Exhibit 10.7

Dated the day of 20 April, 2022

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TENANCY AGREEMENT

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BETWEEN

BERJAYA STEEL WORKS SDN BHD

[Company Registration No. 198401013663 (126211-D)]

(“The Landlord”)

AND

STARBOX REBATES SDN. BHD.

[Company Registration No. 201901026225 (1335554-V)]

(“The Tenant”)

THE LANDLORD’S SOLICITORS

ELIZABETH TEH & CO.

Advocates & Solicitors

A-7-8, Block A, Gembira Park, Jalan Riang, Happy Garden, Off Jalan Kuchai Lama,

58200 Kuala Lumpur.

Tel: 012-687 2831

Email: etc0210@gmail.com

[Ref: 7326/22/TA/SRSB/ETC(05)]

TENANCY AGREEMENT

AN AGREEMENT is made this                             day of                                     , 2022

BETWEEN

BERJAYA STEEL WORKS SDN BHD [Company Registration No. 198401013663 (126211-D)], a company incorporated in Malaysia under the Companies Act, 1965 and having its business address at 191-5, 5th Floor, Wisma CKE, Jalan Lancang, Off Jalan Cheras, 56100 Kuala Lumpur (hereinafter referred to as the “Landlord”) of the one part;

AND

The party whose name and particulars are set out in Section 1 of Schedule A hereto (hereinafter referred to as the “Tenant”).

NOW IT IS HEREBY AGREED AS FOLLOWS:-

Completion of Fit-Out Works

To pay to the Landlord the Deposits and the licence fee as and when the same falls due;

To pay to the Landlord the Rent, the Service Charge (if applicable) and the licence fee as and when the same falls due;

To pay to the Landlord any increase in the Deposits, the Rent, the Service Charge (if applicable);

To promptly and punctually settle all water, electricity, sewerage, telephone and other outgoings bills/invoices in respect of the Demised Premises (quit rent and assessment are not included) and discharge all charges for outgoings and refuse collections;

To use the Demised Premises only for the specific purpose set out in Section 9 of Schedule A hereto and not for any other purpose;

To obtain and maintain at the Tenant’s own cost and expense all licences permits consent and approvals of the Appropriate Authorities for the lawful conduct of the Tenant’s business in the Demised Premises and where required by any legislation or regulations to prominently display such licences permits consent and approvals aforesaid in the Demised Premises;

To indemnify the Landlord against any fines, penalties and/or liabilities imposed on the Landlord in respect of any breach of Clause 7.1.1.5 and/or 7.1.1.6 hereof or any matter touching on or connected with the operation of the Tenant’s business at the Demised Premises;

To keep the fixtures and fittings and the interior of the Demised Premises the flooring and interior plaster or other surface material or rendering on walls and ceiling and the Landlord’s fixtures thereon including doors windows glass shutters locks fastenings electric wiring installations lightings power and other electrical components fire sprinklers and fire fighting equipment and fittings for light and power pipes cistern and other fixtures fittings and additions thereto in good and tenantable repair and clean condition and to replace or to repair any part of the Demised Premises and the Landlord’s fixtures and fittings therein which shall be broken or damaged and further that if any damage is caused to the Landlord or to any person whomsoever directly or indirectly through the said damaged condition of any part of the interior of the Demised Premises the Tenant shall be wholly responsible therefore and shall fully indemnify the Landlord against all claims, demands, actions and legal proceedings whatsoever made upon the Landlord by any person in respect thereof;

To keep the Demised Premises and every part thereof and all decorations therein clean and in the best possible hygienic condition and where applicable to keep all pipes drains basins sinks water closets in the Demised Premises clean and unblocked. In addition the Tenant shall ensure that all grills, roller shutter, door, internal and exterior surfaces floor signboard floors goods and articles are cleaned and remain clean and presentable on a daily basis and all rubbish garbage unused boxes are disposed or neatly stowed away from sight;

To refurbish and upgrade the Demised Premises and the Tenant’s signs decorations fixtures and fittings and other installations periodically in such intervals as may be stipulated or required by the Landlord so that the Demised Premises and signs decorations fixtures and fittings and other installations shall remain new, attractive and appealing to shoppers.

