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TENANCY AGREEMENT - VIVA MALL
DATED THIS DAY OF 2026





BETWEEN

BKAVE SDN. BHD.

(Company Registration No. 202401022781 (1568630-A)

('the Original Tenant')

AND

VIVA VENTURE PLT

(Registration No. LLP 0001146-LGN)

('the Landlord')

AND

VIVA DE SPA SDN. BHD.

(Company Registration No. 202401024700 (1570549-U)

('the Substitute Tenant')








NOVATION AGREEMENT

Novation Agreement

THIS NOVATION AGREEMENT is made on the    day of                          2026

BETWEEN: -

(1) BKAVE SDN. BHD. (Reg no. 202401022781 (1568630-A), a sole proprietorship incorporated under the laws of Malaysia and bearing business address at E-3a-11, Starpare Point, (hereinafter referred to as "the Transferor") of the first party;

AND

(2) VIVA VENTURE PLT (Reg No. LLP 0001146-LGN), a limited liability partnership registered under the Limited Liability Partnership Act 2012 and having its business address at Viva Management Office, Lower Ground Floor, Viva Mall, No. 85, Jalan Loke Yew, 55200, Kuala Lumpur (hereinafter referred to as "the Company") of the second party;

AND

(3) VIVA DE SPA SDN. BHD. (Co Reg No. 202401024700 (1570549-U), a company incorporated under the laws of Malaysia and bearing registered at Unit 805, 8th Floor, Block F Pusat Dagangan Phileo Damansara 1, Jalan 16/11 Off Jalan Damansara, Petaling Jaya 46350 Selangor (hereinafter referred to as "the Transferee") of the third party.

WHEREAS: -

(A) By Tenancy Agreement dated 15 July 2024 (hereinafter referred to as “Tenancy (One (1) Term)”) between the Landlord and the Original Tenant, the Original Tenant agreed to take a tenancy of a retail outlet lot known as Lot No. 2-53, Second Floor, measuring in a total combined area of approximately 24,994 square feet (subject to measurement on site and final measurement and approval by the Landlord) (hereinafter referred to as “the Demised Premises (1)”) upon the terms and conditions contained therein. Pursuant to the Original Tenant’s letter dated 12/11/2026 addressed to the transferee.
(B) The Transferor is desirous and the Transferee agrees that all of the Transferor’s obligations, liabilities, rights, interest and benefits pursuant to the said Tenancy Agreements, including but not limited to all deposits paid thereunder, namely the security deposit, restoration deposit, fit-out deposit, utilities deposit and mailbox deposit, shall be deemed to be the obligations, liabilities, rights, interest and benefits of the Transferee under the said Tenancy Agreements, subject to the terms and conditions contained in this Agreement.
Description Amount (RM)
Security Deposit 256,710.00
Utilities Deposit 32,088.75
Fit-Out Deposit 25,671.00
Restoration Deposit 25,671.00
Mailbox Deposit 100.00
Total 340,240.75
(C) The Transferee has agreed to become the tenant of the said Tenancy Agreements in substitution of the Transferor and thereby accept all rights and liabilities under the said Tenancy Agreements subject to the terms and conditions contained hereinafter.
(D) The Company is fully aware of the novation of the said Tenancy Agreements and assignment of rights by the Transferor to the Transferee and has agreed and consented to the same.

Novation Agreement

NOW THEREFORE, in pursuance of the foregoing and in consideration of the premises hereinbefore and hereinafter contained and in further consideration of the mutual undertakings and agreements herein contained, the parties hereto hereby enter into this Agreement upon the following terms and conditions hereinafter appearing.

