

                                                                   Exhibit 10.10
                                                                   -------------
                               SUBLEASE AGREEMENT

     THIS SUBLEASE  AGREEMENT is made the 28 day of August,  1998, between TRANS
TEC SERVICES, INC., a Delaware corporation (Attn: Steven A. Scoppetuolo),  whose
address  is 700  South  Royal  Pioncianna  Boulevard,  Miami  Springs,  FL 33166
(hereinafter  referred to as "Sublessor");  and COGNIZANT  TECHNOLOGY  SOLUTIONS
CORPORATION, a Delaware corporation, with an address of 1700 Broadway, New York,
NY 10019 (hereinafter referred to as "Sublessee"

                                   WITNESSETH:

     WHEREAS,  Sublessor herein is the tenant of certain office space located on
the first floor of a building  located at Glenpointe  Centre West,  500 Frank W.
Burr Boulevard,  Teaneck,  New Jersey which office space contains  approximately
9,684 rentable square feet and is more specifically  described as the "Premises"
or "Demised  Premises" in the overlease  (hereinafter  described)  pursuant to a
lease (the  "Overlease")  dated May 1, 1995 between  Glenpointe  Associates,  as
lessor (hereinafter  referred to as "Landlord" or "Overlandlord") and Sublessor,
as  tenant.  A true copy of the  Overlease  is  attached  hereto and made a part
hereof as Exhibit "A"; and

     WHEREAS,  Sublessor desires to sublet to Sublessee and Sublessee desires to
sublet from  Sublessor  the  Demised  Premises  pursuant  to the further  terms,
conditions and covenants herein contained.

     NOW,  THEREFORE,  in  consideration  of the mutual covenants and conditions
herein  contained  and for good and  valuable  consideration,  the  receipt  and
sufficiency of which are hereby acknowledged, the parties hereto do hereby agree
as follows:

            1. PREMISES.  Sublessor  hereby  leases to  Sublessee and  Sublessee
hereby  hires from  Sublessor,  upon and subject to the  covenants,  agreements,
terms,  provisions and conditions of this Sublease, the Demised Premises,  which
shall include the  furniture  set forth on Schedule A annexed  hereto and made a
part hereof, which furniture is leased to Tenant in an "as is" condition.

            2. TERM. The  Demised  Premises are leased for a period of three (3)
years,  nine (9)  months  (the  "Term")  commencing  on  September  1, 1998 (the
"Commencement Date") and terminating on May 30, 2002 (the "Termination Date").

            3. OVERLEASE.

                 3.01 All the obligations contained in the Overlease (except for
Article 6, line 1 of Article 15,  Article 36 and Exhibits B and E) conferred and
imposed upon  Sublessor  (as tenant  therein)  except as modified and amended by
this Sublease,  are hereby  conferred and imposed upon Sublessee with respect to
its relationship  with Sublessor  hereunder.  Sublessee  covenants and agrees to
fully and  faithfully  perform the terms and conditions of the Overlease and the
Sublease on its part to be performed. Sublessee shall not do or cause to be done
or suffer or permit any act to be done which would or might cause the Overlease,
or the rights of  Sublessor  as tenant  under the  Overlease  to be  endangered,
cancelled,  terminated,  forfeited or surrendered, or which would or might cause
Sublessor to be in default thereunder or liable for any damage, claim

<PAGE>
or penalty. Sublessee agrees, as an express inducement for Sublessor's executing
this  Sublease,  that if there is any conflict  between the  provisions  of this
Sublease and the provisions of the Overlease which would permit any act or thing
to be done which is  prohibited  by the  Overlease  then the  provisions  of the
Overlease  shall prevail.  If the Overlease  terminates or is terminated for any
reason  whatsoever  (except  for  gross  negligence  or  willful  misconduct  of
Sublessor as tenant under the  Overlease),  then this Sublease  shall  terminate
simultaneously  therewith without any liability between Sublessor and Sublessee,
except such liability  accruing pursuant to this Sublease.  Notwithstanding  the
foregoing,  in the event  termination of the Overlease is solely a result of the
acts or omissions of Sublessee,  then Sublessee shall pay to Sublessor upon such
termination,  all rental  payments  due  hereunder  for the  balance of the term
remaining subsequent to such termination.

