accordance with the terms and conditions as set forth in this Agreement.

双方特此协商一致，达成如下协议：

THE PARTIES MUTUALLY AGREE AS FOLLOWS:

第1条         本协议组成

Article 1      CONTENT OF THIS AGREEMENT

本协议包括以下文件及图纸，以下所有文件及图纸已经双方确认，并已分别列为本协议正文及附件一至附件八。

This Agreement will include the following documents and drawings. All the following documents and drawings have been confirmed by both Parties and are enclosed as the body text and Exhibit I to Exhibit VIII of this Agreement.

本协议正文；

Body Text of this Agreement;

附 件 一：  房屋总平面图；

Exhibit I:     Site Plan of Premises;

附 件 二：  各层平面图/立面图/剖面图；

Exhibit II:    Floor Plan/Elevation/Section Plan; 

附 件 三：  租用面积计算表/租金计算表；

Exhibit III: Calculation Table for Leased Area/Calculation Table for Rent; 

附 件 四： 要求与规格；

Exhibit IV: Requirements and Specifications;

附 件 五：  乙方进场施工条件；

Exhibit V:    Conditions before Starting Construction by Party B;

附 件 六：  甲方应向乙方提供的文件；

Exhibit VI:   Documents to be Provided by Party A to Party B;

附 件 七：  甲方与乙方维保职责；

Exhibit VII: Responsibilities of Maintenance and Repair between Party A and Party B;

附 件 八： 抵押权人保证函格式。

Exhibit VIII: Form of Mortgagee’s Guaranty Letter.

第2条                       租赁标的物和房屋

Article 2       LEASEHOLD PROPERTY AND PREMISES

2.1      租赁标的物和房屋   Leasehold Property and Premises

甲方和乙方同意按照本协议列明的条款及条件，出租和承租本协议附件一、附件二和附件三所示的租赁标的物，该租赁标的物(“租赁标的物”)包括:位于中国    的物业(地号：  )(“大厦”)的地下第    层的部分面积、地上第  层的部分面积和地上第  层部分面积的房屋(“房屋”)，租赁标的物还包括附件一所示的停车区(如下第6.5条所定义)和附件一所示的沃尔玛室外公共区(如下第6.6条所定义)。

Party A agrees to lease to Party B and Party B agrees to lease from Party A the Leasehold Property (the “Leasehold Property”) as indicated in Exhibit I, Exhibit II and Exhibit III hereto in accordance with the terms and conditions set forth in this Agreement. The Leasehold Property includes: a portion of the area in Basement, a portion of the area on the    Floor, and a portion of the area on the   Floor (referred to as the “Premises”) of the property (Lot. No.:  ) (the “Building”) located at    , China. The Leasehold Property also includes the Parking Lot (as defined in Article 6.5 hereunder) and Wal-Mart’s Outdoor Public Area (as defined in Article 6.6 hereunder) as indicated in Exhibit I.

如本协议附件三所示，租赁标的物的租用面积总计为   平方米(M2)(“租用面积”)，其中：A) 地上第  层的租用面积为  面积 平方米( M2)；B) 地上第  层的租用面积为  平方米(M2)，包括  面积  平方米(  M2)，和  面积  平方米(M2)；C) 地下第_层的租用面积为  面积  平方米(  M2)。租赁标的物的租金应根据租用面积为标准计算。

The overall area which Party B leases from Party A within the Leasehold Property, as shown in Exhibit III hereof, is    square meters (  M2) (“Leased Area”), which consists of A)  square meters (M2) on the    Floor for ; B)   square meters (M2) on the   Floor, including   square meters (M2) for  , and   square meters (M2) for   ; C)   square meters (M2) in Basement  for compressor room.  The Rent of the Leasehold Property will be calculated on the basis of the Leased Area.

本协议第6.5条所定义的停车区和第6.6条所定义的沃尔玛室外公共区为乙方免费专用区域。双方确认，乙方享有上述停车区和沃尔玛室外公共区的免费专用权的对价已被双方在确定租用面积的租金时给予了充分考虑。

Party B has the exclusive right to use, free of charge, the Parking Lot as defined in Article 6.5 and Wal-Mart’s Outdoor Public Area as defined in Article 6.6. The Parties confirm that the consideration for Party B’s exclusive rights to use free of charge the Parking Lot and Wal-Mart’s Outdoor Public Area has been fully considered when the Parties decide the Rent for the Leased Area.

若遇本条项下的描述与本协议附件一和/或附件二和/或附件三的内容不一致，则以附件一和/或附件二和/或附件三的内容为准。

If any inconsistency between the description hereof and the specifications shown in Exhibit I and/or Exhibit II and/or Exhibit III arise,  the specifications in Exhibit I and/or Exhibit II and/or Exhibit III will prevail.

若甲方需对本协议附件一和/或附件二和/或附件三所示内容进行任何修改，须于本协议签署之日起三十(30)日内书面告知乙方，并在取得乙方事先书面同意后方可实施。如果乙方书面同意了甲方提出的修改，则租金或补偿金应按下述条款进行调整：(i) 若修改后的租用面积(“修改后的租用面积”)与本协议附件一和/或附件二和/或附件三所示的租用面积存有差异，且面积误差比（如以下公式所定义）不超过正负百分之三(±3%)时，乙方应根据修改后的租用面积向甲方支付租金；(ii) 若前述面积误差比超过正负百分之三(±3%)，则乙方有权自行决定是否接受或拒绝修改后的租用面积与修改前的租用面积之间的差异。如果乙方同意接受该差异，则租金应根据修改后的租用面积进行计算。如果乙方拒绝接受该等差异，如面积误差比超出正百分之三(+3%)，超出正百分之三(+3%)以外部分的面积由乙方无偿使用，并且，甲方仍应按本协议第4.4条的约定向乙方提供与根据附件三所确定的租用面积计算的月租金等额的租金发票；如面积误差比超出负百分之三(-3%)，则不足部分的面积乙方无需支付租金，甲方还应按不足部分面积原乙方应付租金标准的双倍向乙方支付补偿金，补偿金金额在经甲乙双方确认后，乙方有权从向甲方支付的租金中扣除直至前述补偿金款项扣抵完毕，并且，甲方仍应按本协议第4.4条的约定向乙方提供与根据修正后的租用面积计算后的月租金等额的租金发票。乙方需就甲方因不足部分面积支付的补偿金向甲方提供与前述补偿金金额等额的正式收据。

If Party A intends to adjust any of the contents contained in Exhibit I, Exhibit II and/or Exhibit III of this Agreement, Party A must notify Party B in writing of such intention within Thirty (30) days following the execution of this Agreement and will not make any adjustment without Party B’s advance written consent. If Party B gives its written consent to the adjustment requestednotified by Party A, the Rent or compensation will be adjusted as follows: (i) If there are discrepancies between the adjusted leased area (the “Adjusted Leased Area”) and the Leased Area as shown in Exhibit I and/or Exhibit II and/or Exhibit III hereof, and the variance is no more than Plus/Minus Three percent (±3%), Party B will pay Party A the Rent according to the Adjusted Leased Area. (ii) If the variance exceedssurpasses Plus/Minus Three percent (±3%), Party B has the discretion to accept or reject such variance. If Party B agrees to accept the variance, the Rent will be computed according to the Adjusted Leased Area. If  Party B rejects the variance, if the variance exceeds Three percent (3%), Party B may use the extra area for free and Party A will still provide Party B with monthly leasing invoice, in accordance with Article 4.4 of this Agreement, for an amount equal to the monthly Rent calculated according to the Leased Area as set forth in Exhibit III; if the variance is less than Minus Three percent (-3%), Party B is not obligated to pay the Rent for the actual shortage area and Party A must compensate Party B for the shortage area with an amount equal to the double of the originally agreed Rent for the shortage area and upon confirmation of the compensation amount by both Parties, Party B may offset the above compensation from the Rent due until such compensation has been satisfied and Party A will provide Party B with a monthly leasing invoice, in accordance with Article 4.4 of this Agreement for an amount equal to the monthly Rent that is calculated on the basis of  the Adjusted Leased Area. Party B will provide Party A with the official receipt for an amount equal to the above compensation for the shortage area.

2.2       房屋的设计和建筑    Design and Construction of the Premises

除非双方另有协议并经  市政府相关部门批准，甲方将自筹资金，按照本协议附件一、附件二和附件四所约定的要求和规格完成租赁标的物的设计及施工工作。甲方应按照相关法律法规的规定，尽快办理大厦工程综合竣工验收合格的备案手续。租赁标的物的工程需按本协议附件一、附件二和附件四所约定的要求和规格完成，并经乙方验收合格。

Unless otherwise agreed by the Parties and approved by the relevant authority of    City, Party A will, at its sole cost and expense, complete the design and construction of the Leasehold Property in accordance with the requirements and specifications as defined in Exhibit I, Exhibit II, and Exhibit IV. Party A will complete the filing procedure for the comprehensive project competition inspection and acceptance of the completion of the construction of Building in accordance with relevant laws and regulations of the PRC as soon as possible. The construction of the Leasehold Property will meet the requirements and specifications as set forth in Exhibit I, Exhibit II, and Exhibit IV and will be subject to the inspection of and the acceptance by Party B.

第3条                       租    期

Article 3      TERM

3.1  初始租期 Initial Term 

本协议项下一个租约年系指连续十二(12)个月的租赁期间(“租约年”)。本协议第4.1条所定义的免租施工期届满的次日为第一个租约年的开始日(“开始日”)。除非本协议另有规定或双方另有其它书面约定，租金（如下第4.3条所定义）应自开始日起开始计算。甲方与乙方确认本协议初始租期从开始日起至第十五(15)个租约年届满之日止(以下称“初始租期”)。

The lease year under this Agreement refers to a consecutive Twelve (12)-month lease period (the “Lease Year”). The day following the end of Rent-free Construction Period defined in Article 4.1 under this Agreement, will be the commencement date of the first lease year (the “Commencement Date”). Unless otherwise stipulated in this Agreement or otherwise agreed between the Parties in writing, the Commencement Date will be the starting date of Rent calculation (Article 4.3 defines “Rent”).  The Parties confirm that the initial lease term of this Agreement (the “Initial Term”) will commence on the Commencement Date of Party B’s Supercenter within the Premises and will terminate in the end of the Fifteenth (15th) Lease Year.

3.2       续  约  Renewal

乙方有权按本协议相同的条款和条件（双方另有约定者除外）在本协议初始租期届满时续约。续约次数最多为五(5)次，每次最长续约五(5)年(以下称“续约期”)。每个续约期应从初始租期或前一续约期终止日的下一日开始计算。本协议租期应为初始租期加上乙方全部续约期之和（以下称“租期”）。初始租期届满后，若乙方决定续约， 则自本协议项下第一个续约期的第一个租约年（即第十六[16th]个租约年）起至租期结束，续约期的年租金在初始租期内最后一个租约年（第十五[15th]个租约年）年租金的基础上每  ( )年增加百分之  (  %)。

Upon the expiration of the Initial Term, Party B may renew this Agreement with the same provisions and conditions as stipulated in this Agreement (unless the Parties agree otherwise). Such right may be exercised Five (5) times at most and the term for each renewal will not exceed Five (5) years (the “Extension Period”). Each Extension Period will begincommence on the date following the expiration of the Initial Term or the immediately preceding Extension Period. The “Term” under this Agreement will refer to the Initial Term and all the Extension Periods thereof (the “Term”). Upon expiration of the Initial Term, if Party B decides to renew this Agreement, then from the First Lease Year of the First Extension Period, i.e. the Sixteenth (16th) Lease Year through the end of the Term, the annual Rent for the Extension Periods will increase by    percent (  %) every   (  ) years on the basis of the Rent for the last lease year of the Initial Term, that is the Fifteenth (15th) Lease Year.

3.3       续约的程序    Procedure for Renewal

甲方应在本协议租期届满前至少十二(12)个月，以书面形式征询乙方是否选择续约。如果在租期届满前六(6)个月乙方仍没有就甲方续约征询通知给予书面答复，则甲方应于租期届满前五(5)个月向乙方以书面方式发出第二次续约征询通知。如乙方选择续约，双方应根据本协议第3.2条的约定，书面确认续约期内的租金和续约期的年限。如乙方选择不续约，则本协议在租期届满时自动终止。

Party A will notifyinquire of Party B in writing about whether it chooses to renew this Agreement at least Twelve (12) months prior to the expiration date of the Term. If Party B fails to respond in writing to Party A’s inquiry notice of renewal option Six (6) months prior to the expiration of the Term, Party A will send to Party B the second inquiry notice of renewal option at least Five (5) months prior to the expiration of the Term. If Party B chooses to renew this Agreement, the Parties will confirm the new Rent for the Extension Period and the duration for the Extension Period in writing in accordance with Article 3.2 of this Agreement. If Party B chooses not to renew this Agreement, this Agreement will be automatically terminated upon the expiration of the Term.

如甲方未按本协议第3.3条第一段之规定向乙方发出书面征询而乙方选择续约，则乙方有权在租期届满前，以书面方式通知甲方，直接根据本协议正文第3.2条的约定租金金额续约。乙方应在书面通知中明确续约期的期限，但每次续约最长不得超过五(5)年。

If Party A fails to inquire of Party B in writing in accordance with the first paragraph of this Article 3.3 and Party B chooses to renew this Agreement, Party B will, upon the written notice to Party A before the expiration of the Term, may directly renew this Agreement with the Rent rate as set forth in Article 3.2 without entering into a new lease agreement. Party B will specify in the written notice of the duration for the Extension Period, however such duration for each Extension Period will not exceed Five (5) years.

如乙方未在收到甲方第二次书面征询之日后三(3)个月内向甲方发出书面的选择续约的通知，或者在甲方未按本第3.3条第一段之规定向乙方发出任何书面征询的情况下，乙方亦未在租期届满前向甲方发出书面的选择续约的通知，则被视为乙方选择不续约，本协议在租期届满时自动终止。在本协议在租期届满时自动终止的情况下，乙方享有第15.1条所规定的六十(60)日清理时间。

If Party B fails to notify Party A in writing of its renewal decision within Three (3) months following its receipt of Party A’s second renewal inquiry notice, or if Party A fails to send any written inquiry to Party B with respect of its renewal right in accordance with the first paragraph of this Article 3.3 and Party B does not issue written notice to Party A informing its renewal decision before the expiration of the Term either, Party B will be deemed not to renew this Agreement and this Agreement will be automatically terminated upon the expiration of the Term. Under such circumstances, Party B will be entitled to a Sixty (60) day clean-up period as specified in the Article 15.1.

如任何续约按照法律、法规及规章之规定应签署相关法律文件和/或进行租赁登记，双方应促使该等签署和登记尽快地完成，以保证乙方在租期内租赁权利的有效性。

For any renewal of this Agreement, if the relevant legal document(s) must be executed or lease registration will be completed in accordance with the laws, regulations, and rules of PRC. The Parties will promptly complete, execute and register the lease to guarantee the validity of Party B’s rights during the Term.

第4条                       租   金

Article 4      RENT

4.1     免租施工期    Rent-Free Construction Period

                      自本协议第5.1条所定义的进场日起至房屋内乙方购物广场开业日的前一日止为甲方授予乙方的免租施工期(以下称“免租施工期”)。在这段期间，乙方包括乙方的子公司、供货商、工程总包和分包公司无须支付租金(如第4.3条所定义)和/或任何管理费以及其它根据中国法律法规中所规定的甲方作为租赁标的物所有人应承担的任何税费，可自行在房屋内进行装修和准备工作，并可随时开业并投入营运，并享有本协议项下全部相应的权利包括房屋占有权和使用权。在本协议第5.1条所定义的进场日之日或之前，甲方应为乙方在房屋内使用水、电和燃气安装独立的水表、电表和气表，安装前述水表、电表和气表所产生的相关费用由甲方承担。从乙方进场日起，乙方在房屋内所使用的水（含空调用水）、电（含空调用电）和燃气根据乙方的实际用量由乙方承担支付水费、电费和燃气费。

Party A grants Party B a rent-free construction period starting from the Starting Day of Construction as defined in Article 5.1 hereof to the date before the Grand Opening Day of Party B’s Supercenter within the Premises (the “Rent-Free Construction Period”). During the Rent-Free Construction Period, Party B (including Party B’s subsidiaries, suppliers, contractors, or subcontractors), will not be obligated to pay any Rent (as defined in Article 4.3) and/or any management fee and/or any taxation and/or fee owed to Party A as the owner of the Leasehold Property in accordance with the relevant PRC laws, regulations, may conduct interior decoration and preparation work in the Premises, the right to start its business operation in the Premises at any time and all the rights under this Agreement including the right to take possession of and use the Premises. On or before the Starting Date of Construction as defined in Article 5.1 hereunder, Party A will, at its sole costs, install the separate water meter, electricity meter and gas meter for Party B’s use of water, electricity and gas within the premises.  Party B will bear the charges incurred due to its use of water (including water for air-conditioning), electricity (including electricity for air-conditioning) and gas commencing from the Starting Date of Construction based on its actual consumption within the Premises.

