TRANSACTIONS (CHAPTER 10 OF LISTING REQUIREMENTS) : NON RELATED PARTY TRANSACTIONSJOINT VENTURE CUM SHAREHOLDERS AGREEMENTS ("JV AGREEMENTS") ENTERED INTO BY SURIA CAPITAL HOLDINGS BERHAD ("SURIA CAPITAL") AND BEDI DEVELOPMENT SDN BHD ("BEDI") IN RESPECT OF THE JOINT VENTURE IN RELATION TO INTEGRATED MIXED-COMMERCIAL PROJECTS ON TWO (2) PARCELS OF LAND MEASURING APPROXIMATELY 2.543 HECTARES HELD UNDER TOWN LEASE 017561974 ("LAND 1") AND 11.69 HECTARES HELD UNDER COUNTRY LEASE 015722791 ("LAND 2"), SITUATED AT JALAN TANJUNG LIPAT, DISTRICT OF KOTA KINABALU, SABAH.