Exhibit 10.4


 


Addendum
of Unprotected Lease Agreement dated June 16, 2006


 


Drawn
up and signed on the ___ day of the month of January, 2012


 


	Between:	Africa
                                            Israel Properties Ltd 

    Ayalot
    Investments (Ramat Vered) 1994 Ltd

    Sharda
    Ltd 

    (Hereinafter:
    “the Lessor”)

     

    Of
    the first part;

	 	 
	And
    between: 	SciGen
                                            (IL) Ltd Company No. 513679555

    42
    HaYarkon St., Yavne 81227

    (Hereinafter:
    “the Lessee”)

     

    Of
    the second part;



 


	Whereas:	On
    June 16, 2006 the parties signed a lease agreement including all appendixes thereof with relation to the leased premises situated
    in Rehovot Park in block 3649, part of parcels 8-9 (hereinafter: “the Park”) (the lease agreement including all
    appendixes thereof shall be referred hereinafter: “the Lease Agreement”); 
	 	 
	And
    whereas:	From
                                            time to time the Lessee signed addenda of the Lease Agreement to lease additional areas in
                                            the Park and the extension of the lease in the areas;

     

    (The
    Lease Agreement, appendixes and addenda thereof shall be referred hereinafter: “Total Agreement”);

	 	 
	And
    whereas:	At
    the time of signing this Addendum the total area of the areas that the Lessee leases from the Lessor are the following: an area of
    1,718sqm gross in floor B of the Building known as Stage C, an area of 404sqm gross in floor A of the building known as Stage C,
    an area of 420sqm gross and an area of 134sqm gross in floor B of the Building known as stage A (all the said areas shall be referred
    collectively and for the sake of convenience hereinafter: “the Leased Premises”); 


 




    	 



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	And
    whereas:	At
    the time of signing this Addendum the Lessee uses the area of a floor protected space (“mamak”) of approximately 35sqm
    gross as an authorized person in the building known as Stage C of the Park, in the interim floor between floors 2 and 3 in the west
    wing (hereinafter: “Authorized Area”); 
	 	 
	And
    whereas:	The
    term of lease of the Lessee in the Leased Premises and in the Authorized Area expires on January 31, 2012 in accordance with the
    Total Agreement; 
	 	 
	And
    whereas:	The
    Lessee wishes to extend the term of lease in the Leased Premises and in the Authorized Area and the Lessor agrees to the said in
    accordance with the provisions set forth hereunder; 


 


Therefore,
it is Declared, Stipulated and Agreed between the Parties as Follows:


 


General,
appendixes and interpretation 


 


		1.	The
                                            preamble to this Agreement shall be deemed an integral part hereof.



 


		2.	The
                                            headings of the sections will serve for the purpose of orientation and convenience only,
                                            and will not serve for the purpose of interpreting the Agreement.



 


		3.	The
                                            said in this Addendum shall amend and modify the Comprehensive Agreement solely with relation
                                            to sections and/or provisions that are amended and/or added expressly in this Addendum. The
                                            sections that are amended and/or modified shall prevail the said in the Total Agreement.
                                            The other terms set forth in the Total Agreement shall fully apply to the lease during the
                                            Additional Term of Lease, within its meaning hereunder and shall remain unchanged.



 


Extension
of the Term of Lease and the conditions of lease 


 


		4.	Subject
                                            to the provisions set forth in this Addendum the Term of Lease of the Lessee in the Leased
                                            Premises and in the Authorized Area is hereby extended for an additional Term of Lease of
                                            5 years (the extended Term of Lease shall be referred hereinafter: “Additional Term
                                            of Lease”) as of February 1, 2012 and until January 31, 2017.



 




    	 



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		5.	In
                                            the first year of the Additional Term of Lease the Lessee shall pay for the Leased Premises
                                            monthly rent in the amount of NIS 24.75 for each 1sqm gross of the area of the Leased Premises,
                                            in addition to statutory VAT.



 


		6.	As
                                            of the second year of the Additional Term of Lease and until expiration of the Additional
                                            Term of Lease the Lessee shall pay for the Leased Premises monthly rent in the amount of
                                            NIS 25.98 for each 1sqm gross of the area of the Leased Premises in addition to statutory
                                            VAT.



 


		7.	Rent
                                            in respect of the Leased Premises during the Additional Term of Lease shall incur an addition
                                            of linkage differentials to the consumer price index (including fruits and vegetables) for
                                            the month of December 2011 that was published on January 15, 2012 (which is ___________ points).



 


Insurances



 


		8.	As
                                            a condition for its right to possess the Leased Premises and the Authorized Area during the
                                            Additional Term of Lease the Lessee undertakes to present to the Lessor a certificate of
                                            insurance for the Leased Premises and the Authorized Area in the form specified in the Lease
                                            Agreement with relation to the Additional Term of Lease, signed by the insurer on behalf
                                            of the Lessee, at the time of signing this Addendum.



 


Guarantees



 


		9.	The
                                            Lessee undertakes to extend the effect of the insurances and the guarantees that were provided
                                            by the Lessee in accordance with the Total Agreement in such manner that they are in effect
                                            during the Additional Term of Lease in the Leased Premises and in the Authorized Area and
                                            present to the Lessor the securities and the guarantees whose effect was extended as aforesaid
                                            at the time of signing this Addendum.



 


		10.	Such
                                            securities and guarantees as aforesaid, to the extent that it is not necessary to extend
                                            their effect, shall continue to be in effect also during the Additional Term of Lease in
                                            the Leased Premises and the Authorized Area and shall assure the performance of the undertakings
                                            of the Lessee in accordance with the Total Agreement and in accordance with this Addendum
                                            also during the Additional Term of Lease in the Leased Premises and in the Authorized Area.



 




    	 



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Miscellaneous



 


		11.	The
                                            other terms set forth in the Total Agreement that were not modified in this Addendum shall
                                            be in full force and effect and shall bind the parties in respect of the Leased Premises
                                            and the Authorized Area during the Additional Term of Lease.



 


		12.	In
                                            the event of discrepancy between the provisions set forth in this Addendum and the provisions
                                            set forth in the Total Agreement the provisions set forth in this Addendum shall prevail.



 


	 

                                                                                                       [Signature
                                            and Stamp: Africa Israel Properties Ltd]





[Signature
and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd

[Signature
and Stamp: Sharda Ltd]

	 	[Signature
                                            and Stamp: SciGen Il Ltd

    

    513679555]

	The
    Lessor	 	The
    Lessee