1. Definitions
1.1 Words and expressions defined in the said Tenancy Agreements shall have the same meanings when used herein.
1.2 the said Tenancy Agreements herein referred to shall include all amendments, modifications, substitutions and variations (if any) whether made prior to or after the date hereof.
2. Assignment and Transfer
2.1 The Transferee and the Transferor hereby acknowledge and agree that subject to the terms and conditions herein appearing and with effect from September 29, 2026 (hereinafter referred to as "the Effective Date") all the rights, entitlement, claim, liabilities and obligations whatsoever of the Transferor under the said Tenancy Agreements, arising prior to or after the Effective Date shall be assigned and transferred to and vested absolutely in the Transferee.
2.2 The Transferee hereby undertakes to the Transferor and the Company that subject to the terms and conditions herein appearing and with effect from the Effective Date, it will:
(a) be bound by the terms and conditions of the said Tenancy Agreements; and
(b) will discharge all the liabilities and perform all the obligations on the part of the Transferor to be performed arising prior, up to and after the Effective Date as if it was an original party thereto; and
(c) forthwith deal directly with the Company in relation to the said Tenancy Agreements; and
(d) unconditionally assume all rights and liabilities of the Transferor under and pursuant to the said Tenancy Agreements; and
(e) release and discharge the Transferor from all rights and obligations under the said Tenancy Agreements; and
(f) observe and perform all terms and obligations of the said Tenancy Agreements, and as if it was a party and recipient of said Tenancy Agreements; and
(g) that the director(s) of the Transferee shall execute the directors' guarantee in the format and manner as set out in Appendix B.
2.3 In return for the Transferee's undertakings contained in Clause 2.2 above, the Company has agreed and shall treat the Transferee as its contracting partner for the purposes of the said Tenancy Agreements.
3. Release and Discharge
3.1 The Company hereby consents to the novation of the said Tenancy Agreements from the Transferor and the Transferee herein and further hereby releases and discharges the Transferor with effect from the Effective Date from those liabilities and obligations on its part contained in the said Tenancy Agreements, whether arising prior to or after the Effective Date, and agrees and accepts the undertaking of the Transferee in lieu thereof to discharge such liabilities and perform such obligations arising prior and up to the Effective Date and to be bound by the terms and conditions of the said Tenancy Agreements in every way as if the Transferee was an original party thereto.

Novation Agreement

3.2 The Transferor further agrees not to make any claim whatsoever or howsoever arising pursuant to or under the said Tenancy Agreements against the Company but vest such right in the Transferee absolutely.
4. The Tenancy Agreements
4.1 From the Effective Date, the parties hereto hereby expressly declare and state that the said Tenancy Agreements shall be deemed to have been effectively novated and bind the Transferee as if the Transferee had been and is an original party thereto.
4.2 For the purposes of the said Tenancy Agreements, the parties confirm and agree that all references to the Transferor therein, shall be read and taken to mean as the Transferee.
5. All terms binding
5.1 Save as stated hereinabove, all other terms, conditions and provisions contained in the said Tenancy Agreements shall continue to be in full force and effects as against the Company and the Transferee as if the parties had originally executed the same.
5.2 In the event of conflict between the provisions of this Agreement and the said Tenancy Agreements, the provisions herein shall prevail for the purposes and to the extent stated herein only.
6. Costs
6.1 All costs in connection with the stamping of this agreement shall be borne and paid forthwith by the Transferee.
6.2 Save as aforesaid, each party shall bear its own Solicitor's costs.
7. Entire Agreement
7.1 This Agreement represents the entire agreement between the parties hereto in so far as it relates to the novation hereunder only and shall supersede all other agreements, correspondences or arrangements entered into howsoever or whensoever, save and unless expressly stated in that agreement and duly endorsed by all parties concerned.
8. Binding Effect
8.1 Each of the parties hereto hereby agree that this Agreement shall be binding upon their respective successor-in-title and permitted assigns.

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Novation Agreement

IN WITNESS WHEREOF this Agreement has been entered into the day and year first above written.

