<PAGE>
                                                                   EXHIBIT 10.25


                   ELRON SOFTWARE, INC. -- COGNOS CORPORATION
                  ADDITIONAL SUBLEASE PROVISIONS -- ADDENDUM II


1. (a) Notwithstanding any provision of the Sublease to which this Addendum II
is attached to the contrary, the initial term (the "Initial Term") of the
Sublease shall be three (3) months, commencing on the Commencement Date and
ending on October 31, 2003, and the base rent for Initial Term shall be at the
rate of fifteen dollars ($15.00) per square foot in the Premises per annum.
Sublessee shall have the right and option to extend the term of the Sublease for
an additional term commencing on the day immediately following the last day of
the Initial Term and expiring on March 15, 2005, and base rent during such
additional term shall be at the rate of eleven dollars ($11.00) per square foot
in the Premises per annum. Sublessee may exercise its right to extend the term
as aforesaid by giving Sublessor notice of its desire to do so on or before
October 15, 2003.

(b) Sublessor shall deliver the Premises on or before the Commencement Date,
free of all trash and debris, and free of its and its employees' personal
property (except for the Furniture & Equipment) and in a generally neat and
clean condition. The fact that Sublessee is accepting the Premises "as is" shall
in no way derogate from any obligation Sublessor has hereunder to enforce its
rights under the Master Lease in respect of the maintenance and repair of the
Premises and the Building.

2. Sublessor shall promptly and diligently attempt to obtain Landlord's written
consent, in a form that is reasonably acceptable to Sublessee and its counsel,
which shall include without limitation the Landlord's agreement that the
Sublessee may remain in the Premises under the terms of the Sublease in the
event of a termination of the Master Lease (other than by reason of the default
of Sublessee or termination on account of a taking, fire or other casualty). The
parties shall use commercially reasonable efforts to have the Landlord's consent
executed simultaneously with the execution hereof. If Landlord's written consent
is not obtained within 20 days after the date of this Sublease, Sublessee may
terminate this Sublease upon notice to Sublessor, provided that such notice is
given prior to the delivery of such written consent to Sublessee

3. Sublessor represents that the Master Lease attached hereto as Exhibit A is
true, correct and complete. Sublessor further represents and warrants to
Sublessee that, as of the date hereof; (i) the Master Lease is in full force and
effect, and has not been modified or amended except as reflected in the First
through Sixth Amendments to Lease attached hereto with the Master Lease; (ii)
there exists no default, breach or other violation on the part of Sublessor
under the Master Lease, nor other event or circumstance which, with the giving
of notice or the passage of time, or both, would constitute such a default,
breach or violation, and to the best of Sublessor's knowledge, the Premises
comply with all applicable laws, codes and ordinances; (iii) the Landlord is not
in violation of any of its obligations under the Master Lease; (iv) the term of
the Master Lease will expire not sooner that March 31, 2005; (v) there are no
contractors, suppliers, materialmen to whom any amount is owed in respect of
any work undertaken by Sublessor in the Premises; (vi) Sublessor will not enter
into or assent to or join in any (x) amendment or modification of the Master
Lease which would have any adverse effect on Sublessee's rights hereunder or
Sublessee's use or enjoyment of the Premises, or (y) agreement or other
instrument terminating the Master Lease, or take any other action to terminate
the Master Lease,


<PAGE>


without in each and every case obtaining the prior written consent of Sublessee;
(vii) neither Sublessor nor any of its agents, employees or contractors has
conducted any activity at the Premises that produced or used hazardous
materials, and neither Sublessor nor any of its agents, employees or contractors
has stored, released, brought into or introduced to the Premises any hazardous
materials; (viii) Sublessee will not be responsible for the repair, maintenance
and/or replacement of any supplemental heating, ventilation or air conditioning
equipment in or serving the Premises (except as may be installed by Sublessee);
and (viii) Sublessor shall promptly deliver to Sublessee a copy of any written
notice received by Sublessor from Landlord or any governmental agency in respect
of the Sublease, the Master Lease or the Premises.