4.2       大厦商铺面积开业率    Store Opening Rate of the Building

甲方同意并承诺，自房屋内乙方购物广场开业日起至租期内任何时候，甲方所有的大厦商铺面积开业率（如本条第二段所定义）应达到百分之七十(70%)或以上；若在房屋内乙方购物广场开业日或之后的租期内的任何时候，大厦商铺面积开业率未达到百分之七十(70%)或以上，则乙方无需向甲方支付该等低于大厦商铺面积开业率期间的租金直至大厦商铺面积开业率达到百分之七十(70%)或以上（“免租使用期”），并且在所有的免租使用期期间，乙方根据本协议规定占有、使用租赁标的物的权利不受任何影响。免租使用期期间，租约年不停止计算。

Party A agrees that from the Grand Opening Date of Party B’s Supercenter within the Premises through the balance of the Term, the Store Opening Rate of the Building, as defined in Paragraph 2 of this clause, will reach seventy percent (70%) or above.  If the Store Opening Rate of the Building is below seventy percent (70%) on the Grand Opening Day of Party B’s supercenter or any day thereafter during the Term, Party B will not be charged for any Rent by Party A for such days until the  Store Opening Rate of the Building has reached seventy percent (70%) (the “Non-paid Period”). And during all the Non-paid Period, Party B’s right to possession and use of the Leasehold Property under this Agreement will not be affected. The calculation of Lease Year will not be affected by any Non-paid Period.

大厦商铺面积开业率是指大厦内已开业经营的商铺的总面积与大厦内可用于商业经营的面积的比例，其中已开业经营的商铺面积与大厦内可用于商业经营的面积均不包括乙方在大厦内的租用面积。甲方向乙方提供的大厦商铺面积开业率的书面说明应包括大厦内可用于商业经营的面积数、已开业经营的商铺总面积数及每个已开业商铺的面积数(“开业率说明”)。

Store Opening Rate of the Building is the ratio of the total area of all the opened stores within the Building to the total area available for business purpose within the Building, and either the total area of all the opened stores within the Building or the total area available for business purpose within the Building excluding the Leased Area of Party B within the Building.  The Opening Rate Specification Party A provides to Party B will contain the figures of the total area available for business purpose within the Building, the total area of all the opened stores within the Building and the area of each opened store (the “Opening Rate Specification” ).

在房屋内乙方购物广场开业日，甲方应向乙方提供大厦商铺面积开业率说明。在租期内，若乙方有合理理由怀疑大厦商铺面积开业率未能达到或未能维持甲方在本条项下所承诺的大厦商铺面积开业率，乙方有权要求甲方提供大厦商铺面积开业率说明，并有权要求甲方提供大厦内每个开业商铺的租赁合同供乙方检查甲方提供的数据是否真实、准确。

On the Grand Opening Day of Party B’s Supercenter within the Premises, Party A will provide Party B with the Opening Rate Specification illustrating the Store Opening Rate of the Building. During the Term, if Party B has reasonable doubt as to the Store Opening Rate of Building has not reached or been maintained up to the standard as Party A has promised in this Agreement, Party B may request from Party A the Opening Rate Specification, and may, within Party B’s sole discretion, request Party A to provide the lease contract of any specific store within the Building, so Party B may verify the authenticity and accuracy of the data of the Store Opening Rate of the Building provided by Party A.

4.3       租   金   Rent

本协议项下的租金包括租金、物业管理费(备注：物业管理费为租用面积每平方米每月人民币  元[RMB  ])、空调系统及其它设施系统使用费、设施年检费及按照中国法律、法规及规章之规定由甲方承担的与租赁标的物相关的其它任何费用和支出。

The Rent under this Agreement includes rent, property management fee (Note: property management fee is RMB    Yuan per month per square meter [RMB   /m2/month] of the Leased Area), charges for the use of air-conditioning and any other facility systems, charges for annual inspection of facility systems, and all other fees and expense related to the Leasehold Property to borne by Party A in accordance with the PRC laws, regulations, and rules.

初始租期内租赁标的物的租金按如下标准计算：

The Rent for the Leasehold Property during the Initial Term will be calculated as follows:

第一个租约年的租金为每月每平方米人民币   (RMB  /m2/月)；

The First Lease Year: RMB  Yuan per square meter per month (RMB/m2/month);

第二个租约年的租金为每月每平方米人民币  (RMB/m2/月)；

The Second Lease Year: RMB   Yuan per square meter per month (RMB/m2/month);

第三个租约年的租金为每月每平方米人民币   (RMB  /m2/月)；

The Third Lease Year: RMB   Yuan per square meter per month (RMB/m2/month);

第四个租约年的租金为每月每平方米人民币   (RMB  /m2/月)；

The Fourth Lease Year: RMB   Yuan per square meter per month (RMB/m2/month);

第五个租约年的租金为每月每平方米人民币  (RMB  /m2/月)；

The Fifth Lease Year: RMB__ Yuan per square meter per month (RMB__/m2/month);

第六个租约年的租金为每月每平方米人民币__(RMB__/m2/月)；

The Sixth Lease Year: RMB __Yuan per square meter per month (RMB__/m2/month);

第七个租约年的租金为每月每平方米人民币__(RMB__/m2/月)；

The Seventh Lease Year: RMB __Yuan per square meter per month (RMB__/m2/month);

第八个租约年的租金为每月每平方米人民币__(RMB__/m2/月)；

The Eighth Lease Year: RMB __Yuan per square meter per month (RMB__/m2/month);

第九个租约年的租金为每月每平方米人民币__(RMB_/m2/月)；

The Ninth Lease Year: RMB __Yuan per square meter per month (RMB_/m2/month);

第十个租约年的租金为每月每平方米人民币__ (RMB_/m2/月)；

The Tenth Lease Year: RMB __Yuan per square meter per month (RMB_/m2/month);

第十一个租约年的租金为每月每平方米人民币 __(RMB_/m2/月)；

The Eleventh Lease Year: RMB __Yuan per square meter per month (RMB_/m2/month);

第十二个租约年的租金为每月每平方米人民币__ (RMB_/m2/月)；

The Twelfth Lease Year: RMB __Yuan per square meter per month (RMB/m2/month);

第十三个租约年的租金为每月每平方米人民币__(RMB_/m2/月)；

The Thirteenth Lease Year: RMB __Yuan per square meter per month (RMB_/m2/month);

第十四个租约年的租金为每月每平方米人民币__(RMB__/m2/月)；

The Fourteenth Lease Year: RMB __Yuan per square meter per month (RMB__/m2/month);

第十五个租约年的租金为每月每平方米人民币__(RMB__/m2/月)。

The Fifteenth Lease Year: RMB __Yuan per square meter per month (RMB_/m2/month).

4.4      租金支付日期及发票    Date of Payment of Rent and Invoice    

租金应在每月的第十(10)日或之前支付（遇中国的法定节假日时顺延）。如果租期的开始日不是一个公历月的第一天或租期终止日不是一个公历月的最后一天，则第一个月或最后一个月的租金应按实际租赁天数占该月总天数的比例计算，且第一个月的租金应于第一个租约年的开始日后的十(10)日内支付。甲方应在每月第七(7)日或之前向乙方提供符合中国法律规定和税务行政主管部门要求的正式租金发票（第一个月的租金发票应于第一个租约年的开始日后的七(7)日内提供给乙方），该发票金额应与本协议第4.3条和本协议第4.4条第一段约定的乙方当月应付租金金额相同。

The Rent will be paid on or before the Tenth (10th) day of each month (such day will be automatically extended for statutory holiday).  If the Commencement Date of the Term does not fall on the first day of a month, or the ending date of the Term does not fall on the last day of a month, the Rent for the first month or for the last month will be calculated pro rata on a daily basis for the actual leasing day(s) in that month. The Rent of the first month will be paid within Ten (10) days following the Commencement Date. Party A will issue an official leasing invoice, which is valid under PRC law and conforming with the requirements of PRC tax authority, to Party B on or before the Seventh (7th) day of each month (the official leasing invoice for the first month will be provided to Party B within Seven (7) days following the Commencement Date of the first Lease Year), and the amount invoice will be equal to that of the Rent that Party B will pay for that month according to Article 4.3 and this first paragraph of Article 4.4 of this Agreement.

甲乙双方在此确认，甲方向乙方提供符合本第4.4条要求之正式租金发票为本协议项下甲方的重要合同义务，甲方对于该义务的违反将构成其在本协议项下的严重违约。若甲方未能提供符合本第4.4条要求的正式租金发票，甲方同意，乙方在扣除因甲方未能按本条要求向乙方提供正式租金发票而可能使乙方遭受的税务损失后，将应付租金的余额支付给甲方，税务损失金额计算方式为以甲方未能提供租金发票的租金金额乘以租赁标的物所在地的所得税税率（“税务损失金额”）。若甲方能在当期公历年结束前（即12月31日前）向乙方提供其拖欠的租金发票，则乙方应在收到前述租金发票后十(10)日内将乙方该年已扣除的相当于税务损失金额的款项无息退还给甲方，乙方无需向甲方支付任何滞纳金。若甲方未能在当期公历年结束前（即12月31日前）向乙方提供其拖欠的租金发票，则乙方该年已扣除的税务损失金额将被作为甲方支付的违约金，不再退还甲方。

The Parties agree that Party A’s obligation to provide Party B with a valid leasing invoice under this Article 4.4 is an essential obligation of Party A under this Agreement. Breach of this obligation by Party A will be regarded as a material breach of this Agreement.  If Party A fails to provide a valid leasing invoice satisfying the requirement set forth in this Article 4.4, Party A agrees that Party B is entitled to deduct the tax loss that Party B may suffer due to Party A’s failure to provide the valid leasing invoice from the Rent due and payable and then pay the rest of the Rent due to Party A. The loss of tax will be calculated as follows: amount of Rent for which Party A fails to provide leasing invoice multiplied by the income tax rate of the locality (the “Tax Loss”). If Party A provides the outstanding leasing invoice to Party B before the end of the then-current calendar year, i.e., December 31st of the then current calendar year, Party B will pay to Party A, within Ten (10) days following its receiving the outstanding leasing invoice from Party A, the amount equal to the Tax Loss already deducted without any interest. Further, Party B will not be liable for paying any overdue fine for this loss. If Party A fails to provide the outstanding leasing invoice to Party B before the end of the then-current calendar year, i.e., December 31st of the then current calendar year, the Tax Loss deducted by Party B will become the breach fee and will not be refunded to Party A.

4.5    水费、电费、燃气费及其发票

Charges of Water, Electricity, Gas and Related Invoices

至迟于房屋内乙方购物广场开业日的前四十五(45)个工作日，甲方应为乙方在供电、供水及燃气经营机构完成单独立户并承担与立户相关的经营机构收费（若有该等收费）。自立户之日起至租期届满止，乙方在租用面积内的水(含空调用水)、电(含空调用电)、燃气费按其实际用量，单独计量，自行向相关经营机构缴纳。

At least Forty-Five (45) working days immediately prior to the Grand Opening Day of Party B’s Supercenter within the Premises, Party A will apply for accounts with the relevant electricity, water, and gas service suppliers on behalf of Party B and bear all the account application expenses paid to the relevant utility suppliers (if there is any such fee). Starting from the said account opening day to the expiration of the Term, Party B will bear all the charges incurred due to the use of electricity, water, and gas within the Leased Area and pay directly to the relevant electricity, water, and gas suppliers.

根据本第4.5条第1段的约定，为实现乙方在供电、供水或燃气经营机构的单独立户，如需乙方根据当地供电、供水或燃气经营机构的要求分别单独与该等经营机构签订相关合同，乙方应予以协助和配合；但在任何情况下，乙方与该等经营机构单独签订有关合同的行为，不得被视为改变了甲方在本协议项下对供电、供水或燃气设施所享有的权利和义务。甲方仍须根据本协议的约定对供电、供水或燃气设施的运行管理及维修维护承担责任。

                        In accordance with Paragraph One of this Article 4.5, Party B will assist and cooperate with the relevant local electricity, water, and gas service suppliers to execute respectively the relevant contracts for opening the relevant separate accounts in the name of Party B if requested by the suppliers. Under no circumstances will the executions of the contracts by and between Party B, and the relevant suppliers be viewed as an alteration on Party A’s rights and liabilities of electricity, water, and gas supplying facilities under this Agreement. Party A will be responsible for the repair and maintenance of electricity, water, and gas supplying facilities.

若甲方未能按本条第1款的约定为乙方在供电、供水及燃气经营机构申请到单独立户，且前述公用设施经营机构亦不允许乙方将水费、电费和燃气费用直接向前述公用设施经营机构支付的，则乙方应将其在租用面积内的水(含空调用水)、电(含空调用电)、燃气费按其实际用量向甲方支付，甲方至迟应在乙方向甲方支付前述水费、电费和燃气费用前一(1)个工作日向乙方提供金额与乙方应支付的水费、电费、燃气费金额相同的增值税发票。若甲方未能根据本条要求提供与乙方应支付的水费、电费、燃气费金额相同的增值税发票，则甲方同意，乙方在扣除因甲方未能按本条要求向乙方提供增值税发票而可能使乙方遭受的税务损失后，将应付的水费、电费和燃气费余额支付给甲方。税务损失金额计算方式为以甲方未能提供水费、电费和燃气费增值税发票的不含税金额乘以水、电和燃气费的增值税税率（水费的增值税以租赁标的物所在地规定的增值税税率计，电费的增值税率以百分之十七[17%]计，燃气的增值税率以百分之十三[13%]计）。在此情形下，甲方应向乙方提供金额与乙方实际支付的水费、电费、燃气费金额相同的普通发票。若甲方不能向乙方开具水费、电费、燃气费普通发票，则乙方有权在扣除因甲方不能向乙方提供水费、电费、燃气费普通发票而受到的税务损失（税务损失包括：应付水费、电费、燃气费的不含税金额乘以前述增值税税率，与应付水费、电费、燃气费的不含税金额乘以租赁标的物所在地的所得税税率,两者之和）后将应付水费、电费、燃气费的余额支付给甲方。若甲方能在当期公历年结束前（即12月31日前）向乙方提供其拖欠的水费、电费和燃气费增值税发票或普通发票，则乙方应在收到前述水费、电费和燃气费增值税发票或普通发票后十(10)日内将乙方该年已扣除的相当于相应税务损失金额的款项无息退还给甲方，乙方无需向甲方支付任何滞纳金。若甲方未能在当期公历年结束前（即12月31日前）向乙方提供其拖欠的水费、电费和燃气费增值税发票或普通发票，乙方该年已扣除的相应税务损失金额将被作为甲方支付的违约金，不再退还甲方。

If Party A fails to open the electricity, water, and gas accounts for Party B in accordance with the first paragraph of this Article, and the relevant electricity, water, and gas suppliers do not allow Party B to pay for electricity (including electricity for A/C), water (including water for A/C), and gas fees to them directly, Party B may pay the electricity fee, water fee, and gas fee directly to Party A and in such case. Party A will provide Party B with VAT invoices in the amount equal to the electricity, water and gas fees at least One (1) day prior to the date when Party B makes the payment of electricity, water, and gas fees. If Party A fails to provide Party B with the VAT invoices for the electricity, water, and gas fees, Party B is entitled to deduct the Tax Loss Party B may suffer due to Party A’s failure to provide the aforementioned VAT invoices. Further, Party B will pay the remainder of the electricity, water, and gas fees to Party A. The Tax Loss will be calculated as follows: invoice amount, excluding VAT Tax, multiplied with water, electricity, and gas VAT rate (VAT rate of water is decided by local appropriate authority, VAT rate of electricity is Seventeen percent [17%], and VAT rate of gas is Thirteen percent [13%]). In such case, Party A will provide Party B with common invoices with the amount equal to the electricity fee, water fee, and gas fee. If Party A fails to provide Party B with the common invoices for the electricity fee, water fee, and gas fee, Party B is entitled to deduct the Tax Loss it may suffer due to Party A’s failure to provide the common invoices. Further, Party B then must pay the remainder of the electricity, water, and gas fees to Party A. In such case, the Tax Loss will be calculated as follows: the product of the invoice amount, excluding VAT Tax, multiplied by water/electricity/gas VAT rate, plus the product of the invoice amount excluding VAT Tax multiplied by the local income tax rate. If Party A provides outstanding VAT invoices or common invoices to Party B before the end of the then-current calendar year, i.e. December 31st of the then-current calendar year, Party B will pay to Party A, within Ten (10) days following receipt of outstanding VAT invoices or common invoices from Party A, the amount equal to the relevant corresponding Tax Loss already deducted without any interest and Party B will not be liable for paying any overdue fine for this. If Party A fails to provide the VAT invoices or common invoices to Party B before the end of the then-current calendar year, i.e., December 31st of the then-current calendar year, the Tax Loss deducted by Party B will be the breach fee and will not be refunded to Party A.

