<PAGE>

                                                                    Exhibit 10.1

                                 LEASE AGREEMENT
                                 ---------------


            LANDLORD:         New Boston Batterymarch Limited Partnership

            TENANT:           Network Engines, Inc.

            PREMISES:         15 Dan Road
                              Canton, Massachusetts


                           SUBMISSION NOT AN OPTION
                           ------------------------

THE SUBMISSION OF THIS LEASE FOR EXAMINATION AND NEGOTIATION DOES NOT CONSTITUTE
AN OFFER TO LEASE, A RESERVATION OF, OR OPTION FOR THE PREMISES AND SHALL VEST
NO RIGHT IN ANY PARTY. TENANT OR ANYONE CLAIMING UNDER OR THROUGH TENANT SHALL
HAVE THE RIGHTS TO THE PREMISES AS SET FORTH HEREIN AND THIS LEASE BECOMES
EFFECTIVE AS A LEASE ONLY UPON EXECUTION, ACKNOWLEDGMENT AND DELIVERY THEREOF BY
LANDLORD AND TENANT TO EACH OTHER, REGARDLESS OF ANY WRITTEN OR VERBAL
REPRESENTATION OF ANY AGENT, MANAGER OR EMPLOYEE OF LANDLORD TO THE CONTRARY.

                               FROM THE OFFICE OF:

                        Rappaport, Aserkoff and Rappaport
                              One Longfellow Place
                                   Suite 3611
                                Boston, MA 02114
<PAGE>

                                      LEASE

                   New Boston Batterymarch Limited Partnership
                                  ("Landlord")
                                       TO

                              Network Engines, Inc.
                                   ("Tenant")

                                Table of Contents
                                -----------------

SECTION I. PREMISES..........................................................1

SECTION II. USE..............................................................1

SECTION III. TERM............................................................2

SECTION IV. RENT.............................................................2

SECTION V. CONSTRUCTION AND PREPARATION OF THE PREMISES......................3

SECTION VI. BUILDING AND EQUIPMENT...........................................6

SECTION VII. FLOOR LOAD, HEAVY MACHINERY.....................................7

SECTION VIII. SERVICES.......................................................7

SECTION IX. UTILITIES........................................................7

SECTION X. RENTABLE AREA.....................................................8

SECTION XI. ADDITIONAL RENT..................................................8

SECTION XII. REMOVAL OF GOODS AND TENANT'S REPAIRS..........................12

SECTION XIII. SALES TAX.....................................................12

SECTION XIV. IMPROVEMENTS AND ALTERATIONS...................................13

SECTION XV. INSPECTION......................................................13

SECTION XVI. CASUALTY.......................................................13

SECTION XVII. EMINENT DOMAIN................................................15

SECTION XVIII. INDEMNIFICATION..............................................16

SECTION XIX. PROPERTY OF TENANT.............................................16

SECTION XX. INJURY AND DAMAGE...............................................17

SECTION XXI. ASSIGNMENT, MORTGAGING AND SUBLETTING..........................17

SECTION XXII. SIGNS, BLINDS AND DRAPERIES...................................18

SECTION XXIII. COMPLIANCE WITH INSURANCE....................................19

SECTION XXIV. INFLAMMABLES, ODORS...........................................19

SECTION XXV. DEFAULT........................................................19

SECTION XXVI. SUBORDINATION.................................................21

SECTION XXVII. NOTICES......................................................21

SECTION XXVIII. RULES AND REGULATIONS.......................................22

SECTION XXIX. QUIET ENJOYMENT...............................................22


                                      ii
<PAGE>

SECTION XXX. BINDING AGREEMENT..............................................22

SECTION XXXI. PARTNERSHIP...................................................22

SECTION XXXII. SEISIN.......................................................22

SECTION XXXIII. INSURANCE...................................................23

SECTION XXXIV. SUBROGATION, INSURANCE PREMIUMS..............................23

SECTION XXXV. SHORING.......................................................24

SECTION XXXVI. REZONING.....................................................24

SECTION XXXVII. SEPARABILITY................................................24

SECTION XXXVIII. WAIVER OF TRIAL BY JURY....................................24

SECTION XXXIX. NO WAIVER....................................................24

SECTION XL. HOLDING OVER....................................................24

SECTION XLI. TEMPORARY SPACE................................................25

SECTION XLII. CAPTIONS, PLURAL, GENDER......................................25

SECTION XLIII. BROKERAGE....................................................25

SECTION XLIV. HAZARDOUS WASTE...............................................26

SECTION XLV. SECURITY DEPOSIT...............................................27

SECTION XLVI. LANDLORD'S RIGHT TO PERFORM FOR TENANT........................27

SECTION XLVII. GOVERNING LAW................................................27

SECTION XLVIII. RIGHT OF FIRST OFFER........................................27

SECTION XLIX. MULTIPLE COUNTERPARTS.........................................28

SECTION XLX. RENEWAL OPTION.................................................28


                                      iii
<PAGE>

      THIS LEASE (the "Lease") made and entered into this 19th day of October,
1999 by and between NEW BOSTON BATTERYMARCH LIMITED PARTNERSHIP, a Delaware
Limited Partnership, having a business address at One Longfellow Place, Suite
3612, Boston, Massachusetts 02114 (hereinafter called "Landlord") and NETWORK
ENGINES, INC. (hereinafter called "Tenant").

      SECTION I. PREMISES. Landlord leases to Tenant, and Tenant hereby hires
      ---------  --------
and takes from Landlord the following described premises subject to the
mortgages as hereinafter provided.

      The "Premises" are that portion of a building in the Town of Canton,
Commonwealth of Massachusetts, having a mailing address of 15 Dan Road, Canton,
Massachusetts (hereinafter called the "Building") substantially as shown
cross-hatched or outlined in, Exhibit A, (the "Lease Plan") hereto attached and
                              ---------
made a part hereof, consisting of approximately 51,935 square feet of net
rentable area (the "Net Rentable Area") in the Building as shown on Exhibit A.
                                                                    ---------
The Building, which consists of approximately 142,073 square feet of net
rentable area and the adjacent building known as 45 Dan Road, which consists of
approximately 132,697 square feet of net rentable area, and the parcel of land
(as described in Exhibit A-1.) on which both are located are hereinafter
                 ------------
referred to as the "Property".

      Landlord reserves and excepts all rights of ownership and use in all
respects outside the Premises, including, without limitation, the Building and
all other structures and improvements and plazas, parking areas, and common
areas on the Property, except that at all times during the term of this Lease,
Tenant shall have a reasonable means of access from the street to the Premises
and shall have the parking rights set forth herein. Without limitation of the
foregoing reservation of rights by Landlord, it is understood that with regard
to the Building, Landlord in its sole discretion shall have the right to change,
relocate and eliminate facilities therein, to permit the use of or lease of all
or part thereof for exhibition and displays, to sell, lease or dedicate all or
part thereof to public use; and further that Landlord shall have the right to
make changes in, additions to and eliminations from the Building, and other
structures and improvements on the Property, the Premises excepted provided, in
each case, that there is no unreasonable interference with Tenant's use and
enjoyment of the Premises.

      SECTION II. USE. Tenant shall have the right to use, in common with others
      ----------  ---
so entitled, all Common Areas associated with the Building and located in the
Building or on the Property including all hallways, elevators, loading docks,
freight elevators, access ways, walkways, nonexclusive parking areas, courtyards
and landscaped areas. Landlord reserves the right, in its sole and unfettered
discretion, to limit, relocate, or diminish the nonexclusive parking areas,
provided the Landlord shall maintain a minimum parking ratio of four spaces per
1000 square feet of net rentable area at all times on the Property, and Tenant
shall be entitled to the use of the same. Tenant shall use the Premises for
general office use, fight assembly and product testing and other reasonable uses
incidental and related thereto, provided that Tenant shall not use, permit nor
suffer anything to be done or anything to he brought into or kept in the
Premises or on the Property which in Landlord's reasonable judgment occasions
discomfort or annoyance


<PAGE>

to any other tenants or occupants of the Building and parking area or which may
tend to impair the reputation or appearance of the Building or the Property or
tend to interfere with the proper and economic operation of the Building,
parking area or the Property by Landlord, or which shall violate the Certificate
of Occupancy for the Building or any law or regulation of any governmental body.
If, due to Tenant's specific use of the Premises, improvements or alterations to
the Premises or the Building are necessary to comply with any requirements
imposed by law, Tenant shall pay the entire cost of improvements or alterations.
Landlord hereby states, that to the best of its knowledge, and without any
representation or warranty that, on the Commencement Date (as hereinafter
defined), the Building and the Property will comply with all laws, codes and
ordinances then in effect.

      SECTION III. TERM. The term of this Lease shall be a period of five (5)
      -----------  ----
years, commencing on the later to occur of February 1, 2000 or substantial
completion of Landlord's Work (hereinafter defined) (such later date being
hereinafter referred to as "Commencement Date") and terminating at 11:59 p.m.
the day immediately preceding the fifth (5th) anniversary of the Commencement
Date (unless the Commencement Date is other than the first day of a calendar
month, in which case this Lease shall terminate on the last day of the calendar
month in which the fifth (5th) anniversary of the Commencement Date occurs)
(hereinafter referred to as "Termination Date"). The term "Lease Year" shall
mean the twelve (12) month period commencing upon the Commencement Date, (or, if
the Commencement Date occurs on other than the first day of a calendar month,
commencing on the first day of the first calendar month occurring after the
Commencement Date, with the first Lease Year in such case also to include the
period between the Commencement Date and the beginning of the following month),
and each successive twelve (12) month period during the term hereof. In the
event that the Commencement Date herein is not a date certain, at the request of
either party at any time following initial occupancy of the Premises by Tenant,
Landlord and Tenant shall execute a written memorandum reflecting the date of
initial occupancy and confirming the Commencement Date.

      The Landlord's Work shall be deemed substantially complete upon the
earlier to occur of (i) taking of possession of the Premises by Tenant and the
operation of its business therein or (ii) upon the issuance of a certificate of
substantial completion by Landlord's architect, and to the extent applicable, a
temporary or permanent certificate of occupancy from the appropriate department,
notwithstanding that minor or insubstantial details of construction, mechanical
adjustment or decoration which do not materially interfere with Tenant's ability
to conduct business in the Premises remain to be performed.

      SECTION IV. RENT. Tenant shall pay "Rent" at the annual rate of $10.75
      ----------  ----
Dollars ($10.75) per square foot for Lease Years One through Three, and $11.85
per Net Rentable Area for Lease Years Four and Five, for the Net Rentable Area
of the Premises as set forth in Section I of this Lease.

      The Rent shall be paid in equal installments of one-twelfth (1/12) of the
annual Rent in advance of the first day of each calendar month.


                                     - 2 -
<PAGE>

      Tenant shall pay a proportionate part of such monthly installment for any
fraction of a calendar month at the beginning or end of the Lease term.

      In the event that the Rent is not paid within ten (10) days after the due
date, Landlord shall assess and Tenant shall pay a late charge in an amount
equal to interest at the rate of prime rate plus two percent (2%) on the unpaid
balance from the date said Rent became due. All other charges which Tenant is
required to pay hereunder, together with all interest and penalties that may
accrue thereon, shall be deemed to be "Additional Rent" and in the event of
non-payment thereof by Tenant, Landlord shall have all the rights and remedies
with respect thereto as would accrue to Landlord for non-payment of Rent. Tenant
shall pay the Rent and Additional Rent without demand or notice and without
deduction, abatement, counterclaim, or set-off, except as expressly set forth
herein to the Landlord in care of New Boston Management Services, Inc., Agent
for New Boston Batterymarch Limited Partnership, One Longfellow Place, Suite
3612, Boston, Massachusetts 02114-2434, or at such other place as designated
from time to time by Landlord in writing.

      SECTION V. CONSTRUCTION AND PREPARATION OF THE PREMISES.
      ---------  --------------------------------------------

      (A) Landlord's Work.
          ---------------

            (1) Landlord shall install a separate entrance to the Premises from
the parking area and new restrooms as required by code in the Premises for
Tenant's exclusive use at Landlord's sole cost and expense, in accordance with
plans and specification approved by Tenant, such approval shall not be
unreasonably withheld or delayed. In addition, Landlord shall do the work
described on Exhibit B attached hereto in accordance with final plans and
             ---------
specifications, to be prepared by Tenant's Architect and reviewed and approved
by Landlord, which approval shall not be unreasonably withheld or delayed
(hereinafter referred to as "Build-Out Drawings"). The Build-Out Drawings shall
be prepared in accordance with the requirements of Tenant's space and shall be
reviewed by or on behalf of Landlord within ten (10) days of completion of said
Build-Out Drawings. Any disapproval by Landlord of the Build-Out Drawings shall
be accompanied by a reasonably specific statement of reasons therefor. Tenant
shall cause the Build-Out Drawings to be revised in a manner reasonably
sufficient to remedy Landlord's objections and/or respond to Landlord's concerns
and for such revised plans to be redelivered to Landlord, and Landlord shall
either approve or disapprove the revised Build-Out Drawings within ten (10) days
following the date of submission thereof. The process of submission, review and
revision (if requested by Landlord) shall continue until such time as Landlord
has approved the Build-Out Drawings. Landlord shall perform the work shown on
the Build-Out Drawings (hereinafter referred to as "Landlord's Work") in a good
and workmanlike manner, in accordance with all laws, rules, regulations and
ordinances applicable thereto, and pursuant to a Town of Canton Building Permit.
Landlord's Work shall be done by Landlord's choice of contractors such choice to
be subject to the approval of Tenant, which approval shall not be unreasonably
withheld or delayed, (hereinafter referred to as "General Contractor") pursuant
to a Stipulated Sum AIA Document A101 Standard Form of Agreement Between Owner
and Contractor. Tenant shall have no authority to make changes to the Build-Out
Drawings after approval of the same by Landlord and


                                     - 3 -
<PAGE>

Tenant, whether by change order or otherwise, absent Landlord's prior written
consent, which consent shall not be unreasonably withheld or delayed
(hereinafter referred to as "Tenant Change Orders"). Such approval, if given,
shall be conditioned upon Tenant agreeing only if: (a) any increased costs
incurred as a result of any such Change Orders shall be included within the
"Excess TI" (as hereinafter defined), and (b) Tenant agrees that if such changes
shall cause a delay in achieving substantial completion, Tenant's obligation to
pay Rent and Additional Rent shall commence as if such Change Orders had not
been agreed to by Landlord, and substantial completion had not been so delayed.

