EXHIBIT 10.11

                         STANDARD LEASE NO. DIC-2409-R

                                 LEASE DETAILS

This Lease is made on:  17 March 2005

1.   LANDLORD:  Dubai  Internet City for and on behalf of the Dubai  Technology,
     Electronic Commerce and Media Free Zone Authority by virtue of Decree No. 1
     of 2000 of the  Emirate of Dubai of P.O.  Box  73000,  Dubai,  United  Arab
     Emirates (Facsimile No: +971 4 391 9000)

2.   TENANT:  EFONICA FZ-LLC, a free zone limited liability company incorporated
     under the laws of Dubai Technology, Electronic Commerce and Media Free Zone
     Dubai, UAE (Fax No. +1 (212) 214-0642)

3.   BUILDING:  the building  identified  in the  definition  of the Premises in
     Article 8 below.

4.   COMMENCEMENT DATE: 01 January 2005

5.   EXPIRY DATE:       31 December 2005

6.   LEASE PERIOD: a period of one (1) year from the Commencement Date and
     ending on the Expiry Date, subject to earlier termination.

7.   PERMITTED  USE: the  activities  as set out in the Licence  obtained by the
     Tenant from the Landlord to operate in the Dubai Internet City.

8.   PREMISES:  the premises  situated at Dubai  Internet City in Building No.9,
     being  Premises No G02-G03 and  consisting  of a floor space of 1282 sq.ft,
     more or less.

9.   RENT: the amount calculated at the rate of AED 100.00 per sq.ft of Premises
     per year for the Lease  Period plus the Service  Charge  calculated  at the
     date of AED. 5.00 per sq.ft of Premises per year for the Premises equalling
     a Total Rent of Dirhams One Hundred  Thirty Four  Thousand  Six Hundred Ten
     only (AED  134,610.00)  for the Lease Period.  The Total Rent is payable in
     advance and on the following  dates in  instalments  and in such amounts as
     the landlord shall advice:

     o     01/01/2005   =   AED.45,768.00
     o     01/05/2005   =   AED.44,421.00
     o     01/09/2005   =   AED.44,421.00

10.  LEASE TERMS:  means the standard Lease Terms issued by the Landlord (and as
     may be varied from time to time by the Landlord) which Lease Terms form the
     Terms and Conditions of this Lease. A copy of the Lease Terms has been made
     available to the Tenant.  The Tenant may also access the Lease Terms on the
     Landlord's Internet Website at the URL: www.dubaiinternetcity.com/

                                   Acceptance
                                   ----------

The  Landlord  leases the Premises to the Tenant in  consideration  of the Total
Rent for the Lease Period and the Tenant  accepts the Lease subject to the Lease
Terms.


Accepted by the Landlord                     Accepted by the Tenant
by its authorised representative             by its authorised representative


MR. JAMAL ABDUL SALAM                        MR. ROGER ELIE KARAM