4. The benefit of all repairs, restorations, compliance with laws and other
requirements, materials and services to be provided to the Premises and the
Building by Landlord under the Master Lease shall accrue to Sublessee; but
Sublessor shall not be liable to Sublessee for the failure of Landlord or others
so to do, except if such failure is due to Sublessor's failure to perform, in a
timely manner, its obligations under the Master Lease or this Sublease. Upon
Sublessee's written request, Sublessor shall present to Landlord, in the name of
Sublessor, any demand requested by Sublessee for any such repairs, restorations,
materials or services required to be furnished to the Premises by Landlord,
provided that nothing herein shall be construed to prevent Sublessee from
communicating directly with Landlord in respect of matters affecting the
Premises. In addition, Sublessor hereby assigns and grants to Sublessee any and
all rights which Sublessor has against Landlord under the Master Lease in
respect of any Landlord breach or default under the Master Lease relative to the
Premises, and Sublessee shall have the right to exercise, in its name or that of
Sublessor, all of the rights available to Sublessor to request and/or enforce
performance of the obligations of Landlord, including any obligation to make any
such repairs and restorations and to supply any such materials and services to
the Premises. Sublessor agrees to reasonably cooperate with Sublessee in
pursuing such performance. If as a result of any interruption of services or
utilities to be provided under the Master Lease, Sublessor shall be entitled to
an abatement of rent or other charges, Sublessee shall be entitled to a
corresponding abatement of rent and additional rent under this Sublease.

5. Sublessee shall not be obligated to remove any leasehold improvements or
personal property (other than that of Sublessee) existing in the Premises on the
Commencement Date of the Sublease. Sublessor shall cooperate with Sublessee in
procuring from Landlord consent for Sublessee's logo signage at the Premises
entrance, and appropriate Building directory signage with Sublessee's name and
the location of the Premises, as provided in the Master Lease. Sublessee shall
have the right to use its proportionate share of parking spaces adjacent to the
Building, as provided in the Master Lease.

6. All notices to Sublessee shall be sent to the Premises, and in either case
marked, Attention: Mr. John Wiles, and a copy of all notices to Sublessee shall
be sent to Stephen T. Langer, Esq., 40 Court Street, Suite 700, Boston, MA
02108, or in either case to such other place(s) or to the attention of such
other individual(s) as Sublessee may hereafter by written notice to Sublessor
designate.


<PAGE>



7. Sublessee shall have the benefit of any waiver of claims and/or subrogation
as set forth in the Master Lease by Landlord and its insurer(s) and by Sublessor
and its insurer(s)

8. Sublessee, subject to the terms and provisions hereof, shall lawfully,
peaceably and quietly have, hold, occupy and enjoy the Premises during the term
hereof, without hindrance or ejection by any persons lawfully claiming under
Landlord or Sublessor to have title to the Premises superior to Sublessee; the
foregoing covenant of quiet enjoyment is in lieu of any other covenant, express
or implied

<PAGE>

                                  ADDENDUM# 1

This Addendum One is made to the Standard Sublease dated June 20, 2003, by and
between Cognos Corporation, a Delaware corporation ("Sublessor") and Elron
Software Inc. ("Sublessee") for space located at 67 South Bedford Street,
Burlington, Massachusetts, consisting of 11,733 rentable square feet of office
space ("Premises").

1.   FURNITURE & EQUIPMENT. Sublessee shall have the use of the furniture,
     cubicles, ("Furniture & Equipment"), a list is attached as Exhibit A. The
     rental charge of said equipment shall be included in the Base Rent under
     the Sublease. At the expiration of the Sublease term, Sublessor shall sell
     to Sublessee the Furniture & Equipment for a price of One Dollar ($1.00).
     If Sublessee defaults under the Sublease, or is in default at the
     expiration of the Sublease, the Furniture and Equipment shall remain the
     property of Sublessor and the sale is null and void unless the default is
     cured.

2.   TENANT IMPROVEMENTS. The Premises will be delivered "As-Is". Sublessor
     shall not be required to make tenant improvements to the Premises under the
     Sublease.

3.   NOTICES.

     A.   Landlord. To Landlord as follows:

     B.   Sublessor. To Sublessor as follows:

          Cognos Incorporated
          3755 Riverside Drive
          PO Box 9707, Stn T
          Ottawa, Ontario, Canada
          K1G4K9
          Attn: Director, Corporate Facilities

          With a copy to:
          Cognos Corporation
          15 Wayside Drive
          Burlington, MA 01803
          Attn: Corporate Counsel

     C.   Sublessee. To Sublessee as follows:

          Elron Software Inc.