                 3.02 Sublessee  shall pay to  Sublessor,  within  ten (10) days
after  demand  therefor by  Sublessor,  any and all sums  (except  rent  payable
pursuant to Paragraph 3 of the Overlease  which shall be paid in accordance with
Paragraph 5 of this Sublease) due pursuant to the Overlease. Sublessor shall not
demand such payment  prior to the date which is thirty (30) days before the date
any such sum shall be due and owing under the Overlease.

                 3.03 Notwithstanding anything to the contrary herein contained,
the rights  which  Sublessee is granted by virtue of the  Overlease  shall exist
only  against  the  Overlandlord.  Sublessor  shall have no duty to perform  any
obligations of the  Overlandlord and shall under no circumstances be responsible
or  liable  to  Sublessee  for any  default,  failure  or  delay  on the part of
Overlandlord  in the  performance of any  obligations  under the Overlease,  nor
shall such default of the  Overlandlord  affect this  Sublease or waive or defer
the performance of any of Sublessee's obligations hereunder except to the extent
Sublessor  actually  receives an  adjustment  or  abatement in the rent which is
specifically allocated by the Overlandlord to the Premises.

                 3.04 Wherever  it  is  provided  in  the   Overlease  that  the
Overlandlord  has the  right to elect to  perform  any  covenant  of the  tenant
thereunder  upon  default  of the tenant in  observing  or  complying  with such
covenant, such right shall inure to the benefit of Sublessor vis-a-vis Sublessee
as well as Overlandlord.

                 3.05 In no event shall the  Sublessee  be entitled to services,
utilities  and repairs  greater or  different  in quality or  quantity  than the
services,  utilities  and repairs which  Overlandlord  is required to furnish or
render  pursuant to the terms of the Overlease.  Sublessee shall not be entitled
to any  adjustment or abatement in rent by reason of  Overlandlord's  failure to
supply or render  such  services,  utilities  or  repairs  except to the  extent
Sublessor  actually  receives an  adjustment  or  abatement in the rent which is
specifically allocated by the Overlandlord to the Premises.

                 3.06 Nothing  herein or in the Overlease  shall be construed to
require Sublessor to cure any default of Overlandlord  under the Overlease or to
bring any action or  proceedings  or take steps to  enforce  Sublessor's  rights
against  Overlandlord in respect thereof  Notwithstanding the foregoing,  in the
event Sublessor does not take any action to cure a default of Overlandlord under
the  Overlease  or bring  any  action or  proceeding  or take  steps to  enforce
Sublessor's rights against Overlandlord in respect thereof, Sublessee shall have
the  right  to bring  any such  action,  at its own cost and  expense,  provided
Sublessee  provides to Sublessor  five (5)

<PAGE>
days  advance  notice of same  except in the event of an  emergency  in which no
notice shall be required.

                 3.07 Without  limiting the generality of any provisions of this
Sublease,  the  parties  agree  that  Sublessor  shall  not be  responsible  for
furnishing any service or utility which is to be furnished by Overlandlord under
the  Overlease  or for any  maintenance,  repairs  or  restoration  of or in the
Demised Premises, the Building or the Building facilities or equipment, required
to be performed under the Sublease,  and Sublessee in no event  whatsoever shall
be  entitled  to any  allowance,  reduction  or  adjustment  of the rent in this
Sublease  reserved  by reason of the  failure  of  Overlandlord  to comply  with
Overlandlord's  obligations to supply,  render or perform the same except to the
extent Sublessor  actually receives an adjustment or abatement in the rent which
is specifically allocated by the Overlandlord to the Premises.

                 3.08 Sublessee  and  Sublessor  (to the  extent not  assumed by
Sublessee  hereunder)  hereby  agrees to  perform  and  comply  with the  terms,
provisions, covenants and conditions of the Overlease and not to do or suffer or
permit  anything to be done which would  result in a default  under or cause the
Overlease to be terminated or forfeited.