            (2) Prior to the commencement of Landlord's Work, Landlord shall
provide Tenant with the General Contractor's firm quote for the cost of
performing Landlord's Work. Tenant shall either approve said quote or shall be
deemed to have approved said quote if it fails to notify Landlord of its
disapproval in writing within ten (10) days of receipt of said quote. If
approved or deemed approved, Landlord shall enter into a Stipulated Sum AIA
Document A101 Standard Form of Agreement between Owner and Contractor in the
contract amount of said firm quote. Landlord warrants that the cost of
performing the scope of Landlord's Work as shown on the Build-Out Drawings shall
not exceed the General Contractor's firm quote, subject, however, to cost
increases due to Change Orders for work required by public authorities having
jurisdiction in order to permit the issuance of a Town of Canton Building Permit
or Certificate of Occupancy. Landlord shall provide an allowance of up to
$415,480.00 (hereinafter referred to as the "TI Contribution") towards the
actual costs of performing Landlord's Work (hereinafter referred to as the "TI
Contribution"). The costs of performing Landlord's Work in excess of the TI
Contribution shall be borne by Tenant (hereinafter referred to as the "Excess
TI."). Tenant shall reimburse the Excess TI, if any, to Landlord in two
installments, fifty percent (50%) of which shall be paid prior to commencement
of that portion of Landlord's Work which exceeds the TI Contribution (and five
(5) business days after written demand therefor), and fifty percent (50%) of
which shall be paid upon substantial completion of Landlord's Work and shall
reflect a reconciliation of the actual Excess TI amount. In that Landlord will
not commence Landlord's Work until such time as it receives payment from Tenant
for the first Excess TI Installment, for each day which elapses after the date
on which such payment is due, Tenant shall pay to Landlord a penalty equal to
one days' worth of Rent.

            (3) The Landlord's Work shall be deemed substantially complete upon
the issuance of certificate of substantial completion by Landlord's architect,
and to the extent applicable, the issuance of a temporary or permanent
certificate of occupancy from the appropriate department, notwithstanding that
minor or insubstantial details of construction, mechanical adjustment or
decoration which do not materially interfere with Tenant's ability to conduct
business in the Premise remain to be performed.

            (4) The taking of possession of the Premises by Tenant shall be
conclusive evidence of the acceptance of the Premises by Tenant and that the
Premises are in good and satisfactory condition, in accordance with Landlord's
obligations hereunder, subject to (i) latent defects, and (ii) any "punchlist
items" identified by Tenant to Landlord within ten (10) business days of


                                     - 4 -
<PAGE>

Tenant's taking of possession. Landlord shall complete or repair or cause to be
completed or repaired all of the foregoing matters at no cost or expense to
Tenant promptly following Landlord's receipt of notice of the need for such
completion or repair.

      (b) Tenant's Work. Tenant shall do the work, if any, shown on Exhibit B,
          -------------                                             ---------
("Tenant's Work") as the work on the part of the Tenant, in a good and
workmanlike manner in accordance with "Plans and Specifications" which have
Landlord's written approval, not to be unreasonably withheld or delayed, prior
to the commencement of Tenant's Work. Tenant shall furnish and install any and
all necessary trade fixtures, equipment and other items necessary for the proper
conduct of Tenant's business. "Plans and Specifications", as used in this
Section V(b) and in Section XIV shall mean documents and drawings sufficient for
contract bidding and work completion. All of the foregoing work and all work
Tenant may undertake pursuant to Section XIV of this lease shall be done in
accordance with all laws, rules, regulations and ordinances applicable thereto,
including, if necessary, compliance with the Americans With Disabilities Act,
and the acquisition by Tenant of a Town of Canton Building Permit. In no event
shall Landlord be required to provide or install any trade fixtures or
equipment.

      Tenant agrees to employ for any work it may do pursuant to Sections V (b)
and XIV of this Lease one or more responsible contractors whose labor will work
in harmony with other labor working in and on the Building and Property and with
suppliers of materials for use in construction in and on the Building and
Property, and especially Tenant agrees that it will not do or permit to be done
anything which would cause any labor difficulty in connection with any
construction in and on the Building and Property.

      Tenant shall require all such contractors employed by Tenant to carry
Worker's Compensation Insurance in accordance with statutory requirements and to
carry Commercial General Liability Insurance and Automobile Liability Insurance
covering such contractors in or about the Premises, Building or Property in
amounts not less than One Million ($1,000,000) Dollars combined single limits
for property damage, for injury or death of more than one person in a single
accident and to submit certificates of insurance evidencing such coverage to
Landlord prior to commencement of such work. Tenant agrees to indemnify and hold
harmless Landlord from all claims, actions, demands and causes of actions
occasioned by Tenant's contractors being on or about the Premises or the
Building or the Property of which the same form a part and from Tenant's
contractors performing work in the Premises.

      All contractors, subcontractors, mechanics, laborers, materialmen, and
others who perform any work, labor or services, or furnish any materials, or
otherwise participate in the labor or services, or furnish any materials, or
otherwise participate in the improvement of the Premises shall be and are hereby
given notice that Tenant is not authorized to subject Landlord's interest in the
Premises, Building or Property to any claim for mechanics', laborers' and
materialmen's liens, and all persons dealing directly or indirectly with Tenant
may not look to the Premises, Building or Property as security for payment.
Tenant shall save Landlord harmless from and against all expenses, liens, claims
or damages to either property or person which may or might arise by reason of
the making of any such additions, improvements, alterations and/or
installations.


                                     - 5 -
<PAGE>

      SECTION VI. BUILDING AND EQUIPMENT.
      ----------  ----------------------

      (a) Landlord's Obligations. Landlord shall keep in good and operable
condition and repair, consistent with other buildings of similar quality and
age, the structure and exterior of the Building, HVAC and life safety systems,
the water and sewer connection to a single point in the Premises, the electrical
service to a single distribution point serving the Premises, and the gas service
to a single distribution point serving the Premises (except for such equipment
and service lines installed by Tenant and except as otherwise provided in this
Lease), and the exterior parking area serving the Building. The Landlord shall
keep the sidewalks, stairways, and all other means of ingress and egress for the
Premises and all public portions of the Building in good and operable repair and
in a reasonably clean and safe condition. Landlord reserves the right to
interrupt, curtail, stop and suspend the furnishing of any services and
operation of the plumbing and electrical, heating and air conditioning systems
when necessary by reason of accident or emergency or for repairs, alterations,
replacements or improvements, which may become necessary or when it cannot
secure supplies or labor or by reason of any other cause beyond its control,
without liability or any abatement of Rent or Additional Rent being due thereby.
Landlord shall use diligent efforts to minimize the disruption of Tenant's
business and, where possible, Landlord shall perform repairs after normal
business hours.

      Notwithstanding the foregoing, if as a result of:

            1. Landlord's negligence, misconduct or intentional actions, or
failure to fulfill any covenant or provision of this Lease on its part to be
performed (unless such failure is caused in whole or substantially in part by
the action or inaction of Tenant) which negligence, misconduct, intentional
actions, or failure affects the life safety, mechanical, electrical and/or
plumbing systems of the Building ("Essential Services"); or

            2. the United States Environmental Protection Agency, or any other
federal, state or municipal governmental agency, officially declaring the
Building or the Premises untenantable (unless such condition is caused in whole
or in part by the action or inaction of Tenant), the conduct of Tenant's
business is materially and adversely interfered with ("Material Failure to
Provide Services"), or for any other reason causing a material failure to
provide services for a period of thirty (30) days, then Tenant shall have the
right hereinafter set forth. During such period of Material Failure to Provide
Services, Landlord will, if reasonably practical, arrange for the provision of
Essential Services on an interim basis via temporary measures until final
corrective measures can be accomplished. In the event a Material Failure to
Provide Services is not remedied by Landlord within five (5) consecutive
business days after written notice thereof from a corporate officer of Tenant,
then Tenant shall have the right to abate the Rent and Additional Rent due or
becoming due under this Lease until said Material Failure to Provide Services is
remedied by Landlord, but only to the extent that the foregoing conditions
materially and adversely interfere with Tenant's business in the Premises. Said
rent abatement shall be taken as a credit in four (4) equal installments against
Tenant's rental obligations for the next four (4) successive calendar months
hereunder.


                                     - 6 -
<PAGE>

      (b) Tenant's Obligations. Tenant will maintain the Premises including all
          --------------------
mechanical and electrical and plumbing systems within the Premises;; all
partitions, walls (other than the structure of load bearing walls), doors,
loading docks and windows of the Premises; and all other portions thereof in the
condition each of the same were in at the time of the delivery thereof to
Tenant, but in all events in good and tenantable working order, condition and
repair and will repair and replace the same when necessary so as to comply with
the foregoing, except only for reasonable wear and tear and damage by casualty
for which and to the extent Landlord is required to purchase casualty insurance
as provided in this Lease.

      SECTION VII. FLOOR LOAD, HEAVY MACHINERY. Tenant shall not place a load
      -----------  ---------------------------
upon any floor of the Premises exceeding the floor load per square foot area
which floor was designed to carry and which is allowed by law. Landlord reserves
the right to prescribe the position of all file cabinets, business machinery and
mechanical equipment (including safes) which Tenant may place in the Premises.
Business machines and mechanical equipment shall be placed and maintained by
Tenant at Tenant's expense in settings sufficient to prevent transmission of
noise and vibration to any other part of the Building in which the Premises are
located. Any moving of any machinery and/or equipment into, out of, or within
the Premises shall be done only with the prior written consent of Landlord in
each instance, which consent shall not be unreasonably withheld or delayed, and
shall be at the sole risk and hazard of Tenant and Tenant will indemnify and
save Landlord harmless against and from any liability, loss, injury, claim or
suit resulting directly or indirectly from such moving. In the event riggers
shall be required to accomplish such moving, only persons holding a Master
Rigger's License shall perform the work. Tenant shall not in any way break, cut
into, or damage the exterior perimeter walls or insulating panels of the
Building in installing, ventilating or exhausting its equipment or in any other
manner.

      SECTION VIII. SERVICES. Landlord shall provide:
      ------------  --------

      (a) Electricity for normal lighting of the outside of the Building and
parking lot areas.

      (b) Electric service to one distribution point serving only the Premises,

      (c) Gas service to roof mounted heating and air conditioning units serving
only the Premises.

      (d) Water and sewer to the Premises.

      (e) Such other services as are currently available to the Premises and
Building (in the capacities now available), including but not limited to
landscaping, snow removal and common area maintenance and cleaning (including
the health club and cafeteria).

      SECTION IX. UTILITIES. Tenant shall pay for all gas, electricity and
      ----------  ---------
telephone services furnished to the Premises by Landlord or any other supplier,
exclusive of gas and electricity for HVAC service to the Premises. Electricity
and gas shall be separately metered to Tenant and shall be billed directly to
Tenant by the appropriate public utility company or, if same are not so
separately metered, same shall be billed to Landlord and Landlord, in turn,
shall invoice Tenant for its portion thereof based on "check meters" to be
installed by Landlord at its cost (provided that the rates charged by Landlord
may not exceed Landlord's actual cost or the rate that would be charged to
Tenant if Tenant were a direct customer of the public utility provider).


                                     - 7 -
<PAGE>

The listing of any utility service in the previous sentence shall not constitute
a representation that such utility service is available to the Premises, except
that Landlord represents and warrants to Tenant that the Premises will be
serviced by the existing BellAtlantic underground telecommunications service.

      SECTION X. RENTABLE AREA. The Net Rentable Area shall be the area stated
      ---------  -------------
in Exhibit A and Section I of this Lease.
   ---------

      SECTION XI. ADDITIONAL RENT. In addition to the Rent set forth in Section
      ----------  ---------------
IV of this Lease, Tenant shall pay Landlord as Additional Rent its proportionate
share of the Taxes and the Operating Costs as set forth in this Section XI. For
the purposes of this Section XI, the following words and terms shall have the
following meaning:

      (a) "Tenant's Building Proportionate Share" of the total Taxes and
Operating Costs shall be the percentage based on the ratio of (a) the Rentable
Area of the Premises to (b) the Rentable Area of the Building. As of the
Commencement Date, Tenant's Building Proportionate Share of Taxes and Operating
Costs shall allocable solely to the Building shall be thirty-six and fifty-six
one hundredths percent (36.56%). Taxes and Operating Costs allocable to the
Building shall include, without limitation, real estate taxes, common electric,
lobby and common area fees, trash and management fees (not to exceed market
rates) for the Building. All allocations for Taxes and Operating Costs as
between the Building and the Property shall be done on a fair and equitable
basis and are subject to change.

      (b) "Tenant's Property Proportionate Share" of the total of Taxes and
Operating Costs allocable to the Property consisting of 15-45 Dan Road shall be
the percentage based on the ratio of (i) the Rentable Area of the Premises to
(ii) the Rentable Area of the Property, which as of the Commencement Date is
eighteen and ninety one hundredths percent 18.90%). Taxes and Operating Costs
allocable to the Property shall include, without limitation, landscaping, snow
removal, cafeteria expenses, health club expenses, parking expenses and taxes
attributable to the parking lot and insurance.

      (c) "Tax Year" shall mean the twelve month period commencing July 1, 1999,
and each twelve month period commencing on an anniversary of said date during
the term of the lease.