SIGNED by )
BKAVE SDN. BHD. )
(Reg No. 202401022781 (1568630-A) )
in the presence of )
Name: Tan Kin Soon
NRIC: 960716-14-5095
SIGNED by )
VIVA VENTURE PLT )
(Reg No. LLP 0001146-LGN) )
in the presence of )
Name: Lim Teck Shaun
NRIC: 920521-14-5849
SIGNED by )
VIVA DE SPA SDN. BHD. )
(Co. No. 202401024700 (1570549-U) )
in the presence of )
Name: Chua Sai Wei
NRIC: 870202-06-5427

Novation Agreement

APPENDIX B

(which is to be taken, read and construed as an essential part of this Agreement)

JOINT AND SEVERAL GUARANTEE AND INDEMNITY

To:

VIVA VENTURE PLT
(Registration No. LLP0001146-LGN)
Viva Management office,
Lower Ground Floor, Viva Mall
No. 85, Jalan Loke Yew
55200 Kuala Lumpur

1. In consideration of VIVA VENTURE PLT (Registration No. LLP0001146-LGN), a limited liability partnership registered under the Limited Liability Partnership Act 2012 and having its business address at Viva Management Office, Lower Ground Floor, Viva Mall, No. 85, Jalan Loke Yew, 55200 Kuala Lumpur (hereinafter referred to as "the Landlord") which expression shall where the context so admits include the Landlord's successors-in-title and assigns) having agreed at my/our request to grant or continue to grant to VIVA DE SPA SDN. BHD. ( (Co Reg No. 202401024700 (1570549-U) a company incorporated in Malaysia under the Companies Act 2016 and having its business address at. Unit 805, 8th Floor, Block F Pusat Dagangan Phileo Damansara 1, Jalan 16/11 Off Jalan Damansara, Petaling Jaya 46350 Selangor Malaysia (hereinafter referred to as "the Tenant") which expression shall where the context so admits include the Tenant's successors-in-title and assigns) a tenancy of the premises known as Lot No. 2-53, Second Floor, Viva Mall, No.85, Jalan Loke Yew, 55200 Kuala Lumpur measuring in a total combined area of approximately 24,994 square feet upon the terms upon the terms and conditions of the Tenancy Agreement dated 2024-07-15 and Novation Agreement dated September 29, 2026 (hereinafter referred to as "the Tenancy") and as security for the due performance of the Tenancy, I/we, Chua Sai Wei (NRIC NO. 870202-06-5427) (hereinafter referred to as "the Guarantor(s)") (which expression shall where the context so admits include the Guarantor(s)' successors-in-title and assigns) hereby unconditionally and irrevocably guarantee and undertake to pay on demand all monies and liabilities whether certain or contingent now or hereafter owing or incurred to the Landlord from or by the Tenant arising from or incidental to the Tenancy including all outstanding rental, deposits, costs, expenses and charges accrued and continuing to accrue thereon as may be demanded by the Landlord and further hereby promise upon the demand to keep the Landlord fully and effectively indemnified against any and all loss, damage, costs, expenses and charges which the Landlord may suffer arising from or incidental to the Tenancy.
2. This JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall subsist for so long as the Landlord shall have a claim against the Tenant pursuant to the Tenancy.
3. This JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall not be considered as satisfied by any intermediate payment or satisfaction either of the whole or any part of the amount owing but shall be a continuing security and shall extend to cover any sum or sums of money which shall for the time being constitute the balance due from the Tenant to the Landlord and the Guarantor(s) hereby expressly agree that Section 83 of the Contracts Act 1950 does not apply in respect hereof.
4. The Landlord shall at its absolute discretion be entitled from time to time without the Guarantor's / Guarantors' prior consent or prior notice to the Guarantor(s) and without prejudice to this JOINT AND SEVERAL GUARANTEE AND INDEMNITY do any one or more the following without discharging or in any way affecting the Guarantor's / Guarantors' liability hereunder:
(a)grant time or indulgence or agree to waive, forebear, compromise, arrange, settle or deal with all or any rights as contained herein or in the Tenancy;