                 3.09 The  within  sublease  is  subject  to the  consent of the
Overlandlord pursuant to Article 11 of the Overlease.  In the event such consent
is not obtained on or before the Commencement  Date,  either party may terminate
this sublease on written notice to the other party unless the Commencement  Date
is  extended  by  mutual  consent  of the  parties.  In the  event  Overlandlord
recaptures  the Premises  pursuant to the  Overlease,  then  Sublessee  shall be
released from all obligations hereunder.

                 3.10.  Provided   Sublessor   receives   timely  payments  from
Sublessee as required hereunder, Sublessor agrees to make all payments due under
the Overlease in a timely manner.

            4. USE.  Sublessee  shall use and occupy the  Demised  Premises  for
general  office use and  Sublessee  shall not use or permit or suffer the use of
the Demised Premises or any part thereof for any other purpose.

            5. RENT.  5.01 Sublessee shall pay to  Sublessor  during the Term of
this  Sublease,  rent in the amount of Eight Hundred  Seventy-One  Thousand Five
Hundred Sixty and 00/100 .($871,560.00) Dollars ("Fixed Rent"), payable
monthly as follows:

                 $19,368.00  per month  which shall be payable in advance on the
25th day of each calendar month during the term. Sublessor  acknowledges receipt
from Sublessee of the first monthly installment of Fixed Rent by check,  subject
to  collection.   Sublessee  shall  pay  monthly  Fixed  Rent  to  Sublessor  at
Sublessor's  above  stated  address,  or at such other  place as  Sublessor  may
designate in writing, without demand and without deduction, setoff or abatement.
During the first and last  month of the term of the  Lease,  Fixed Rent shall be
prorated as required.

                 5.02  Provided  Sublessee  is  not  in  default  of  any of its
obligations  hereunder and has paid first month's rent in full,  Sublessee shall
be relieved  from its  obligation to pay monthly Fixed Rent for month two of the
first year of the Term. Nothing herein shall be construed as relieving Sublessee
from any  obligation to pay  Additional  Rent set forth in the Lease in a timely


<PAGE>
manner from and after the  Commencement  Date. It is understood  and agreed that
the foregoing  rent  concession is being given in  consideration  of Sublessee's
payment of all Fixed Rent and Additional Rent due and payable  hereunder for the
full term of this  Sublease and that in the event of any default in such payment
by Sublessee for a period beyond any grace period,  then, and in that event, the
full amount of the rent concession given to Sublessee pursuant to this paragraph
shall immediately become due and payable to Sublessor as an additional charge.

            6. ADDITIONAL RENT.  Paragraph 4 of the  Overlease  is  modified  to
provide that Sublessee shall pay to Sublessor,  as Additional  Rent, One Hundred
Percent  (100%) of the increased  cost to Sublessor  for "taxes" and  "operating
expenses"  (as such terms are defined in the  Overlease)  over the "Base  Period
Costs" (as hereinafter defined).  Such payment shall be made within twenty-three
(23) days of  Sublessee's  receipt of an invoice  for same from  Sublessor.  For
purposes of this Sublease, "Base Period Costs" shall mean those costs charged to
Sublessor (as Tenant under the Overlease) by the Overlandlord as Additional Rent
(pursuant  to  Paragraph 4 of the  Overlease)  for the twelve (12) month  period
commencing on the Commencement Date.  Notwithstanding  the foregoing,  Sublessee
shall be responsible for any and all additional costs billed to Sublessor by the
Overlandlord,  as a result  of  Sublessee's  use and  occupancy  of the  Demised
Premises.  Sublessee  shall  also pay to  Sublessor,  with each  installment  of
monthly Fixed Rent, such sum as Sublessor is required to pay to the Overlandlord
for  the  Electric  Energy  Charge  pursuant  to  Preamble  Paragraph  13 of the
Overlease.

            7. PREMISES "AS IS".   Sublessee  shall accept the  Premises and any
furniture it is leasing in its current "As Is" condition and Sublessor shall not
be required to undertake any renovation or repair work to the Demised Premises.