      (d) "Taxes" shall mean the real estate taxes and assessments imposed upon
Landlord with respect to the parcel commonly known as 15-45 Dan Road, Canton,
Massachusetts, as such parcel is defined in the records of the Assessor's Office
of Canton on January 1, 1999 including all structures located thereon, and any
and all other taxes, levies, betterments, assessments and charges arising from
the ownership and/or operation of said parcel and all the structures located
thereon which are or shall be imposed by a National, State or Municipal or other
authorities which are or may become a lien upon Landlord and/or said parcel, but
excluding any fee or penalty levied on Landlord for late payment thereof. If, or
to the extent that, due to a future change in the method of taxation any
franchise, profit or other tax shall be levied against Landlord in substitution
or in lieu of any tax which would otherwise constitute a real estate tax, such
franchise, profit or other tax shall be deemed to constitute "Taxes" for the
purposes hereof. It is recognized and agreed by Landlord and Tenant that it is
their intention by this paragraph to


                                     - 8 -
<PAGE>

include in "Taxes" that which in tax year 1999 was commonly known in Canton as
"real estate taxes", including that portion covered by the school tax rate, and
any type of tax or assessment which may, throughout the term hereof be
substituted, in whole or in part therefor. If, in any tax year after the tax
year 1999, the Town of Canton or any of its departments, shall require Landlord
to pay for any service which during the fiscal tax year 1999 was provided by
said Town of Canton or any of its departments without requiring payment by
Landlord, then all such payments due on account of services rendered during any
tax year after the tax year 1999 shall, for purposes of this Section XI(a) be
considered and treated as real estate taxes for the tax year for which such
payments are due. Without in any way limiting the generality of the preceding
sentence some of the services for which the Town of Canton or any of its
departments might require payment are: police protection, fire protection,
public schools, library services, park services, building inspections. Water and
sewer use charges are covered elsewhere in this Lease and the same shall not
enter into the calculations made under this Section XI(a).

Taxes for such fiscal Tax Year.

      (e) "Operating Costs" shall mean all costs reasonably incurred and
expenditures of whatever nature made by the Landlord, whether directly or by
allocation, in the operation, management, repair, cleaning and maintenance of
the Building, Premises, Property, related equipment and facilities and
appurtenant parking and landscaped areas, heating and cooling equipment (except
to the extent the same are separately borne by tenants), including but not
limited to the following:

            1. All costs for fire, extended coverage, casualty, liability,
workers compensation, rental interruption insurance, and all other bonds and
insurance as may be required by the holder or guarantor of the mortgage upon the
Building in which the Premises are located, or otherwise reasonably required.

            2. Water and sewer charges.

            3. Landscaping and snow removal.

            4. Rubbish removal.

            5. Electricity and gas charges except to the extent that the same
are separately metered or apportioned to tenants, including without limitation,
the cost of electric current for the operation of public lights inside and
outside the Building, and the parking area.

            6. Security service equipment and contracts, if any.

            7. Exterminating services and contracts.

            8. Wages including all fringe benefits, federal and state payroll,
unemployment and old age taxes paid by Landlord on account of all employees, up
to the level of Building Manager, who are employed in, about or on account of
the land, Building or other improvements of which the Premises are a part.
Employees shall include administrative and overhead personnel.

            9. The cost of labor and materials used in cleaning the Building,
surrounding areaways and windows in the Building, the Property, and the parking
area.

            10. Supplies.

            11. All costs for permits and fees, except those associated with
work undertaken solely for an individual tenant.


                                     - 9 -
<PAGE>

            12. The cost of any capital improvements or additions made to the
Building designed to reduce operating expense or required by applicable law not
in effect as of the date hereof after the commencement of the term of this
Lease, such cost thereof to be amortized over such improvement's or addition's
useful life together with interest on the unamortized balance at the rate which
is two percent (2%) above the prime rate from time to time charged by
BankBoston, or its successor, or such higher rate as may be paid by Landlord for
funds borrowed to construct said capital improvements or additions, it being
agreed that in each lease year there shall be included in Operating Costs only
such years allocable share of the amortization and interest described in this
Section XI(e)12.

            13. All management fees paid for the Manager of the Building, and
all asset management fees, provided that all such management fees under no
circumstances may exceed 5% of the base rents received from the Building.

      The following items shall be excluded from Operating Costs:

      i.    legal fees for lease negotiations and disputes with tenants and
            legal and auditing fees, other than legal and auditing fees
            reasonably incurred in connection with maintenance and operation of
            the Building, or in connection with the preparation of statements
            required pursuant to Additional Rent or lease escalation provisions
            contained in tenant leases;

      ii.   costs and expenses for which Landlord receives compensation through
            proceeds of insurance or condemnation awards;

      iii.  costs of correcting, defects in the Building or the Building
            equipment or replacing the defective equipment to the extent such
            costs may relate to items covered by warranties or manufacturers,
            suppliers or contractors or otherwise borne by parties other than
            Landlord

      iv.   cost of repairs or replacements incurred by reasons of fire or other
            casualty or caused by the exercise of the right of eminent domain or
            compensable to Landlord; by virtue of insurance carried or required
            to be carried by Landlord;

      v.    interest or penalties resulting from delinquent payments by
            Landlord, provided such delinquent payments are not caused by
            Tenant;

      vi.   the cost of the removal and remediation, as required by law, of any
            and all such hazardous materials, provided and so long as such
            materials were not introduced into the Premises by Tenant;

      vii.  fines, penalties and interest, provided such fees, fines or
            penalties are not the result of actions or inaction by Tenant;

      viii. leasing commissions.

      (f) "Aggregate Taxes and Operating Costs" shall mean the total of (a)
Tenant's Building Proportionate Share of Taxes and Operating Costs and (b)
Tenant's Property Proportionate Share of Taxes and Operating Costs in any
calendar year.


                                     - 10 -
<PAGE>

      (g) "Taxes and Operating Costs Excess" shall mean the amount by which the
Aggregate Taxes and Operating Costs in any calendar year exceed three and
sixty-three one hundredths dollars ($3.63) per square foot per annum.

      (h) Estimated payments by Tenant on account of Tenant's Taxes and
Operating Cost Excess shall be made on the first day of each and every calendar
month during the Term of this Lease, beginning on the Commencement Date, in the
fashion herein provided for the payment of Rent. The monthly amount so to be
paid to Landlord shall be sufficient to provide Landlord by the end of each
Lease Year a sum equal to Tenant's required payments on account of the Taxes and
Operating Costs Excess for such Lease Year. Within ninety (90) days after the
end of each Lease Year, Landlord shall submit to Tenant a reasonably detailed
accounting of Taxes and Operating Costs for the Building and the Property for
such Lease Year, and Landlord shall certify to the accuracy thereof. If
estimated payments theretofore made for such Lease Year by Tenant exceed
Tenant's required payment on account thereof for such Lease Year, according to
such statement, Landlord shall credit the amount of overpayment against
subsequent obligations of Tenant with respect to Taxes and Operating Costs
Excess (or refund such overpayment if the Term of this Lease has ended and
Tenant has no further obligation to Landlord); but, if the required payments on
account thereof for such Lease Year are greater than the estimated payments (if
any) theretofore made on account thereof for such Year, Tenant shall make
payment to Landlord within thirty (30) days after being so advised by Landlord.

      (i) Provided that Tenant is not in default beyond the expiration of any
applicable notice and cure period, Tenant shall have the right to audit the
books, records and computations of Landlord relative to Landlord's Aggregate
Taxes and Operating Costs, provided: (i) Tenant gives Landlord thirty (30) days'
prior written notice of its intent to audit, (ii) the audit occurs during
Landlord's normal business hours and in Landlord's principal offices, (iii)
Tenant may only audit said records and books once during each calendar year,
(iv) Tenant may only conduct the audit of a calendar year's books and records
within twelve (12) months after receipt of the final statement for the item in
question for such calendar year, (v) the auditor shall not be compensated on a
contingency basis, (vi) Tenant provides Landlord a copy of the auditor's report,
(vii) the auditor agrees to execute a confidentiality agreement with respect to
such audit. All of the information obtained through said audit as well as any
compromise, settlement, or adjustment reached between Landlord and Tenant
relative to the results of the audit shall be held in strict confidence by
Tenant and Tenant's officers, agents and employees and shall not be revealed in
any manner to any person except upon the written consent of Landlord, which
consent may be withheld in Landlord's reasonable discretion, or if required
pursuant to any litigation between Landlord and Tenant materially related to the
facts disclosed by such audit, or if otherwise required by law. Landlord shall
have all rights allowed by law or equity if Tenant, its officer, agents or
employees and/or auditor violate the terms of this provision. The right of audit
provided in this Section shall not be construed as postponing or delaying any
payment of Rent provided for herein.

      If Tenant's audit demonstrates that the annual statement does not comply
with the provisions of this Section, Tenant shall notify Landlord in writing
within the twelve (12) month


                                     - 11 -
<PAGE>

period described above, informing Landlord of the amount of the overpayment, and
Landlord shall pay such amount within thirty (30) days with interest thereon at
the rate of 1.5% per month, unless Landlord in good faith contests such amount.
If Landlord in good faith contests such amount, then either Landlord or Tenant
shall have the right, upon notice to the other, to initiate the following
dispute resolution procedure: Tenant and Landlord shall endeavor to reconcile
such dispute within thirty (30) days after the written notice from Tenant. If
the parties are unable to resolve such dispute, they shall jointly select a
third, independent party who shall make a final and binding decision within
thirty (30) days after being selected. The third party's fee shall be paid by
the party against whom such decision is rendered. The cost of Tenant's audit
shall be borne by the Tenant unless the Tenants audit (or the decision of the
arbitrator, if applicable) discloses that the disputed amount exceeds the actual
amount properly allocable to Tenant by more than five (5%) percent (a "Material
Discrepancy"), in which case the reasonable expenses of the audit, and the
amount of any overpayment (together with interest at the rate of 1.5% per month
from the end of the Lease Year to the date paid) shall be paid by Landlord to
Tenant upon demand.

      PART YEARS:: If the Commencement Date or the Termination Date occurs in
the midst of a calendar year, Tenant shall be liable for only that portion of
the Taxes and Operating Costs Excess with respect to such calendar year
represented by a fraction, the numerator of which is the number of days of the
herein Term which falls within the calendar year, and the denominator of which
is three hundred sixty-five (365).

      EFFECT OF TAKING: In the event of any taking of the Building or the land
upon which it stands under circumstances whereby this lease shall not terminate
under the provisions of Section XVII, and in the event the valuation of the
Building or the Property is lowered to reflect the taking, the $3.63 per square
feet amount set forth in Section X(c) shall be lowered proportionately in
relation to the reduced valuation.

      SURVIVAL OF OBLIGATIONS: Any obligation under this Section XI of Tenant
which shall not have been paid at the expiration of the Term of this Lease shall
survive such obligation and shall be paid when and as the amount of same shall
be determined to be due.

      SECTION XII. REMOVAL OF GOODS AND TENANT'S REPAIRS. At the expiration of
      -----------  -------------------------------------
the term, Tenant will remove its goods and effects (except as elsewhere provided
herein) and will peaceably yield up to the Landlord the Premises in as good
order and condition as when delivered to it, excepting ordinary wear and tear
(which shall not be deemed to include holes in walls or floors or special wiring
caused by installation of Tenant's Fixtures or equipment), repairs required to
be made by Landlord and damage by fire or unavoidable casualty.

      The Tenant shall be responsible for all damages or injury to the Premises,
fixtures, appurtenances and equipment of Landlord, and to the Building and the
Property, caused by Tenant's installation or removal of furniture, fixtures or
equipment.

      SECTION XIII. SALES TAX. In the event that any sales tax shall be levied
      ------------  ---------
by the Commonwealth of Massachusetts, or the Town of Canton, or any other
authority having jurisdiction, upon the rent and Additional Rent received by
Landlord from Tenant, the exact


                                     - 12 -
<PAGE>

amount of such tax shall be paid by Tenant to Landlord at the same time each
installment of rent and Additional Rent is paid to the Landlord.

      SECTION XIV. IMPROVEMENTS AND ALTERATIONS. The Tenant may place such
      -----------  ----------------------------
partitions, fixtures, (including light fixtures), personal property, machinery,
motors and the like (subject to Section VII) in the Premises and may make, at
its own expense, such improvements and alterations as have the prior written
approval of Landlord, which approval shall not be unreasonably withheld or
delayed, in each instance provided that all work done by Tenant in the Premises
shall be done in accordance with all zoning, building, fire and other codes
applicable thereto. All fixtures, equipment, improvements and appurtenances
attached to or built into the Premises prior to or during the term shall be and
remain part of the Premises as of the end of the term unless specifically
excluded elsewhere in this Lease. In the case of damage or destruction of such
items during the term, Tenant shall have the right to recover its loss from any
insurance company with which it has insured the same notwithstanding that any of
such things might be considered part of the Premises at the end of the term.
Except for alterations or improvements that Tenant has the right to make and/or
for which Landlord gave its consent, Tenant shall remove any or all of such
fixtures, equipment, improvements and alterations at the end of the term.
Landlord may not require removal of pipes, wires and the like from the walls,
ceilings or floors, provided that the Tenant properly cuts, caps and disconnects
such pipes and wires and seals them off in a safe and lawful manner flush with
the applicable wall, floor or ceiling and redecorates the area consistent with
the remainder of the Premises. Tenant shall be responsible for any damage to the
Building caused by malfunction of equipment due to the removal of its property
as aforesaid.