Novation Agreement

(b) take any other securities, guarantees or indemnities from the Guarantor(s), the Tenant or any other person which securities, guarantees or indemnities shall be in addition to and not in substitution of this JOINT AND SEVERAL GUARANTEE AND INDEMNITY;
(c) deal with, exchange, release, modify or abstain from perfecting or failing to correct any invalidity in enforcing any securities or other guarantees or rights which the Landlord may now or hereafter have from against the Tenant or any other person; or
(d) amend, vary or alter the terms and condition of the Tenancy.
5. This JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall be binding upon the Guarantor(s) and their respective estate, successors, permitted assigns, liquidators, or other legal personal representatives, as the case may be, notwithstanding any change in the name, style or constitution of the Tenant however such change in the name, style or constitution of the Tenant shall effected.
6. This JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall not be determined by the Landlord being absorbed by amalgamating with or taking over any other company, firm or corporation notwithstanding any change in the name of the Landlord but shall inure and be available for past and subsequent granting of the Tenancy for or by the absorbing or amalgamated company or concern.
7. If this LETTER OF OFFER / JOINT AND SEVERAL GUARANTEE AND INDEMNITY is executed by two (2) or more parties, the Guarantor(s) shall be jointly and severally liable hereunder in the same manner and with same effects as if each of them had signed separate instruments.
8. This JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall not be revoked or impaired as to any one (1) or more of the Guarantor(s) by the death of one (1) or more of the indemnifiers herein so that the liability of the surviving indemnifiers shall continue notwithstanding the death of any one (1) or more of the Guarantor(s) and the estates of the deceased indemnifiers shall continue to be bound by this JOINT AND SEVERAL GUARANTEE AND INDEMNITY. Likewise, this JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall continue to be in full force and binding on the Guarantor(s) notwithstanding the disability or liquidation of any or all of them.
9. The Landlord shall at its absolute discretion be entitled from time to time without the Guarantor's / Guarantors' prior consent or without notice to the Guarantor(s), release or discharge any one (1) or more of them from the obligation of this JOINT AND SEVERAL GUARANTEE AND INDEMNITY or to accept any composition from or make any other arrangements with any of them without thereby prejudicing or affecting the Landlord's right and remedies against the other indemnifiers herein remaining.
10. (a) Any admission or acknowledgement in writing by the Tenant or by any person authorized by the Tenant of the amount of indebtedness of the Tenant to the Landlord and any judgment obtained by the Landlord against the Tenant in respect of such indebtedness shall be binding and conclusive on and against the Guarantor(s) in all of law, tribunals and elsewhere.
(b) Further or in the alternatives, a certificate by the Landlord or its authorized representative as to monies and liabilities for the time being due and incurred to the Landlord from or by the Tenant shall be conclusive evidence in any legal proceedings against the Guarantor(s) as to the monies and liabilities for the time being due and incurred to the Landlord from or by the Tenant.
11. Any notice or demand to be issued hereunder shall be in writing and shall be served upon the party concerned by prepaid ordinary post or by hand to the address last known to the Landlord or stated herein and if sent by post shall be deemed to have been properly served within five (5) days of posting notwithstanding that the notice or demand may be returned through the post office undelivered. Any