4.6       租金、水费、电费和燃气费的支付方式

Method of Payment of Rent and Electricity, Water and Gas Fees

租金以及水费、电费和燃气费(在乙方根据第4.5条向甲方支付水费、电费和燃气费的情况下)应用人民币以电汇或银行转账的方式支付到甲方指定的如下银行账户：

Party B will pay the Rent, electricity fee, water fee, and gas fee (if Party B pays the electricity, water and gas fees to Party A according to Article 4.5 herein) in RMB by TT or bank transfer to the account designated by Party A as follows:

开户银行：

Bank: 

户     名：有限公司

Company:   Co., Ltd.

账 号/Account:

4.7      滞纳金    Overdue Fine 

如果应支付给甲方的租金于本协议下应付日仍未支付，则乙方应向甲方支付滞纳金，同时甲方应向乙方提供与支付的滞纳金等额的法律规定的合法有效的票据。每逾期一日的滞纳金为未付金额的千分之一(0.1%)。但是，如该等迟延非因乙方之原因，或根据本协议或双方之间另行达成的书面协议乙方有权延迟支付租金，则乙方无须支付该等滞纳金。

If Party B fails to pay any rent due and payable on the due date under this Agreement, Party B will pay an overdue fine to Party A while Party A provide Party B a lawful and valid invoice or receipt in the amount equal to the overdue fine. The amount of the overdue fine for each delayed day will be One-Tenth of One percent (0.1%) of the overdue amount. However, Party B will not be obligated to pay the overdue fine if the delay is not attributable to Party B, or Party B is entitled to delay, such payment according to stipulations in this Agreement or to any other agreements in writing agreed by both Parties.

4.8       无其它费用　No Other Charges

本协议下乙方支付给甲方的租金构成乙方应支付给甲方的、为租赁本协议下之租赁标的物的全部款项，包括但不限于物业管理费、空调系统及其它设施系统使用费、设施年检费及按照中国法律由甲方承担的与租赁标的物相关的其它任何费用和支出等。除本协议另有明文规定外，乙方不应被要求且不应负有向甲方支付任何其它费用或款项的义务。

The Rent paid by Party B under this Agreement constitutes all payment payable to Party A by Party B for the lease of the Leasehold Property under this Agreement, including but not limited to property management fee, charges for use of air-conditioner and any other facility systems and charges for annual inspection of facility systems, and all other fees and expense related to the Leasehold Property that will be borne by Party A in accordance with the PRC laws. Unless otherwise expressly provided in this Agreement, Party B will not be obligated to pay nor be responsible for paying any other fees or amounts to Party A.

第5条         租赁标的物的接收

Article 5      ACCEPTANCE OF LEASEHOLD PROPERTY

5.1      进场日    Starting Date of Construction

在符合下列条件的前提下且乙方可以进场施工的日期为“进场日”（以下称“进场日”)：(i)    市城市商业规划已获得中国商务部的批准；(ii)乙方在房屋内开设乙方购物广场符合前述中国商务部批准的   市城市商业规划；(iii)     市商务主管部门举行的有关乙方在房屋内开设乙方购物广场的听证已完成，且听证结果是同意乙方在房屋内开设乙方购物广场(若适用)；(iv) 甲方已完成本协议附件五《乙方进场施工条件》约定的乙方进场施工条件；和，(v) 经乙方根据附件五对乙方进场施工条件验收合格后。除非双方另有约定，甲方应于   年   月   日或之前实现本条规定的进场日。进场日实现之日，甲乙双方应另行签署有关进场日日期的确认书。

The “Starting Date of Construction” is the date on which the following conditions are satisfied and Party B may enter the Premises for construction (the “Starting Date of Construction.”): (i) the city commercial planning of *  City has been approved by MOC; (ii) Party B’s opening of Supercenter within the Premises is in conformity with the aforesaid city commercial planning of    City approved by MOC; (iii) Party B is granted to open its Supercenter within the Premises (if applicable) during a completed hearing process which is held by the commercial authority of    City for examining Party B’s opening its Supercenter within the Premise; (iv) the conditions before Party B’s starting construction as set forth in Exhibit V are satisfied by Party A; and, (v) Party B has inspected and accepted the conditions before Parties B’s starting construction according to Exhibit V. Unless otherwise agreed by both Parties, Party A will achieve the Starting Date of Construction on or before    . Upon the achievement of the Starting Date of Construction, Party A and Party B will execute a Confirmation Letter to verify the exact date as Starting Date of Construction.

5.2       修理清单(一)    Repair List(I)

乙方在收到甲方要求其对附件五所约定的进场施工条件的进行验收的书面通知后，乙方应在五(5)个工作日内按照附件五《乙方进场施工条件》所定义的标准检查租赁标的物，并将不符合附件五要求的项目（以下称“修理项目(一)”）列出清单（以下称“修理清单(一)”）交给甲方进行修理。甲方须收到修理清单(一)后十五(15)日内完成修理项目(一)。若甲方在收到《修理清单(一)》后十五(15)日内未完成修理项目(一)的, 对此，乙方有权自行决定：(i)乙方决定终止本协议；或(ii)乙方可自行完成与房屋内乙方购物广场开业或营运有关的或必要的修理清单(一)中的任何或全部修理项目。甲方应承担因其未履行本第5.2条项下的修理义务而由乙方自行完成修理清单(一)中任何或全部修理项目而产生的所有费用和款项。若乙方委托第三方代为修理修理清单(一)中的任何或全部修理项目，甲方同意乙方可向甲方提供由实际修理方就其进行的前述修理项目而出具的的合法有效的发票。在甲方收到前述修理项目的发票后的两(2)日内,甲方应向乙方支付与发票金额等额的款项至乙方指定的银行帐号。

After Party B receives written notice from Party A requesting Party B to inspect the conditions before the construction as set forth in Exhibit V, Party B will inspect the Leasehold Property pursuant to the standards specified in Exhibit V Conditions before Starting Construction by Party B within Five (5) working days, and list out all defective items (the “Defects (I)”) and deliver the repair list (the “Repair List  (I)”) to Party A. Party A will cure the Defects(I) within Fifteen (15) days following its receipt of the Repair List (I). If Party A fails to cure the Defects (I) within Fifteen (15) days following its receipt of the Repair List (I) from Party B, Party B may, at its sole discretion, either (i) terminate this Agreement; or (ii) Party B itself may perform any or all repair works on the Repair List (I) pertaining to or necessary for the opening or operation of Party B’s Supercenter within the Premises. Party A agrees to reimburse Party B for all expenses and costs incurred by Party B in performing any or all repair works on the Repair List (I) as a result of Party A’s nonperformance of its repair obligations under this Article 5.2. If Party B contracts out the repair work to a third party for any or all Defects (I) set forth in the Repair List (I), Party A agrees that Party B will provide Party A with the valid invoice issued by such third party for its performance of the said repair work.  Party A will make payment equal to the invoice amount to the bank account designated by Party B within Two (2) days following Party A’s receipt of said invoice for repair work.

5.3    修理清单(二)   Repair List (II)

在双方交叉施工期间, 乙方的工程人员应对甲方的建造工作予以协助，并不时提供、陈述其意见，以便使建造工程符合如附件四《要求与规格》所规定的要求与规格。

In the cross-construction period of the Parties, Party B’s construction team will offer assistance on Party A’s renovation project and, from time to time, provide advice and comments on renovation to ensure the requirements and specifications on the renovation project in Exhibit IV, “Requirements and Specifications” are followed.

在乙方收到甲方要求乙方验收租赁标的物的书面通知后，乙方应在五(5)日内按照附件四《要求与规格》所规定的标准检查租赁标的物，并将有瑕疵的项目和/或不符合要求的项目（以下称“修理项目(二)”）列出清单（以下称“修理清单(二)”）交给甲方进行修理。甲方须在收到修理清单(二)后五(5)日内完成修理项目(二)。若甲方在收到《修理清单(二)》后五(5)日内未完成修理项目(二)的，对此，乙方有权自行决定：(i) 乙方决定终止本协议；或(ii) 乙方可自行完成与商场开业或营运有关的或必要的修理清单(二)中的任何或全部修理项目。甲方同意承担因其未履行本第5.3条项下的修理义务而由乙方自行完成修理清单(二)中任何或全部修理项目而产生的所有费用和款项。若乙方委托第三方代为修理修理清单(二)中的任何或全部修理项目，甲方同意乙方可向甲方提供由实际修理方就其进行的前述修理项目而出具的合法有效的发票。在甲方收到前述修理项目的发票后的两(2)日内,甲方应向乙方支付与发票金额等额的款项至乙方指定的银行帐号。

Upon Party B ’s receipt of Party A’s written notice informing Party B to inspect the Leasehold Property, Party B will inspect the Leasehold Property pursuant to the requirements and specifications set forth in Exhibit IV Requirements and Specifications within Five (5) days, and list all defective and/or non-conforming items (“Defects (II)”), and then deliver such repair list (the “Repair List (II) ”) to Party A. Party A will cure the Defects (II) within Five (5) days following its receipt of the Repair List (II). If Party A fails to cure all the Defects (II) within Five (5) days following its receipt of the Repair List (II) from Party B, Party B may, at its sole discretion, either (i) terminate this Agreement; or (ii) Party B may perform by itself any or all repair works on the Repair List (II) that pertain to or are necessary for the opening or operating of Party B’s supercenter. Party A agrees to reimburse Party B for all expenses and costs incurred by Party B in performing any or all repair works on the Repair List (II) as a result of Party A’s nonperformance of its repair obligations under this Article 5.3. If Party B contracts out the repair work to a third party for any or all Defects (II) set forth in the Repair List (II), Party A agrees that Party B will provide Party A with the valid invoice issued by the relevant third party for its performance of the said repair work. Party A will make payment equal to the invoice amount to the bank account designated by Party B within two (2) days following Party A’s receipt of said invoice for repair work.

5.4    交付日    Possession Day

租赁标的物通过   市有关部门工程综合竣工验收合格，包括消防验收合格及工程综合竣工验收合格，且租赁标的物已按本协议附件四的约定经乙方验收合格后，甲方向乙方交付租赁标的物的日期应视为交付日(“交付日”)。除非双方另有约定，甲方最迟应于年月日实现交付日。甲乙双方需于租赁标的物交付日签署有关租赁标的物及甲方根据本协议应交付的设施的交付确认书。

The “Possession Day” refers to the date on which, after the Leasehold Property has passed the construction comprehensive inspection of the relevant authority of    City, including the issuance of the Inspection and Acceptance Report of Fire Prevention System and Comprehensive Inspection and Acceptance Report of the Construction, and has been checked and accepted by Party B according to the requirements and specifications in Exhibit IV of this Agreement, then Party A will deliver the Leasehold Property to Party B for Party B’s possession (the “Possession Day”). Unless otherwise agreed upon by the Parties, Party A will achieve the Possession Day no later than__.  Party A and Party B will, on the Possession Day, execute a Delivery Confirmation with respect to the delivery of the Leasehold Property and the utilities required to be delivered by Party A under this Agreement.

5.5    有关文件    Relevant Documents     

本协议签订之日或之前，甲方必须向乙方提供以下文件的加盖甲方公章的复印件，并提供如下文件的原件供乙方核验：

Party A will provide Party B with copies of the following documents affixed with Party A’s official seal on or before the execution day of this Agreement and provide Party B with the originals of the following documents for Party B’s examination:

(1) *    市土地管理部门颁发的有关租赁标的物用地可作商业用途且 

甲方为土地使用权人的正式的国有土地使用权证(包括红线图)；

The official Certificate of Land Use Right (including the Red Line Map of the Land) issued by City Land Administration Bureau approving that the land subject  to the Leasehold Property can be used for commercial purposes and Party A may use the land subject to the Leasehold Property; 

(2) 建设工程规划许可证；

The Construction Planning Permit;

(3) 建设工程施工许可证。

Construction Permit.

本协议签订之日起的三十(30)日内，甲方必须向乙方提供以下文件的加盖甲方公章的复印件，并提供如下文件的原件供乙方核验：

Party A will provide Party B with copies of the following documents affixed with Party A’s official seal within the Thirty (30) days following the execution day of this Agreement and provide Party B with the originals of the following documents for Party B’s examination:

(1) 建设期内环保可行性报告批复；

Approval of the Environment Feasibility Report during the Construction Term;

(2) 消防设计审核意见书;

Examination Report on Fire-prevention Design;

(3) 租期内持续有效的《房屋租赁证》。

The Property Leasing Permit continuously valid for the whole Term.

至迟在房屋交付日，甲方必须向乙方提供以下文件的加盖甲方公章的复印件，并提供如下文件的原件供乙方核验：

Party A will provide Party B with copies of the following documents affixed with Party A’s official seal on or before the Possession Day and provide the originals of the following documents for Party B’s examination:

(1)    市消防部门出具的租赁标的物消防系统验收合格意见书，和允许乙方在租赁标的物内投入营业的其他文件；

Approval for the fire-prevention system within the Leasehold Property and other documents approving Party B to start business operation in the Leasehold Property issued by the fire-prevention authority of *           City;

                       (2) 工程综合竣工验收报告或建设工程综合竣工验收备案证明书；

Comprehensive Inspection and Acceptance Report of the construction or Filing Certificate for Construction Comprehensive Inspection and Acceptance;

(3) 技术监察部门出具的扶手电梯、自动坡道安全运行许可证；

Safety Operation Permit for Escalators and Travelators issued by the proper Technology Inspection Authority;

(4)甲方与    市供电部门签定的《供电协议书》。

Electricity Supply Contract signed with    Electricity Supply Unit.

至迟于房屋内乙方购物广场开业日后的十(10)个月内，甲方必须向乙方提供以下文件的加盖甲方公章的复印件，并提供如下文件的原件供乙方核验：

Party A will provide Party B with copies of the following documents affixed with Party A’s official seal within Ten (10) months after the Grand Opening Day of Party B’s supercenter within the Premises and provide the originals of the following documents for Party B’s examination:

(1)   政府有关部门颁发的经盖章的房屋测绘图；

Property Survey Report issued by the relevant governmental authority with its official seal;

(2)        市房屋管理部门颁发的有关该房屋可以用作商业用途并且所   

有权人为甲方的房屋产权证。

The Certificate of Property Ownership issued by    Property Administrative Bureau approving that Party A is the owner of the Premises and the Premises can be used for commercial purposes.

第6条         房屋及其它区域的使用

Article 6      USE OF PREMISES AND OTHER AREAS

6.1     经营活动    Business Activities

甲方承诺，租赁标的物及其所占土地可用于任何符合中国相关法律、法规及规章中规定的商业用途，包括乙方从事的零售经营和其它经批准的合法的经营。

Party A warrants that the Leasehold Property and the land over the Leasehold Property is situated to be used for any lawful commercial business in compliance with the relevant laws, regulations, and rules of China, including the retail business of Party B and any other duly approved lawful business. 

6.2       甲方承诺    Party A’s Warranty

甲方承诺不使用该大厦的任何部分作工业用途或会影响乙方根据本协议对房屋正常使用的其它用途。

Party A warrants that it will not use any part of the Building for industrial purposes or any other purposes prejudicing Party B’s rights under this Agreement to use the Premises normally.

6.3      乙方承诺    Party B’s Warranty       

乙方应在其日常经营范围内正常使用并爱护房屋内部的各项设施，防止因使用不当或不合理使用而产生的不正常损坏。因乙方使用不当或不合理使用而使房屋及其内部的设施出现损坏或发生故障，乙方应负责该项维修，若有必要则应由乙方负责更换被损坏的设施。

Party B warrants that it will properly use the facilities inside the Premises within the scope of its day to day business and protect the facilities from any abnormal damage caused by improper or unreasonable use. If the Premises or its interior facilities are damaged or out of order as a result of any improper or unreasonable use by Party B, Party B will repair, or replace, where necessary, the damaged portion.

