Exhibit 10.22
 Barros e Spitaletti Empreendimentos Ltda. th Basílio
 B) Lessee
 MercadoLivre.com Atividades de Internet Ltda. th (CNPJ/MF) Stelleo Passos Tolda (RG) (CPF/MF)
 C) Lease Guaranty
  D) Property
 Address
    
    Avenida Dr. Yojiro Takaoka 4350; Upper FloorEletropaulo ID
    
    Store 5Total area
    
    772 sq. mLeased area
    
    400 sq. mPurpose
    
    commercial officeNature
    
    nonresidential
 E) Term
 
 F) Rental
 reais
 th




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PROPERTY LEASE AGREEMENT
 1
    
    The purpose hereof is the lease of the property referred to in section D of the recitals.
The contracting parties are the Lessor and the Lessee initially identified in sections A and
B, with the deposit guaranty described in section C, and under the terms set forth in
section E, F, and G.2
    
    The property is intended for the purpose referred to in section D of the recitals. The
Lessee cannot change it without the Lessors express consent.
 2.1
    
    The Lessee undertakes to deliver the negative certificates in its name. In case
of positive certificate, the summary report is required to be attached:
    
    Copy of ID Card, Tax ID, and address evidence
    
    Articles of association, Tax ID, or bylaws / minutes of the election
    
    Protest certificate in São Paulo
    
    Certificate of civil, tax, bankruptcy, composition with creditors and probate & family
courts of São Paulo
    
    Debt clearance concerning the Federal Judiciary
    
    Debt clearance concerning the Attorneyship of the Federal Judiciary
    
    Labor debt clearance in São Paulo
 3
    
    The Lessee is forbidden to assign, transfer or sublease the property in whole or in part,
whether free of charge or not, without the Lessors prior consent in writing.
   Paragraph One:
  Paragraph Two:
   2




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Paragraph Three:
  Paragraph Four:
  Paragraph Five:
  4
    
    The Lessee state it is aware that the delivery of later receipts neither means nor is a
release from other obligations set forth herein which have not been charged on their due
dates. It states further that if the Lessor accepts any delay in the payment of the rental
and/or charges, or the compliance with any contractual obligation, such waive cannot be deemed
as novation or amendment to the contractual obligations; this shall mean an act of mere
gratuity on the Lessors part.5
    
    Within fifteen (15) days as of the beginning hereof, the Lessee is entitled to advise the
Lessor in writing on defects existing in such property. In case it does not do so, it shall be
assumed that it received such property under perfect conditions.6
    
    The Lessee shall be liable for any and all damages which might occur in the property; if such
damages result from events to which it has not contributed, it shall give a due notice in
writing to the Lessor within fifteen (15) days after such event, on penalty of being made
liable for any repairs required.
 Sole Paragraph:
  7
    
    The Lessee undertakes to comply, on its sole account, with any and all requirements from
Public Authorities and/or Public Service Concessionaires, either due to the property use or as
a result of any construction or improvements. The Lessee takes full responsibility for
infringements due to noncompliance with decisions made by the applicable authorities or the
laws in force.
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8
    
    Except for works and repairs necessary to the property safety, the Lessee shall be in charge
of the others. It should keep the property and its fittings in perfect state of operation,
preservation and cleaning, especially glasses, painting, electric and hydraulic facilities, as
well as order, politeness and discipline.9
    
    Any and all improvements which the Lessee wishes to make in the property should be previously
submitted to the Lessor and receive its express consent. In case the performance of such
improvement depends on approval from Public Authorities and/or Public Service Concessionaires,
the Lessee undertakes to request it, bearing all the costs with projects, emoluments and taxes
for its authorization, as well as the expenses to perform it. The Lessor shall not be liable
for any expense as for this.
 Sole Paragraph:
  10
    
    The Lessor is hereby authorized to inspect such property and its fittings upon prior notice,
through duly accredited representatives.
 11
    
    The Lessee is hereby ensured the preemptive right to purchase such property. In case it is
not interested, such property may be visited by interested third parties, provided this is
agreed on a prior basis.
 14
    
    In case of total or partial expropriation of the property, the Lessor will be released from
all and any liabilities resulting hereof, and the Lessee can opt to act exclusively against
the expropriator.
 15
    
    This Agreement can be terminated at any time by the Lessee, with no burden or charges, by
means of prior written notice at least sixty (60) days in advance.
 16
    
    Once the contractual term is terminated, as set forth in section E of the recitals, the
Lessee shall vacate the property and deliver it completely free and clear of any things and
individuals, as-is at the time of receiving it, regardless of any judicial or extrajudicial
order, under penalty of, in case of noncompliance, incurring the penalty set forth in the
first paragraph of this clause; the Lessee will also be entitled to take the actions deemed
necessary with a view to vacate the property. In case the parties are interested in
maintaining the lease, this shall be notified in writing, in order to proceed with the
contractual renewal.
 First Paragraph
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Second Paragraph
 17
    
    It is hereby agreed a penalty equal to three rentals in force at the time of the violation,
which shall be borne by the party who violates any of the clauses hereof, with the
nondefaulting party being entitled to consider this agreement as terminated.
 18
    
    Every amount due by virtue hereof shall be charged by means of a proper action at law
according to Law 8245/91 in its clauses, paragraphs and items in connection with this
agreement, at the court where the property is located, which the parties hereby elect, waiving
expressly any other no matter how privileged; in addition to the principal amount and charges,
the fine set forth in clause 17 and all judicial and extrajudicial costs shall incur on the
due amount, in addition to the attorneys fees.
 Sole Paragraph
  a)
    
    The Lessee hereby declares that it is aware of, and authorizes any summons, legal notices or
notifications to be carried out according to the provisions of Law 8245/91;
 b)
    
    The Lessee grants to his/her respective sponsor an express power of attorney through this
agreement so that, on the Lessees behalf, the grantee is entitled to receive any summons,
legal notices or notifications in connection with this agreement.
 20
    
    Since the Lessor is a legal entity, it undertakes to advise the Lessee on all and any changes
in corporate composition and distribution of direction and management authority. In case it
does not do so within fifteen (15) days from the performance of such acts, this shall mean a
contractual infringement.
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21
    
    For the mediation hereof Sigma Empreendimentos & Administração de Bens S/C Ltda. will be
entitled to an amount equal to the first monthly rental. The payment shall be made against
issue of the Official Commerce Invoice (nota fiscal).
  st
 (sgd.) (illegible)
 (sgd.) (illegible)
 Witnesses:
 (sgd.) (illegible)
 (sgd.) (illegible)   (RG)
  6