            8. DEFAULT.  8.01 If Sublessee defaults in the performance of any of
its obligations  hereunder,  and such default  continues for five (5) days after
the giving of notice of such  default  with  respect  to the  failure to pay any
monies,  or twenty (20) days after the giving of notice of default  with respect
to the  failure  to  perform  or comply  with any  non-monetary  obligations  of
Sublessee hereunder, then Sublessor may, but shall not be obligated to, cure any
such default and add the cost thereof (including  reasonable attorneys' fees) to
rent  or  terminate  this  Sublease  upon  giving  three  (3)  days'  notice  of
termination  to  Sublessee.  Any and all such  payments  shall be  deemed  to be
Additional  Rent  and  payable  on  demand  of  Sublessor.  Notwithstanding  the
foregoing and provided same shall not cause a default  under the  Overlease,  in
the event any  non-monetary  default cannot be cured within the said twenty (20)
day  period,  Sublessee  shall not be deemed in default  hereunder  provided  it
commences curing within such twenty (20) day period,  diligently  pursues curing
such default and such default is cured within a reasonable time after the giving
of notice.

                 8.02  Sublessee and Sublessor each waive all rights of recovery
against the other or its agents,  employees  or other  representatives,  for any
loss,  damage or injury whatsoever to property or persons for which Sublessee is
insured.

            9. LIABILITY INSURANCE. Sublessee shall comply with all requirements
of insurance  contained in the Overlease as they pertain to the Demised Premises
and shall name as additional insureds the Overlandlord and Sublessor on any such
required  policies and shall deliver to Sublessor said policies or  Certificates
as required under the Overlease three (3) business days before the  Commencement
Date.
<PAGE>

            10. INDEMNITY. Sublessee hereby agrees to defend, indemnify and hold
Sublessor  harmless  from and  against  any and all  expense,  loss,  claims  or
liability  arising out of this  Sublease,  its use and possession of the Demised
Premises,  or its breach of the Sublease (including the terms of the Overlease),
unless same is a direct result of the gross  negligence or wilful  misconduct of
Sublessor.

            11. COMMENCEMENT DATE.  Notwithstanding anything contained herein to
the contrary, if Sublessor,  for any reason whatsoever cannot deliver possession
of the Demised  Premises at the  commencement of the agreed term as set forth in
Paragraph  2 hereof,  this  Sublease  shall not be void or  voidable,  nor shall
Sublessor be liable to Sublessee for any lessor damage resulting therefrom,  but
in that event,  the Sublease term shall be for a term to commence from and after
the date Sublessor shall have delivered  possession of the Premises to Sublessee
and to terminate on May 31, 2002.  Notwithstanding  the foregoing,  in the event
Sublessor is unable to deliver  possession of the Demised  Premises  within five
(5) days of  receipt  of the  later to occur of  Overlandlord's  consent  to the
within Sublease or September 1, 1998 (the "Consent Date"),  then, in such event,
Sublessee  shall  receive  an  abatement  of rent for each  and  every  day that
Sublessor is unable to deliver  possession  after the  expiration of the Consent
Date  through  a ten (10) day  period  thereafter.  Additionally,  in the  event
Sublessor  is  unable to  deliver  possession  by the said ten (10) day  period,
Sublessee  shall  receive a two (2) day abatement of rent for each and every day
from  said  ten  (10) day  period  through  the  following  five (5) day  period
thereafter  until such time as  Sublessor is able to deliver  possession  of the
Demised Premises.  In the event Sublessor is unable to deliver possession of the
Demised Premises within twenty (20) days of receipt of  Overlandlord's  consent,
either party shall have the right to terminate this Sublease.

            12. ATTORNMENT.  In the  event the Overlease is  terminated  for any
reason, Sublessee shall attorn to the owner of the reversion.