6.4     装卸货区    Loading and Unloading Area   

甲方应按本协议附件一房屋平面图的要求，在地面上清楚地划出装卸货区的范围。本协议租期内，乙方和乙方的供应商有权专有使用本协议附件一、附件二所示的装卸货区(以下称“装卸货区”)，即乙方和乙方供货商可享有免费在装卸货区每年三百六十五(365)天，每日二十四(24)小时不停断地装卸货物的专用权利。

The Loading and Unloading Area will be clearly marked on the ground by Party A according to the specifications shown in the Site Plan of the Premises in Exhibit I.  During the Term of this Agreement, Party B and Party B’s vendor(s) will have the exclusive right to use the Loading and Unloading Area as specified in Exhibit I and Exhibit II (the “Loading and Unloading Area”), i.e. Party B and  Party B’s vendor(s) will have the exclusive right to load and unload goods within such Loading and Unloading Area without interruption Twenty-Four (24) hours a day and Three Hundred Sixty-Five (365) days a year, free of charges.

6.5      停车区 Parking Lot  

本协议租期内，甲方负责管理附件一所示的停车区域，保证在附件一所示的停车区域内为乙方提供不少于  ( )个免费汽车停车位的停车区，以及不少于  ( )个摩托车停车位和 ( )个自行车停车位的停车区（以下合称“停车区”）。甲方同意，在租期内, 在租期内, (i) 甲方不得就其提供的所有停车位向乙方、乙方员工及乙方供应商收取任何费用；(ii) 甲方不得就其提供的摩托车和自行车停车位向乙方顾客收取任何费用；及，(iii) 乙方顾客可以凭当日乙方购物广场的购物小票在乙方购物广场的营业时间内，在前述汽车停车区免费停车一百二十(120)分钟。若乙方顾客的单次停车时间超过一百二十(120)分钟，或乙方顾客无有效小票停车，则甲方有权按   市物价部门核准的收费标准就超时停车时间或无有效小票停车时间向乙方顾客收取停车费用。尽管有前述约定，在任何情况下，因乙方顾客的停车费用或其它与其停车行为相关的争议而引起索赔，甲方放弃向乙方索赔的权利，并补偿乙方因前述争议而遭受的任何损失。

Party A will be responsible for managing the Parking Lot as specified in Exhibit I, and warrants that it will provide a minimum of   ( ) free car parking spaces,    ( ) free motorcycle parking spaces and ( ) free bicycle parking spaces (collectively as the “Parking Lot”) for Party B in the area specified in Exhibit I as the Parking Lot during the Term of this Agreement. Party A agrees that, during the whole Term, (i) Party B, Party B’s employees and Party B’s supplier(s) will not be charged for any fee for using all parking spaces within the Parking Lot; (ii) Party B’s customers will not be charged for any fee for using the motorcycle and bicycle parking spaces within the Parking Lot; (iii) Party B’s customers will, during the business hours of Party B’s Supercenter, may park car on the Parking Lot free of charge for One Hundred and Twenty (120) minutes, upon presenting the valid shopping receipt of Party B’s Supercenter on that same shopping day. If the parking time exceeds One Hundred and Twenty (120) minutes per time or no valid shopping receipt is presented, Party A may charge the customer according to the price standard approved by the price administrative authority in    City. Under no circumstances will Party A pursue any claim or seek reimbursement of any kind from Party B for parking charges or other parking related claims by customers against Party B. Party A will compensate Party B for any loss suffered by Party B in connection with any parking related disputes.

6.6       沃尔玛室外公共区    Wal-Mart’s Outdoor Public Area

本协议租期内，乙方有权免费专有使用本协议附件一、附件二所示的沃尔玛室外公共区(“沃尔玛室外公共区”)。甲方同意，甲方不应将沃尔玛室外公共区的任何部分出租给任何第三方，乙方有权免费使用沃尔玛室外公共区用于乙方的商品宣传和零售娱乐活动。沃尔玛室外公共区的日常维护由甲方负责并承担相关的费用。如果沃尔玛室外公共区有绿化带，则甲方承诺，在交付日，沃尔玛室外公共区内的绿化符合政府有关部门的规定，若绿化物状态不符合政府有关部门的要求，甲方应负责更换。

During the Term of this Agreement, Party B may exclusive use of Wal-Mart’s Outdoor Public Area as shown in Exhibit I and Exhibit II (“Wal-Mart’s Outdoor Public Area”) free of charge. Party A agrees that Party A will not lease out any part of Wal-Mart’s Outdoor Public Area to any third party, and Party B is entitled to use Wal-Mart’s Outdoor Public Area free of charge to hold Party B’s brand promotion and retail entertainment activities. Party A will be responsible for the daily maintenance of Wal-Mart’s Outdoor Public Area at its own costs. If there is landscaping in Wal-Mart’s Outdoor Public Area, Party A warrants that, on the Possession Day, the landscaping in Wal-Mart’s Outdoor Public Area will be in compliance with the regulations of the relevant governmental authorities. In case that the landscaping does not meet the requirements of the government authorities, Party A will be responsible for the replacement thereof.

6.7       乙方的装修    Party B’s Decoration  

6.7.1  甲方同意，自本协议第5.1条所定义的进场日起，乙方即有权进入房屋在进场日后至本协议租期届满前的任何时候对房屋进行乙方认为必要的任何添置、安装设施、设备及进行装修，包括但不限于对房屋进行室内隔间以及天花板、墙面和地面的装修装饰，在房屋内进行乙方认为适当的并符合其标准或其母公司的全球统一标准的其它任何装修活动，如安装、添加、拆除、改装设备、器具、设施、线路、悬挂物、标志、标识牌等物品等等（以下称“乙方装修”）。乙方进行乙方装修应被视为根据本协议的规定对房屋及其内部设施的正常使用，除非因该等乙方装修活动违反法律法规之禁止性规定，否则，甲方不应当予以限制或干预。甲方应保证乙方可以根据其需要于晚间进行乙方装修。

Party A agrees that Party B may enter into the Premises upon the Starting Date of Construction as set forth in Article 5.1 of this Agreement, and, at any time from the Starting Date of Construction through the expiration of the Term of this Agreement, to install any equipment appliances or facilities in the Premises and decorate the Premises, including but not limited to: indoor partitions, ceilings, walls and floors, as well as conduct any decoration work in the Premises which is deemed appropriate and consistent with its standards or its parent company’s worldwide uniform standards, such as to install, add, remove or alter any of the equipment, appliances, facilities, lines, hanging objects, signs, sign boards and any other similar objects (the “Party B’s Decoration”). Party B’s Decoration will be regarded as part of the normal use of the Premises and its facilities in compliance with the terms of this Agreement. Unless such Party B’s activities violate the regulatory requirements of laws or regulations of PRC, Party A will not intervene with such decoration activities. Party A will guaranty Party B’s right to do Party B’s Decoration when and where Party B considers it necessary, including nighttime hours.

6.7.2  如果按照中国法律或当地政府的规定，乙方装修应报批准或应通过招标形式进行，除需以甲方名义申请或办理的手续应由甲方负责办理外，乙方应自行办理相关手续，但甲方应协助乙方从政府机构获得进行和完成此等乙方装修所必需的所有相关许可、批准和登记。因乙方装修审批而发生的费用，由乙方承担。

If, according to the laws of PRC or the regulations of the local government, the approval from government authorities or the invitation to bid is required for Party B’s Decoration, except that the procedures which are required to be applied or handled in the name of Party A will be handled by Party A. Party B will go through all the required relevant procedures by itself. However, Party A will assist Party B in obtaining necessary permits and approvals from and registrations with government authorities for conducting and completing Party B’s Decoration. Party B will be responsible for the expense incurred in connection with the approval of Party B’s Decoration. 

6.7.3        所有在第6.7.1条下进行的乙方装修的成果应自动被视作乙方财

物，甲方不应就乙方装修向乙方收取额外的租金。

All the outcome of Party B’s Decoration under Article 6.7.1 will be automatically regarded as Party B’s property and Party A will not charge Party B extra rent for Party B’s Decoration.

6.7.4     乙方装修的限制    Limitation on Party B’s Decoration  

乙方装修不得因任何理由损坏甲方已施工完毕的公共设施或大厦的结构，不得影响公共设施的正常使用、正常维护、维修、保养。若乙方对大厦的公共设施进行改装，必须事先征得甲方的书面同意。

Party B’s Decoration will not cause, for any reason, damage to the public facilities or structural integrity of the Building that has been completed by Party A, nor interfere with the normal operation, repair, or maintenance of the public facilities. Any alteration to the public utilities of the Building by Party B will be conducted with the prior written consent of Party A.

6.8      房屋外标识牌    Signage Boards Outside the Premises

经政府有关部门批准后，乙方可在本协议附件一、附件二确定的位置树立沃尔玛或山姆会员商店的标识牌。乙方可免费在附件二所示房屋的外墙位置树立四(4)块乙方标识牌及二(2)块乙方分租户的标识牌或乙方自行决定的其它标识牌,如果乙方需另行增加标识牌，应经甲方同意但该获得同意的要求不得被无理拒绝。经双方协商确认后，乙方亦有权在如附件一、附件二所示的该房屋和大厦内的公共区域设立其它促销用的临时标识牌而无须向甲方支付费用，但不得妨碍甲方及其它产权人或承租人使用相应的物业。若根据当地政府的规定需办理安装标识牌的许可，甲方应协助乙方取得有关政府部门对安装标识牌的许可。

Party B may, upon approval of relevant governmental authorities, install the signage boards of WAL-MART or SAM’S CLUB in the places specified in Exhibit I and II of this Agreement. Party B may erect, free of charge, Four (4) signage boards for itself and Two (2) for its sub-tenants or other signage boards it deems appropriate on the exterior walls of Premises as shown in Exhibit II. For any other additional signage boards, Party B will obtain the consent of Party A, provided, however, such consent will not be unreasonably withheld. Upon mutual agreement and confirmation by both Parties, Party B will also have the right to erect any temporary signage boards for promotional purpose in the common areas of the Premises and the Building as shown in Exhibit I and Exhibit II of this Agreement and will not be obligated to pay any fee for this to Party A, provided, erection of such temporary signage boards will not prevent Party A or other property owners or tenants from utilizing the related property. If a permit is required for the erection of the signage boards according to the local governmental regulations, Party A will assist Party B to obtain such permit from the relevant government authority.     

6.9      标识牌的所有权    Ownership of the Signage Boards

乙方将自筹资金安装其全部标识牌。所有由乙方自担费用设置的标识牌均属于乙方的财产，乙方可随时将其清除。乙方应遵守当地政府对户外标识牌的管制。

Party B will install all of its signage boards at its own expense. All signage boards installed by Party B at its own cost will be the property of Party B and may be removed at any time by Party B. Party B will abide by the administration and control of the local government on outside signage boards. 

6.10     进出权    Right of Access      

在事先书面通知乙方后，甲方有权在乙方的正常工作时间内，与乙方有关人员一起进入房屋对房屋进行检查及对房屋作出必要的维修。除紧急情况外，该书面通知应提前四十八(48)小时送达乙方。甲方在进行上述检查和维修时，不得不合理地干扰乙方的业务，或使乙方由于此种检查或维修而遭受不合理的损害或损失。

Upon prior written notice to Party B, Party A may enter the Premises accompanied by the relevant representative(s) of Party B during the normal business hours of Party B to inspect the Premises and conduct any necessary repair to the Premises. The written notice will be delivered to Party B Forty-Eight (48) hours prior to Party A’s entrance into the Premises, unless there is an emergency. Party A will not, however, in conducting such inspection or repair, unreasonably disturb the business of Party B or cause any unreasonable damage or loss to Party B.

第7条       租赁标的物的维修与修复

Article 7   MAINTENANCE AND RESTORATION OF LEASEHOLD PROPERTY

7.1      租赁标的物的维护和维修  Leasehold Property Maintenance & Repair

本协议租期内，乙方应负责房屋的日常维护，乙方对房屋的前述维护义务仅限于正常使用所引致的磨损。租赁标的物的其他维护和维修由甲方负责。乙方无义务对租赁标的物作其它维护、修理或更新，包括但不限于租赁标的物结构维修、维护，也无义务对房屋的意外损坏作出修理。

During the Term of this Agreement, Party B will be responsible for the day-to-day maintenance of the Premises. Party B’s maintenance obligations only apply to deterioration caused by normal wear and tear. Party A will be responsible for all other maintenance and repair of the Leasehold Property. Party B will have no obligation to perform any other maintenance, repair, or replacement, including but not limited to, maintenance for and repairs to the structural integrity of the Leasehold Property or repair of any damage to the Leasehold Property caused by any accident.

7.2      设施的维护和维修   Maintenance & Repair of the Facilities：

7.2.1   甲方责任 Party A’s Liabilities:

(1) 甲方应根据本协议附件七的乙方与甲方维保职责的约定应承担   的维护维修职责主要包括：

Party A’s maintenance and repair responsibilities under Exhibit VII Responsibilities of Maintenance and Repair between Party A and Party B are summarized as follows:

a) 本协议租期内，甲方负责租赁标的物内由甲方提供的消防设  施、供水设施、供电设施、煤气设施、采暖设施和空调设施系统(以下称“保修设施”) 的维护维修及更换，并承担因此产生的全部费用和款项。

During the Term of this Agreement, Party A, at its sole expense, will be responsible for the annual inspection and the maintenance, repairs, and replacement of the fire-prevention facilities, water supply facilities, power supply facilities, gas supply facilities, heating system and air-conditioning system that are originally provided by Party A in the Leasehold Property (the “Warranted Facilities”).

b) 甲方应承担租赁标的物的结构的维护维修，并承担因此产生 的全部费用和款项。

Party A will, at its sole expense, be responsible for the normal maintenance and repair to the structural integrity of the Leasehold Property.

                c) 甲方应承担沃尔玛室外公共区的保安和保洁及停车场的管理  （包括保安和清洁），并承担沃尔玛室外公共区及停车区设备 设施的日常维护及能源消耗。

Party A will be responsible for safeguarding and cleaning of Wal-Mart’s Outdoor Public Area and management of the Parking Lot (including safeguarding and cleaning) as well as normal maintenance of the facilities within Wal-Mart’s Outdoor Public Area and the Parking Lot and bear all power consumption expenses incurred therefrom.

d) 甲方应承担租赁标的物内由甲方投资建设的设备、设施的维 护、维修和更换，并承担因此产生的全部费用。

Party A will, at its sole cost, be responsible for the maintenance, repair and replacement of the equipment and facilities invested and installed by Party A within the Leasehold Property.

(2) 对于甲方负有更换责任的设备、设施，在出现下列情形之一时   起的四十五(45)日内更换完毕并承担因此产生的全部费用：

Upon the occurrence of the following, Party A will, at its sole costs, within Forty-five (45) days, complete the replacement of the equipment and facilities which is Party A’s obligation to replace:

a) 需进行法定检验(如电梯年检)的设备，经维修仍达不到合格   标准，不能领取合格证或许可证，应被立即更换；

If the equipment and facilities required to pass statutory inspection, such as elevator annual inspection, fails to be granted the quality certification and/or operation permits even if with necessary repairs done, such equipment and facilities will be replaced immediately;

b) 无需进行法定检验的设备，出现运行故障，经具备法定资格的检测机构检测不符合使用标准的，应被立即更换；

If  the equipment and facilities free from statutory inspection are not available for normal use, such equipment and facility will be replaced immediately if it is not in conformity with operation regulations as tested by the competent inspection authority;

c) 使用说明书标明有使用期限的设备，使用期限届满，应被立  即更换；

The equipment and facilities, with useful life due as set forth in the operation manual elapses, will be replaced immediately;

d) 因存在质量问题，无法使用且无法修复的设备，应被立即更  换。

The equipment and facilities, which have malfunctioned and are unrepairable due to quality problems, will be replaced immediately.

(3) 上述设备更换，如经具备法定资格的检测机构检测证明系乙方使   用不当造成损坏而需进行的，则由乙方负责更换并承担该设备的更换费用。

If any of the above mentioned replacements are caused by Party B’s improper use of the equipment and facilities as certified by the competent inspection authority, Party B will be liable for such replacement and bear the costs incurred.