      SECTION XV. INSPECTION. The Landlord and any mortgagee of the Building or
      ----------  ----------
of the Property, or of Landlord's interest therein, and their representatives
shall have the right at all times to enter the Premises upon reasonable prior
notice to inspect the same and to make repairs or replacements therein as
required by this Lease and to introduce conduits and pipes or ducts; provided,
however, that the Landlord shall use reasonable efforts not to disturb the
Tenant's use and occupancy

      SECTION XVI. CASUALTY. If the Premises or the Building shall be damaged or
      -----------  --------
destroyed by fire or other casualty insurable under standard coverage insurance
to the extent of less than fifty percent (50%) of the reasonable replacement
value thereof at the time of such damage or destruction, Landlord shall, except
as otherwise provided herein, repair and/or rebuild the same with reasonable
diligence, but Landlord's obligation hereunder shall be limited to the
performance of Landlords work, if any, in accordance with Exhibit B hereof and
                                                          ---------
shall also be subject to zoning and building laws then applicable to the
Premises. Landlord's obligation hereunder shall be limited to the proceeds
received and retained by Landlord under the insurance policy which is allocable
to the Premises and Landlord shall not be obligated to commence such repairs
and/or rebuilding until such insurance proceeds are released to Landlord. Tenant
shall repair or restore with due diligence all trade fixtures, equipment and
other installations theretofore installed by Tenant and damaged or destroyed by
such fire or casualty and shall be entitled to


                                     - 13 -
<PAGE>

retain all insurance proceeds relating thereto. If the Premises or the building
of which they are a part shall be damaged or destroyed to the extent of fifty
percent (50%) or more of the reasonable replacement value thereof at the time of
such damage or destruction, or shall be damaged or destroyed as a result of a
risk which is not covered by insurance, or shall be damaged or destroyed to any
extent by any cause in the last year of the then current term of this Lease
(unless Tenant shall have exercised prior to the date of said fire or other
casualty or then exercises any remaining option to extend the term of this
Lease), or if the Property (whether or not including the Premises or the
Building) should be damaged or destroyed to the extent of twenty-five percent
(25%) or more of the reasonable replacement value thereof at the time of such
damage or destruction, the Landlord may at its sole election restore or rebuild
the Premises, the Building or the Property, as the case may be, or terminate
this Lease; provided, however, Tenant's Lease shall not be the only lease in the
Building so terminated in the event lease termination is on account of damage or
destruction to the extent of twenty-five percent (25%) or more of the reasonable
replacement value of the Property; and provided further, however, if said
termination is as a result of a fire or other casualty having occurred during
the last year of the then current term of this Lease, Tenant may invalidate said
termination by exercising within thirty (30) days after Landlord's notice of
termination any remaining option to extend the term of this Lease,

      In any instance where Landlord shall have an election to terminate this
Lease by reason of such damage or destruction, it shall give Tenant notice of
its election within sixty (60) days after such damage or destruction. Tenant
shall, during any period of reconstruction or repair of the Premises, the
Building and/or of the Property continue the operation of its business in the
Premises to the extent reasonably practicable. If the Premises or any part
thereof, or the Building shall be damaged or destroyed by fire or other casualty
(irrespective of the time when such damage or destruction shall occur, and
irrespective of whether or not Landlord shall be insured against the perils
causing same) and if as a result thereof the Premises shall be rendered
untenantable to an extent which would reasonably require the Tenant to curtail a
part of its business operation, then a just proportion of the Rent and
Additional Rent reserved hereunder shall be suspended or abated according to the
extent to which Tenant may be reasonably required to discontinue its business in
the Premises until the work of restoration to be done by Landlord as aforesaid
shall be substantially completed and (i) sixty (60) days shall have elapsed from
the date of completion of the Landlords restoration work, or (ii) the Tenant
shall be operating in the entire Premises, whichever shall first occur, or (iii)
if this Lease and the term hereof shall terminate as hereinbefore provided,
until such termination.

      In the event the Lease is not terminated and Landlord shall fail to
achieve substantial completion of such repairs and restoration within six (6)
months from the time of destruction or casualty, (provided, however, that such
time period shall be extended day-for-day by any delays caused by Tenant and for
up to a maximum of thirty (30) days as a result of any force majeure), and
Tenants use and enjoyment of the Premises is then materially impaired by the
uncompleted restoration, Tenant may, at its option, deliver notice (the "Notice
of Intent to Terminate") to Landlord of Tenants intent to terminate this Lease.
If Landlord fails to achieve substantial


                                     - 14 -
<PAGE>

completion of such repair and restoration within thirty (30) days of Landlord's
receipt of the Notice of Intent to Terminate, then Tenant may at its option
terminate this Lease by delivering a further notice of termination (the
"Termination Notice") to Landlord at any time thereafter, but prior to
substantial completion of such repair and restoration, whereupon the Lease shall
end on the date of such Termination Notice.

      SECTION XVII. EMINENT DOMAIN. If the whole of the Premises, the Building,
      ------------  --------------
or the Property, shall be taken by condemnation or rights of eminent domain (the
words "condemnation" and "eminent domain" as used herein to include purchase in
lieu thereof) hereinafter collectively referred to as "taking", then the term
hereof shall cease as of the day of the vesting of title or as of the day
possession shall be taken thereunder, whichever is earlier. If forty percent
(40%) or more of the Property shall be taken (whether or not the Building or the
Premises is within said forty percent (40%) or if forty percent (40%) or more of
the Premises or forty percent (40%) or more of the Building of which the
Premises are a part are a part shall be taken, Landlord shall be entitled to
terminate this Lease effective as of the day of vesting of title or as of the
day possession shall be taken thereunder, whichever Landlord shall elect, by
giving Tenant notice of its election within sixty (60) days of such vesting of
title or taking of possession; provided, however, Tenant's Lease shall not be
the only lease in the Building so terminated in the event lease termination is
on account of a taking of forty percent (40%) or more of the Property; but if
Landlord does not elect so to terminate this Lease, it shall with due diligence
restore the Premises and/or the Building and/or the Property to an architectural
unit as nearly like its condition prior to such taking as shall be practical. If
twenty-five percent (25%) or more of the Premises shall be taken, or if fifty
percent (50%) or more of the Building of which the Premises are a part shall be
taken including in such taking some portion of the Premises, Tenant shall be
entitled to terminate this Lease by giving notice to Landlord to that effect
within sixty (60) days following the taking of possession of the Premises, in
which event this Lease and the term hereof shall cease and terminate as of the
end of the calendar month in which such notice shall be given. If this lease is
not terminated as hereinbefore provided, either by Landlord or Tenant, all of
the provisions hereof shall continue in effect, but in case there shall be a
reduction of the floor area of the Premises by reason of such taking, the Rent
and Additional Rent shall be equitably abated to the extent of the reduction of
the floor area of the Premises from the time possession shall be taken for the
balance of the term. During the restoration work to be done by Landlord, if any,
a just proportion of the Rent and Additional Rent herein reserved shall be
suspended or abated according to the extent that Tenant may be reasonably
required to discontinue its business in the Premises until the work shall be
completed. Tenant shall during any period of such work continue the operation of
its business in the Premises to the extent reasonably practicable. In the event
of restoration, Landlords obligation to restore shall be limited to the
obligations of Landlord in connection with the original construction as set
forth on Exhibit B and limited to the extent of the damages awarded for the
         ---------
taking and released to Landlord. Landlord's obligations shall also be subject to
zoning and building laws then applicable to the Premises. Tenant shall repair or
restore all trade fixtures or equipment and other installations theretofore
installed by Tenant. All damages


                                     - 15 -
<PAGE>

awarded for any taking, whether for the whole or a part of the Premises, the
Building, of the balance of the Property, or otherwise, shall belong to and be
the property of Landlord whether such damages shall be awarded as compensation
for diminution in value to the leasehold or to any fee or otherwise; provided,
however, that Tenant shall be entitled to receive and retain any amounts which
may be specifically awarded to it by reason of the loss of its trade fixtures or
furniture. Tenant shall have the right to prosecute any claim for its relocation
or moving expenses.

      SECTION XVIII. INDEMNIFICATION.
      -------------  ---------------

      Tenant and Landlord shall save the other harmless, and will exonerate and
indemnify the other, from and against any and all claims, liabilities or
penalties asserted by or on behalf of any person, firm or public authority:

      (a) on account of or based upon any injury to person, or loss of or damage
to property, sustained or occurring on the Premises on account of or based upon
the act, omission, fault, or neglect of the indemnifying party, its servants,
agents, employees, licensees, invitees and guests;

      (b) on account of or based upon any injury to person or loss of or damage
to property, sustained or occurring elsewhere (other than on the Premises) in or
about the Building (and, in particular, without limiting the generality of the
foregoing on or about the elevators, stairways, public corridors, sidewalks,
concourses, arcades, approaches, areaways, roof, outside parking areas, or other
appurtenances and facilities used in connection with the Building or Premises)
arising out of the use or occupancy of the Building or Premises by the Tenant or
Landlord (as the case may be) or by any person claiming by, through or under the
indemnifying party, unless caused by or resulting from the indemnified party's
negligence; and in addition to and not in limitation of either the foregoing
subdivision (a) or this subdivision (b)

      (c) on account of or based upon (including monies due on account of) any
work or things whatsoever done (other than by the indemnified party or its
contractors, or agents or employees of either) on the Premises during the term
of this Lease and during the period of time, if any, prior to the Rent
Commencement Date that Tenant may have been given access to the Premises and, in
respect of any of the foregoing, from and against all costs, expenses (including
reasonable attorney's fees), and liabilities incurred in or in connection with
any such claim, or any action or proceeding brought thereon and in case any
action or proceeding be brought against the indemnified party by reason of any
such claim, the indemnifying party, upon notice from the indemnified party,
shall, at the indemnifying party's expense, resist or defend such action or
proceeding and employ counsel therefor reasonably satisfactory to the
indemnified party, it being agreed that such counsel as may act for insurance
underwriters of the indemnifying party engaged in such defense shall he deemed
satisfactory.

      SECTION XIX. PROPERTY OF TENANT. In addition to and not in limitation of
      -----------  ------------------
the forgoing, Tenant covenants and agrees that all of its merchandise, furniture
and property of every kind, nature and description which may be in or upon the
Premises, Building or Property, in the public corridors, or on the sidewalks,
areaways, and approaches thereto, or outside parking


                                     - 16 -
<PAGE>

areas during the term hereof, shall be at the sole risk and hazard of
Tenant, and that if the whole or any part thereof shall be damaged, destroyed,
stolen or removed by any cause whatsoever, no part of said damage or loss shall
be charged to or borne by Landlord, unless due to any act or omission of
Landlord, its servants, agents, employees, licensees, invitees or guests. Tenant
shall, at Tenants expense, obtain and keep in force "all risk" property
insurance covering Tenant against damage to or loss of any personal property,
fixtures, and equipment of Tenant, and providing for waiver of subrogation by
Tenant's insurer against Landlord and coverage for the full replacement cost of
such property.

      SECTION XX. INJURY AND DAMAGE. Landlord shall not be liable for any injury
      ----------  -----------------
or damage to persons or property resulting from fire, explosion, falling
plaster, steam, gas, electricity, electrical disturbance, water, rain or snow,
or leaks from any part of the Building, Property or parking area, or from the
pipes, appliances, or plumbing works or from the roof, street or subsurface or
from any other place or from dampness or by any other cause of whatever nature,
whether caused by other tenants or persons in the Building or in any parking
area or caused by operations in construction of any private, public or
quasi-public work, unless due to the negligence or willful misconduct of
Landlord, its servants, agents, employees, licensees, invitees or guests; nor
shall Landlord be liable for any latent defect in the Premises, Building or
Property, unless Tenant has provided notice to Landlord of such defect, and
Landlord fails to cure same.

      SECTION XXI. ASSIGNMENT, MORTGAGING, AND SUBLETTING. Tenant covenants and
      -----------  --------------------------------------
agrees that neither this Lease nor the term and estate hereby granted, nor any
interest herein or therein, will be assigned, mortgaged, pledged, encumbered or
otherwise transferred, and that neither the Premises, nor any part thereof will
be encumbered in any manner by reason of any act or omission on the part of
Tenant, or used or occupied, or utilized for desk space or for mailing
privileges, by anyone other than Tenant, or for any use or purpose other than as
stated herein, or be Sublet or offered or advertised for subletting, without the
prior written consent of Landlord in every case which consent shall not be
unreasonably withheld or delayed. If Tenant shall sublet the Premises, having
first obtained Landlord's consent, at a rental in excess of the Rent due and
payable by Tenant under the provisions of this Lease, such excess Rent shall be
split equally between the Tenant and the Landlord after deduction of the
Tenant's expenses, it being agreed, however, that Landlord shall not be
responsible for any deficiency if Tenant shall sublet the Premises at a rental
less than that provided for herein. Further, it is agreed that in lieu of
withholding or granting its consent Landlord may, within twenty (20) days of
receipt of a request for consent from Tenant, cancel this Lease as to the entire
Premises or as to so much of the Premises as Tenant has proposed for assignment
or subletting. If Landlord shall elect to cancel this Lease as to all or a
portion of the Premises, it shall give Tenant written notice of its election,
which notice shall set forth a "termination date" which shall be not less than
forty-five (45) or more than ninety (90) days from the receipt by Landlord of
Tenant's request to assign or sublet, and on that "termination date" Tenant
shall surrender the Premises for which this Lease has been canceled in
accordance with the provisions of this Lease relating to the surrender of the
Premises as the expiration of the term of this Lease. If the cancellation shall
be as to a portion of the


                                     - 17 -
<PAGE>

Premises only, then the Rent and the Additional Rent shall be adjusted
proportionately to reflect said cancellation. It is hereby expressly understood
and agreed, however, if Tenant is a corporation, that the subletting,
assignment, or transfer of this Lease, and the term and estate granted, to any
corporation into which Tenant is merged or with which Tenant is consolidated, or
to any affiliate or acquirer of the stock or assets of Tenant, which corporation
shall have a net worth at least equal to that of Tenant immediately prior to
such merger or consolidation (such corporation being hereinafter called
"Assignee"), without the prior written consent of Landlord shall not be deemed
to be prohibited hereby, if, and upon the express condition that, Assignee and
Tenant shall promptly execute, acknowledge, and deliver to Landlord an agreement
in form and substance satisfactory to Landlord whereby Assignee shall agree to
be bound by and upon the covenants, agreements, terms, provisions and conditions
set forth in this Lease on the part of Tenant to be performed and whereby
Assignee shall expressly agree that the provisions of this Section XXI shall,
notwithstanding such assignment transfer, continue to be binding upon it with
respect to all future assignments and transfers. Notwithstanding any permitted
assignment or subletting, Tenant shall at all times remain directly, primarily
and fully responsible and liable for the payment of all sums payable under this
Lease and for compliance with an of its obligations as tenant under this Lease.
The listing of any name other than that of Tenant, whether on the doors of the
Premises or on the Building directory, or otherwise, shall not operate to vest
any right or interest in this lease or in the Premises or be deemed to be the
written consent of Landlord mentioned in this Section XXI, it being expressly
understood that such listing is a privilege extended by Landlord revocable at
will by written notice to Tenant.

      If this Lease is assigned, or if the Premises or any part thereof is
sublet or occupied by anybody other than Tenant, Landlord may, after default by
Tenant, collect Rent from the Assignee, subtenant or occupant, and apply the net
amount collected to the Rent herein reserved, but no such assignment,
subletting, occupancy or collection shall he deemed a waiver of this covenant,
or the acceptance of the Assignee, subtenant or occupant as a tenant, or a
release of Tenant from the further performance by Tenant of covenants on the
part of Tenant herein contained. The consent by Landlord to an assignment or
subletting shall not in any way be construed to relieve Tenant from obtaining
the express consent in writing of Landlord to any further assignment or
subletting. No assignment, subletting or use of the Premises by an affiliate of
Tenant shall affect the purpose for which the Premises may be used stated in
Section II.

