Exhibit 10.21

                            FIRST AMENDMENT TO LEASE

         This FIRST AMENDMENT TO LEASE ("First Amendment") is made and entered
into as of the 11th day of September, 1998, by and between CREEKSIDE SOUTH
TRUST, a Maryland business trust ("Landlord"), and E-LOAN, INC., a California
corporation ( "Tenant").

                                R E C I T A L S :
                                 - - - - - - - -

     A. Landlord and Tenant entered into that certain multi-Tenant Office Triple
Net Lease dated as of August 19, 1998 (the "Lease"), pursuant to which Landlord
leased to Tenant and Tenant leased from Landlord certain "Premises" as described
in the Lease and located in that certain office building located at 5875 Arnold
Drive, Dublin, California (the "Building").

     B. Landlord and Tenant now desire to amend the Lease in certain respects,
including to provide for an additional tenant improvement allowance, all
upon.the terms and conditions as hereinafter provided,

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

     1. Capitalized Terms. All capitalized terms when used herein shall have the
same meanings given such terms in the Lease unless expressly superseded by the
terms, of this First Amendment.

     2. Additional Allowance. In addition to the Tenant Improvement Allowance
provided by Landlord to Tenant pursuant to Section 2 of Exhibit B attached to
the Lease (the "Work Letter"), Landlord shall provide to Tenant an additional
allowance in the amount up to, but not exceeding, Two Hundred Thirteen Thousand
Nine Hundred Forty-Five Dollars ($213,945.00) (which is Five Dollars ($5.00) per
Rentable Square Foot of the Premises)(the "Additional Allowance") to pay for the
Tenant Improvement work pursuant to Section 2 of the Work Letter, which
Additional Allowance shall be amortized over the initial term of the Lease at an
Interest rate of twelve percent (12%) per annum by increasing the monthly Base
Rent Per Rentable Square Foot payable under the Lease each year by Two point Two
Two Four Cents ($0.02224) for every One Dollar ($1.00) per Rentable Square Foot
of the Premises of Additional Allowance drawn by Tenant. For example, if Tenant
draws the maximum amount of Additional Allowance, then the initial monthly Base
Rent Per Rentable Square Foot payable under the Lease on the Commencement Date
shall increase by Eleven point One Two Two Cents ($0. 11122) from One and 25/100
Dollars ($1-25) per Rentable Square Foot of the Premises to One Dollar and
Thirty-Six point One Two Two Cents ($1.36122) per Rentable Square Foot of the
Premises for a total of Fifty-Eight Thousand Two Hundred Forty-Five and 24/100
Dollars ($58,245.24) and each subsequent year of the Lease Term, the monthly
Base Rent Per Rentable Square Foot shall be increased by Eleven point One Two
Two Cents ($0.11122).

<PAGE>
                                                                   Exhibit 10.21

     3. No Further Modification. Except as set forth in this First Amendment,
all of the terms and provisions of the Lease shall remain unmodified and in full
force and effect.

         IN WITNESS WHEREOF, this First Amendment has been executed as of the
day and year first above written.

"LANDLORD"              CREEKSIDE SOUTH TRUST,
                        a Maryland business trust

                        By:  /S/ ILLEGIBLE
                           ---------------
                             Name:
                             Trustee

"TENANT"                E-LOAN, INC.,
                        a California corporation

                        By:  /S/ J. PAWLOWSKI
                           ------------------
                             Name:-----------
                             Its:------------

                        By:------------------
                             Name:-----------
                             Its:------------


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