(4) 清洁和清除废物   Cleaning and Garbage Disposal

甲方应按照本协议项下双方同意并接受的标准使大厦处于清洁状态，包括甲方应自负费用每年清洁大厦外墙两(2)次并保持清洁状态。房屋外垃圾的日常清除工作由甲方（包括任何由其指定的第三方）进行，因此产生的费用和款项由甲方承担。

Party A will keep the Building in clean condition consistent with  the agreed standards that have been agreed to and accepted by the Parties in this Agreement, including Party A will, at its sole expense, be responsible for cleaning the exterior walls of Building Twice (2) each year and keeping the exterior walls in clean condition. Party A (including any third party designated by Party A) is fully responsible for daily garbage disposal over the area outside the Premises and Party A will bear all expenses incurred.

7.2.2     乙方责任    Party B’s Liability：

(1) 房屋内由甲方投资建设的移交乙方使用的设备、设施的日常清洁 

由乙方负责并承担因此产生的费用和款项。

Party B, at its sole cost, will be responsible for daily cleaning of the equipment and facilities within the Premises which are installed and provided by Party A for Party B’s use.

(2) 乙方负责进行房屋内的清洁工作，包括随时清除房屋内的所有丢  

弃物和废弃物品，随时将房屋内的所有丢弃物和废弃物品清除至大厦外甲方确定的垃圾站，因此产生的费用由乙方承担。

Party B will be responsible for the cleaning work within the Premises including cleaning all wastes and scraps within the Premises and, whenever necessary, cleaning up such waste and scraps within the Premises to the garbage disposal center outside the Building designated by Party A, and Party B will bear the expenses incurred from such cleaning work. 

(3) 负责聘用房屋内乙方购物广场保安人员并安装其认为适于乙方购物广场保安工作的防盗报警、监控系统等所有安全设施，乙方保安人员负责乙方房屋内及与乙方购物广场营运有关的保安工作。

Party B will be responsible for the recruitment of the security personnel for Party B’s Supercenter within the Premises and security system installation such as anti-theft alarming system, monitoring system, etc. within Party B’s Supercenter. Party B’s security personnel will be responsible for safeguarding the Premises and the normal operation of Party B’s Supercenter.

7.3      维修维护义务的履行Performance of Maintenance and Repair Obligations

7.3.1        甲  方   Party A

本协议租期内，甲方应全面履行本协议第7.1条和第7.2条及附件七规定的甲方维修维护义务，尽职对租赁标的物和保修设施进行维修维护与检修。对甲方所发现的任何可能导致租赁标的物和/或保修设施不能正常使用的情形，应于甲方发现后两(2)小时内维修至完好可使用的状态。对所发现的不能在前述期限维修完好的情形，应在取得乙方书面同意后至迟于发现之日后十(10)日内或双方另行书面约定的时限内维修至完好而可正常使用状态，但前述双方另行约定的维修时限最长不应超过三十(30)天。

During the Term of this Agreement, Party A will fully perform its maintenance and repair obligation(s) as set forth in Article 7.1 and Article 7.2 and Exhibit VII of this Agreement, and will repair, maintain, and inspect the Leasehold and Warranted Facilities with due care. If Party A discovers any circumstance which may cause the Leasehold Property and/or the Warranted Facilities to become unavailable for normal use, Party A will repair and restore the Leasehold and the Warranted Facilities to good and usable condition within Two (2) hours after its discovery of such circumstance. If Party A cannot complete such repair within the time limit, Party A will, upon written consent from Party B, repair and restore the Leasehold and the Warranted Facilities to the good and usable condition within Ten (10) days after the day of the discovery of such circumstances or other time-limit agreed by the Parties in writing, however, such time-limit agreed by the Parties will not exceed Thirty (30) days.

7.3.2        乙   方    Party B

本协议租期内，如乙方发现任何可能导致租赁标的物和/或保修设施不能正常使用的情形，应尽快通知甲方。甲方应于乙方发出维修通知后两(2)小时内将不能正常使用的租赁标的物和/或保修设施维修至完好可使用的状态。若故障无法在前述时限维修完好，则甲方应在取得乙方书面同意后至迟于乙方发出维修通知后的十(10)日内或双方同意的其他时限内，将租赁标的物和保修设施维修至完好而可正常使用状态，但前述双方另行约定的维修时限最长不应超过三十(30)天。

During the Term of this Agreement, if Party B discovers any circumstance that may cause the Leasehold Property and/or Warranted Facilities unavailable for normal use, Party B will notify Party A as soon as possible. Party A will repair and restore the Leasehold Property and Warranted Facilities to good and usable condition within Two (2) hours following the issuance of Party B’s repair notice.  If such unusable situation can not be fixed within the time limit, Party A will, upon written consent from Party B, repair and restore the Leasehold Property and Warranted Facilities to good and usable condition within a period no longer than Ten (10) days or other time limit agreed by the Parties after the issuance of such repair notice by Party B, however, such time-limit will not exceed Thirty (30) days. 

7.3.3              若甲方未能按第7条各条规定的时间内履行其相关的维修义务，乙方有权选择：(i)自行维修，并要求甲方向乙方支付：(a)乙方将租赁标的物和/或保修设施维修至完好状态所产生的维修费用；及(b)相当于前述维修费用两(2)倍的金额作为违约金，前述维修费用和违约金将自下一个月份起从乙方在以后月份应向甲方支付的租金中全额扣除，直至该等维修费用和违约金全部抵扣完毕为止。在此情形下，任何月份被抵扣的租金款项应被视为于该月的第一(1)日乙方向甲方已经支付的租金款项，甲方仍应向乙方提供与本协议第4.3条规定的乙方在发生抵扣月份的全额应付租金等额的租金发票，乙方向甲方提供与违约金额相等额的法律规定的合法有效的票据；或(ii)要求甲方维修。无论乙方选择(i)或(ii)，甲方均无权收取租赁标的物/或保修设施不能正常使用期间及范围内的租金，并对此期间及范围内给乙方造成的直接损失（若有）承担赔偿责任。维修如在乙方营业时间内进行，甲方须事先书面通知乙方并应避免对乙方的运营造成干扰。

If Party A fails to perform its relevant repair obligations within the time limit as set forth in Article 7, Party B may: (i) carry out the repair itself and request Party A to pay Party B: (a) the repairing costs incurred by Party B in its restoring the Leasehold Property and/or Warranted Facilities to good and usable condition; and (b) an amount equal to twice (2) repair costs as liquidated damages for Party A’s breach; and deduct the repair costs and liquidated damages from the full rent of the immediate following months payable by Party B to Party A until such repair costs and liquidated damages have been fully offset. Under such circumstance, the amount deducted from the Rent of a month will be deemed the amount of the Rent paid on the first (1st) day of the month and Party A will still provide Party B with a leasing invoice with the amount equal to the full amount of the Rent due for the relevant months, in which such deductions take place, as set forth in Article 4.3 of this Agreement, and Party B will issue to Party A a lawful and valid invoice or receipt for an amount equal to the liquidated damages deducted hereof; or (ii) request Party A to perform the repair. Whichever Party B chooses from the aforementioned (i) or (ii), Party B will not be charged the Rent for the period when and to the extent where the Leasehold Property or the Warranted Facilities are not available for normal use and Party A will compensate Party B for direct losses incurred by Party B during such period and to such extent. If any repair is to be carried out during the business hours of Party B, a prior written notice will be given by Party A to Party B and Party B’s business will not be interfered.

7.3.4        对维修争议的解决    Resolution of Dispute Arising from Repair

本协议租期内，租赁标的物、设施（包括甲方提供的设施和乙方完成的新建、改装或更换的部分）等出现任何可能导致乙方不能正常使用的情形，甲方应对其负有维修维护义务的部分按照上述规定的期限维修维护。如甲方认为不属于其维修维护范围，则应于收到乙方的维修通知书后立即以书面形式告知乙方，如甲方未予书面告知又不进行维修维护，则乙方有权选择自行维修维护，并聘请有权机构鉴定确定维修维护之责任方，该维修维护费用、鉴定费用和因此而给乙方造成的损失由维修维护的责任方承担。

During the Term of this Agreement, if any problem causes the Leasehold Property and the facilities (including facilities provided by Party A and those added, altered or replaced by Party B) not to be available for normal use by Party B, Party A will, within the time period mentioned above, carry out the repair and maintenance for those parts that are within its maintenance and repair obligations. If Party A believes that such circumstance falls out of its maintenance and repair obligation, Party A will notify Party B in writing immediately after its receipt of Party B’s repair notice. If Party A does not give written notice to Party B, nor carry out the repair and maintenance, Party B may perform such repair and maintenance and retain an authorized unit to determine responsibility for the repair and maintenance. Such maintenance and repair costs, fees paid to the authorized unit and any loss suffered by Party B will be borne by the Party responsible for the repair and maintenance.

7.4       保   险    Insurance

甲方应自行购买如下保险：A)按房屋重置的价值为该房屋购买财产一切险且保单格式为“一切险”；和B)公众责任险并附加广告牌和装饰物扩展条款、电梯责任条款和交叉责任扩展条款。该公众责任险保单的每次事故责任赔偿限额为一百万美元(US$1,000,000.00)，承保期限内的责任赔偿限额无限额。甲方将向乙方提供所有有关保险事宜的单证原件，供乙方审核并复印存档，甲方并负责保持前述保险在租期内持续有效。甲方承诺在“财产一切险”和“公众责任险”保单内附加“保险公司放弃代位求偿权”的扩展条款，即放弃因财产一切险和公众责任险引起的对乙方的代位追偿权。投保的保险公司为符合中国有关法律法规的保险公司。未经乙方事先书面同意，甲方和/或其保险公司不得取消本协议项下与房屋有关的保单或修正任何保单项下的任何内容。甲方应将乙方列为前述全部保单的共同被保险人或受益人。若甲方未能将乙方列为任何一个保单的共同被保险人或受益人，则甲方同意如果因前述财产一切险保险或公众责任险保险范围内的原因而使得乙方蒙受任何损失，甲方愿意按有关保单项下保险的范围和赔偿原则赔偿乙方的实际损失。乙方可根据需要为其在房屋内部的装修、改进设施、库存、现金及其它有形资产和公共责任购买保险。

Party A will, at its sole cost and expense, purchase (i) Property All Risk   Insurance for the Premises with the Policy Form of Property All Risk at the replacement and/or reinstatement value of the Premises; and (ii) Public Liability Insurance, which will include an Advertising Sign and Decorations Extension Clause, Elevators Liability Extension Clause and Cross Liability Extension Clause. The limits of indemnity for each insured event under the Public Liability Insurance will be One Million US Dollar (US$1,000,000.00) and no limits on the sums of limits of indemnity during the valid policy term. Party A will provide Party B with all the original insurance documents for Party B’s inspection, photocopy for record keeping, and will keep such Insurance Policies in full force and effect at all times during the Term of this Agreement.  Party A ensures to include the insurance carrier’s Waiver of Subrogation Right in the Property All Risk Insurance Policy and Public Liability Insurance Policy, by which the insurance carrier waives its Subrogation Right against Party B. The insurance carrier will be a qualified insurance company under relevant laws of the PRC. Without the prior written consent of Party B, neither Party A nor the insurance carrier will cancel the Insurance Policies or modify any terms of the Insurance Policies  relating to the Premises under this agreement. Party A will name Party B as an additional insured or beneficiary of all the Insurance Policies. If Party A does not name Party B as an additional insured or beneficiary of any of the Insurance Policies, Party A agrees to indemnify Party B for any actual losses arising from any event covered by the Property All Risk Insurance or Public Liability Insurance in accordance with the insurance coverage and compensation principles stipulated in the relevant Insurance Policies. Party B may purchase insurance for internal renovations, improvements, inventory, cash and other physical assets within the Premises and public liability.

7.5      修复房屋  Restoration of Premises 

如果大厦任何部分受到损坏，甲方应及时对大厦的受损部分进行修复。如甲方未能在大厦损坏后按本协议所约定的要求及时修复，致使乙方无法继续营业，乙方有权就所受到的损失向甲方索赔，并有权终止本协议。

If any portion of the Building is damaged, Party A will restore the damaged portion of the Building back to its original condition immediately in accordance with this Agreement.  If Party A fails to repair the Premises or the Building in a timely manner after the Building is damaged, and as a result, it is impossible for Party B to continue its business operations, Party B may claim against Party A for all losses suffered and to terminate this Agreement.

7.6       免    租   Rent Exemption 

自房屋因受到损坏或毁损或不宜出租时起至修复工程竣工后三十(30)日止，甲方应免收租金，同时乙方不承担其它根据中国法律甲方作为租赁标的物所有人应承担的任何费用和税金。若房屋部分受到损坏或毁损，且乙方仍可在不受影响的部分区域正常从事经营，则甲方应免收房屋从受到损坏或毁损起至修复工程竣工后三十(30)天止的乙方未开业经营部分面积的租金。但如由于乙方原因造成房屋出现前述情况，则乙方不享有免租的权利。如果由于甲方原因造成供电或供水中断或其它甲方所引致的严重事故使乙方无法继续正常营业，则在乙方无法正常营业期间，甲方应免收租金并还应赔偿乙方因此而遭受到的全部损失(包括但不限于实际损失和预期收益)。乙方有权从以后向甲方应付租金中相应扣除与其所受全部损失相当的款项直至全部损失抵扣完毕为止。任何月份被抵扣的租金款项应被视为于该月的第一日乙方向甲方已经支付的租金款项，甲方仍应按本协议第4.4条的约定向乙方履行其提供与月租金等额的租金发票的义务。

Party A will not charge Rent during the period from the time the Premises is damaged, destroyed or not tenantable until Thirty (30) days after the restoration is completed, and Party B will not be obligated to pay any taxation and/or fee payable by Party A as the owner of the Leasehold Property in accordance with the relevant PRC laws and regulations. If the Premises is partially damaged or destroyed and Party B can still operate its business in the unaffected area, Party A will not charge the Rent for the damaged/destroyed area (on which Party B cannot operate its business) during the period from the time the Premises is damaged or destroyed until Thirty (30) days after the completion of restoration. However, if such damage is caused by Party B, Party B will not enjoy the rent exemption If any interruption of the power and water supply or any serious accidents attributable to Party A, and as a result, it is impossible for Party B to continue its normal business operations, Party A will not charge the Rent for the period during which Party B is unable to run its business operations as normal and will indemnify Party B for all losses, (including but not limited to the actual losses and any anticipated profits), suffered by Party B. Party B is entitled to offset the amount equal to all its losses from the Rent payable to Party A in the subsequent month(s) until the total losses have been offset in full.  The amount deducted from the Rent of a month will be deemed the amount of the Rent paid on the first day of the month and Party A will still perform its obligation to provide Party B with the leasing invoice in an amount equal to the monthly Rent according to Article 4.4 of this Agreement.   

第8条         大   厦

Article 8      THE BUILDING

8.1       建设的限制  Construction Restriction

甲方承诺，在甲方大厦红线范围内(备注：1、“红线图”是指在土地使用权出让、转让过程中由政府规划部门制定的划定用地范围四至的图。2、“红线范围”是指四至由红线所划定的用地范围，即土地使用权人在该区域内有土地使用权。)任何对房屋结构有影响的扩建、安装或改建，必须事先取得乙方书面同意，并将方案报请有关政府部门批准后方可进行。若有必要，甲乙双方应就此另行签署相应的书面协议。

Party A warrants that in the area within the Red Lines of the Building (Note: 1. The Red Line Map means the map made by the governmental planning authorities for delimiting the boundaries of the four sides of a  land during transfer or assignment of land use right. 2. The Red Line Area means the area whose four boundaries are marked by Red Lines and within such area the land user has the right to use the land.), any addition, installation or alteration, which may affect the structure of the Premises, will be subject to the prior written consent of Party B and the approval of the relevant government authority. Party A and Party B will enter into a separate agreement in writing for such purpose where it is necessary.

8.2      大厦维护    Maintenance of Building   

甲方应使大厦内任何由甲方所有的部分及与大厦、房屋相连或对大厦、房屋有影响的任何外围部分及构筑物保持在良好的状态并自行支付相关费用，这些部分包括但不限于大厦结构、外墙、房屋屋顶、房屋地面（地面仅限于甲方工程质量存在问题造成的情况）、消防系统、管道管线、公共照明设备、红线界面(包括红线内地面)和停车场。

Party A will, at its sole cost and expense, maintain in good condition any portion of Building owned by Party A, the Premises, and any exterior erection and structure adjacent to or affecting the Building and the Premises, including, without limitation, the structure of the Building and the Premises, exterior walls, roofs, floors (for floors, only to the extent of defects in  Party A’s construction) of the Premises, fire prevention systems, pipes and ducts, public lighting system, area within the Red Lines (including floor within the Red Lines) and the Parking Lot.