      SECTION XXII. SIGNS, BLINDS AND DRAPERIES. No signs or blinds may be put
      ------------  ---------------------------
on or in any window by Tenant. Tenant may hang its own draperies, provided that
they shall not in any way interfere with the Building standard blinds or be
visible from the exterior of the Building and that such draperies are so hung
and installed that when drawn, the Building standard blinds are automatically
also drawn. Any signs or letters in the public corridors or on the doors must be
submitted to Landlord for written approval before installation, which
installation shall be at the sole expense of Tenant. Tenant shall have the
right, at its cost and expense, subject to the prior approval of Landlord, which
approval shall not be unreasonably withheld or delayed, to place its name on the
Building's directory in the lobby and install a sign above the entrance to the


                                     - 18 -
<PAGE>

      Premises, and further, subject to permitting, applicable building codes
and rights of other tenants, Tenant shall have the right to install, at its own
cost and expense a monument sign on the Property.

      SECTION XXIII. COMPLIANCE WITH INSURANCE. Tenant will not do or omit to do
      -------------  --------------------------
to keep anything in, upon or about the Premises which may prevent the obtaining
of any fire, liability or other insurance upon or written in connection with the
Premises, Building, Property or any parking area or which may make any such
insurance void or voidable, or which may create any extra premiums or increase
the rate of any such insurance over that normally applicable to the office
buildings unless the Tenant pays such extra or increased premiums.

      SECTION XXIV. INFLAMMABLES, ODORS. Tenant shall not bring or permit to be
      ------------  -------------------
brought or keep in or on the Premises or elsewhere in the Building, any
inflammable, combustible or explosive fluids, material, chemical or substance
other than those used in the ordinary course of Tenant's business pursuant to
the permitted uses set forth in Section II hereof, or cause or permit any odors
of cooking or other processes, or any unusual or other objectionable odors to
emanate from or permeate the Premises.

      SECTION XXV. DEFAULT.
      -----------  -------

Any one of the following shall be deemed to be an "Event of Default":

      (a) Failure on the part of Tenant to pay Rent, Additional Rent or other
charges for which provision is made herein on or before the date on which the
same become due and payable and such failure continues for five (5) business
days after Landlord has sent to Tenant two (2) notices of such default. However,
if: (i) Landlord shall have sent to Tenant a notice of such default, even though
the same shall have been cured and this Lease not terminated; and (ii) during
the twelve (12) month period in which said notice of default has been sent by
Landlord to Tenant, Tenant thereafter shall default in any monetary payment, the
same shall be deemed to be an Event of Default upon Landlord giving Tenant
written notice thereof, without the five (5) business day grace period set forth
above.

      (b) With respect to a non-monetary default under this Lease, failure of
Tenant to cure the same within thirty (30) days following notice from Landlord
to Tenant of such default (or such longer period as may be required, if such
default cannot be cured within thirty (30) days). Notwithstanding the thirty
(30) day cure period provided in the preceding sentence, Tenant shall be
obligated to diligently proceed to cure such default; and if Tenant fails so to
do, the same shall be deemed to be an Event of Default.

      (c) The commencement of any of the following proceedings, with such
proceeding not being dismissed within sixty (60) days after it has begun: (i)
the estate hereby created being taken on execution or by other process of law;
(ii) Tenant being judicially declared bankrupt or insolvent according to law;
(iii) an assignment being made of the property of Tenant for the benefit of
creditors; (iv) a receiver, guardian, conservator, trustee in involuntary
bankruptcy or other similar officer being appointed to take charge of all or any
substantial part of Tenant's property by a court of competent jurisdiction; or
(v) a petition being filed for the reorganization of Tenant under any provisions
of the Bankruptcy Act now or hereafter enacted.


                                     - 19 -
<PAGE>

      (d) Tenant filing a petition for reorganization or for rearrangements
under any provisions of the Bankruptcy Act now or hereafter enacted, and
providing a plan for a debtor to settle, satisfy or to extend the time for the
payment of debts.

      (e) Execution by Tenant of an instrument purporting to assign Tenant's
interest under this Lease or sublet the whole or a portion of the Premises to a
third party without Tenant having first obtained Landlord's prior express
consent to said assignment or subletting.

      If an Event of Default shall occur, then in addition to any other remedy
Landlord may have at law or equity, Landlord may (i) apply the Security Deposit,
if any, specified in Section XLV toward the satisfaction and cure of such Event
of Default, (ii) cure Tenant's Event of Default at Tenant's cost and expense,
and/or (iii) Landlord may lawfully enter the Premises or any part thereof in the
name of the whole or mail a notice of termination addressed to Tenant at the
Premises and repossess the same as of the former estate of the Landlord and
expel the Tenant and those claiming under the Tenant without being deemed guilty
of any manner of trespass and without prejudice to any other remedies which the
Landlord may have for arrears of Rent or Additional Rent or preceding breach of
covenant, and upon entry or mailing as aforesaid. In case of Lease termination,
whether as aforesaid or otherwise, this Lease shall terminate and the Tenant
covenants that it will indemnify the Landlord against all expenses together with
interest at the rate of prime rate plus two percent (2%) per month which
Landlord may incur in collecting such amount or in obtaining possession of, or
in reletting the Premises, (including such reasonable brokerage commissions,
alterations, repairs and decorations in the Premises as Landlord in its sole
judgment considers advisable or necessary to relet the same), which the Landlord
may incur by reason of such termination during the residue of the term. The
Landlord may elect to receive as damages upon termination under this Section XXV
either the amount by which, at the termination of this Lease, the present value
of the aggregate of the Rent and Additional Rent and other charges (including
escalations projected on the basis of experience under the Lease) projected over
the period from such termination until the normal expiration date of the term
exceeds the aggregate projected rental value of the Premises for such period, or
amounts equal to the Rent and Additional Rent and other charges which would have
been payable had the Lease not so terminated, payable upon the due dates as
specified herein (subject to offset for net rents actually received from
reletting after subtraction of the expenses of reletting). Landlord shall use
reasonable efforts to relet the Premises as the law may require, on such terms
and conditions as Landlord in its sole discretion may determine (including a
term different from the term, rental concessions, and alterations to, and
improvement of, the Premises); however, Landlord shall not be obligated to relet
the Premises at below market rate, nor shall Landlord be obligated to relet the
Premises before leasing other portions of the Building. Landlord shall not be
liable for, nor shall Tenant's obligations hereunder be diminished because of,
Landlord's failure to relet the Premises or to collect rent due for such
reletting. In the event of reletting, Landlord shall have no liability to
account to Tenant for any excess in proceeds received from such reletting.

      Landlord and Tenant agree that the notice provisions provided in this
Section are in lieu of those provided in Massachusetts General Laws Chapter 186,
Section 11.


                                     - 20 -
<PAGE>

      SECTION XXVI. SUBORDINATION. This Lease is subject and subordinate in all
      ------------- --------------
respects to all mortgages which may now or hereafter be placed on or affect the
real property of which the Promises are a part, or Landlord's interest or estate
therein, and to each advance made and/or hereafter to be made under any such
mortgages, and to all renewals, modifications, consolidations, replacements and
extensions thereof and all substitutions therefor. This Section XXVI shall be
self-operative and no further instrument of subordination shall be required. In
confirmation of such subordination, Tenant shall execute and deliver promptly
any certificate that Landlord and/or any mortgagee and their respective
successors in interest may request. Notwithstanding the generality of the
foregoing provisions of this Section XXVI, Tenant agrees that any such mortgagee
shall have the right at any time to subordinate any such mortgages or other
instruments of security to this Lease on such terms and subject to such
conditions as such mortgagee may deem appropriate in its discretion. Tenant
further covenants and agrees upon demand by Landlords mortgagee at any time,
before or after the institution of any proceedings for the foreclosure of any
such mortgages or other instruments of security, or sale of the Building
pursuant to any such mortgages or other instruments of security (which agreement
shall survive any such foreclosure sale), to attorn to such mortgagee or such
purchaser upon any such sale and to recognize such purchaser as Landlord under
this Lease, provided that Tenant's possession shall not be disturbed except
under the terms of this Lease, and further agrees to execute any and all
documents as such mortgagee may require to confirm such attornment.

     Landlord and Tenant acknowledge that they willon or about the date of
execution hereof, enter into a Subordination, Nondisturbance and Attornment
Agreement ("SNDA") with Citizens Bank Of Massachusetts ("Current Lender")
respecting this Lease in the form attached hereto as Exhibit "C" and by this
                                                     -----------
reference made a part hereof. Landlord represents and warrants to Tenant that
there are no mortgages currently affecting the Property or Premises, except for
the mortgage held by Current Lender.

      SECTION XXVII. NOTICES.
      -------------- --------

Any notice or demand by Tenant to Landlord shall be served by Sheriff, Constable
or by hand delivery, certified mail, postage prepaid, or recognized overnight
courier, addressed to Landlord as set forth below, until otherwise directed in
writing by the Landlord, and any notice or demand by Landlord to Tenant shall be
served by Sheriff, Constable or by hand delivery or certified mail, postage
prepaid, or recognized overnight courier, to the Tenant as set forth below.

      To Landlord:      New Boston Batterymarch Limited Partnership
                        One Longfellow Place, Suite 3612
                        Boston, Massachusetts 02114

      with a copy to:   Rappaport, Aserkoff & Rappaport
                        One Longfellow Place, Suite 3611
                        Boston, Massachusetts 02114

      To Tenant:        Network Engines, Inc.
                        15 Dan Road
                        Canton, Massachusetts 02021
                        Attn: Douglas G.  Bryant

      with a copy to:   Hale and Dorr LLP


                                     - 21 -
<PAGE>

                        60 State Street
                        Boston, Massachusetts 02109
                        Attention: Jeffrey A.  Hermanson Esq.

      It is agreed that certified mail shall be conclusively deemed received one
day after it is mailed, postage prepaid, and that an item sent by recognized
overnight courier shall be conclusively deemed received the day it is scheduled
to be delivered.

      SECTION XXVIII. RULES AND REGULATIONS. Tenant will faithfully observe and
      --------------- ----------------------
comply with the "Rules and Regulations" annexed hereto and such other further
Rules and Regulations as Landlord hereafter at any time or from time to time may
make and may communicate in writing to Tenant, which in the reasonable judgment
of Landlord shall be necessary for the reputation, operation, safety, care or
appearance of the Building, any parking garage, the outside parking areas, or
the preservation of good order in the said Building, the Property, parking area,
or the operation of maintenance of the Building, or the equipment thereof, or
the Property, or the comfort of tenants or others in the Building; provided,
however, that in the case of any conflict between the provisions of this Lease
and any such Rules and Regulations, the provisions of this Lease shall control,
and provided further, and provided further, Landlord shall use all reasonable
efforts to uniformly enforce the Rules and Regulations or the terms, covenants
or conditions in any other lease as against any other tenant and, provided
however, Landlord shall not be liable to Tenant for violation of the same by any
other tenant, or any other tenant's servants, employees, agents, visitors,
invitees or licensees.

      SECTION XXIX. QUIET ENJOYMENT. The Tenant, on paying the said Rent and
      ------------- ----------------
Additional Rent and performing the covenants of this Lease on its part to be
performed shall and may peaceably and quietly have, hold and enjoy the Premises
for the term aforesaid and any extension thereof.

      SECTION XXX. BINDING AGREEMENT. This Lease shall bind and inure to the
      ------------ ------------------
benefit of the parties hereto and their respective heirs, representatives,
successors and assigns. This Lease contains the entire agreement of the parties
and may not be modified except by instrument in writing signed by the parties
hereto.

      SECTION XXXI. PARTNERSHIP. During such time as the Landlord shall be a
      ------------- ------------
limited partnership, Tenant agrees that it shall not hold any partner of
Landlord personally responsible for any of the covenants of Landlord under this
Lease, and in the event it has a claim against Landlord, Tenant shall look only
to the assets of the partnership for satisfaction thereof. Tenant specifically
agrees to look solely to Landlord's interest in the Building for recovery of any
judgment from Landlord; it being specifically agreed that neither the Landlord
nor anyone claiming by, through or under Landlord shall ever be personally
liable for any such judgment, or for the payment of any monetary obligation to
Tenant.

      SECTION XXXII. SEISIN. In the event of a sale or other disposition of the
      -------------- -------
Building and/or land underlying it by Landlord, Landlord shall be entirely free
and relieved from the performance and observance thereafter of all covenants and
obligations of Landlord hereunder, it being understood and agreed in that the
successor to Landlord's ownership shall thereupon and


                                     - 22 -
<PAGE>

thereafter assume and perform and observe, any and all of such covenants
and obligations of Landlord.

      SECTION XXXIII. INSURANCE. Tenant shall maintain in full force and effect
      --------------- ----------
the following insurance written by one or more responsible companies licensed to
do business in Massachusetts in form and content reasonably satisfactory to
Landlord, including, at the request of Landlord, Landlord as an additional
insured with respect to the insurance in subsection (a) below, as its interest
may appear under the Lease, and Tenant shall keep deposited with the Landlord
copies of all policies of insurance, or certificates thereof, with endorsements
on such policies or certificates to the effect that such insurance shall not be
canceled by the insurer without at least fifteen (15) days prior notice to
Landlord.

      (a) Commercial General Liability insurance in the broadest form of such
coverage as is available from time to time in the jurisdiction in which the
Premises is located, applying to the use and occupancy of the Premises and the
business operated by Tenant and on an occurrence basis in an amount not less
than Three Million Dollars ($3,000,000) combined single limit for property
damage and for any personal injury, including death, to one or more than one
person arising out of any one incident, or such greater commercially reasonable
amount as may be recommended by Landlord's insurance advisor or required by
Landlord's mortgagee.

      (b) Worker's compensation insurance covering all employees, and, if Tenant
shall contract with any independent contractor for the furnishing of labor,
materials or services to Tenant, Tenant shall require such independent
contractor to maintain Worker's compensation insurance covering all its
employees and all the employees of any subcontractor.

