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                                                                   Exhibit 10.22

                                                          Unofficial translation

LEASE AGREEMENT

LESSOR              BioTie Therapies Oyj
                    BioCity, 20520 Turku
                    Business ID 0889985-5
                    Domicile Turku

LESSEE              Hormos Medical Oy
                    Tykistokatu 6 A, 20520 Turku
                    Business ID 1085385-9
                    Domicile Turku

LEASE OBJECT

Location            Kiinteisto Oy Pharma City (Real estate company)
                    Itainen Pitkakatu 4, 20520 Turku

Premises            5th floor, 499 m(2)
                    In addition 6 parking spaces

                    The premises to be leased will be assigned to the lessee in
                    such a condition as described in the floorplan dated 30
                    April 2001 (appendix 1) and in the space descriptions
                    (appendix 2). However, technical arrangements in the
                    laboratories (fume hoods, water and pneumatic appliances,
                    cold-storage rooms) will be included in the rent only as
                    reservations for such systems. Laboratory furniture is not
                    included in the rent.

                    The premises are leased for use as approved by the
                    authorities.

TERMS FOR THE LEASE AGREEMENT

1 Rental period

                    The tenancy begins when the premises meant for the lessee's
                    use have been completely finished as far as the building
                    work on the builders responsibility is concerned and the
                    premises have been assigned to the lessee approved by the
                    authorities. The assignment time for furnishing purpose
                    according to the target timetable is on 30 November 2001.

                    The tenancy ends on the last day of that calendar month
                    during which 10 years have passed from the beginning of the
                    tenancy on condition that the lease agreement has been
                    called in a month earlier. After this the lease agreement
                    can be called in on a 12 months notice on the last day of
                    each calendar month.
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                                                          Unofficial translation

2 Amount of rent and payments

                    The obligation for rental payments begins after the premises
                    have been assigned to the lessee.

                    Basic rent for the premises is FIM 68.87 (EUR 11.58) per
                    m(2) per month.

                    Rent for the parking space is FIM 250 (EUR 42.05) per month.

                    During the rental period effect on the rent of the expenses
                    from basic improvements and modifications by the lessor will
                    always be agreed on separately before the work is done.

                    The rent will be paid beforehand to the lessor's bank
                    account monthly by the 2nd day of each month. When the
                    payment is delayed the lessee will pay default interest on
                    the delayed amount according to the Interest Act.

                    In this agreement rent means the amount of rent without
                    value added tax. The lessor will become obliged to the value
                    added tax after which VAT will be added to the rent
                    according to valid tax base.

                    The lessee is responsible for the matter that the premises
                    of this agreement are used for activities obliged to
                    taxation. If the lessor has to make return payments on VAT
                    deductions due to lessee's activities or neglecting, the
                    lessee is obliged to reimburse lessor's financial loss.

3 Increase in rent

                    Base rent and possible additional rent are fixed to changes
                    in the cost-of-living index (1951:10=100). For base rent the
                    base index is the index value of February 1999 and for
                    possible additional rent the index value is the value of the
                    month of completion of the building.

                    The first rent will be checked on the basis of the index
                    value of the completion moment for the period of completion
                    of the object - 30 June 2002. After this the rent will be
                    check twice annually on 1 January and 1 July. The rent will
                    be increased on the mentioned dates in the same proportion
                    as the index values in November and May are higher than the
                    base index.

                    In case the cost-of-living index decreases, the amount of
                    the rent will not be reduced, however.
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                                                          Unofficial translation

                    In case the above cost-of-living index cannot be applied in
                    the future, the rent will be checked equally according to a
                    principle that is generally used in the business and
                    according to the above principle.

4 Maintenance of the real estate

                    The lessee is alone responsible for all the usage and
                    maintenance expenses of the premises that he holds, for
                    example heating, cooling, water, sewage, electricity,
                    cleaning and waste disposal. The lessee is also responsible
                    for the maintenance expenses of the common premises and
                    systems serving the whole real estate and the outside areas
                    including property electricity, property insurance and real
                    estate tax for the surface mentioned in this agreement and
                    also in proportion of all rented surface.

                    The lessee is responsible for the maintenance and service of
                    the machinery and equipment he has acquired. In addition the
                    lessee is responsible for the maintenance of fire safety of
                    the rented space in a way accepted by the authorities and
                    fire insurance company. Furthermore, the lessee is
                    responsible for new taxes or fees that a public authority
                    has determined for real estate, property holding or
                    maintenance or directly or indirectly concerning the leasing
                    business after signing of this lease agreement in a
                    proportion to the rented area.

                    The lessee will make agreements and insurances on
                    electricity, data communications, tele service, cleaning,
                    waste disposal, security etc. concerning the rented space
                    and will cover their expenses.

                    In case the lessee neglects to take care of necessary
                    maintenance work in the premises, the lessor has the right
                    to have this work done at lessee's expense.

                    Repairing and maintenance responsibility have been notified
                    in the amount of the rent and the lessee has no right for
                    reimbursement due to this in the end of the tenancy.