甲方应自负费用使大厦内的消防系统处于正常安全运行状态，包括但不限于确保大厦消防通道只能用于消防的用途；确保大厦内的任何消防出口每年三百六十五(365)天，每日二十四(24)小时可不间断地正常安全通行。

Party A will, at its sole expense and cost, be responsible for keeping fire-prevention system in normal and safe condition, including but not limited to securing the fire-exit road within Building for fire-prevention purpose only; to keep the fire exits within Building in normal and safe use without interruption Twenty-Four (24) hours a day and Three Hundred Sixty-Five (365) days a year.

若甲方未能履行本条项下的维护维修义务，并且在收到乙方书面通知后十(10)日內，仍未能予以纠正，乙方有权自行维修维护，并要求甲方向乙方支付：(i)乙方进行维修维护所产生的维修费用；及(ii)相当于前述维修费用两(2)倍的金额作为违约金，前述维修费用和违约金将从乙方应向甲方支付的租金中扣除直至该部分维修费用和违约金抵扣完毕为止，但乙方应向甲方提交维修维护内容清单及能够证明支出维修费用的书面文件。在此情形下，任何月份被抵扣的租金款项应被视为于该月的第一日乙方向甲方已经支付的租金款项，甲方仍应按本协议第4.4条的约定向乙方履行其提供与月租金等额的租金发票的义务。

If Party A fails to perform its obligations of maintenance and repair under this Article, and fails to cure such failure within Ten (10) days following Party B’s written notice, Party B itself may carry out such maintenance and repair, and request Party A to pay Party B: (i) the repairing costs incurred from Party B’s maintenance and repair; and (ii) an amount equal to Twice (2) repair costs as breach charge for Party A’s breach. Party B may deduct the aforesaid repairing costs and breach charge from Rent payable by Party B to Party A until such repairing costs and breach charge have been fully satisfied.  Party B will provide Party A with the repair list and written proof of the costs of repairs. Under such circumstance, the amount deducted from a month will be deemed the amount of the Rent paid on the first day of the month and Party A will still perform its obligation to provide Party B with leasing invoice for an amount equal to the monthly Rent according to Article 4.4 of this Agreement. 

8.3       排 它 性    Exclusivity

除非事先取得乙方的书面同意，否则，甲方不得将大厦、房屋的任何部分或房屋周围由其占用或控制的任何物业的任何部分出租给任何从事与乙方或任何乙方的子公司、关联公司和母公司的业务相竞争的、经营业态形式与乙方经营业态形式相同或相似(如购物广场、会员店、社区店)的经营者。甲方保证，(i)在本大厦及房屋之任何部份內不会从事或允许他人从事任何违法、不道德及不正当之用途，或赌博，或任何危险性、剧毒性、产生噪音或有危害性之行业或业务，或任何可能导致乙方及乙方的分租户受到滋扰、不便或损害的用途；和(ii)除本协议另有的明确约定外，不得将大厦内的公共区域出租给任何人用于经营或促销。

Party A will not, without the prior written consent of Party B, lease any part of the Premises and the Building or any part of any property adjacent to the Premises controlled or possessed by Party A to any party who engages in a business identical or similar in business form to or with that of Party B (such as supercenter, clubs, neighborhood market) and who is in competition with the business of Party B or any of its subsidiaries, affiliates or parent company’s business. Party A undertakes, (i)  not to use, cause or permit third Party to use any part of the Building and Premises for any illegal, immoral, or improper purpose, or for gambling or any dangerous, noxious, noisy, or offensive trade or business, or any purposes whatsoever in any way that may cause any nuisance, annoyance, inconvenience, damage, or damages to or suffered by Party B and Party B's sublessee; and (ii) not to lease to any party the common area within the Building for its business or promotion, unless otherwise provided in this Agreement expressly.

第9条         税      费

Article 9                TAXES AND LEVIES

9.1      甲方的责任    Party A’s Liabilities   

甲方应负责支付一切与大厦、房屋、沃尔玛室外公共区及停车区有关的房产税、土地使用费、房屋租赁管理费和/或房屋租赁手续费。

Party A will be responsible for the payment of all property taxes, land use fees, property lease administration fees and/or property lease registration fees in connection with the Building, the Premises, Wal-Mart’s Outdoor Public Area, and the Parking Lot.

9.2      乙方的责任   Party B’s Liabilities

乙方应负责支付其在房屋内从事零售业务经营及其它业务所引起的一切税费。

Party B will be responsible for the payment of all taxes and fees arising from its retail business operation and other taxes pertaining to Party B’s business within the Premises.

,

9.3       其它税费   Other Taxes and Levies  

为签订和履行本协议所必需且为双方共同利益而支出的其它行政性费用，如中国法律对该等费用的承担者未有明确规定，则该等费用由双方各半承担，但本协议另有约定者除外。

Unless otherwise agreed in this Agreement, each Party  will bear one half of other administration fees which are necessary for the execution and performance of this Agreement and is paid for the mutual benefit of the Parties, unless the Chinese laws and regulations stipulate which party must bear such fees.

第10条         公用设施

Article 10      PUBLIC UTILITIES

10.1          提供设施    Provision of Utilities   

甲方交付给乙方的房屋应按本协议附件四的要求接好所有必要的公用设施，包括但不限于供水、污水排放、电力、煤气、电话线接口、有线电视接口、DDN专线和自动扶梯。公用设施的容量和规格须满足本协议附件四的要求。

The Premises delivered to Party B by Party A will be properly connected to all necessary utilities, including but not limited to: the facilities for the supply of water, sewage disposal, electricity, gas, telephone connection, cable TV connection, DDN, and any escalators in accordance with Exhibit IV. The capacities and specifications of such utilities will meet the requirements set forth in Exhibit IV.

10.2     费    用   Charges       

接通电话线路、有线电视开户以及DDN专线申请费用由乙方负责。乙方应直接向提供公用设施的服务机构或相关收费部门支付房屋的水费、排污费、煤气费、电费、电话费、DDN专线费、有线电视收视费以及与乙方的营运有关的其它设施费用。

The application fees for telephone services, Cable TV, and DDN dedicated lines will be borne by Party B. Party B will pay the charges directly to the  utilities service suppliers or relevant departments for the use of all water, sewage disposal, electricity, gas, telephone, cable TV, DDN, and other utilities arising from Party B’s operations.

第11条         陈述和保证

Article 11      REPRESENTATIONS AND WARRANTIES

11.1    甲方的陈述和保证   Representations and Warranties by Party A   

甲方向乙方陈述和保证如下：

Party A represents and warrants to Party B that:

(1)     甲方绝对拥有房屋的所有权,也是租赁标的物所附连土地的唯一合

法的使用权人。甲方确认在本协议签署之日或之前租赁标的物及所占土地的土地使用权不存在任何抵押或其它任何担保权益或任何形式的法律羁绊。在本协议租期内，甲方经乙方事先书面同意并向乙方提交格式如本协议附件八所示、内容为乙方所接受的抵押权人保证函后，方可向任何银行或任何其它第三方抵押租赁标的物及其相关权益，但该抵押在任何情况下都不得影响乙方在本协议租期内根据本协议的条件和条款占有、控制及使用租赁标的物的权利，包括占有、控制及使用房屋、沃尔玛室外公共区和停车区的权利。在本协议租期内，甲方在对租赁标的物的任何抵押进行变更之前或在租赁标的物产生任何其它法律羁绊之前，应得到乙方的事先书面同意，并应向乙方提交抵押权人的书面承诺。抵押权人应在该书面承诺中同意:(i)其抵押权利将从属于本协议及本协议项下的全部条款和条件，该抵押在任何情况下都不会影响乙方在本协议租期内根据本协议的条款和条件占有、控制及使用租赁标的物的权利，包括占有、控制及使用房屋、沃尔玛室外公共区和停车区的权利；(ii)乙方有权在本协议租期内继续享有及执行本协议并不被附加任何条件；(iii)在抵押权人实现抵押权（包括以变现的方式实现抵押权）时，抵押权人保证乙方、乙方的关联方或乙方指定的任何第三方对被变现的作为抵押物的租赁标的物享有优先购买权；以及(iv)当抵押权人实现抵押权时, 抵押权人将无条件地保证租赁标的物的后继所有权人将全面履行甲方在本协议项下的义务。

Party A absolutely owns all the rights to the Premises and is also the only lawful user of the land put of the Leasehold Property under this Agreement. Party A warrants that the Leasehold Property and the use right to the relevant land are not under any mortgage and are not under any other manner of security interest or legal encumbrance on or before the execution of this Agreement. During the Term of this Agreement, Party A is entitled to mortgage the Leasehold Property or the relevant interest to any bank or any third party subject to the prior written consent of Party B and submission of the mortgagee’s Guaranty Letter the form of which is consistent with Exhibit VIII of this Agreement and the content of which is accepted by Party B. However, such mortgage will not in any case affect the rights of Party B to possess, control, and use the Leasehold Property, including the right to possess, control, and use the Premises, Wal-Mart Outdoor Public Area, and Parking Lot during the Term in accordance with the terms and conditions of this Agreement. During the Term of this Agreement, before Party A alters a mortgage, or establishes any manner of other legal encumbrance relating to the Leasehold Property, Party A will obtain Party B’s prior written consent and will provide Party B with a written warranty from the mortgagee: (i) its rights under the mortgage will be subordinate to this Agreement and the conditions and terms contained herein. By no means will such mortgage hinder or hamper Party B’s rights to possess, control and use the Leasehold Property, including the right to possess, control and use the Premises, Wal-Mart Outdoor Public Area, and Parking Lot, under this Agreement during the Term; (ii) Party B will, during the Term, continue enjoying the rights provided under this Agreement without any additional obligations; (iii) when the mortgagee realizes its mortgage right (including realizing its mortgage through foreclosure), mortgagee warrants that Party B, any affiliates of Party B or the third party designated by Party B will have the right of first refusal to purchase the Leasehold Property; and, (iv) when the mortgagee realizes its mortgage right through foreclosure, the mortgagee warrants without any condition that the successive owner of the Leasehold Property will fully perform all of Party A’s obligations under this Agreement. 

(2)     甲方已获得有关政府部门合法授予的租赁标的物所附连土地的土

地使用权，并且甲方应自负所有税费使得该土地使用权的有效期限不会在初始租期加上全部续约期的期限届满前届满；

Party A has been legally granted the land use right of the land subject to the Leasehold Property from the proper government authority, and Party A shall be responsible for all the tax and levies to ensure the term of such land use right will not expire during the Initial Term and all the Extension Periods;

(3)     甲方已付清与租赁标的物所附连土地的土地使用权出让金和所有

相关的税费；

Party A has paid in full the fee for the grant of the land use right and all taxes or fees related to the land use right of the piece of land occupied by the Leasehold Property ；

(4)   房屋依法可用于商业用途，乙方在本协议项下对租赁标的物的使 

用不受任何限制，且甲方有权按本协议的规定将房屋出租给乙方；

The Premises can be legally used for commercial purpose and Party B’s use of the Leasehold Property under this Agreement is not subject to any restriction. Party A has the right to lease the Premises to Party B in accordance with the provisions of this Agreement;

(5)   在本协议的租期内，乙方根据本协议的约定为任何合法目的使用  

租赁标的物的权利均不受甲方现有的或未来的任何合同或其它安排的限制；

Party B’s use of the Leasehold Property in accordance with this Agreement for any lawful purpose during the Term of this Agreement is not subject to any restriction under any existing or future contract or any other arrangement of Party A;

(6)   租赁标的物及其之下的土地不含有危险废料、有毒物质或环境污 

染物；

The Leasehold Property and the land occupied by the Leasehold Property contain no hazardous wastes, toxic materials, or environmental pollutants;

(7)  代表甲方签署本协议的人为甲方的法定代表人或经甲方适当授权 

的代表；

The person executing this Agreement on behalf of Party A is the legal representative or the properly authorized representative of Party A;

(8)   甲方保证将取得包括但不限于本协议所规定的出租租赁标的物所

需的一切政府许可或批文;及

Party A warrants to obtain all government permits and approvals required for leasing the Leasehold Property, including but not limited to those set forth in this Agreement; and

(9) 甲方保证，在本协议签署之日后的三十(30)日内自负费用将本协 议报当地政府房地产管理部门备案、办理租赁登记，并向乙方出示和提交租赁备案登记已经适当完成的证明文件。

Party A will file and register this Agreement with the local Real Estate Administration Authority within Thirty (30) days following the execution of this Agreement, and to present and submit to Party B the proof of the proper completion of such lease filing and registration.

11.2     甲乙双方的陈述和保证   Representations and Warranties of the Parties

甲方和乙方确认并接受，下列内容属本协议项下重要条款，对下列任何条款的违反，将构成严重违反本协议：

Party A and Party B confirm and accept that the following provisions are essential to this Agreement. A violation of any of these terms will be considered a material breach of this Agreement:

(1)  双方在此同意并确认，在履行本协议或双方其它协议（若有该等   其他协议）过程中、或履行因本协议或其它协议而产生的义务过程中，双方不得聘用、使用童工和/或罪犯和/或劳教人员；

Both Parties confirm and agree that both Parties will not employ nor use child labor and/or criminals and/or persons undergoing the correction in the implementation of this Agreement, or other agreements (if any) between the Parties, or in the performance of the obligations arising from or in connection with this Agreement or the other agreements;

(2) 双方在此同意并确认，在履行本协议或双方其它协议（若有该等其他协议）过程中、或履行因本协议或其它协议而产生的义务过程中双方不得强制劳工生产、劳动。

Both Parties agree that the Parties are prohibited from forcing labor to make products and /or work in the implementation of this Agreement, or other agreements (if any) between the Parties, or in the performance of the obligations arising from or in connection with this Agreement or the other agreements.

11.3    反腐败责任   Anti-Corruption

本协议各方同意，在根据本协议进行的商务及其他活动的过程中及其与本协议下的资产有关的事项中，各方将严格遵守中国反腐败和反贿赂的所有法律和规定。甲方在此向乙方声明、保证及承诺其没有，并将不会在甲方根据本协议进行任何活动的过程中及与本协议下的资产有关的事项中直接或间接地对：(i) 任何政府官员和/或政府雇员或任何公共机关的雇员，或(ii) 任何政党或政党的官员或候选人，为获得或保持某项业务或得到任何不当利益，而在甲方或其全资或拥有部分所有权的关联公司的业务活动中支付、承诺支付或表示会支付任何款项或转让任何有价物品。双方的意图为禁止以贿赂、商业贿赂、接受或默许索贿及其它违法或不当地获取业务的方式为目的或有该等效果的付款或有价物的转让。甲方将：(a) 就其在本协议下的所有收款及付款在财务账册和记录中作准确和完整的记载， (b) 并授权乙方及乙方的代表在本协议租期内和本协议终止或结束后一(1)年内，在正常工作时间查阅该等财务账册和记录以检查甲方遵守本条约定的情况。

Each Party agrees that it will take no action in violation of the Chinese anti-corruption laws and regulations in relation to the business or assets or its activities under this Agreement.  Party A  hereby represents, warrants and covenants to Party B  that it has not, and will not, in connection with any activities and assets under this Agreement, make or promise or offer to make any payment or transfer of anything of value, directly or indirectly (i) to any government official and/or any employee of any government or any public authority; or (ii) to any political party or officials or candidates thereof in connection with any of its business activities or the business activities of its wholly- or partially-owned affiliates in order to obtain or retain business or to secure any improper advantage.  It is the intent of the Parties that no payments or transfers of value will be made which have the purpose or effect of public or commercial bribery, acceptance of or acquiescence in extortion, or other unlawful or improper means of obtaining business.  Party A will (a) maintain accurate books, records and accounts for all payments received and all payments made under this Agreement; and (b) grant to Party B and its representatives access to such books, records and accounts during normal business hours, for the life of this Agreement and for One (1) year thereafter, for the purposes of auditing compliance by Party A with this Article.