Novation Agreement

notice or demand sent by the Landlord or any solicitors or firm of solicitor acting for the Landlord to any one (1) of the Guarantor(s) shall be deemed good and effective service on all the Guarantor(s).
12. The time provided for in law for the recovery of every money and liabilities due and under this JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall not run until a demand has been made by the Landlord.
13. This JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall be governed by and construed in accordance with the laws of Malaysia.
14. The Guarantor(s) shall pay to the Landlord on a full indemnity basis all costs and expenses [including the Landlord's legal costs on a solicitor-client basis] incurred by the Landlord in respect of this JOINT AND SEVERAL GUARANTEE AND INDEMNITY and/or the recovery of all monies and liabilities due from the Tenant and/or from the Guarantor(s) to the Landlord under this JOINT AND SEVERAL GUARANTEE AND INDEMNITY including the costs and expenses of all legal proceedings brought against the Tenant and/or the Guarantor(s).
15. Until all money and liabilities due or incurred by the Tenant to the Landlord shall have been paid or discharged, the Guarantor(s), will not by paying off any sum recoverable hereunder or by any other means or on any other grounds claim any set-off or counterclaim against the Tenant in respect of any liability on the part of the Guarantor(s) or any of them to the Tenant or claim or prove competition with the Landlord in respect of any payment by the Guarantor(s) or any of them hereunder or be entitled to claim or have the benefit of any set-off, counterclaim or proof against or dividend, composition or payment by the Tenant or his estate or the benefit of any other security which the Landlord now or hereafter hold for any money or liabilities due or incurred by the Tenant to the Landlord or to have any share therein.
16. This JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall be in addition to and not in substitution for any other guarantee for the Tenant given by the Guarantor(s) or any of them to the Landlord.
17. Any security now or hereafter held by or for the Guarantor(s) or any of them from the Tenant in respect of the liability to the Guarantor(s) or any of them hereunder shall be held in trust for the Landlord and as security for the Guarantor's / Guarantors' liability hereunder.
18. The Landlord shall so long as any money remains owing hereunder have a lien on all money now or hereafter standing to the Guarantor's / Guarantors' credit or to the credit of any of them with the Landlord and the Landlord shall also have a lien on any stock or share certificates, title deeds or other securities belonging to the Guarantor(s) or any one (1) or more of them or under the Guarantor's / Guarantors' control or that of any one (1) or more of them, which been deposited with the Landlord for any purpose.
19. To give effect to this JOINT AND SEVERAL GUARANTEE AND INDEMNITY, the Landlord shall be at liberty to act as though the Guarantor(s) and each of them were principal debtors or principal debtor to the Landlord for all payments guaranteed by the Guarantor(s) to the Landlord and notwithstanding –
(a)the fact that for any reason whatsoever the signature of any one (1) or more of the Guarantor(s) to this LETTER OF OFFER / JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall not bind him or his estate; or
(b)the release by the Landlord of any one (1) or more of the Guarantor(s) from further liability under this JOINT AND SEVERAL GUARANTEE AND INDEMNITY
–the remainder of the Guarantor(s) shall be bound by this JOINT AND SEVERAL GUARANTEE AND INDEMNITY and it shall be and remain a continuing security as to the others.

Novation Agreement

20. The Landlord shall be under no liability to marshal in favour of the Guarantor(s) any securities or any of the funds or assets which the Landlord may be entitled to receive or upon which the Landlord has a claim.
21. This JOINT AND SEVERAL GUARANTEE AND INDEMNITY shall be in addition to and shall not be in way prejudiced or affected by any collateral or other security now or hereafter held by the Landlord for all or any part of the money and liabilities hereby guaranteed nor shall such collateral or other security or any lien to which the Landlord may be otherwise entitled or the liability of any person or person not parties hereto for all or any part of the monies hereby secured be in anyway prejudiced or affected by this JOINT AND SEVERAL GUARANTEE AND INDEMNITY. The Landlord shall have full powers at its discretion to give time to make payment to or make any other arrangement with any such other persons without prejudice to this JOINT AND SEVERAL GUARANTEE AND INDEMNITY or any liability hereunder and the Guarantor(s) give their consent thereto. The money received by the Landlord from the Guarantor(s) or the Tenant or any person or persons liable to pay the same may be applied by the Landlord to any account of items of account or to transaction to which the same may be applicable.
22. In these clauses where the context so permits, the singular includes the plural and vice versa and the masculine includes the feminine and the neuter gender and person includes a corporation and reference to the Landlord means VIVA VENTURE PLT (Registration No. LLP0001146-LGN).
23. No assurance, security or payment which may be avoided under sections 528 and 529 of the Companies Act 2016 (formerly sections 293 or 294 of the Companies Act 1965) or by provisions of the Insolvency Act 1967 and no release, settlement or discharge which may have been given on the faith of any such assurance, security or payment shall prejudice or affect the Landlord's right to recover from the Guarantor(s) to the full extent of this JOINT AND SEVERAL GUARANTEE AND INDEMNITY as if such assurance, security, payment, release, settlement or discharge (as the case may be) had never been granted, given or made.
24. The Guarantor(s) unconditionally confirm and declare that their promises contained herein and their agreement to stand as surety and indemnifiers have been made and given in exchange for the promise of the Landlord to grant the Tenancy to the Tenant or continuing to grant the Tenancy notwithstanding that the date of this JOINT AND SEVERAL GUARANTEE AND INDEMNITY may be different from the date of the Tenancy and/or any other document whatsoever which the Tenant might have executed with the Landlord if any and if at all.