4.   ELECTRICITY. Sublessee will be responsible for the cost of its electricity
     for lights and electric plugs.

5.   SIGNAGE. Sublessee will have the right to install its logo signage at the
     entrance to its space and to be identified in the appropriate building
     directories. All signage shall be subject to Master Lessor approval.

6.   REAL ESTATE TAXES. Sublessee will be responsible for its proportionate
     share of escalations in real estate taxes above fiscal year 2004.

7.   OPERATING EXPENSES. Sublessee will be responsible for its proportionate
     share of escalations in operating expenses above calender year 2003.

8.   SECURITY DEPOSIT. Sublessee shall deposit $32,265.75 to be held as
     security for the full performance of the Sublease by Sublessor. If, upon
     sublease expiration no default exists Sublessor shall return said deposit
     to Sublessee within thirty (30) days.

AGREED AND ACKNOWLEDGED:

Sublessor: /s/ KEVIN P. SHONE       Sublessee:  /s/ HENRY R. TUMBLIN
          ----------------------              ---------------------------

Dated:   7/16/03                    Dated:       7/16/03
      --------------------------          -------------------------------

<PAGE>
               (AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION LOGO)

                                STANDARD SUBLEASE
               (SHORT-FORM TO BE USED WITH POST 1995 AIREA LEASES)
(NOTE: DO NOT USE IF LESS THAN ENTIRE PREMISES ARE BEING SUBLET. FOR SITUATIONS
 WHERE THE PREMISES ARE TO BE OCCUPIED BY MORE THAN ONE TENANT OR SUBTENANT USE
                   THE "STANDARD SUBLEASE--MULTI-TENANT" FORM)


1. BASIC PROVISIONS ("BASIC PROVISIONS").

         1.1 PARTIES: This Sublease ("SUBLEASE"), dated for reference purposes
only June 24, 2003, is made by and between Cognos Corporation, a Delaware
Corporation ("SUBLESSOR") and Elron Software Inc. ("SUBLESSEE"), (collectively
the "PARTIES", or individually a "PARTY").

         1.2 PREMISES: That certain real property, including all improvements
therein, and commonly known by the street address of 67 South Bedford Street,
Burlington located in the County of _____________________, State of
Massachusetts and generally described as (describe briefly the nature of the
property) a portion of the 3rd floor consisting of 22,733 rentable square feet -
Exhibit A Area A&B ("PREMISES").

         1.3 TERM: approximately 1 years and 7.5 months commencing approximately
July 25, 2003 ("COMMENCEMENT DATE") and ending March 15, 2009 ("EXPIRATION
DATE").

         1.4 EARLY POSSESSION: N/A ("EARLY POSSESSION DATE").

         1.5 BASE RENT: $10,755.25 (net of electricity) per month ("BASE RENT"),
payable on the first (1st) day of each month commencing approximately 8/1/03.

[ ] If this box is checked, there are provisions in this Lease for the Base Rent
to be adjusted.

         1.6 BASE RENT AND OTHER MONIES PAID UPON EXECUTION:

                  (a) BASE RENT: $10,755.25 for the period 07/25/03-03/15/05.

                  (b) SECURITY DEPOSIT: $ Two (2) months $21,470.50 ("SECURITY
DEPOSIT").

                  (c) ASSOCIATION FEES: $__________________________________ for
the period ____________________________________.

                  (d) OTHER: $________________________ for  ____________________

                  (e) TOTAL DUE UPON EXECUTION OF THIS LEASE: $32,225.75 (2
months security deposit + 1 month rent.

         1.7 AGREED USE: General Office

         1.8 REAL ESTATE BROKERS:

                  (a) REPRESENTATION: The following real estate brokers ( the
"BROKERS") and brokerage relationships exist in this transaction (check
applicable boxes):

[X] Cushman & Wakefield represents Sublessor exclusively ("SUBLESSOR'S BROKER");
[X] Trammell Crow represents Sublessee exclusively ("SUBLESSEE'S BROKER"); or
[ ] ___________________ represents both Sublessor and Sublessee ("DUAL AGENCY").

                  (b) PAYMENT TO BROKERS: Upon execution and delivery of this
Sublease by both Parties, Sublessor shall pay to the Brokers the brokerage fee
agreed to in a separate written agreement (or if there is no such agreement, the
sum of ______________________ or ______________________% of the total Base Rent)
for the brokerage services rendered by the Brokers.