如由于甲方自身、甲方的董事、管理人员、职员、雇员、代理或其他代表的违反中国反腐败和反贿赂法律法规的行为，或由于甲方的关联公司自身，或甲方的关联公司的董事、管理人员、职员、雇员、代理或其他代表的违反中国反腐败和反贿赂法律法规的行为，而导致乙方自身和/或乙方的董事、管理人员、职员或雇员，和/或导致乙方关联公司自身，和/或关联公司的董事、管理人员、职员或雇员蒙受任何民事损失, 甲方应赔偿乙方及乙方关联公司的前述全部损失。

If Party B and/or any of its directors, officers or employees and/or any of its affiliates and/or any directors, officers or employees of such affiliates suffer civil damages or losses due to any violation of any applicable Chinese anti-corruption laws and regulations by Party A, its directors, officers, employees, agents, or other representatives or any of its affiliates or any of their directors, officers, employees, agents, or other representatives, Party A will indemnify Party B  and its affiliates for all such damages and losses.

11.4     双方的赔偿   Indemnification of the Parties

如果任何一方违反其所作的任何上述陈述和保证，或做出任何错误陈述，致使另一方受到损害或损失，另一方有权发出通知，要求违反上述陈述和保证或做出错误陈述的一方（“违反陈述方”）在收到通知后的十五(15)日内纠正其违反上述陈述和保证或做出错误陈述的行为，并有权就违反上述陈述和保证或做出错误陈述的行为造成的损失向违反陈述方索赔。如果违反陈述方在前述期限内没有给予纠正，则另一方有权终止本协议，并有权采取本协议及/或中国法律允许的其它救济措施。

If either party breaches any of its representations and warranties above or makes any misrepresentation (the “Representation Breaching Party”) and causes losses and damages to the other party, the other party is entitled to notify the Representation Breaching Party, requesting the Representation Breaching Party to cure such breach of representations and warranties as well as to correct the misrepresentations within Fifteen (15) days following the Representation Breaching Party’s receipt of the other party’s such notice. The non-breaching party is also entitled to request the Representation Breaching Party to compensate the other party for its losses and damages caused by the Representation Breaching Party. If the Representation Breaching Party fails to cure the breach or correct the misrepresentation within the above mentioned period, the other party may terminate this Agreement and to resort to any other remedies in accordance this Agreement and/or the relevant laws of China.

第12条        转让和分租；优先购买权

Article 12 ASSIGNMENT AND SUBLEASING; PREEMPTIVE PURCHASE RIGHT

12.1    乙方的权益转让   Party B’s Assignment of Rights and Interests

甲方同意，在本协议租期内，经乙方书面通知甲方，乙方(包括按本条规定接受转让的乙方的关联公司)可将本协议项下的全部或任何权利和义务转让给任何乙方的关联公司包括但不限于任何由乙方或乙方的关联公司参与组建的任何公司。前述乙方的关联公司指：直接或间接控制乙方的任何公司；或乙方直接或间接控制的任何公司；或与乙方直接或间接地共同受控于同一家公司的任何公司。

Party A agrees that during the Term of this Agreement, upon prior written notice from Party B to Party A, Party B (including any affiliate of Party B, who is the assignee under this Article) may assign all or any of its rights and obligations under this Agreement to any affiliate of Party B, including but not limited to any company established by Party B or any of its affiliate. The affiliate(s) of Party B will refer to any company directly or indirectly controlling Party B, or controlled directly or indirectly by Party B, or under direct or indirect common control with Party B.

12.2     乙方的分租    Party B’s Sublease   

甲方同意，在整个租期内，乙方有权随时经书面通知甲方即可将部分或全部房屋分租或转租。分租户或受转租人在遵守本协议约定下可将房屋用于合法的经营用途。本协议项下的权利和义务仍由甲方和乙方继续享有和承担。

Party A agrees that, Party B will have the right, upon written notice from Party B to Party A, to sub-lease or assign any part up to the entire Premises at any time during the Term. The sub-lessee or assignee may use the Premises for any lawful commercial purposes in accordance with this Agreement. The rights and obligations under this Lease Agreement will be directly enjoyed and borne by Party A and Party B.

12.3     甲方的转让   Party A’s Assignment      

在征得乙方事前书面同意并向乙方提供由受让人出具的其内容和形式均为乙方所接受的保证函，保证乙方在本协议项下的权利不受转让的任何影响后，甲方可将本协议转让给任何第三方。如甲方违反本条的规定，则乙方有权立即停付租金，解除本协议，且甲方有义务向乙方赔偿乙方因此而受到的全部损失。

Party A may assign this Agreement to any third party upon a prior written consent from Party B, provided that Party A has presented to Party B a guarantee letter, the content and form of which is accepted by Party B, issued by the assignee to ensure that the rights of Party B hereunder will not be affected by the assignment. If Party A breaches this Article, Party B will be entitled to withhold the Rent immediately and have the right to terminate this Agreement and Party A will be obliged to compensate Party B for all the damages suffered by Party B therefore.

12.4    优先购买权  Preemptive Purchase Right 

在本协议租期内及本协议租期届满或本协议终止后六十(60)日内，如甲方有意出售部分或全部租赁标的物给任何第三方，则甲方须向乙方发出书面通知，并向乙方提供第三方所提出的价格及购买条件的书面证明。乙方在收到通知及证明后，有权按照相同的价格和购买条件优先购买。乙方应在收到甲方该等通知及证明后六十(60)天内决定是否购买。乙方对租赁标的物之任何部分产权的转让未行使优先购买权，不影响乙方在此后租赁标的物其它部分产权转让时仍享有优先购买权。

During the Term of this Agreement and within Sixty (60) days following the expiration or termination of this Agreement, if Party A intends to sell a part or all of the Leasehold Property to any third party, Party A will notify Party B in writing and provide Party B with written proof of the purchase price and terms offered by such third party. Following its receipt of such written notice and proof, Party B may exercise its right of first refusal to purchase the part or all of the Leasehold Property for sale at the same price and conditions as prescribed in the notice and proof. Party B will decide whether to purchase the Leasehold Property for sale within Sixty (60) days after its receipt of such written notice and proof from Party A. The non-exercise by Party B of its right of first refusal with respect to any part of the Leasehold Property for sale will not adversely affect the exercise by Party B of its right of first refusal to purchase from Party A any other part of the Leasehold Property for sale.

双方同意，甲方在本第12.4条项下的义务为甲方于本协议项下的重要义务，甲方对本第12.4条项下义务的违反构成其在本协议项下的严重违约。若甲方未能履行其在本12.4条项下的义务而将租赁标的物或部分租赁标的物出售，则甲方应至迟在租赁标的物或部分租赁标的物出售之日起十(10)个工作日内向乙方支付相当于届时一年租金的款项作为违约金，乙方向甲方提供与违约金等额的法律规定的合法有效的票据。若甲方上述违约行为发生在本协议租期内，乙方有权将前述违约金从应向甲方支付的租金中扣除。

The Parties agree that Party A's obligation under this Article 12.4 constitutes an essential obligation of Party A under this Agreement. Breach of this obligation by Party A will be regarded as a material breach of this Agreement by Party A. If Party A fails to perform its obligation under this Article 12.4 before it sells a part or all of the Leasehold Property, Party A will pay Party B an amount equal to the current annual Rent for the whole Leasehold Property as a penalty within Ten (10) working days following its selling of the part or all of the Leasehold Property, and Party B will provide Party A a lawful and valid invoice or receipt in an amount equal to the penalty. If Party A's breach of its obligation under this Article takes place during the Term of this Agreement, Party B may off set the amount equal to the penalty from the Rent due and payable.     

本条约定，在本协议租期届满或本协议解除后继续有效。

This Article will survive the expiration or termination of this Agreement.

第13 条        提前终止

Article 13      Early Termination

13.1    不可抗力   Force Majeure   

如本协议的任何一方因不可预见、无法控制、非因无法履行义务一方的过错或疏忽所致的不可抗力事件而无法履行其在本协议下的义务，包括乙方无法继续其正常经营活动，则无法履行义务的一方应立即将该不可抗力事件书面通知另一方。如该不可抗力事件自另一方收到通知后持续超过三十(30)日，则无法履行义务的一方可解除本协议而无须向另一方承担任何责任。在不可抗力事件存续期间，无法履行义务的一方可暂时不履行其义务，也无须对另一方由此引起的任何损失、不便、麻烦或不适进行赔偿。任何相关的期限应根据该事件所影响的期限相应顺延。当不可抗力事件消失时，无法履行义务的一方应继续履行其义务，除非无法履行义务的一方已根据本条前述规定解除了本协议。

If either Party is unable to perform its obligations, including the inability of Party B to continue its normal business operations, due to an event of Force Majeure that is unforeseeable, uncontrollable, and is not caused by the fault or negligence of the non-performing Party, the non-performing Party will promptly notify the other Party of the event of Force Majeure in writing.  If such event of Force Majeure lasts for more than Thirty (30) days following the receipt of such written notice by the other Party, the non-performing Party may terminate this Agreement without any liability to the other Party. As long as such event of Force Majeure exists, the non-performing Party will be temporarily relieved from the performance of its obligations and will not be liable to the other Party for any damage, inconvenience, nuisance or discomfort caused. Any relevant deadline will be extended for a period equal to the period of delay caused by such event of Force Majeure. Once the event of Force Majeure disappears, the non-performing Party will resume its performance of its obligations hereunder, unless the non-performing party has terminated this Agreement according to the provisions set forth above in this Article.

“不可抗力”应被定义为：任何不能预见、不能避免、不能克服的事件，包括洪水、台风、地震、战争或军事行动、内乱或民众动乱、恐怖主义行动、火灾、爆炸、罢工（甲、乙双方内部员工的罢工除外）等情况及类似的天灾人祸以及任何现行的法律法规的更改。

"Force Majeure" means any event which is unforeseeable, unavoidable and insurmountable such as: flood; typhoon; earthquake; war or acts of military authority; riot or civil commotion; terrorism; fire; explosion; strike (excluding internal employee strike within Party A or Party B), and any other similar acts of God, and modification to any of the existing laws or regulations.

13.2    甲方解除权   Party A’s Right of Termination   

因下列情形，甲方有权解除本协议，如果下列情形造成甲方损失的，甲方有权要求乙方赔偿法律允许甲方主张的直接损失（但甲方根据本协议可获得的预期利益，如剩余租期的租金等除外）：

If any of the following occurs, Party A may terminate this Agreement, and if Party A has suffered any losses, Party A is entitled to pursue a claim for compensation against Party B for all the direct damages incurred by Party A that are allowed under the applicable laws (excluding the anticipated profits lost by Party A hereunder, such as the rent for the balance of the Term); 

(1)   因可归因于乙方的过错，乙方连续拖欠租金三(3)个月以上；

Party B fails to pay the Rent for more than three (3) consecutive months for any reason attributable to Party B’s fault;

(2)  未经甲方同意及有关部门批准，乙方擅自改变房屋用途 (本协议   另有约定者除外)。

Party B changes the purpose of the Premises without the consent of Party A and the approval of the relevant authorities (unless otherwise stipulated in this Agreement).

如甲方依据上述情形解除本协议的，甲方应书面通知乙方迁离并交回房屋，乙方预交租金有结余的，甲方应当将余款立即退还乙方。在任何情况下，无论本协议其它条款如何约定，乙方均不应为甲方的间接损失承担责任。

If Party A terminates this Agreement under any of the above circumstances, it will notify Party B in writing that it will evacuate and return the Premises. Any balance of the prepaid Rent made by Party B will be immediately refunded to Party B. Notwithstanding any other provisions of this Agreement, in no event will Party B be liable to Party A for consequential damages.

13.3    乙方解除权    Party B’s  Right of Termination  

除本协议其它条款规定的乙方解约权外，乙方还有权在下列任何一项情形下，解除本协议：

Notwithstanding any other provision of this Agreement in relation to Party B’s termination rights, if any one of the following circumstances occurs, Party B may terminate this Agreement:

(1)  自第五 (5)个租约年的第一天起至租期届满之日止，乙方有权以任  

何理由在提前三(3)个月向甲方发出终止协议的书面通知后，提前解除本协议且无需承担任何责任；

From the first day of the Fifth (5th) Lease Year through the balance of the Term, Party B may terminate this Agreement early for any reason without any liability upon giving Three (3) months prior written notice of termination to Party A;

(2)   无论本协议任何其他条款如何规定，如果自本协议签订之日起十四(104)个月内，乙方尚无法取得中国政府有关部门所颁发的同意乙方在房屋内营业的营业执照，乙方有权在向甲方发出书面通知后立即解除本协议，且无需承担任何责任；

Notwithstanding any other provisions of this Agreement, if Party B fails to obtain the business license for the business operations of its Supercenter within the Premises from the relevant Chinese governmental authority within TenFour (104) months as from the execution date of this Agreement, Party B may terminate this Agreement immediately after giving a written notice to Party A without bearing any liability for such termination;

(3)   甲方未能按本协议第5.1条的约定实现进场日，则乙方有权自行

选择：(i)要求甲方按迟延实现进场日的日数，每日向乙方支付人民币叁萬圆(RMB30,000.00)的违约金，并赔偿乙方的全部损失，乙方向甲方提供与违约金等额的法律规定的合法有效的票据；(ii)终止本协议，甲方仍须按迟延实现进场日的日数每日向乙方支付人民币叁萬圆(RMB30,000.00)的违约金至本协议终止之日；

If Party A fails to achieve the Starting Date of Construction in accordance with Article 5.1, Party B will, at its sole discretion, have the right to (i) claim a breach fee of RMB Thirty Thousand Yuan (RMB30,000.00) for each overdue day, and to request Party A to compensate Party B for all the losses suffered by Party B therefrom, as well as provide Party A a lawful and valid invoice or receipt in an amount equal to the breach fee; (ii) terminate this Agreement, in which case, Party A will pay to Party B the breach fee of RMB Thirty Thousand Yuan (RMB30,000.00) for each overdue day till the termination date of this Agreement;

(4)  甲方违反本协议第5.2条和/或第5.3条的约定，未能在第5.2条和    

/或第5.3条的约定的时限内完成所有的修理项目(一)和/或修理项目(二)；对此，乙方有权自行决定：(i) 乙方决定终止本协议；或(ii) 乙方可自行完成与商场开业或营运有关的或必要的修理清单(一)和/或修理清单(二)中的任何或全部修理项目。甲方同意承担因其未履行第5.2条和/或第5.3条项下的义务而由乙方自行完成修理项目而产生的所有费用和款项；

If Party A breaches Article 5.2 and /or Article 5.3  of this Agreement by failing to cure all relevant Defects (I) and/or Defects (II) within the time limit as set forth in Article 5.2 and /or Article 5.3,  Party B may, at its sole discretion, either (i) terminate this Agreement; or (ii) Party B itself perform any or all  repair works on the Repair List (I) and/or Repair List (II) that pertain to or are necessary for the opening or operation of the supercenter. Party A agrees to reimburse Party B for all expense and amounts incurred by Party B as a result of Party A’s nonperformance of its obligations under Article 5.2 and/or Article 5.3;

(5)  甲方未能按本协议第5.4条规定的交付日将租赁标的物交付给乙    方或未能按第5.5条的约定交付相关文件。(i) 若逾期一(1)个月以内交付，甲方应根据迟延交付的日数按每日人民币叁萬圆(RMB30,000.00)的标准向乙方支付的违约金，乙方向甲方提供与违约金等额的法律规定的合法有效的票据；(ii) 若逾期一(1)个月或以上交付，乙方有权按本条的规定解除本协议，甲方仍须按迟延实现交付日或未能按第5.5条的约定交付相关文件的日数每日向乙方支付人民币叁萬圆(RMB30,000.00)的违约金至本协议终止之日；

If Party A fails to deliver the Leasehold Property to Party B on the Possession Day as set forth in Article 5.4 or fails to provide Party B with the relevant documents in accordance with Article 5.5, Party B has following options: (i) and such delay is less than one (1) month, Party A will pay Party B a breach fee according to RMB Thirty Thousand Yuan (RMB30,000.00) for each overdue day, then, Party B will provide Party A a lawful and valid invoice or receipt in an amount equal to the penalty; (ii). iIf such delay is more than one (1) month (including one (1) month), Party B may terminate this Agreement in accordance with this Article;, Party A will pay to Party B the breach fee of RMB Thirty Thousand Yuan (RMB30,000.00) for each overdue day till the termination date of this Agreement;

(6)  甲方违反本协议第6.1条的约定，使乙方无法按其经营目的使用   租赁标的物；

It is impossible for Party B to continue using the Leasehold Property for business purposes due to Party A’s breach of Article 6.1 of this Agreement;