      (c) Personal Property - Landlord shall not be liable to Tenant for, unless
such loss, cost or damage is due to the negligence or willful misconduct of
Landlord, or its servants, agents, employees, licensees, invitees or guests, and
Tenant shall carry extended coverage property damage insurance covering Tenant's
personal property located at the Premises (furniture, fixtures and equipment on
a replacement cost basis) and Tenant improvements, if any, including:

            1. Damage to or loss of property entrusted to employees of the
Landlord.

            2. Loss of property through thefts regardless of where the theft
takes place.

            3. Damage to property regardless of where the damage takes place.

            4. Damage to or loss of property caused by other tenants or
occupants of the building or caused by visitors to or in the building.

      It is specifically understood that Landlord's insurance does not cover any
personal property of Tenant and Tenant shall not make any claim for loss of or
damage to such property against Landlord or Landlord's insurance carrier and
shall not permit its insurance carrier to make any claim for loss or damage to
such property against Landlord or Landlord's insurance carrier.

      Landlord agrees that it will at all times during the term of this Lease
carry fire, hazard and extended coverage insurance insuring the full insurable
replacement value of the Building and the 45 Dan Road building and Landlord's
contents in each of same.

      SECTION XXXIV. SUBROGATION, INSURANCE PREMIUMS. Landlord and Tenant hereby
      -------------- --------------------------------
waive any rights each may have against the other in connection with any of the


                                     - 23 -
<PAGE>

damage occasioned to Landlord or Tenant, as the case may be, their respective
property, the Building or its contents, arising from covered causes of loss for
which property insurance is carried or required to be carried pursuant to this
Lease. Each party on behalf of their respective insurance companies insuring
their respective property against any such loss, waive any right of subrogation
that it may have against the other party.

      SECTION XXXV. SHORING. If an excavation shall be made upon land adjacent
      ------------- --------
to the Premises by a third party not affiliated with or employed by Landlord, or
shall be authorized to be made, Tenant shall afford to the person causing or
authorized to cause such excavation, license to enter upon the Premises for the
purpose of doing such work as said person shall deem necessary to preserve the
Building from injury or damage and to support the same by proper foundations
without any claims for damages or indemnity against Landlord, or diminution or
abatement of Rent.

      SECTION XXXVI. REZONING. Tenant agrees that he will not oppose any
      -------------- ---------
application for rezoning or variance instituted by Landlord, his successors or
assigns.

      SECTION XXXVII. SEPARABILITY. If any provisions or any part of any
      --------------- -------------
provision of this Lease or if the application of any provisions of any part of
this Lease to any person, entity, or circumstance shall be held invalid by a
court of competent jurisdiction, such invalidity shall have no effect on any
other provision or any part of any provision of this Lease or its application to
any other person, entity, or circumstance.

      SECTION XXXVIII. WAIVER OF TRIAL BY JURY. Landlord and Tenant agree that
      ---------------- ------------------------
they shall, and hereby do, waive trial by jury in any action arising out of
Tenants use and occupancy of the Premises.

      SECTION XXXIX. NO WAIVER. The failure of either Landlord or Tenant to seek
      -------------- ----------
redress for violation of, or to insist upon the strict performance of this
Lease, or any of the rules and regulations set forth in this Lease or hereafter
adopted by Landlord as herein provided, shall not constitute a waiver in any
respect nor prevent a subsequent act, which originally constituted a violation,
from having all force and effect of an original violation. The receipt by
Landlord of Rent or Additional Rent with knowledge of the breach of any covenant
of this Lease shall not be deemed a waiver of such breach. No payment by Tenant
or receipt by Landlord of a lesser amount than the monthly Rent herein
stipulated shall be deemed to be other than on account, nor shall any
endorsement or statement on any check, nor any letter accompanying any check or
payment as Rent be deemed an accord and satisfaction, and Landlord may accept
such check or payment without prejudice to Landlords right to recover the
balance of such Rent or Additional Rent or pursue any other remedy in this Lease
provided.

      SECTION XL. HOLDING OVER. In the event Tenant or any party claiming by,
      ----------- -------------
through or under Tenant shall hold over the Premises or any part thereof after
the termination of this lease, such holding over shall constitute and be
construed as a tenancy at sufferance only, provided that all the terms of this
Lease shall apply except that the Rent set forth in Section IV shall be
calculated at a daily rate equal to one hundred fifty percent (150%) of the Rent
reserved


                                     - 24 -
<PAGE>

in said Section IV. Nothing contained in this Section XL shall be construed as
Landlord's consent to Tenant holding over.

      SECTION XLI. TEMPORARY SPACE. Landlord agrees that, beginning October 1,
      ------------ ----------------
1999 and continuing through January 31, 2000 Tenant shall have the right to
occupy and use 13,000 square feet of Net Rentable Area in 45 Dan Road as shown
on Exhibit A-1 attached hereto and by this reference made a part hereof (the
   -----------
"Temporary Space"). Such Temporary Space will be delivered by Landlord to Tenant
upon the execution hereof, in broom-clean condition, but such Temporary Space
otherwise shall be leased by Tenant in its "as-is" condition. Tenant will pay
rent on the Temporary Space at the rate of Eleven and 50/100 Dollars ($11.50)
per square foot of Net Rentable Area actually occupied (which rate includes an
electricity charge of seventy-five cents ($0.75) per square foot of Net Rentable
Area actually occupied, payable monthly in advance and prorated for partial
months, and shall pay for all interior space cleaning.

      SECTION XLII. CAPTIONS, PLURAL, GENDER. The captions are inserted only as
      ------------- -------------------------
a matter of convenience and for reference and in no way define, limit or
describe neither the scope of this Lease nor the intent of any provisions
hereof. Whenever a masculine or singular pronoun is used in this Lease, it shall
include the feminine and plural thereof whenever the context so permits or
requires.

      SECTION XLIII. BROKERAGE. Tenant covenants that it has dealt with no
      -------------- ----------
broker other than the brokers specified at the end of this Section XLIII, as
Tenant's Broker and as Landlord's Broker, in locating the Premises by this Lease
and in negotiating this Lease and Tenant further covenants and agrees that it
shall hold Landlord harmless from any and all claims which may be asserted by
any real estate broker other than the brokers specified at the end of this
Section XLIII, as Tenant's Broker and as Landlord's Broker, who claims that he
showed or referred the Tenant to the Landlord or to the Premises for any
transaction involving or resulting in this Lease or Premises hereby.

      Landlord covenants that it has dealt with no broker other than the brokers
specified at the end of this Section XLIII, as Tenant's Broker and as Landlord's
Broker, in locating the Premises by this Lease and in negotiating this Lease and
Landlord further covenants and agrees that it shall hold Tenant harmless from
any and all claims which may be asserted by any real estate broker other than
the brokers specified at the end of this Section XLIII, as Tenant's Broker and
as Landlord's Broker, who claims that he showed or referred the Landlord to the
Tenant or to the Premises for any transaction involving or resulting in this
Lease or Premises hereby. Landlord shall pay any commission, broker's fee or
other compensation owed to the brokers specified in this section.

      Tenant's Broker: Warren L. Brown, Boston Commercial Properties, Inc.

      Landlord's Broker: Cushman & Wakefield

      In the event that Tenant and Landlord agree to renew and/or extend the
term of this Lease, in connection with any option contained herein or otherwise,
Landlord shall not be responsible for the payment of any fee or commission to
any broker or other third party, including


                                     - 25 -
<PAGE>

any broker identified in the herein, who is retained by Tenant in connection
with such renewal and/or extension.

      SECTION XLIV. HAZARDOUS WASTE.
      ------------- ----------------

      (a) For the purpose of this Section XLIV - "Hazardous Substance" shall
mean (excepting materials used in the ordinary course of Tenant's business
pursuant to the permitted uses set forth in Section II hereof) any waste,
substance or other material which may be dangerous to health or environment,
including, without limitation, all "hazardous wastes", Hazardous materials",
Hazardous substance", "toxic substance", "oil", "infectious medical waste" and
"hazardous medical waste" as defined in any federal, state, or local law,
regulation or ordinance, including without limitation Chapter 21E of the
Massachusetts General Laws or otherwise.

      (b) Tenant shall not dump, flush or in any way introduce any Hazardous
Substances, which are regulated under the Resource Conservation and Recovery Act
of 1976, as amended, (42 U.S.C. Section 6901, et. seq. "RCRA") the Comprehensive
Environmental Response, Compensation and Liability Act of 1980 as amended (42
U.S.C. 9601 et. seq. "CERCLA"), the Superfund Amendments and Reauthorization Act
of 1986 ("SARA"), Public Law 99-499, 100 Stat 1613, et seq., and/or any other
applicable Municipal, federal, state law, into the sewerage, drainage or other
waste disposal system serving the Premises, the Building and/or the Property.

      (c) Tenant shall not generate, use, store or dispose of Hazardous
Substances regulated under RCRA, CERCLA, SARA and/or any other applicable
Municipal, federal or state environmental law, in or on the Premises, the
building of which the same form a part of Premises, the Building or the
Property, nor transport Hazardous Substances from the Premises, the Building of
which the same form a part or the Property except in compliance with RCRA,
CERCLA, SARA, and any other applicable Municipal, federal or state environmental
law.

      (d) Tenant shall promptly notify Landlord in writing of any incident in
the Premises, the Building or the Property which might require the filing of a
notice under any statute described in Section XLIV (b) of this Lease.

      (e) Tenant shall indemnify and hold Landlord harmless from any and all
costs, liabilities, demands, claims, civil or criminal actions, or causes of
action, civil or criminal penalties, dries, losses, liens, assessments, damages,
liabilities, costs, disbursements, expenses or fees of any kind or any nature
(including without limitation all clean-up costs and attorney's fees) which may
at any time he imposed upon, incurred by or asserted or awarded against Landlord
arising out of or on account of Tenant's failure to comply with the provisions
of Section XLIV of this Lease, where due to any action or non-action of Tenant.

      (f) Landlord hereby states that, on the Commencement Date, it has no
knowledge of any contamination by any hazardous waste, hazardous substances,
toxic substances, toxic chemicals, pollutants or contaminant in the Building and
the Property, as each is defined by any and all relevant Federal, State or local
environmental laws and regulations and to the best of its knowledge the Premises
and Property are free from and asbestos containing materials.


                                     - 26 -
<PAGE>

      (g) If any Hazardous Substances are discovered in the Premises or the
Property during the term of this Lease or any extensions, then, provided and so
long as such materials were not introduced into the Premises by Tenant, Landlord
shall be responsible at its sole cost and expense for the removal and
remediation, as required by law.

      SECTION XLV. SECURITY DEPOSIT. Landlord shall hold and retain a security
      ------------ -----------------
deposit in cash or an irrevocable and automatically renewing Letter of Credit,
issued by a bank reasonably approved by Landlord, in the amount of $279,150.62,
representing six months Rent. If the Tenant is not then in default beyond
default beyond grace or cure periods in accordance with this Lease, the Security
Deposit hereunder shall be reduced to $186,100.40 on February 1, 2001.
Thereafter, if the Tenant is not then in default beyond grace or cure periods in
accordance with this Lease, the Security Deposit hereunder shall be reduced to
$139,575.30 on February 1, 2002, reduced to $93,050.02 on February 1, 2003.
Thereafter, in the event that Tenant issues an initial public stock offering
that realizes a minimum of $20,000,000.00, the security deposit will immediately
be reduced to$46,525.10.

      The Security Deposit shall be delivered to Landlord on or before December
1, 1999 and shall be held throughout the term hereof as security for the
faithful performance by Tenant of each and every term, condition, covenant and
provision of this Lease. Landlord may apply an or any portion of the Security
Deposit to repair damage to the Premises or to the restoration thereof or to any
Rent and Additional Rent, including Taxes and Operating Costs which may be due
from Tenant to Landlord. In the event that Landlord shall so apply all or any
portion of the said security deposit, Tenant shall immediately upon notice,
restore the same to its full amount as required hereunder. All or any portion of
the security deposit remaining at the expiration or other termination of this
lease which has not been so applied shall be returned to Tenant.

      Amount of Initial Security Deposit: $279,150.62.

      SECTION XLVI. LANDLORD'S RIGHT TO PERFORM FOR TENANT. Landlord shall have
      ------------- ---------------------------------------
the right, but shall not be required, to pay such sums and do any act which
requires the expenditures of moneys which may be necessary or appropriate by
reason of failure or neglect of the Tenant to perform any of the provisions of
this Lease, and in the event of the exercise of such right by the Landlord, the
Tenant agrees to pay to the Landlord forthwith upon demand the cost of
performing the same, plus interest at prime plus two percent (2%) per month of
such cost; and if Tenant shall default in such payment, the Landlord shall have
the same rights and remedies as the Landlord has hereunder for the failure of
the Tenant to pay the Rent or Additional Rent. Landlord may exercise the
foregoing rights without waiving any other of its rights or releasing Tenant
from any of its obligations under this Lease, and the exercise of these rights
shall not be deemed and obligation of Landlord to perform such right in the
future.

      SECTION XLVII. GOVERNING LAW. This Lease shall be governed by the
      -------------- --------------
provisions hereof and by the laws of the state in which the Premises are
located, as the same may vary from time to time.

      SECTION XLVIII. RIGHT OF FIRST OFFER. Provided Tenant is not in default
      --------------- ---------------------
beyond applicable grace or cure periods of its obligations hereunder, and
subject to the rights of


                                     - 27 -
<PAGE>

any existing Building tenants, Landlord shall provide Tenant with written notice
(the "Right of First Offer Notice") of any space located in the Building which
is available or will become available for lease. Landlord's Right of First Offer
Notice to Tenant shall set forth the Premises' square footage, the availability
date, the term of occupancy (which term shall be coterminous with the Term of
this Lease), the Rent, the base amount for the purpose of computing Tax and
Operating Cost Excess, and the tenant improvements to be performed by Landlord,
if any. The terms and conditions contained in the Right of First Offer Notice
(the "Offer") shall reflect Landlord's good faith determination of the then
current fair market rental terms available for comparable premises in the
Building to new tenants. Tenant shall have fifteen (15) days following receipt
of the Right of First Offer Notice to accept said space on the terms and
conditions offered, and if Tenant shall fail to accept the Offer within said
fifteen (15) day period, Tenant shall have waived its right to the space.
Landlord may, within sixty (60) days of such waiver, enter into a lease for all
or any portion of said space upon substantially similar terms and conditions as
contained in Landlord's Right of First Offer Notice, but in no event shall the
rent and other financial obligations be substantially less than those contained
in the Offer. In the event that Tenant waives (or is deemed to have waived) its
rights with respect to said space Tenant's right of first offer to lease the
space shall terminate and shall be null and void, and Landlord shall have no
further obligation to lease any additional space to Tenant and may lease any or
all of the additional space to another party upon such terms and conditions as
Landlord may deem appropriate, except as provided above, free and clear of any
rights in favor of Tenant contained in this Section. In the event Tenant accepts
the offer of any space pursuant to this Section XLIX, Landlord and Tenant shall
execute an amendment to this Lease, setting forth the terms and conditions for
the lease by Tenant of the space so acquired.

