OFFICE LEASE AGREEMENT

Exhibit 10.6

OFFICE LEASE AGREEMENT

Chor Or - 2554/008

This Lease Agreement is made at Office No. 191 Silom Road, Kwaeng Silom, Khet Bangrak, Bangkok on March 1, 2011 between:

Lionbridge (Thailand) Ltd. represented by Mr. Mark Alan Attaway, authorized director, having principal place of business at 191 Silom Complex Building, 24^th Floor, Room No. 5, Silom Road, Kwaeng Silom, Khet Bangrak, Bangkok (hereinafter called “Lessee”); and

Silom Building and Service Co., Ltd. represented by Mr. Prateep Chirakiti and Miss Srisamon Chirakiti, authorized directors, having principal place of business at No. 191 Silom Road, Kwaeng Silom, Khet Bangrak, Bangkok (hereinafter called “Lessor”).

Whereas, Lessor and Lessee have entered into an Office Lease Agreement No. Chor Or - 2551/016 dated July 28, 2008 (hereinafter called the Lease Agreement No.1) and the parties wish to extend the tenure thereof for another period of 3 years (Three Years).

Now, therefore, the parties agree as follows:

Lessee hereby covenants and agrees to use the Demised Premises solely and exclusively as an office for carrying on the legitimate and good moral business only.

After expiration of the Agreement (i) where Lessee has not terminated this Agreement prior to its term, (ii) without further renewal, (iii) Lessee has delivered the Demised Premises in good condition to Lessor and Lessor has accepted the delivery thereof, and (iv) Lessee has no payment obligations to Lessor, Lessor agrees to refund such security deposit to Lessee without interest within 30 days from the date the Lessor has accepted the delivery of the Demised Premises from the Lessee.

If Lessee fails to perform or observe any of its obligations and does not correct such failure within 7 days of notice or terminates this Agreement prior to its term or causes damage or disturbance to Lessor or to other persons, Lessor shall at any time or from time to time be entitled to deduct, set-off or withhold amounts of security deposit to the extent needed to compensate against the said damage. Upon deduction, set-off or withholding any amount from such security deposit by Lessor, Lessee shall make additional sum of security deposit to Lessor in the amount equal to the deficit sum of the above during existence of this Agreement within seven days upon demand from Lessor.

The above security deposit shall not be deemed an advance payment of the rentals. Lessee hereby waives the right to claim that the said sum be applied, in whole or in part, as rentals.

1

During the term of this Agreement, if any loss or damage occurred to the Demised Premises or accessories within or connected thereto and Lessee shall not have executed repair and made good the same within reasonable period of time, Lessor shall have the right to enter upon the Demised Premises and execute such repair and the cost and expense thereof shall be payable by Lessee promptly upon demand.

Lessee shall not commit or permit or suffer anything to be done which may result in a change of electricity, lighting, air-condition, plumbing, drainage, waste disposal, fire fighting, security or any other systems installed or provided for in the Demised Premises at the date of delivery of the Demised Premises, unless prior written consent of Lessor shall have been obtained thereto.

In case of doubt as to whether or not the weight of any material or article is exceeding the load mentioned in the foregoing paragraph, the opinion of the Lessor’s architect or surveyor shall be conclusive and final. And if there is any material or article having the load in excess of the aforesaid, Lessee shall remove such material or article from the Demised Premises without delay or within such time as specified by Lessor.

2

Lessor shall not be responsible to Lessee for any interruption or inconvenience due to the necessary installation, maintenance or other force majeure causes beyond the Lessor’s control as well as the acts of the personnel carrying out such works.

In the event that Lessee shall be in default of making any payments hereunder to Lessor, Lessee agrees to pay a penalty to Lessor for the amount outstanding at the rate of 2% per month until full payment thereof shall have been made to Lessor, including all costs and expenses incurred to Lessor for collecting payments from Lessee.

3

Upon the exercise of the Lessor’s right of termination above, Lessor shall immediately be entitled to the security deposit forfeited under Clause 4 in its entirety and shall not affect the Lessor’s claims for any other damages under the provisions hereof or under the laws.

In the event that the Lessee fails to repair and deliver the Demised Premises in good repaired condition to Lessor within said 7 (seven) days, the Lessor shall have the right to execute the repair and restoration of the Demised Premises at the Lessee’s costs and expenses, Lessee shall pay compensation for damages and penalty to Lessor at the rate of 100 (One Hundred) Baht per square meter per day until the date the Lessor has completed the repair and restoration of the Demised Premises to the satisfaction of the Lessor. In addition, the Lessee shall forfeit and Lessor shall be entitled to retain the security deposits made with Lessor under this Agreement and Service Agreement (if any) and to claim for other damages.

This Agreement is made in duplicate of identical tenors, one copy each is kept by Lessor and Lessee. Both parties have read and understand the provisions contained herein thoroughly and have caused this Agreement to be duly executed under seal (if any) in presence of witnesses.

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