         1.9 GUARANTOR. The obligations of the Sublessee under this Sublease
shall be guaranteed by N/A ("Guarantor").

         1.10 ATTACHMENTS. Attached hereto are the following, all of which
constitute a part of this Sublease:

[X] an Addendum consisting of Paragraphs 1 through 7;
[X] a plot plan depicting the Premises;
[ ] a Work Letter;
[X] a copy of the Master Lease;
[X] other (specify): Furniture Inventory Attachment A

2. PREMISES.

         2.1 LETTING. Sublessor hereby subleases to Sublessee, and Sublessee
hereby subleases from Sublessor, the Premises, for the term, at the rental, and
upon all of the terms, covenants and conditions set forth in this Sublease.
Unless otherwise provided herein, any statement of size set forth in this
Sublease, or that may have been used in calculating Rent, is an approximation
which the Parties agree is

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<PAGE>
reasonable and any payments based thereon are not subject to revision whether or
not the actual size is more or less.

         2.2 CONDITION. Sublessor shall deliver the Premises to Sublessee broom
clean and free of debris on the Commencement date and warrants that the existing
electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air
conditioning systems ("HVAC") shall be in good operating condition on said date.

         2.3 COMPLIANCE. Sublessor warrants that any improvements, alterations
or utility installations made or installed by or on behalf of Sublessor to or on
the Premises comply with all applicable covenants or restrictions of record and
applicable building codes, regulations and ordinances ("APPLICABLE
REQUIREMENTS") in effect on the date that they were made or installed. Sublessor
makes no warranty as to the use to which Sublessee will put the Premises or to
modifications which may be required by the Americans with Disabilities Act or
any similar laws as a result of Sublessee's use. NOTE: SUBLESSEE IS RESPONSIBLE
FOR DETERMINING WHETHER OR NOT THE ZONING AND OTHER APPLICABLE REQUIREMENTS ARE
APPROPRIATE FOR SUBLESSEE'S INTENDED USE, AND ACKNOWLEDGES THAT PAST USES OF THE
PREMISES MAY NO LONGER BE ALLOWED. If the Premises do not comply with said
warranty, Sublessor shall, except as otherwise provided, promptly after receipt
of written notice from Sublessee setting forth with specificity the nature and
extent of such non-compliance, rectify the same.

         2.4 ACKNOWLEDGEMENTS. Sublessee acknowledges that: (a) it has been
advised by Sublessor and/or Brokers to satisfy itself with respect to the
condition of the Premises (including but not limited to the electrical, HVAC and
fire sprinkler systems, security, environmental aspects, and compliance with
Applicable Requirements and the Americans with Disabilities Act), and their
suitability for Sublessee's intended use, (b) Sublessee has made such
investigation as it deems necessary with reference to such matters and assumes
all responsibility therefor as the same relate to its occupancy of the Premises,
and (c) neither Sublessor, Sublessor's agents, nor Brokers have made any oral or
written representations or warranties with respect to said matters other than as
set forth in this Sublease. In addition, Sublessor acknowledges that: (i)
Brokers have made no representations, promises or warranties concerning
Sublessee's ability to honor the Sublease or suitability to occupy the Premises,
and (ii) it is Sublessor's sole responsibility to investigate the financial
capability and/or suitability of all proposed tenants.

         2.5 AMERICANS WITH DISABILITIES ACT. In the event that as a result of
Sublessee's use, or intended use, of the Premises the Americans with
Disabilities Act or any similar law requires modifications or the construction
or installation of improvements in or to the Premises, Building, Project and/or
Common Areas, the Parties agree that such modifications, construction or
improvements shall be made at: [ ] Sublessor's expense [ ] Sublessee's expense.

3.       POSSESSION.

         3.3 SUBLESSEE COMPLIANCE. Sublessor shall not be required to tender
possession of the Premises to Sublessee until Sublessee complies with its
obligation to provide evidence of insurance. Pending delivery of such evidence,
Sublessee shall be required to perform all of its obligations under this
Sublease from and after the Start Date, including the payment of Rent,
notwithstanding Sublessor's election to withhold possession pending receipt of
such evidence of insurance. Further, if Sublessee is required to perform any
other conditions prior to or concurrent with the Start Date, the Start Date
shall occur but Sublessor may elect to withhold possession until such conditions
are satisfied.