      SECTION XLIX. MULTIPLE COUNTERPARTS. This Lease may be executed
      ------------- ----------------------
simultaneously in two or more counterparts, each of which shall be deemed an
original but all of which shall constitute one and the same instrument.

      SECTION L. RENEWAL OPTION. Provided the Tenant is not in default beyond
      ---------- ---------------
any applicable grace or cure period hereunder, Tenant shall have the right to
extend the term of this Lease for one (1) additional term of five (5) years
("Extended Term") commencing upon the expiration of the initial term. Tenant
shall exercise the right to extend the term of this Lease by written notice to
Landlord no later nine (9) months prior to the expiration of the term. The Rent
for the Extended Term shall be the greater of the then current Rent or the
Market Rent as hereafter defined. The market rent ("Market Rent") shall be
determined by Landlord based on leases then currently under negotiation or
recently executed for the Property. If no such leases are under negotiation or
have been recently executed, then Market Rent shall be reasonably determined by
Landlord based on comparable office space in the town or city in which the
Premises are located (if any such space exists) taking into account, among other
factors, amenities, setting, location and demographics. Landlord shall notify
Tenant of the Market Rent within a reasonable period after Tenant notifies
Landlord that Tenant is exercising the option to extend, provided Landlord shall
not be required to set the Market Rent prior to ten (10) months


                                     - 28 -
<PAGE>

before the expiration of the Term. If Tenant disagrees with Landlord's
determination of the Market Rent and the parties are unable to agree upon a
Market Rent within thirty (30) days after Landlord's notice thereof, then the
Market Rent shall be determined by appraisal made as hereinafter provided by a
board of three (3) reputable independent commercial real estate brokers, each of
whom shall have at least ten (10) years of experience in the Greater Boston
office rental market and each of whom is hereinafter referred to as "appraiser".
Tenant and Landlord shall each appoint one such appraiser and the two (2)
appraisers so appointed shall appoint the third appraiser. The cost and expenses
of each appraiser appointed separately by Tenant and Landlord shall be home by
the party who appointed the appraiser. The cost and expenses of the third
appraiser shall be shared equally by Tenant and Landlord. Landlord and Tenant
shall appoint their respective appraisers at least five (5) months prior to
commencement of the period for which Market Rent is to be determined and shall
designate the appraisers so appointed by notice to the other party. The two
appraisers so appointed and designated shall appoint the third appraiser at
least four (4) months prior to the commencement of such period and shall
designate such appraiser by notice to Landlord and Tenant. The board of three
(3) appraisers shall determine the Market Rent of the space in question as of
the commencement of the period to which the Market Rent shall apply and shall
notify Landlord and Tenant of their determinations at least sixty (60) days
prior to the commencement of such period. If the determinations of the Market
Rent of any two (2) or all three (3) appraisers shall be identical in amount,
said amount shall be deemed to be the Market Rent of the subject space. If the
determinations of all three (3) appraisers shall be different in the amount, the
average of the two (2) values nearest in amount shall be deemed the Market Rent.
The Market Rent of the subject space determined in accordance with the
provisions of this Section shall be binding and conclusive on Tenant and
Landlord. All of the covenants, agreements, terms and conditions contained in
this Lease shall apply to the Extended Term.

      SECTION XLXL. ESTOPPEL CERTIFICATES.
      ------------- ----------------------
      From time to time, either party on at least ten (10) days prior written
request by the other party, will deliver to requesting party a statement in
writing certifying that this Lease is unmodified and in full force and effect
(or if there shall have been modifications, that the same is in full force and
effect as modified and stating the modifications) and the dates to which the
Rent, Additional Rent and other charges have been paid and stating whether or
not the requesting party is in default in performance of any covenant, agreement
or condition contained in this Lease and, if so, specifying each such default of
which certifying party may have knowledge.


                                     - 29 -
<PAGE>

      IN WITNESS WHEREOF, the parties hereto have set their hands and seals as
of the day and year first above written.

                                    Landlord:
                                    NEW BATTERYMARCH LIMITED PARTNERSHIP

                                    BY    New Boston Fund IV, Inc.,
                                          Its General Partner

                                    By:   /s/ James W. Rappaport
                                       --------------------------------------
                                          Its: Vice President and Treasurer


                                    Tenant:
                                    NETWORK ENGINES, INC.

                                    By:   /s/  Lawrence A. Genovesi
                                       --------------------------------------
                                          Its: CEO and President


                                     - 30 -
<PAGE>

                                    EXHIBIT A
                                    ---------

                                   Lease Plan


                               (follows this page)



<PAGE>




            [Existing Conditions and Tenant Demising Location Plan]
<PAGE>



                            [Exhibit A-1, site map]
<PAGE>



                [Exhibit A-2, Network Engines Temporary Space]
<PAGE>

                                   EXHIBIT A-1
                                   -----------

                                LAND DESCRIPTION

      The land at 15-45 Dan Road, Canton, consisting of four parcels of land,
      follows: Norfolk County, Massachusetts, bounded and described as follows:

                                PARCEL I (LOT 3)

SOUTHEASTERLY by the Northwesterly line of Dan Road, five hundred fifty-five
(555) feet;

WESTERLY by Lot 2 as shown on said plan hereinafter mentioned, six hundred
twenty and 58/100 (620.58) feet,

NORTHERLY by land now or formerly of Joseph F. Jones, six hundred three and
13/100 (603.13) feet; and

EASTERLY by land now or formerly of Barrow Associates, four hundred forty-two
and 07/100 (442.07) feet.

Said parcel is shown as lot numbered 3 on a plan drawn by Schoenfield Associates
Incorporated, Alfred Gargaro, Surveyor, dated February 10, 1971 - March 13,
1972, as modified and approved by the Land Court, filed in the Land Registration
Office as No. 3708 1 A, a copy of a portion of which is filed in the Norfolk
Registry District with Certificate No. 101534.

                                PARCEL II (LOT 4)

EASTERLY by lot numbered 3, shown on the plan hereinafter referred to, one
hundred fifty and 13/100 (150.13) feet;

SOUTHERLY by land now or formerly of Nathaniel Wentworth, et al, six hundred
three and 13/100 (603.13) feet;

WESTERLY by land now or formerly of Marie T. Coen, one hundred fifty and 69/100
(150.69) feet; and

NORTHERLY by land now or formerly of Alfoma Realty Corp., six hundred one and
30/100 (601.30) feet. Said parcel is shown as lot numbered 4 on a plan drawn by
Norwood Engineering Co., Inc., Surveyors, dated May 22, 1970, as approved by the
Land Court, filed in the Land Registration Office as No. 18675F, a copy of a
portion of which is filed in Norfolk Registry District with Certificate of Title
No. 89183.

                               PARCEL III (LOT 8)

SOUTHEASTELRLY by Dan Road, as shown on plan hereinafter referred to, two
hundred five and 36/100 (205.36) feet;

SOUTHWESTERLY by lot numbered 9, as shown on said plan, six hundred eighty-eight
and 73/100 (688.73) feet;

NORTHWESTERLY by land now or formerly of Marie T. Coen, two hundred one and
16/100 (201.16) feet and


                                     - 2 -

<PAGE>

NORTHEASTERLY by lot numbered 3, as indicated on said plan, six hundred twenty
and 58/100 (620.55) feet.

Said parcel is shown as lot numbered 8 on a plan drawn by Schoenfeld Associates
Inc., Surveyors, dated May 27, 1977, as approved by the Land Court, filed in the
Land Registration office as No. 3708 1 B, a copy of a portion of which is filed
in Norfolk Registry District with Certificate No. 104592.

                               PARCEL IV (LOT 10)

SOUTHEASTERLY by Dan Road, as shown on plan hereinafter referred to, three
hundred ninety-four and 64/100 (394.64) feet;

SOUTHWESTERLY by lot numbered 11, as shown on said plan, eight hundred thirty
eight and 11/100 (838.11) feet;

NORTHWESTERLY by land now or formerly of Marie T. Coen, four hundred ninety-four
and 36/100 (494.36) feet; and

NORTHEASTERLY by lot numbered 8, as indicated on said plan, six hundred eighty
eight and 73/100 (688.73) feet.

Said parcel is shown as lot numbered 10 on a plan drawn by Schoenfeld
Associates, Inc., Surveyors, dated July 7, 1978, as approved by the Land Court,
filed in the Land Registration Office as No. 37081C, a copy of a portion of
which is filed in Norfolk Registry District with Certificate No. 108667.

Together with the appurtenant rights and easements as set forth in an instrument
granted by Alfoma Realty Corp. to Boston Sand & Gravel Co., dated November 22,
1966 and filed with Norfolk County Registry District of the Land Court as
Document No. 279452, in accordance with the terms thereof.


                                     - 3 -
<PAGE>

                                    EXHIBIT B
                                    ---------

      Landlord's Work         Follows this page

      Tenant's Work:          None



<PAGE>

                                    EXHIBIT C
                                    ---------

                                     FORM OF
                                     -------
             SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
             -------------------------------------------------------

                                 15-45 DAN ROAD
                                 --------------
                              CANTON, MASSACHUSETTS
                              ---------------------

      This Agreement made as of the ___ day of _____________, 1999, by and
between (i) Network Engines, Inc. organized under the laws of the State of
                      having an address                         (hereinafter
referred to as "Lessee"), (ii) NEW BOSTON BATTERYMARCH LIMITED PARTNERSHIP, a
Delaware limited partnership having an address c/o New Boston Fund, Inc., One
Longfellow Place, Suite 3612, Boston, Massachusetts 02114-2434 (hereinafter
referred to as "Lessor") and (iii) CITIZENS BANK OF MASSACHUSETTS, a
Massachusetts banking corporation having a place of business at 28 State Street,
Boston, Massachusetts 02109 (hereinafter referred to as "Mortgagee").

      WHEREAS, Mortgagee has made a loan to Lessor (the "Loan") secured by a
Mortgage and Security Agreement dated January 15, 1997 and filed with the
Norfolk County Registry District of the Land Court as Document #754878 (the
"Mortgage") on land owned by Lessor located at 15-45 Dan Road in Canton,
Massachusetts (the "Premises") upon which is situated an office building
commonly known as "15 Dan Road"(the "Building"); and

      WHEREAS, Lessee has entered into a written lease dated October , 1999 (the
"Lease") with Lessor for approximately 51,935 square feet of space in the
Building, together with certain rights and appurtenances thereto described in
the Lease with respect to the balance of the premises (collectively, the
"Demised Premises").

      NOW, THEREFORE, in consideration of the mutual covenants herein contained,
Lessee, Mortgagee and Lessor do hereby agree as follows:

      1. Lessee and Mortgagee hereby agree that:

            (i) the Lease shall be, and the same hereby is, made subordinate in
each and every respect to the lien of the Mortgage and to all advances made
thereunder and to all extensions and modifications thereof and amendments
thereto; and

            (ii) any of the foregoing notwithstanding, if the interests of
Lessor in the Premises shall be acquired by Mortgagee by reason of foreclosure
of the Mortgage or other proceedings brought to enforce the rights of Mortgagee,
by deed in lieu of foreclosure or by any other method, or acquired by any other
purchaser or purchasers pursuant to a foreclosure sale (Mortgagee or such
purchaser(s), as the case may be, being referred to as "Purchaser"), (a) the
Lease and the rights of Lessee thereunder shall continue in full force and
effect and shall not be terminated or disturbed, except in accordance with the
terms of the Lease, and (b) Mortgagee will



<PAGE>

not join Lessee as a party defendant in any action or proceeding to foreclose
the Mortgage for the purpose of terminating the Lease. Lessee shall be bound to
Purchaser, and Purchaser shall be bound to Lessee, under all of the terms,
covenants, and conditions of the Lease for the balance of the term thereof
remaining, and any extensions or renewals thereof which may be effected in
accordance with any option therefor contained in the Lease, with the same and
force and effect as if Purchaser were the lessor under the Lease; provided that:

                  (a)   Lessee is not in default, beyond the expiration of any
                        applicable notice and cure periods, under any provision
                        of the Lease or this Agreement at the time Mortgagee
                        exercises any such right, remedy, or privilege;

                  (b)   the Lease at the time is in force and effect according
                        to its original terms or with such amendments or
                        modifications as Mortgagee shall have approved as
                        provided below;

                  (c)   Lessee thereafter continues to fully and punctually
                        perform all of its obligations under the Lease without
                        default thereunder; and

                  (d)   Lessee attorns to Purchaser as provided below; and

            (iii) in the event of any foreclosure of the Mortgage by Mortgagee,
its successors or assigns, or at the request of Mortgagee at any time pursuant
to the assignment of the Lease to Mortgagee, Lessee will recognize Mortgagee,
its successors and assigns, as the new lessor under the Lease and will attorn to
and continue to be bound by each and every term of the Lease; and upon such
attornment, the Lease and the rights of Lessee shall continue in full force and
effect as if it were a direct Lease between Mortgagee, or any Purchaser, and
Lessee upon all of the terms, covenants and conditions of the Lease for the
balance of the term thereof remaining; provided, however, Mortgagee, or any
Purchaser, shall not be:

                  (a)   liable for any act or omission of any prior landlord
                        (including Lessor) except to the extent the same occurs
                        after Mortgagee, or any Purchaser, succeeds to Lessor's
                        interest under the Lease; or

                  (b)   subject to any offsets or defenses which Lessee might
                        have against any prior landlord (including Lessor): or

                  (c)   bound by any rent or additional rent which Lessee might
                        have paid for more than one (1) month in advance to any
                        prior landlord (including Lessor); or

                  (d)   bound by any amendment or modification of the Lease
                        that, reduces the rent, term or space leased thereunder
                        or increases the obligations of the landlord thereunder,
                        without Mortgagee's prior written consent; or


                                     - 2 -
<PAGE>

                  (e)   liable for any security deposit or other sums held by
                        any prior landlord (including Lessor) unless the same
                        was actually received by Mortgagee, but Lessee shall
                        have full recourse against any such prior landlord
                        (including Lessor) prior landlord (including Lessor) to
                        recover the security deposit held by or deposited with
                        it; or

                  (f)   required to rebuild or repair the Building or any part
                        thereof in the event of casualty damage to or
                        condemnation of any material portion of the Building or
                        the Demised Premises.