            13. NOTICES. All notices, demands, submissions and consents required
hereunder shall be in writing and shall be deemed given if hand delivered,  sent
by a recognized  overnight  courier or sent by certified  mail,  return  receipt
requested postage prepaid to the parties, at the addresses hereinabove set forth
or such other  address as either party may  designate  by written  notice to the
other and shall be deemed  delivered  three (3) days after mailing if by regular
mail;  one (1) day after  delivery if by recognized  overnight  courier and upon
delivery if delivered personally.

            14. ASSIGNMENT.  Without the  previous  consent of Sublessor,  which
consent shall not be unreasonably  withheld or delayed,  neither Sublessee,  nor
Sublessee's legal  representatives or successors in interest by operation of law
or otherwise,  shall assign or mortgage this Sublease,  or sublet or license the
whole or any part of the  Premises or permit the Premises or any part thereof to
be used or occupied by others. Any consent by Sublessor to any act of assignment
of subletting  shall be held to apply only to the specific  transaction  thereby
authorized  and shall be subject to the  consent of the  Overlandlord  under the
Overlease.  Sublessor shall require a Seven Hundred Fifty  ($750.00)  payment to
cover its  handling  charges  for each  request  for  consent  to any sublet and
Sublessee  shall be responsible  for any payment due the  Overlandlord to obtain
consent to a sublease or  assignment.  Such consent  shall not be construed as a
waiver of the duty of  Sublessee,  or the legal  representatives  or  assigns of
Sublessee,  to  obtain  from  Sublessor  consent  to  any  other  or  subsequent
assignment  or  subletting,  or as modifying or limiting the rights


<PAGE>
of Sublessor  under the foregoing  covenant by Sublessee not to assign or sublet
without such consent.  Any violation of any provision of this Sublease,  whether
by act or omission, by any assignee, subtenant or undertenant or occupant, shall
be deemed a violation of such provision by Sublessee, it being the intention and
meaning of the  parties  hereto  that  Sublessee  shall  assume and be liable to
Sublessor  for  any and  all  acts  and  omissions  of any  and  all  assignees,
subtenants,  undertenant and occupants. If this Sublease be assigned,  Sublessor
may and is hereby  empowered to collect rent from the  assignee;  if the Demised
Premises or any part  thereof be  underlet or occupied by any person  other than
Sublessee,  Sublessor,  in the event of Sublessee's default,  may, and is hereby
empowered to, collect rent from the  undertenant or occupant;  in either of such
events,  Sublessor  may apply the net amount by it to the rent herein  reserved,
and no such  collection  shall be deemed a waiver of the covenant herein against
assignment and underletting,  or the acceptance of the assignee,  undertenant or
occupant as Sublessee, or a release of Sublessee from the further performance of
the covenants herein contained on the part of Sublessee.

            15. BROKER. Sublessee represents and warrants that Sublessee has not
dealt with any broker in  connection  with the leasing of the  Demised  Premises
other than The  Garibaldi  Group and  Insignia/Edward  S. Gordon Co.,  Inc. (the
"Brokers").  Sublessee  will  indemnify  and hold  harmless  Sublessor  from and
against any and all  claims,  loss,  liability,  cost,  and  expense  (including
reasonable  attorneys  fees)  resulting  from any claim that may be made against
Sublessor by any broker or other  person  claiming a  commission,  fee, or other
compensation  by reason of the transaction  other than the Brokers,  if the same
shall  arise  by  or  on  account  of  any  act  of  Sublessee  or   Sublessee's
representatives.  Sublessor represents and warrants that Sublessor has not dealt
with any broker in  connection  with the  leasing  of the  Demised  Premises  to
Sublessee  other than the Brokers.  Sublessor  will  indemnify and hold harmless
Sublessee  from and against  any and all  claims,  loss,  liability,  cost,  and
expense (including reasonable attorney's fees) resulting from any claim that may
be made against  Sublessee by any broker or other person  claiming a commission,
fee,  or other  compensation  by reason of this  transaction,  if the same shall
arise by or on account of any act of Sublessor or  Sublessor's  representatives.
Sublessor  shall be  responsible  for payment of the  commissions to the Brokers
pursuant to a separate agreement between Sublessor and the Brokers.

