Exhibit 10.1

Lease Agreement Between

Catalyst Semiconductor (Thailand) Co., Ltd. and

Stars Microelectronics (Thailand) Public Company Limited

1.                                        Parties

This Lease is made and entered into this 01st day of March, 2007 by Stars Microelectronics (Thailand) Public Company Limited, hereinafter referred to as “Landlord” and the Catalyst Semiconductor (Thailand) Co., Ltd. hereinafter referred to as “Tenant.”

2.                                        Premises

Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, on the terms and conditions hereinafter set forth, that certain real property commonly known as Stars Microelectronics factory II, Bangpa-in, with approximately 73 square meters at initial phase and expanding to 836 square meter at full phase as per following schedule, hereinafter called the “premises.”

3.                                        Term

The term of this Lease shall be for 5 years commencing on March 1st, 2007, and ending on March 1st 2012 unless sooner terminated pursuant to any provisions hereof by mutual agreement in written form.

4.                                        Rent

Tenant shall pay to Landlord as rent for the premises, monthly payments in advance on the fifteenth day of each month as follows:

374,775 Baht/month for initial phase or 475 Baht/month x actual space arranged for Tenant.

Rent shall be payable in lawful money of Thai Baht to Landlord at:

Stars Microelectronics (Thailand) Public company limited, Bangpa-in industrial estate (EPZ) 586 moo2, Tambol Klongjig, Amphur Bangpa-in, Avudthaya 13160, Thailand.

or at such other places as Landlord may designate in writing

5.                                        Security Deposit

Tenant shall deposit with Landlord upon execution hereof, one months rent of 374,775 Baht/month for initial phase or 475 Baht/month x actual space arranged for Tenant as security for Tenant’s faithful performance of Tenant’s obligations hereunder.  If Tenant fails to pay rent or other charges due hereunder, or otherwise defaults with respect to any provision of this Lease.

Landlord may use, apply or retain all or any portion of said deposit for the payment of any rent or other charge in default or for the payment of any other sum to which landlord may become obligated by reason of Tenant’s default, or to compensate Landlord for any loss or damage which Landlord may suffer thereby.

If Tenant performs all of Tenant’s obligations hereunder, said deposit, or so much thereof as has not theretofore been applied by Landlord, shall be returned, without payment of interest or other increment for its use, to Tenant at the expiration of the term hereof, and after Tenant has vacated the premises.

No trust relationship is created herein between Landlord and Tenant with respect to said security deposit.

6.                                        Use

The premises shall be used and occupied for Tenant’s office, storage and operation and related purposes.

7.                                        Insurance

Tenant at its sole cost and expense shall maintain public liability and property damage insurance in the amount of 5,000,000 Baht insuring against all liability of Tenant and its authorized representatives arising out of and in connection with Tenant’s use or occupancy of the premises.

Both Landlord and Tenant shall be named as additional insured.

Upon execution of this Lease, Tenant is responsible for providing to the Landlord a copy of the Certificate of lnsurance specifying the above condition.

8.                                        Water, Utilities, and Trash Collection

Landlord shall provide water, VAC (ventilation & air conditioning), lighting, Trash collection, pest control, and other utility services supplied to the Premises, together with any taxes thereon and for all connection charges.  These costs are included as part of the Tenants monthly rental cost.

Tenant shall pay for the monthly electricity, N2, used for machine utilization.

Tenant shall pay the monthly cost for all telephone and other services as per Tenant requirements.

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9.                                        Maintenance and Repairs

(a)           Landlord’s Responsibility

Except for damages caused by any negligent or intentional act or omission of Tenant