Exhibit 10.3 [Translation from Dutch] ------------------------------------------------------------------------------- LEASE FOR OFFICE SPACE and other business premises not subject to Article 7A: 1624 of the Dutch Civil Code according to the model...

                                                                 Exhibit 10.3

[Translation from Dutch]

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LEASE FOR OFFICE SPACE

and other  business  premises not subject to Article 7A: 1624 of the Dutch Civil
Code

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according  to the model drawn up by the Raad voor  Onroerende  Zaken (Dutch Real
Property Council) in February 1996.  Reference may be made to this model only if
the  inserted,  added or divergent  text is clearly  recognisable  as such.  Any
additions  and  divergences  should  preferably  be  included  under the heading
`Special  Conditions'.  The  Council  disclaims  any and all  liability  for any
adverse consequences arising from the use of the text of the model.

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The undersigned:

Pr. Xx. X.  Xxxxxxx,  having  his  registered  address at (2342 AN)  Oegstgeest,
Xxxxxxxxxxxxxxxxxxxxx 00, hereinafter referred to as "the Lessor",

And

Xx. X.X. Xxxx company  director,  having his registered  address at 0000 Xxxxxxx
(Xxxxxxx),  Xxxxxxxxxxx 00X, born in Amsterdam,  at 16 October 1946, handling in
the function of president of the company  Playlogic  International  N.V., having
its  registered  address at Amsterdam,  registered in the Trade  Register  under
number  34169344 having the attorney to represent,  identification  according to
appendixes of passport and/or driving licences,

hereinafter to be called the `Lessee',



HEREBY AGREE AS FOLLOWS:

Leased Property, designated use and use

1.1  This Lease relates to the business premises of circa 260 m2, hereinafter to
     be called the `Leased  Property',  locally known as  Concertgebouwplein  13
     ground  floor and first floor and  garden,  cadastral  indication  Gemeente
     Amsterdam,  section U,  number 7242 and  further  indicated  in the drawing
     and/or  description of the Leased  Property that forms or form part of this
     Lease, attached to this Lease and certified by the parties.

1.2  The Leased Property may be used exclusively as office accommodation.

1.3  Without the Lessor's  prior  permission,  the Lessee may not put the Leased
     Property to any use other than that described in Article 1.2.

1.4  The highest  permissible load on the floor or floors of the Leased Property
     is 250 kg/m2.

Conditions

2.1  The General  Conditions  for the Lease of Office  Space and Other  Business
     Premises not Subject to Article 7A:1624 of the Dutch Civil Code, filed with
     the  Registrar's  Office of the District  Court of The Hague on 29 February
     1996, and registered  there under number 34/1996,  hereinafter to be called
     the `General Conditions',  form an integral part of this Lease. The parties
     are  familiar  with  those  General  Conditions,  of which the Lessee has a
     received a copy.

2.2  The  General  Conditions  referred  to in  Article  2.1 will  apply  unless
     otherwise  expressly  stated in this Lease or unless they cannot be applied
     to the Leased Property.

Term, extension and notice

3.1  This Lease has been concluded for a period of 5 (five) years, commencing on
     1 April 2002 and ending on 31 March 2007.

3.2  At the end of the  period  specified  in  Article  3.1,  this Lease will be
     extended for a contiguous period of 5 years, therefore until 31 March 2012.

3.3  Termination  of this Lease will take place by giving notice  effective from
     the end of a lease  period,  with due  observance  of a notice period of at
     least 12 months.

3.4  Termination  of this Lease may be  effected  only by  bailiff's  writ or by
     registered letter.

3.5  Premature   termination  of  this  Lease  is  possible  under  one  of  the
     circumstances referred to in Article 7 of the General Conditions.

Payment obligation, payment period

4.1  The Lessor will be required to make the following payments: o the rent;

     o    payment for  additional  supplies and  services  plus the turnover tax
          payable thereon;

     o    the  turnover  tax  payable on the rent or a  corresponding  amount in
          accordance  with and with due  observance  of Article 15.2 and 15.3 of
          the General Conditions,  if the parties have opted for rent subject to
          turnover tax;

4.2  The annual rent amounts to (euro)  52.185,-  (in words:  fifty two thousand
     hundred eighty five thousand euros).