To carryout periodic pest control and inspection at such intervals as may be specified by the Landlord and where the Landlord has engaged the services of pest control service providers to service the Building the Tenant shall contribute a fair and reasonable amount as may be determined by the Landlord;

To permit the Landlord and its agents with or without workmen and others and with or without appliances at all reasonable times to enter upon the Demised Premises and to view the condition thereof and to do such works and things as may be required for any repairs alterations or improvements to the Demised Premises and/or the Landlord’s fixtures and fittings and/or to repair in a proper and workmanlike manner any defects for which the Tenant is liable and to pay the Landlord’s costs and expenses incurred therewith. Nothing herein shall relieve the Tenant’s obligations to repair and/or make good and or replace any damage within seven (7) days of service of notice on the Tenant to repair/and or replace and/or to make good the damage Provided Always that in case of urgency and/or emergency such repair or replacement shall be carried out by the Tenant immediately and if the Tenant shall fail to carry out such repair and replacement the Landlord may carryout such repair or replacement at the cost and expense of the Tenant;

To repair make good and/or replace any part of the Common Property or Building which is damaged by the Tenant or its employees or invitees or contractors and where such repair or replacement is carried out by the Landlord or the Building Management Company the Tenant shall forthwith on demand pay to the Landlord the costs and expenses incurred by the Landlord or the Building Management Company in carrying out such repair or replacement;

To indemnity and keep indemnified the Landlord against any and all summons, actions, proceedings, claims and demands costs damages and expenses which may be levied brought or made against the Landlord or which the Landlord may pay sustain or incur by reason of any act or omission or use the Demised Premises by the Tenant, his/her/their servants, agents, licensees or invitees;

Upon the receipt of any notice, order or direction issued pursuant to any ordinance, regulations, by-laws, Act or legislation by a competent authority affecting or likely to affect the Demised Premises whether the same shall be served directly on the Tenant or the original copy thereof be received from any underlessee or other person whatsoever the Tenant shall comply with such notice, order or direction at its own expense and will forthwith deliver to the Landlord a copy of such notice, order or director;

To permit the Landlord and/or its agents at any time within three (3) months prior to the expiry of the Terms hereby created upon prior appointment to bring prospective tenants to view the Demised Premises for the purpose of letting the same

At all times throughout the Term hereby created to keep the Tenant’s own goods, articles and property in the Demised Premises insured against loss or damage by theft, burglary, fire, water, strikes, riots, civil commotion and other risks as may be required by the Landlord and to pay all premiums incurred therewith and the Tenant hereby absolve the Landlord from all liability whatsoever and howsoever sustain arising from the loss of or damage to the Tenant’s goods, articles or property at the Demised Premises or the Building or Common Property. The Tenant shall at all times keep the Tenant’s goods, articles and property safe and guarded against theft, burglary, accident or damage and in the event of any loss arising therefrom the Tenant shall immediately notify the Landlord and lodge a police report on the matter and deliver a copy of the police report to the Landlord for the record;

Not to store or bring upon the Demised Premises or the Building, or the Common Property or the Land any arms, ammunition or unlawful goods, gunpowder, saltpeter, kerosene or any explosive or combustible substance in any part of the Demised Premises and not to place or leave at the entrances or stairways, passages or corridors of the Demised Premises or Building or the Common Property or the Land any boxes or rubbish or other water or debris and to keep the Demised Premises in a clean condition;

Not to use the Demised Premises for any unlawful purpose and not to do or permit to be done any act or thing which may infringe the rules and regulations set down by the Landlord or the Building Management Company;

Not to use the Demised Premises or do anything which causes the accumulation of dirt, rubbish or debris of any sort in or outside the Demises Premises or the Building or Common Property or which cause any unreasonable amount of noise or which in the opinion of the Landlord is undesirable or unsuitable;

Not to assign, underlet or part with the actual or legal possession of the Demised Premises or any part thereof for any terms whatsoever;

Not to do or permit to be done on the Demised Premises anything which will or may infringe any of the laws by-laws or regulations made by the government, the local town board or any competent authority affecting the Demised Premises or the Building;

Not to use or permit the Demised Premises to be used for any purpose which may infringe the express or implied conditions of the title or the category of land use.