                       (7)   甲方违反本协议任何第7.2.1条或第7.3条或第8.2条的规定，不承担维修责任或支付维修费用；

Party A breaches any provisions of Article 7.2.1 or Article 7.3 or Article 8.2 of this Agreement by not undertaking the repair responsibility or not reimbursing the costs and expenses of repair;

(8)    甲方违反本协议第8.1条的规定，未经乙方事先书面同意或有关

部门的批准（如有必要批准），对房屋进行任何安装、改建或扩建；

Party A breaches Article 8.1 by performing any addition, installation or alteration to the Premises without the prior written consent of Party B or the approval of the relevant authorities  (if applicable);

(9)   甲方违反本协议第8.3条的规定，未经乙方事先书面同意将大厦房屋的任何部分或房屋周围由其占用或控制的任何物业的任何部分出租给乙方的竞争者或出租给乙方关联公司的竞争者或从事第8.3条所禁止的业务；

Party A breaches Article 8.3 of this Agreement by leasing any portion of the Premises and the Building or any portion of any adjacent property to the Premises controlled or possessed by Party A to competitors of Party B or of Party B’s affiliates or by engaging in the business prohibited under Article 8.3 without prior written consent of Party B;

(10) 因可归因于甲方的原因，乙方在房屋内从事经营的营业执照被中

国政府吊销，或因其它原因乙方不被允许继续在中国或中国                          *  市经营业务，乙方可解除本协议而无需承担任何责任；

If Party B’s business license for its business operation within the Premises is revoked by the relevant authority of China due to any reason attributable to Party A or Party B is not allowed to carry out its business within China or    City of China for any other reason, Party B may terminate this Agreement without any liability;

(11) 因可归因于乙方的原因，乙方在房屋内从事经营的营业执照被中

国政府吊销，或乙方不被允许继续在中国或中国的  市经营业务，乙方有权解除本协议而无须承担任何责任；或，乙方可根据本协议第12.1条的约定转让本协议；

If Party B’s business license for its business operation within the Premises is revoked by the relevant authority of China or Party B is not allowed to carry out its business within China or *                                     City due to any reason attributed to Party B, Party B may terminate this Agreement without any liability; or, Party B is entitled to assign this Agreement according to the Article 12.1 under this Agreement;

(12) 因可归因于第三方的原因，乙方在房屋内从事经营的营业执照被

中国政府吊销，或乙方不被允许继续在中国或中国  市经营业务，乙方可解除本协议而无需承担任何责任；

If Party B’s business license for its business operation within the Premises is revoked by the relevant authority of China or Party B is not allowed to carry out its business within China or *                       City of China due to any reason attributable to third party, Party B may terminate this Agreement without any liability;

(13) 除因乙方过错外，根据本协议第10.1条提供的任何设施不能持续 

地提供服务，且该状态持续了三十(30)天或三十(30)天以上。对此，乙方有权自行选择：(i) 乙方通知甲方终止本协议；或(ii) 甲方同意按乙方提出的标准降低租金。

Except for Party B’s default, if utilities referred to in Article 10.1 of this Agreement can not continuously provide service for a consecutive period of Thirty (30) days or longer, Party B will, at its sole discretion, have the right to: (i) terminate this Agreement by giving a notice to Party A; or (ii) Party A agrees to reduce the rent according to Party B ’s request.

如乙方因上述(3)、(4)、(5)、(6)、(7)、(8)、(9)、(10)和(13)项理由中任何一项解除本协议的，乙方应及时书面通知甲方。甲方应赔偿乙方因此而遭受到的全部损失，且乙方可行使法律规定的所有其它的救济方法 。

If Party B terminates this Agreement unilaterally for any of the reasons as specified in the above (3), (4), (5), (6), (7), (8), (9), (10) and (13), it will promptly notify Party A in writing. In such event, Party A will indemnify Party B for all the losses suffered by Party B therefore and Party B will also have the right to pursue any other remedies provided by law.

第14 条         违约责任

Article 14      LIABILITY FOR BREACH

14.1     责任条款  Liability   

如任何一方严重违反本协议并且未能及时纠正，另一方有权要求违约方继续全面正确地履行本协议，或解除本协议，并要求违约方赔偿其因此而受到的损失（赔偿范围如第14.2条规定）。若守约方要求解除本协议，应事先书面通知违约方。

If one Party materially breaches this Agreement and does not cure such breach promptly, the non-defaulting Party may either demand the defaulting Party to perform this Agreement in full, or terminate this Agreement and claim the damages suffered against the defaulting party (the scope of damage compensation is set forth in Article 14.2). If the non-defaulting Party chooses to terminate this Agreement, it will give prior written notice to the defaulting party.

14.2     赔偿范围   Scope of Compensation   

除非本协议其他条款另有不同约定，否则，若任何一方严重违反本协议项下的任何条款，该方应赔偿另一方因此而遭受到的全部损失，包括但不限于实际损失及损失的预期收益。

Except where otherwise stipulated in other articles of this Agreement, if one Party materially breaches this Agreement, causing any damages and/or losses to the other Party, the defaulting Party will be liable for all the damages and/or losses suffered by the other Party, including but not limited to the actual damages and/or losses and any anticipated profits lost.

第15条         交还房屋

Article 15      RETURN OF THE PREMISES

15.1     交还房屋    Return of the Premises   

本协议租期届满或本协议被解除时，乙方应在租期届满或本协议被解除后的六十(60)日内将房屋清扫干净并交还给甲方。在此六十(60)日内，除非本协议另有不同约定外，乙方无需向甲方支付任何租金。并且甲方应将乙方预付或多付的余款返还于乙方。

Within Sixty (60) days upon the expiration of the Term or the termination of this Agreement, Party B will clean up the Premises and return the Premises to Party A. Unless otherwise agreed to by the Parties in this Agreement, Party B will not be obliged to pay any Rent to Party A during this Sixty (60) day period. Party A will refund Party B the balance of the prepaid Rent or any overpayment by Party B.

15.2    良好状态  Good Condition  

本协议租期届满或本协议被解除时，乙方应在第15.1 条约定的期限内将房屋恢复到良好状态并归还给甲方。正常使用所导致以及本协议另有约定的损害、磨损，乙方不承担责任（但由于乙方不正当使用所造成的设施或房屋结构的破坏除外）。

Upon the expiration of the Term or the termination of this Agreement, Party B will return to Party A the Premises in good condition within the time period agreed in Article 15.1.  Party B is not responsible for damages or wear and tear caused by normal use or stipulated in this Agreement except for damages of facilities or Premises’ structure due to its improper use.

             15.3   拆除装置  Removal of Fixtures

本协议租期届满或本协议被解除时，乙方应在第15.1 条约定的期限内拆走房屋内所有由乙方改建和安装的可拆除的财物并清扫干净。

Upon the expiration of the Term or the termination of this Agreement, Party B will remove all movable items and fixtures installed by Party B from the Premises and leave the Premises in broom clean condition within the time period set forth in Article 15.1.

15.4    乙方赔偿  Party B’s Liability  

除非双方另有约定，否则，如果在本协议第15.1条约定的期限内，若因乙方的原因，乙方未将房屋清扫干净并交给甲方，或乙方未按 15.2条的规定对损坏做相应的修复，则每拖延一(1)日，乙方须按届时租金标准按日支付占用费及本协议约定的其它费用，且不再享受本协议承租人的其它权利。

Unless otherwise agreed by the Parties, if Party B fails to return the Premises to Party A in broom-clean condition within the period set forth in Article 15.1 of this Agreement, or fails to cure any damages to the Premises in accordance with Article 15.2 of this Agreement, Party B will pay Party A an occupational fee for each delayed day in the amount equivalent to the then-prevailing daily Rent and other charges and/or fees provided in this Agreement and will not enjoy any other right of the tenant in this Agreement.      

第16条         适用法律和争议的解决

Article 16      APPLICABLE LAW AND RESOLUTION OF DISPUTES

16.1    管辖法律   Governing Law    

本协议的效力、解释和执行受中国法律管辖。对任何事项若无中国法律适用，则应参照一般国际商业惯例办理。

The validity, interpretation and implementation of this Agreement will be governed by the laws of China. If there are no applicable laws of China governing any of the matters, references will be made to generally accepted international commercial practices. 

16.2    仲    裁    Arbitration        

如因本协议发生任何争议，双方应首先尝试通过友好协商解决争议。如双方在开始进行协商之日起九十(90)日内仍不能通过友好协商解决争议，则任何一方均可将该争议提交中国国际经济贸易仲裁委员会华南分会，依据申请仲裁时该会当时有效的仲裁规则在深圳进行仲裁。仲裁应以中、英文进行并且两种语言具有同等效力和权威性。

Any dispute arising from or in connection with this Agreement, will first be resolved through friendly consultation. If the Parties can not resolve the dispute through friendly consultation within Ninety (90) days after the commencement of such consultation, either Party may submit the dispute before the China International Economic and Trade Arbitration Commission (CIETAC) South China Sub-commission for arbitration in Shenzhen in accordance with CIETAC’s then effective Arbitration Rules. The arbitration will be conducted in Chinese and English, and both languages will be equally effective and binding.

16.3    具约束力的裁决 Binding Award   

仲裁裁决是终局的，对双方均具有约束力。仲裁费用由败诉方承担。

The arbitration award will be final and binding on the Parties. The costs and fees of the arbitration will be borne by the losing party.

16.4    裁决的执行    Enforcement of Award       

如任何一方不履行仲裁裁决，另一方可向有管辖权的法院申请强制执行。与强制执行有关的费用由不履行裁决的一方承担。

If either Party fails to perform the arbitration award, the other Party may apply to a court with competent jurisdiction for the enforcement of such award and the expense in connection with such enforcement will be borne by the non-performing Party.

16.5    权利和义务继续存在   Survival of Rights and Obligations        

当发生争议并通过友好协商或仲裁解决时，除争议的事项外，双方应继续行使其在本协议项下的其余权利，并应履行其在本协议项下的其余义务。

If there are any disputes under friendly consultations or arbitration, the Parties will continue to exercise their remaining rights and perform their remaining obligations pursuant to this Agreement, respectively, except for those matters under dispute.

第17条         其它规定

Article 17      MISCELLANEOUS

17.1    通   知     Notices   

与本协议有关的任何通知应用中文或英文书写，并应由专人交付或挂号邮递方式或确认传真方式发出。根据本协议的规定发出的通知或通讯的送达，如由专人交付，以交付当日视为送达；以挂号邮递方式发出，信件寄出七(7)日后视为送达；或，如以传真方式送达，则在经确认的传真发出后的第二(2)个工作日视为送达。除非一方事先规定了不同的地址，通知的地址如下：

Any notice relating to this Agreement will be made either in Chinese or English and delivered by hand or by registered mail or by confirmed fax. The receipt date of such notice or communication will be the same day when the notice is sent to the other party in the case of delivery by hand on the Seventh (7th) day after the notice is sent to the post office in the case of delivery by registered post and on the Second (2nd) working day after confirmed fax is sent in the case of delivery by fax. Unless a Party specifies a different address in advance, the delivery address to each Party for notice will be as follows:

甲    方：  有限公司

Party A:               Co., Ltd.

                              地     址:     中国

Address:                China

              收 件 人：

                              Attention:              

              传真/Fax ：+86-

乙     方：  沃尔玛深国投百货有限公司

Party B:      Wal-Mart SZITIC Store Co., Ltd.

地      址:     中国广东省深圳市罗湖区洪湖路湖景花园1至3楼

Address:  G/F-2/F, Lakeview Garden, Honghu Road Luohu District, Shenzhen Municipality Guangdong Province, China

收 件 人：  总裁

Attention:    President

传真/Fax： +86-755-25622426   

17.2     效   力    Effectiveness  

本协议自双方签署之日起生效并对双方具有法律约束力。本协议的任何条款被认定为无效或不可执行不影响本协议其它部分的效力。

This Agreement will become effective upon its execution by both Parties and will be legally binding on both Parties. The invalidity or unenforceability of any article of this Agreement will not affect the validity or enforceability of the other articles of this Agreement.

17.3   保   密    Confidentiality

从本协议签署日起直至本协议租期届满后的五(5)年内或直至本协议被解除后的五(5)年内，除非中国政府主管部门和/或有管辖权的法院要求，否则，甲方和乙方在任何情况下均不得未经对方事先书面同意而将与本房屋租赁项目有关而直接或间接获得的对方的保密信息(定义如下)泄漏或披露给任何第三方，亦不得未经对方事先书面同意而为本房屋租赁项目以外的目的使用该等保密信息，但双方均有权向其因工作职责需要而需知悉保密信息的雇员、高级职员、董事、代理和/或顾问披露对方的保密信息；双方亦有权因与本协议有关的司法程序或按法律顾问意见根据法律要求而披露对方的相关保密信息；乙方有权向其关联公司及该等关联公司的雇员、高级职员、董事、代理人和/或顾问(不问其所在地)披露任何及全部甲方保密信息。

Except pursuant to an order of a governmental agency or a court, in both cases of competent jurisdiction, from the execution of this Agreement until the end during the Term of this Agreement and of a period of Five (5) years following the termination or expiration of this Agreement, Party A and Party B will, under no circumstances, disclose or divulge to any third party, without the prior written consent of the other party, any Confidential Information (as defined below) of the other party obtained, directly or indirectly, from the other party in connection with this premises lease project, and neither party will use any such Confidential Information, without the prior written consent of the other party, for purposes other than for the purposes of this premises lease project. However, the Parties may disclose any Confidential Information of the other Party to their respective employees, officers, directors, agents and/or advisors who need to know such Confidential Information for performance of their work and duties, that the Parties will also have the right to disclose such information in connection with legal proceedings relating to this Agreement or if required in the opinion of counsel to be disclosed pursuant to the law and that Party B may disclose any and all Confidential Information of Party A to any of its affiliates and their employees, officers, directors, agents, and/or advisors regardless of their locality.

“保密信息”系指披露方因与本房屋租赁项目相关而向另一方直接或间接披露的与披露方的业务、业务计划、业务战略、销售情况、营运情况、业务关系、财产、营运模式、现有产品或拟开发产品有关的信息，而不论此信息是否由披露方制作。但是，“保密信息”不包括：(i)另一方在披露方向其披露时已经知晓的信息；(ii) 在披露方向另一方披露时，已经为公众所知晓的信息；(iii) 在披露方向另一方披露后，非因另一方的过失而为公众所知晓的信息；及，(iv) 另一方从其它第三方知晓的，且第三方无保密义务的信息。双方同意，本房屋租赁协议和与本房屋租赁项目相关的信息属于保密信息的范围。

"Confidential Information" means all information relating to the business, business plan, business strategy, sales, operation, and business relationship of the disclosing party and/or the disclosing party's properties, methods of operation and/or existing or proposed products, whether or not created by the disclosing party, disclosed directly or indirectly by the disclosing party to the other party in connection with this premises lease project. However, Confidential Information, will not include information: (i) which is already known to the recipient party at the time of its disclosure to the recipient party; (ii) which is already available to the public at the time of its disclosure to the recipient party; (iii) which becomes available to the public without the fault of the recipient party after its disclosure to the recipient party; and (iv) which is obtained by the recipient party from a third party who is under no confidentiality obligation regarding the information it discloses to the recipient party.  The Parties agree that this Premises Lease Agreement and information relating to this premises lease project belongs to the scope of Confidential Information.

17.4     沃尔玛商标    Trademark of Wal-Mart

在任何情况下，非经乙方每一次书面授权，甲方不得使用沃尔玛百货公司(以下称“沃尔玛”)或任何以及所有沃尔玛关联公司的商标、品牌名称、标志和设计。甲乙双方进一步同意，如果乙方授予甲方使用沃尔玛商标、品牌名称、标志和设计的书面授权，则每一次书面授权均不应被视为授予甲方独占的、可转让的再许可权。无论乙方有多少次书面授权及授权内容如何，这些使用沃尔玛商标、品牌名称、标志和设计的书面授权均将随着本协议租期的届满或本协议的终止而同时自动终止。

In any event, without specific written license by Party B in each case, Party A will not use the trademark, brand name, logo, and design that belong to either Wal-Mart Stores, Inc. (“Wal-Mart”) or any and all of its affiliates. Party A and Party B further agree that, if a written license is granted by Party B to Party A for its use of such trademark, brand name, logo and design, such license will be non-exclusive and non-transferable, and, all the license will simultaneously terminate on the expiration of the Term or termination of this Agreement regardless how many licenses are given to Party A and the terms of those licenses.