4.3  Yearly the rent will be adjusted of 1 April , the rent will be adjusted for
     the first time on 1 April 2003, and so on in accordance with Article 4.1 to
     4.2 of the General Conditions.

4.4  The payment for  additional  supplies and services  will be  determined  in
     accordance with Article 12 of the General  Conditions.  A system of advance
     payments with settlement in arrears will be applied to that payment, in the
     manner provided for in the aforesaid Article.

4.5  The  payments  to be made by the Lessee to the Lessor will be due as a lump
     sum in advance,  in  successive  terms of payment as referred to in Article
     4.6,  and must  have  been  made in full  before or on the first day of the
     period to which the payments relate.

4.6  For each  term of  payment  of 3 (three)  calendar  months,  the  following
     amounts will be payable for:

     o    the rent:

                (euro)                      13.046,25

     o    the advance payment for additional  supplies and services  provided by
          or on behalf of the Lessor

                (euro)                       1.032,20
                                         ______________
         total amount:
                (euro)                      14.078,45

     in words: fourteen thousand seventy eight euros and forty five euro cents.

         These amounts are exclusive of turnover tax.

4.7  In view of the date of commencement of this Lease, the first payment period
     relates  to the  period  from 1 April  2002 to 1 July  2002 and the  amount
     payable for this period is (euro) 14.078,45  exclusive of turnover tax. The
     Lessee will pay that amount  including  any turnover tax due on that amount
     before or on 1 April 2002.

Turnover tax

5.1  All amounts  mentioned  in this Lease are  exclusive  of turnover  tax. The
     Lessee will owe  turnover  tax on the payment for  additional  supplies and
     services.  In the event of lease subject to turnover tax, this also applies
     to the rent.  The  turnover  tax will be  charged by the Lessor and must be
     paid  together  with the rent and the payment for  additional  supplies and
     services, or the advance payment therefor.

     5.2  The  parties  agree that the Lessor will  charge  turnover  tax on the
          rent.

5.3  If it has been agreed that  turnover  tax will be charged on the rent,  the
     Lessee  hereby  irrevocably  authorised  the  Lessor and his  successor  or
     successors in title to submit,  also on his behalf,  an application  within
     the meaning of Article  11(1)(b)(5o) of the Wet op de  omzetbelasting  1968
     (Turnover  Tax Act 1968)  (opting for taxed  rent).  If so  requested,  the
     Lessee will co-sign  that  application  and return it to the Lessor  within
     fourteen (14) days after receiving it from the Lessor for that purpose.

Supplies and services

6.1  After the advance payment for additional  supplies and services the parties
     hereby  agree on the  following  additional  supplies  and  services  to be
     provided by or on behalf of the Lessor:

          o    Usage of Gas/oil including standing charge

          o    Usage of electricity  including standing charge for installations
               and lighting of communal spaces.

          o    Usage of  electricity  including  standing  charge for the leased
               areas

          o    Usage of water including standing charge

          o    Maintenance   and   periodical    control   of   heating   and/or
               air-conditioning installation(s)

          o    Cleaning costs for the communal areas

          o    Admin costs of 5% for the above mentioned supplies and services

          6.2  The advance payment for the additional  supplies and services can
               be amended in the meantime based on reasonable calculation.

Bank guarantee

7.   The amount of the bank guarantee  referred to in Article 8.1 of the General
     Conditions is (euro)  16.753,36 (in words:  sixteen  thousand seven hundred
     fifty three Euros, thirty six Euro Cents)

Property manager

8.   Until the Lessor announces  otherwise,  the Leased Property will be managed
     by Rappange Makelaardij B.V. (020-6240363).


Drawn up and signed in two original copies.

Place:   Oegstgeest                         date: 28 March 02
place: Amsterdam  date: 12 March 02



(the Lessor)
(the Lessee)
Xx. X. Xxxxxxx
Playlogic International N.V. i.o./

Altaville Investments B.V./

Bentveld N.V.

/s/ X.X. XXXX
Xx. X.X. Xxxx


     Appendices:

     o    the General Conditions;

     o    registration of Trade Register;

     o    copy of identification

     o    a drawing of the Leased Property;

     o    the bank guarantee

     o    a description of the Leased Property.