            16. Sublessor  represents  to  Sublessee  that,  to the  best of its
knowledge (a) the Overlease is in full force and effect;  and (b) that there are
no defaults by either Sublessor or Overlandlord thereunder.

            17. Sublessee  shall be  entitled to whatever  rights  Sublessor has
under  the  Overlease  and in  connection  with  the  listing  on  the  building
directory, signs and parking.

            18. WAIVER.  One or  more  waivers of any  covenant or  condition by
Sublessor shall not be construed as a waiver of a subsequent  breach of the same
or any other covenant or condition,  and the consent or approval by Sublessor to
or of any act by Sublessee  requiring  Sublessor's consent or approval shall not
be construed to waive or render unnecessary  Sublessor's  consent or approval to
or of any subsequent similar act by Sublessee.

            19. EFFECT. This Agreement shall be binding upon the parties hereto,
their heirs, successors and permitted assigns, and may not be altered,  amended,
terminated  or  modified  except by written  instrument  executed by each of the
parties hereto.

<PAGE>

            20. GOVERNING LAW.  This Agreement  shall be governed by the laws of
the State of New Jersey.

            21. ENTIRE  CONTRACT.  This agreement  contains the entire  contract
between the parties. No representative,  agent or employee of Sublessor has been
authorized  to make any  representations  or promises  with  reference to within
letting or vary or alter or modify the terms hereof.  No  additions,  changes or
modifications, renewals or extensions hereof shall be binding, unless reduced to
writing and signed by Sublessor and Sublessee.

            22. Within ten (10) days of the  execution of this Lease,  Sublessee
shall deliver to Sublessor,  a corporate resolution authorizing the execution of
this Lease by Sublessee.

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

ATTEST:                                TRANS TEC SERVICES, INC., Sublessor


                                       BY:      /s/ Steven A. Scoppetuolo
---------------------------------      ----------------------------------------
                                           Steven A. Scoppetuolo
                                           Chief Financial Officer


                                       COGNIZANT TECHNOLOGY SOLUTIONS
                                       CORPORATION, Sublessee


                                       BY:      /s/ Gordon Coburn
---------------------------------      ----------------------------------------

                                           Gordon Coburn
                                       ----------------------------------------
                                                PRINT NAME

                                           Vice President
                                       ----------------------------------------
                                                TITLE



F:\REAL_EST.ATE\SUBLEASE.DIR\TRANS.TEC

<PAGE>


                                 TABLE INVENTORY

-----------------------------------------------------------------
LOCATION OF INVENTORY                                  LEAVING
-----------------------------------------------------------------
Credit & Acctng. Area
---------------------
-----------------------------------------------------------------
6 Desks with return                                         6
-----------------------------------------------------------------
Filing Room
-----------
-----------------------------------------------------------------
1 Single Desk                                               1
-----------------------------------------------------------------
Mail Room
---------
-----------------------------------------------------------------
1 Desk with return                                          1
-----------------------------------------------------------------
1 Single Desk                                               1
-----------------------------------------------------------------
Formerly Invoicing Room
-----------------------
-----------------------------------------------------------------
3 Desks with return                                         3
-----------------------------------------------------------------
Executive Area
--------------
-----------------------------------------------------------------
1 Desk with return                                          1
-----------------------------------------------------------------
MIS
---
-----------------------------------------------------------------
2 Desks with return                                         2
-----------------------------------------------------------------
2 Single desks                                              2
-----------------------------------------------------------------
Kitchen Area
------------
-----------------------------------------------------------------
2 Tables                                                    2
-----------------------------------------------------------------
Brokers' Area
-----------------------------------------------------------------
Near the Closet in the Trading Area 1 Desk with return      1
-----------------------------------------------------------------
Workstation   6 Single Desks                                6
-----------------------------------------------------------------
Reception Area
--------------
-----------------------------------------------------------------
1 Desk with return                                          1
-----------------------------------------------------------------
Conference Room
---------------
-----------------------------------------------------------------
Conference Table with Chairs                                1
-----------------------------------------------------------------

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TOTAL                                                      28
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