4.       RENT AND OTHER CHARGES.

         4.1 RENT DEFINED. All monetary obligations of Sublessee to Sublessor
under the terms of this Sublease (except for the Security Deposit) are deemed to
be rent ("RENT"). Rent shall be payable in lawful money of the United States to
Sublessor at the address stated herein or to such other persons or at such other
places as Sublessor may designate in writing.


6.       AGREED USE. The Premises shall be used and occupied only for General
         Office and for no other purpose.

7.       MASTER LEASE.

         7.1 Sublessor is the lessee of the Premises by virtue of a lease,
hereinafter the "MASTER LEASE", wherein Gateway Rosewood, Inc. is the lessor,
hereinafter the "MASTER LESSOR".

         7.2 This Sublease is and shall be at all times subject and subordinate
to the Master Lease.

         7.3 The terms, conditions and respective obligations of Sublessor and
Sublessee to each other under this Sublease shall be the terms and conditions of
the Master Lease except for those provisions of the Master Lease which are
directly contradicted by this Sublease in which event the terms of this Sublease
document shall control over the Master Lease. Therefore, for the purposes of
this Sublease, wherever in the Master Lease the word "Lessor" is used it shall
be deemed to mean the Sublessor herein and wherever in the Master Lease the word
"Lessee" is used it shall be deemed to mean the Sublessee herein.

         7.4 During the term of this Sublease and for all periods subsequent for
obligations which have arisen prior to the termination of this Sublease,
Sublessee does hereby expressly assume and agree to perform and comply with, for
the benefit of Sublessor and Master Lessor, each and every obligation of
Sublessor under the Master Lease except for the following paragraphs which are
excluded therefrom:

         7.5 The obligations that Sublessee has assumed under paragraph 7.4
hereof are hereunder referred to as the "Sublease's Assumed Obligations". The
obligations that sublessee has not assumed under paragraph 7.4 hereof are
hereinafter referred to as the

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<Table>
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(C)1997 - AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION            REVISED           FORM SBS-2-4/01E
</Table>
<PAGE>
"SUBLESSOR'S REMAINING OBLIGATIONS".

         7.6 Sublessee shall hold Sublessor free and harmless from all
liability, judgments, costs, damages, claims or demands, including reasonable
attorneys fees, arising out of Sublessee's failure to comply with or perform
Sublessee's Assumed Obligations.

         7.7 Sublessor agrees to maintain the Master Lease during the entire
term of this Sublease, subject, however, to any earlier termination of the
Master Lease without the fault of the Sublessor, and to comply with or perform
Sublessor's Remaining Obligations and to hold Sublessee free and harmless from
all liability, judgments, costs, damages, claims or demands arising out of
Sublessor's failure to comply with or perform Sublessor's Remaining Obligations.

         7.8 Sublessor represents to Sublessee that the Master Lease is in full
force and effect and that no default exists on the part of any Party to the
Master Lease.

8. ASSIGNMENT OF SUBLEASE AND DEFAULT.

         8.4 No changes or modifications shall be made to this Sublease without
the consent of Master Lessor.

9. CONSENT OF MASTER LESSOR.

         9.1 In the event that the Master Lease requires that Sublessor obtain
the consent of Master Lessor to any subletting by Sublessor then, this Sublease
shall not be effective unless, within 20 days of the date hereof, Master Lessor
signs this Sublease thereby giving its consent to this Subletting.

         9.3 In the event that Master Lessor does give such consent then:

                  (a) Such consent shall not release Sublessor of its
obligations or alter the primary liability of Sublessor to pay the Rent and
perform and comply with all of the obligations of Sublessor to be performed
under the Master Lease.

                  (b) The acceptance of Rent by Master Lessor from Sublessee or
any one else liable under the Master Lease shall not be deemed a waiver by
Master Lessor of any provisions of the Master Lease.

                  (c) The consent to this Sublease shall not constitute a
consent to any subsequent subletting or assignment.

                  (d) In the event of any Default of Sublessor under the Master
Lease, Master Lessor may proceed directly against Sublessor, any guarantors or
any one else liable under the Master Lease or this Sublease without first
exhausting Master Lessor's remedies against any other person or entity liable
thereon to Master Lessor.

                  (e) Master Lessor may consent to subsequent sublettings and
assignments of the Master Lease or this Sublease or any amendments or
modifications thereto without notifying Sublessor or any one else liable under
the Master Lease and without obtaining their consent and such action shall not
relieve such persons from liability.

