EXHIBIT 10.16


                         SUMMARY OF LOD LEASE AGREEMENT


Lease agreement with Barzilai Investments and Assets Ltd. and Kamim
Investments and Assets Ltd., commencing on November 1, 2000, providing for
monthly rent payments of $63,750, with each rent payment to be paid three
months in advance.

The lease agreement has an initial term of five years. We have two separate two
and one-half year options to extend the lease. The rent for the first option
period will increase 6% from the current rental payment. The rent for the second
option period will increase 7% from the current rental payment.

The interior decoration of the Building will be completed according to our
interior decorator's plans with the landlord paying up to a limit of $1,850,000
plus the tax due on the work. The landlord is obligated to construct a 4,500
square meter building and to deliver the premises to Nur according to specific
timetables.

We pay expenses including as telephone bills, electricity and municipal tax and
are responsible for day-to-day maintenance and insurance of the building. The
landlord pays all government taxes with regard to the ownership of the real
estate.

To guarantee our obligation under the lease, we deposited an autonomic Bank
guaranty with the landlords attorney in the amount of three months rent. Upon a
major default by us, the landlord's attorney will give Nur seven days notice of
exercise. If we continue to default or fail to cure within the seven days, the
landlord will receive the guaranty from his attorney and order the bank to pay
him the guaranteed sum. The bank has no discretion whether to pay or not. This
sum will be attributed to the landlord's damages or loss rising from our
default.

The landlord has legal ownership of all the work done by Nur on the interior of
the premises upon the ending of the lease period (not including detachables).