                    The lessee is responsible for taking proper care of the
                    premises and for ensuring that the users of the premises
                    will follow the regulations in the real estate and other
                    orders associated with the premises and what has been
                    otherwise defined for maintaining health, tidiness and
                    order. The lessee is to make sure that the activities follow
                    the terms in decrees, orders and authorizations.
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                                                          Unofficial translation

                    The lessor is responsible for construction repairing in the
                    building and equipment at his expense, however, not for
                    repairing and renewals due to usage and wear and tear.

5 Damages

                    The lessee is responsible for that harm and damage that
                    using the lease object might cause to a third party despite
                    that harm and those damages that are covered by the
                    liability insurance of the real estate.

                    The lessor is not responsible for limitations, shortages or
                    irregularities in distributions of heat, electricity or
                    water or damages caused by them that are not dependent on
                    the lessor or real estate or holding company.

                    The lessor is not responsible for leakage, blockage in
                    sewage or any other reason that has caused damage to the
                    lessee's activities, property or property of a third party
                    located in the rented premises unless the damage is caused
                    by lessor's negligence.

6 Building and modification work

                    The lessee has the right to modify fixed constructions or
                    technical systems in the premises after having informed the
                    lessor beforehand. Constructional modifications need
                    lessor's or authorities' approval. The lessor cannot deny
                    lessee's modifications that have been approved by
                    authorities without a particularly weighty reason.

                    Modifications have been notified in determining the rent and
                    they will not be reimbursed to the lessee in the end of the
                    tenancy.

                    Fixed parts of the modifications done by the lessee will
                    become lessor's property without a separate compensation in
                    the end of the tenancy unless otherwise agreed in written.
                    The lessee has a right to remove all furniture, machinery
                    and equipment he has bought and assembled in the rented
                    premises on condition that the lessee will fix all caused
                    marks and damaged in a way that the lessor has approved.

7 Commercial appliances of the lessee

                    The lessee can attach commercial signs and lights in the
                    building after having received necessary official
                    authorizations.
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                                                          Unofficial translation

                    After the tenancy the lessee is obliged to remove the
                    commercial signs and lights he has assembled and has to fix
                    all marks and damaged that have been caused to the building.

                    Lessor's orders have to be followed when attaching the
                    equipment.

8 Transfer of the lease and subleasing

                    The lessee cannot transfer the lease to a third party
                    without lessor's written authorization. However, the lessee
                    has a right to transfer the lease to its subsidiary.

                    The lessee has a right to sublease the premises after having
                    received lessor's written authorization. However, in a
                    sublease situation the lessee is still obliged to the terms
                    of this agreement also as far as the subleased premises are
                    concerned.

                    In a case where subleasing causes a situation that the
                    lessor cannot make deductions on value added tax or has to
                    return already deducted value added tax, the lessee that is
                    mentioned in this agreement is responsible to the lessor for
                    those efforts.

9 Temporary disturbances

                    The lessee is not entitled to have rent reduction or
                    compensation from the lessor or from the property or holding
                    company in case of temporary disturbances in water, sewage,
                    heat or electricity compliances or in cases of breaks in
                    distribution which are necessary to the building.

                    The lessor is entitled to have normal maintenance work done
                    at his own expense in the building during the tenancy. The
                    lessee has no right to compensation from the time that is
                    spent for this kind of work. The lessor is obliged to inform
                    the lessee beforehand and agree on the moment of work with
                    the lessee.

10 Premises in the end of tenancy

                    In the end of the tenancy the lessee has to assign the
                    premises to the lessor in the same condition they were in
                    the beginning of the tenancy outside normal wear and tear
                    unless otherwise agreed on in written or there is a
                    different agreement as far as the modification work is
                    concerned.

                    There will be a common inspection in the premises in the end
                    of the tenancy. Those defects and faults that have been
                    notified in the inspection and which are not due to normal
                    tear and wear will be fixed by the lessee immediately. The
                    lessee will be released from the reparation obligation as
                    far as the notified defects and faults concerned have been
                    caused by the lessor's activities.
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                                                          Unofficial translation

11 Environment damages

                    If pollution caused during the tenancy is notified, cleaning
                    in the extent demanded by the authorities will be done at
                    the lessee's expense.

12 Other orders

                    The lessee has to pay a three months' guarantee rent (three
                    (3) months rent including VAT) to the lessor to guarantee
                    the obligations caused by this lease agreement.

                    After signing of this agreement all other possible
                    agreements, memos and minutes of meetings between the lessee
                    and the lessor that concern this agreement or changes,
                    amendments or additions to this agreement must be attached
                    numbered to the enclosures of this agreement.

                    Otherwise law on renting business premises will be applied.

13 Solving disputes

                    All disputes arising from this agreement will be solved
                    through negotiation if only possible. In case no unanimity
                    can be found through negotiation, the dispute will be dealt
                    with in the District Court of Turku.

Two word-for-word copies of this agreement have been written, one for each party
of the agreement.

Turku, 29 November 2001


BIOTIE THERAPIES OYJ                Markku Jalkanen

HORMOS MEDICAL OYJ                  Risto Lammintausta