                  (f) In the event that Sublessor shall Default in its
obligations under the Master Lease, then Master Lessor, at its option and
without being obligated to do so, may require Sublessee to attorn to Master
Lessor in which event Master Lessor shall undertake the obligations of Sublessor
under this Sublease from the time of the exercise of said option to termination
of this Sublease but Master Lessor shall not be liable for any prepaid Rent nor
any Security Deposit paid by Sublessee, nor shall Master Lessor be liable for
any other Defaults of the Sublessor under the Sublease.

                  (g) Unless directly contradicted by other provisions of this
Sublease, the consent of Master Lessor to this Sublease shall not constitute an
agreement to allow Sublessee to exercise any options which may have been granted
to Sublessor in the Master Lease (see Paragraph 39.2 of the Master Lease).

         9.4 The signatures of the Master Lessor and any Guarantors of Sublessor
at the end of this document shall constitute their consent to the terms of this
Sublease.

         9.5 Master Lessor acknowledges that, to the best of Master Lessor's
knowledge, no Default presently exists under the Master Lease of obligations to
be performed by Sublessor and that the Master Lease is in full force and effect.

         9.6 In the event that Sublessor Defaults under its obligations to be
performed under the Master Lease by Sublessor, Master Lessor agrees to deliver
to Sublessee a copy of any such notice of default. Sublessee shall have the
right to cure any Default of Sublessor described in any notice of default within
ten days after service of such notice of default on Sublessee. If such Default
is cured by Sublessee then Sublessee shall have the right of reimbursement and
offset from and against Sublessor.

10. ADDITIONAL BROKERS COMMISSIONS.

11. REPRESENTATIONS AND INDEMNITIES OF BROKER RELATIONSHIPS. The Parties each
represent and warrant to the other that it has had no dealings with any person,
firm, broker or finder (other than the Brokers, if any) in connection with this
Sublease, and that no one other than said named Brokers is entitled to any
commission or finder's fee in connection herewith. Sublessee and Sublessor do
each hereby agree to indemnify, protect, defend and hold the other harmless from
and against liability for compensation or charges which may be claimed by any
such unnamed broker, finder or other similar party by reason of any dealings or
actions of the indemnifying Party, including any costs, expenses, attorneys'
fees reasonably incurred with respect thereto.


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<PAGE>
  any costs, expenses, attorneys' fees reasonably incurred with respect thereto.

  12. ATTORNEY'S FEES. If any Party or Broker brings an action or proceeding
  involving the Premises whether founded in tort, contract or equity, or to
  declare rights hereunder, the Prevailing Party (as hereafter defined) in any
  such proceeding, action, or appeal thereon, shall be entitled to reasonable
  attorneys' fees. Such fees may be awarded in the same suit or recovered in a
  separate suit, whether or not such action or proceeding is pursued to decision
  or judgment. The term, "Prevailing Party" shall include, without limitation, a
  Party or Broker who substantially obtains or defeats the relief sought, as the
  case may be, whether by compromise, settlement, judgment, or the abandonment
  by the other Party or Broker of its claim or defense. The attorneys' fees
  award shall not be computed in accordance with any court fee schedule, but
  shall be such as to fully reimburse all attorneys' fees reasonably incurred.
  In addition, Sublessor shall be entitled to attorneys' fees, costs and
  expenses incurred in the preparation and service of notices of Default and
  consultations in connection therewith, whether or not a legal action is
  subsequently commenced in connection with such Default or resulting Breach
  ($200 is a reasonable minimum per occurrence for such services and
  consultation).

  13. NO PRIOR OR OTHER AGREEMENTS; BROKER DISCLAIMER. This Sublease contains
  all agreements between the Parties with respect to any matter mentioned
  herein, and no other prior or contemporaneous agreement or understanding shall
  be effective. Sublessor and Sublessee each represents and warrants to the
  Brokers that it has made, and is relying solely upon, its own investigation as
  to the nature, quality, character and financial responsibility of the other
  Party to this Sublease and as to the use, nature, quality and character of the
  Premises. Brokers have no responsibility with respect thereto or with respect
  to any default or breach hereof by either Party. The liability (including
  court costs and attorneys' fees), of any Broker with respect to negotiation,
  execution, delivery or performance by either Sublessor or Sublessee under this
  Sublease or any amendment or modification hereto shall be limited to an amount
  up to the fee received by such Broker pursuant to this Sublease; provided,
  however, that the foregoing limitation on each Broker's liability shall not be
  applicable to any gross negligence or willful misconduct of such Broker.


  ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
  INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY REAL ESTATE BROKER AS TO THE
  LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS SUBLEASE OR THE
  TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

  1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS
  SUBLEASE.

  2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF
  THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE
  POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE
  STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE
  SUITABILITY OF THE PREMISES FOR SUBLESSEE'S INTENDED USE.

  WARNING: IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA,
  CERTAIN PROVISIONS OF THE SUBLEASE MAY NEED TO BE REVISED TO COMPLY WITH LAWS
  OF THE STATE IN WHICH THE PROPERTY IS LOCATED



Executed at: COGNOS CORPORATION        Executed at: ELRON SOFTWARE, INC.
            ------------------------               ------------------------
on: 7/16/03                            on: 7/16/03
   ---------------------------------      ---------------------------------

By Sublessor: COGNOS CORPORATION       By Sublessee: BURLINGTON, MA.
             -----------------------                -----------------------

------------------------------------   ------------------------------------


By: /s/ KEVIN P. SHONE                 By: /s/ HENRY K. TUMBLIN
   ---------------------------------      ---------------------------------
Name Printed: Kevin P. Shone           Name Printed: Henry K. Tumblin
             -----------------------                -----------------------
Title: Sr. Corporate Counsel/Secretary Title: Co-General Manager
      ------------------------------         ------------------------------


By:                                    By:
   ---------------------------------      ---------------------------------
Name Printed:                          Name Printed:
             -----------------------                -----------------------
Title:                                 Title:
      ------------------------------         ------------------------------
Address:                               Address:
        ----------------------------           ----------------------------

------------------------------------   ------------------------------------
Telephone/Facsimile:                   Telephone/Facsimile:
                    ----------------                       ----------------
Federal ID No.                         Federal ID No.
              ----------------------                 ----------------------



BROKER:                                BROKER:

------------------------------------   ------------------------------------

------------------------------------   ------------------------------------
Attn:                                  Attn:
     -------------------------------        -------------------------------
Title:                                 Title:
      ------------------------------         ------------------------------
Address:                               Address:
        ----------------------------           ----------------------------

------------------------------------   ------------------------------------
Telephone/Facsimile:                   Telephone/Facsimile:
                    ----------------                       ----------------
Federal ID No.                         Federal ID No.
              ----------------------                 ----------------------


Consent to the above Sublease is hereby given.

Executed at:                           Executed at:
            ------------------------               ------------------------
on:                                    on:
   ---------------------------------      ---------------------------------


By Master Lessor:                      By Guarantor(s):

------------------------------------








                                                                     (Illegible)
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INITIALS                                                              INITIALS

                                   PAGE 4 OF 5

(C)1997 - AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION   REVISED FORM SBS-2-4/01E



<PAGE>



                                       By:
------------------------------------      ---------------------------------
                                       Name Printed:
                                                    -----------------------
By:                                    Address:
   ---------------------------------           ----------------------------
Name Printed:
             -----------------------   ------------------------------------
Title:
      ------------------------------



                                       By:
                                          ---------------------------------
By:                                    Name Printed:
   ---------------------------------                -----------------------
Name Printed:                          Address:
             -----------------------           ----------------------------
Title:
      ------------------------------   ------------------------------------
Address:
        ----------------------------

------------------------------------
Telephone/Facsimile:
                    ----------------
Federal ID No.
              ----------------------



NOTE: THESE FORMS ARE OFTEN MODIFIED TO MEET CHANGING REQUIREMENTS OF LAW AND
NEEDS OF THE INDUSTRY. ALWAYS WRITE OR CALL TO MAKE SURE YOU ARE UTILIZING THE
MOST CURRENT FORM: AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION, 700 SO. FLOWER
ST., SUITE 600, LOS ANGELES, CA 90017. (213) 687-8777.

(C)COPYRIGHT 1997 BY AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION. ALL RIGHTS
RESERVED. NO PART OF THESE WORKS MAY BE REPRODUCED IN ANY FORM WITHOUT
PERMISSION IN WRITING.














                                                                     [ILLEGIBLE]
--------                                                             -----------

--------                                                                --------
INITIALS                                                                INITIALS

(C)1997 - AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION           FORM SBS-2-4/01E

                                  PAGE 5 OF 5
                                    REVISED