Not to do or permit or suffer to be done anything whereby the policy or policies of insurance on the Demised Premises and/or the said Building against loss or damage by fire for the time being subsisting may become void or voidable or whereby the rate of premium thereon may be increased and to make good and indemnify the Landlord against all damages suffered by the Landlord as a result of the policy or policies of insurance rendered void or voidable and to further pay to the Landlord all sums paid by the Landlord by way increased premium and all expenses incurred by the Landlord in or about any renewal of such policy or policies rendered necessary by a breach or non-observance of this covenant;

Not to damage, meddle, remove or adjust the position of the fire sprinklers or other fire fighting installations unless the prior written consent of the Landlord has been obtained and where the fire sprinklers or other fire fighting installations are required to be removed or adjusted or increased whether in compliance with the Appropriate Authorities directions or requirements or otherwise the costs and expenses of such compliance shall be borne by the Tenant;

Not to affix erect attach or exhibit or permit or suffer so to be done any placard, poster, notice, advertisement, name or sign whatsoever other than at such place as may be designated by the Landlord;

Not to make or permit to be made any alterations in or additions to the Demised Premises otherwise than in accordance with the approved Fit-Out Works or the Landlord’s fixtures, fittings and decorations therein without having first obtained the written license and consent of the Landlord;

Not to bring into or install in or place in the Demised Premises and/or the Building and/or the Common Property any item, fixture, plant or machinery which may exceed the floor load or cause stress or damage to the structure of the Building or Common Property or any part thereof. The Landlord may prescribed the weight and position for placement of safes and other heavy articles in the Demised Premises;

Subject to the Landlord’s written approval, the Tenant shall prior to bringing into the Building or Common Property of the Demised Premises any heavy machinery fitting plant or equipment goods or articles provide adequate details of the nature size weight of the same and the Landlord may prescribe the transportation time and route and the Tenant shall comply with such directions;

Not to suspend any article from the roof or roof trusses or ceiling whether for storage or display or otherwise without the prior written consent of the Landlord;

Not to use, permit or suffer the used of the Demised Premises whether during the Fit-Out Period or the Term of the tenancy for dwelling purposes or carry out any form of cooking;

Not without the prior written consent of the Landlord consent conduct or allow any auction by whatever name called in the Demised Premises or any other manner of sale which in the opinion of the Landlord is not keeping with the image/reputation of the Building or which would adversely affect the business of other tenants;

Not to keep or permit or suffer to be kept any animals or pets in the Demised Premises or on in any part of the Building or Common Property or the Land;

Not to display or install in the Demised Premises or the Building or Common Property or Land any religious altars or other religious items or burn any incense or other offerings therein;

Not to cause or permit or suffer to be caused any obstruction impediment or prevent the access to or egress from the car park by indiscriminate parking whether by the Tenant or its employees or invitees or suppliers or contractors and to park their vehicles at designated car parks (if any);

Not to place any signs, poster, fixtures and fittings, goods, articles, boxes or other effects outside the Demised Premises or encroach onto the space or boundaries of adjacent parcels/space or the Common Property;

At the expiration of termination of this tenancy or the licence granted herein to the Tenant, to peaceably surrender and yield up to the Landlord the Demised Premises with the Landlord’s fixtures and fittings thereto in its original condition (fair wear and tear excepted) and to clear up any rubbish and to peaceably and quietly deliver up to the Landlord vacant possession of the Demised Premises in good, clean and proper state of tenantable repair and condition in accordance with Clause 10.5.1.2 hereof.

and the Landlord shall endeavour to carry out such works with expediency and minimal disruption to the business of the Tenant.

then in any such case it shall be lawful for the Landlord at any time thereafter to serve a forfeiture notice upon the Tenant in accordance with the provision of Section 235 of the National Land Code and it is hereby mutually and expressly agreed that any period or not less than fourteen (14) days stipulated in the said forfeiture notice for the Tenant to remedy the breach specified or to make reasonable compensation in money therefore to the satisfaction of the Landlord or to settle any outstanding rent is a reasonable period and if upon expiration of the period specified in the said forfeiture notice the Tenant fails, refuse and/or neglect to remedy the breach specified or make the compensation in money to the satisfaction of the Landlord or settle all outstanding rent then it shall be deemed that the tenancy hereby created and this Agreement shall have been terminated and the provisions of Clause 10.2 hereof shall apply.

[THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK]

IN WITNESS WHEREOF the parties hereto have hereunto set their hands the day and year first above written.

SCHEDULE A

SCHEDULE B

[FIXTURES AND FITTINGS]

Nil

SCHEDULE C

[ADDITIONAL COVENANTS BY THE LANDLORD]

Nil

SCHEDULE D

[ADDITIONAL TERMS AND CONDITIONS]

SCHEDULE E

[LAYOUT AND FLOOR PLAN]