      (iv) Mortgagee may at any time unilaterally subordinate (or cause to he
subordinated) the lien of the Mortgage on the Premises to the Lease.

      2. Lessee hereby: (i) acknowledges receipt of notice that pursuant to an
Assignment of Leases and Rents from Lessor, all leases and rents involving the
Building, including the Lease, are assigned to Mortgagee as security for the
Loan; (ii) acknowledges that it has received no notice of any sale, transfer or
assignment of the Lease or of rentals thereunder by Lessor, other than pursuant
to said Assignment of Leases and Rents; and (iii) agrees that it will not join
in any change or modification of the Lease that reduces the rent, term or space
leased thereunder or increases the obligations of the landlord thereunder,
anticipate rentals thereunder, or agree to terminate the Lease or surrender the
Demised Premises, without the prior written consent of Mortgagee; and

      3. Lessee hereby agrees that upon Mortgagee's written demand, it will make
all payments of rent then and thereafter due to Lessor directly to Mortgagee and
not to Lessor or any independent rental agent which Lessor might at any time
utilize and Lessor hereby authorizes such payments to Mortgagee and hereby
releases Lessee from all liability with respect to such payments; and

      4. Lessee hereby agrees that: (i) the interest of the Lessor in the Lease
has been assigned to Mortgagee solely as security for the Loan; (ii) Mortgagee
assumes no duty, liability or obligation whatsoever under the Lease, or any
extension or renewal thereof, by virtue of said assignment or this Agreement and
(iii) Mortgagee shall not be or become subject to any liability or obligation to
Lessee, under the Lease or otherwise, unless and until Mortgagee shall have
obtained title to the Premises, by foreclosure or otherwise, and then only to
the extent of liabilities or obligations accruing under the Lease subsequent to
the date that Mortgagee has obtained title to the Premises and then only for the
period of time that Mortgagee holds title to the Premises; and

      5. Lessee hereby: (i) agrees to notify Mortgagee, its successors and
assigns, in writing at the notice address set forth above for Mortgagee, or at
any other address specified in writing to Lessee, of any default on the part of
Lessor under the Lease and (ii) grants to Mortgagee, its successors and assigns,
the right and opportunity to cure any such default within the same grace period
as is given to Lessor for remedying such default, plus, in each case, an


                                     - 3 -
<PAGE>

additional period of thirty (30) days after the later of (a) the expiration of
such grace period, or (b) the date on which Lessee has served notice of such
default upon Mortgagee, its successors or assigns.

      6. This Agreement shall be binding upon and shall inure to the benefit of
Lessee, Lessor and Mortgagee and their respective heirs, executors,
administrators, successors and assigns, as the case may be.

      IN WITNESS WHEREOF the parties hereto have executed this Agreement, under
seal, as of the day and year first written above.

                                    LESSEE:

                                    _______________________________________

                                    By:____________________________________
                                    Title:_________________________________


                                    MORTGAGEE:

                                    CITIZENS BANK OF MASSACHUSETTS

                                    By:____________________________________
                                          Kevin Boyle
                                          Senior Vice President


                                    LESSOR:

                                    NEW BOSTON BATTERYMARCH LIMITED PARTNERSHIP

                                    By its sole General Partner:

                                    New Boston Fund IV, Inc.

                                    By:____________________________________
                                          Jerome L. Rappaport, Jr.
                                          President


                                     - 4 -
<PAGE>

      STATE OF

      COUNTY OF

      In __________________________, in said County and State, on the ___ day of
__________________, 1999, before me personally appeared _________________, the
_________________________ of _______________________, to me known and known by
me to be the party executing the foregoing instrument and he/she acknowledged
said instrument by him/her executed to be his/her free act and deed in his/her
capacity as aforesaid and the free act and deed of __________________________.


                                  ______________________________
                                  Notary Public
                                  My commission expires:


                                     - 5 -
<PAGE>

                          COMMONWEALTH OF MASSACHUSETTS

      COUNTY OF SUFFOLK

      In Boston, in said County and State, on the ___ day of ____________, 1999,
before me personally appeared Kevin Boyle, the Senior Vice President of Citizens
Bank of Massachusetts, to me known and known by me to be the party executing the
foregoing instrument and he acknowledged said instrument by him executed to he
his free act and deed in his capacity as aforesaid and the free act and deed of
Citizens Bank of Massachusetts.


                                  ______________________________
                                  Notary Public
                                  My commission expires:


                                     - 6 -
<PAGE>

                          COMMONWEALTH OF MASSACHUSETTS

      COUNTY OF SUFFOLK

      In Boston, in said County and State, on the ___ day of ____________, 1999,
before me personally appeared Jerome L. Rappaport, Jr., the President of New
Boston Fund IV, Inc., the sole General Partner of New Boston Research Limited
Partnership, to me known and known by me to be the party executing the foregoing
instrument and he acknowledged said instrument by him executed to he his free
act and deed in his capacity as aforesaid and the free act and deed of New
Boston Fund IV, Inc. and of New Boston Research Limited Partnership.


                                  ______________________________
                                  Notary Public
                                  My commission expires:


                                     - 7 -
<PAGE>

                                    EXHIBIT D
                                    ---------

                          MASSACHUSETTS LEGAL HOLIDAYS


      *January 1                          --    New Years Day
      Third Monday in January             --    Martin Luther King, Jr. Day
      Third Monday in February            --    Washington's Birthday
      Third Monday in April               --    Patriot's Day
      Last Monday in May                  --    Memorial Day
      *July 4                             --    Independence Day
      First Monday in September           --    Labor Day
      Second Monday in October            --    Columbus Day
      *November 11                        --    Veteran's Day
      Fourth Thursday in November         --    Thanksgiving Day
      *December 25                        --    Christmas Day

      *Should any of these dates fall on a Sunday, the Holiday is observed on
      the following Monday.



<PAGE>

                              RULES AND REGULATIONS

      The following Rules and Regulations constitute a part of the Lease and of
Tenant's obligations thereunder in respect of Tenant's use and occupancy of the
Premises in the Building.

                                I. BUILDING HOURS

      1.1 If you wish to use the Building during times other than normal
business hours provided in the Lease, please obtain pass-cards for authorized
members of your staff from the Building Management Office. As additional
security, all persons entering the Building after hours are required to sign in
and out in a logbook provided for that purpose. This rule shall be inapplicable
if Tenant's Premises are independently secured by Tenant.

      1.2 You are advised, for the protection and safety of your personnel, to
lock front doors at the end of each working day. Front doors also should be
locked whenever your receptionist leaves the area.

      1.3 If you have night-line telephone service, please submit a list of
numbers and personnel to the Building Management Office. This will enable the
Landlord to contact your office after 6:00 p.m. on the occasions when visitors
call after normal working hours.

      1.4 If you wish to remove fixtures or materials from your premises after
6:00 p.m. or to have work performed after 6:00 p.m., by someone who does not
have a Building pass, the Building Management Office must be notified in advance
in writing, unless the visitor will enter through an entrance separately secured
by Tenant.

                     II. ELEVATORS, DELIVERIES AND PARKING

      2.1 If you expect delivery of any bulky material, notify the Building
Management Office reasonably in advance so that freight elevators may be
scheduled and elevator pads may be installed if necessary. This protects both
your shipment and the elevators. For the convenience of all, passenger elevators
may not be used for deliveries.

      2.2 All larger deliveries must be made from the designated Building
loading dock area. Large deliveries can be expedited by notifying the Building
Management Office 24 hours in advance. The receiving area can accommodate
certain types and sizes of vehicles. All hand trucks used for deliveries must be
equipped with rubber bumpers and tires.

      2.3 The loading dock may be used only for deliveries. No vehicles are
allowed to stand or park in this area after unloading nor are vehicles allowed
to park at the loading dock for service calls. You should advise your vendors
and suppliers of this rule. Any vehicles abusing the truck dock privileges are
subject to being towed at the owner's expense.

                   III. GENERAL USE OF BUILDING AND PREMISES

      3.1 Tenants are not permitted to place or store property on the sidewalks,
passageways, parking areas or courtyards adjacent to the Building or in the
elevators, vestibules, stairways, or corridors (except where exclusive to the
Tenant and except as may be necessary for brief periods during deliveries).

      3.2 No bicycles or animals may be brought into or kept in or about the
Building or premises, except seeing-eye dogs.

      3.3 Rubbish, rags, sweepings, acid and any and all harmful or damaging
substances may not be deposited in the lavatories or in the janitor closets.
Please make arrangements with the Building Management Office for disposal of any
unusual trash.

                            IV. REPAIRS AND SERVICES

      4.1 You are responsible for all general repairs and maintenance of your
Premises including, but not limited to, Tenant supplied supplementary air
conditioning, exterior doors, and exterior signs. All repairs, installations, or
alterations to the Building or its fixtures must first be approved and scheduled
by the Building Manager.

      4.2 All requests for work to be done in your Premises by any of the
Building Management Staff should he directed to the Building Manager. Building
employees are not



<PAGE>

permitted to perform any work outside their regular duties except upon special
instructions from the Building Manager.

      4.3 All schedules for the performance of your construction and repair work
must be coordinated by the Building Manager to avoid conflicts with various
building construction and maintenance schedules. Tenants must inform the
Building Manager, at least 72 hours before any work is to begin, of the nature
of the work, where and when it is to be performed, the name of the contractor or
concern doing the work, and the name of the individual who will supervise the
performance of the work. You will be required to obtain from the persons doing
work certificates of insurance coverage, signed hen waivers, and payment and
performance bond in form and substance satisfactory to the Landlord. Work may
not begin until such requirements have been satisfied.

      4.4 Landlord shall purchase and install, at your expense, all lamps,
tubes, bulbs, starters and ballasts.

                        V. FLOOR LOAD - HEAVY MACHINERY

      5.1 You may not place a load upon any floor in the Premises or Building
exceeding the floor load which such floor was designed to carry and which is
allowed by law. Landlord reserves the right to prescribe the weight and
positions of all business machines and mechanical equipment, including safes,
all of which shall be so placed as to distribute the weight. You shall place and
maintain your business machines and mechanical equipment in settings sufficient,
in Landlord's judgment, to absorb and prevent vibration, noise and annoyance.
You may not move any safe, heavy machinery, heavy equipment, freight, bulky
matter or fixtures into or out of the Building without Landlord's prior consent,
which consent may include a requirement to provide insurance, naming Landlord as
an insured, in such amounts as Landlord may deem reasonable. Notwithstanding the
foregoing, proper placement of all such business machines, etc. in the Premises
shall be your responsibility as Tenant.

      5.2 If any such safe, machinery, equipment, freight, bulky matter or
fixtures requires special handling, you must employ only persons holding a
Master Riggers's License to do such work; and all work in connection therewith
must comply with applicable laws and regulations. Any such moving shall be at
your own sole risk and hazard and you, as Tenant, will defend, exonerate,
indemnify and save Landlord harmless against and from any liability, loss,
injury, claim or Suit resulting directly or indirectly from such moving.

               VI. ELECTRICAL SYSTEM: ENERGY CONSERVATION: WATER

      6.1 In order to assure that the Building's electrical standards are not
exceeded and to avert possible adverse effect on the Building's electric system,
you may not, without Landlord's prior consent, connect any fixtures, appliances
or equipment to the Building's electric distribution system other than standard
office equipment, such as typewriters, pencil sharpeners, adding machines,
hand-held or desk top calculators, dictaphones, office computers and copies.

      6.2 Notwithstanding anything to the contrary contained in the Lease,
Landlord reserves the right to implement policies and procedures it deems, in
its reasonable judgment, to be necessary or expedient in order to conserve
and/or preserve energy and related services, or to be necessary or required in
order to comply with applicable government laws, rules, regulations, codes,
orders and standards.

      6.3 If you shall use water for any purpose other than for ordinary
lavatory and drinking purposes, Landlord may assess a reasonable charge for the
additional water so used, or install a water meter and thereby measure your
water consumption for all water purposes. In the latter event, you shall pay the
cost of the meter and the cost of installation thereof and shall keep such meter
and installation equipment in good working order and repair. You agree to pay
for water consumed, as shown on such meter, together with the sewer charge based
on such meter charges, as and when bills are rendered, and in default in making
such payment Landlord may pay such charges and collect the same from you as an
additional charge.

      6.4 The windows of the Building are designed for superior insulation and
to reduce glare. Building standard blinds or drapes present and elegant
appearance and contribute to the effectiveness of the Building's heating and
cooling systems. You should keep the blinds or drapes closed when windows are
exposed to the sun's rays in summer and keep them open when the sun is bright
enough to provide warmth during the winter months.



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                           VII. SIGNS AND ADVERTISING

      Except as hereinafter provided, you may not place on the exterior of the
Premises (including both interior and exterior surfaces or doors and interior
surfaces of windows) or on any part of the Building outside the Premises, any
signs, symbol, advertisement or the like visible to the public view outside of
the Premises. Landlord shall withhold consent for signs or lettering on the
entry doors to the Premises, unless such signs conform to Building standards
adopted by Landlord. All signage must be in accordance with a plan or sketch of
the sign to be placed on such entry doors submitted to and approved by Landlord
in advance. Landlord agrees, however, to maintain a tenant directory in the
lobby of the Building in which will be placed your name and the location of the
Premises in the Building. Neither Landlord's name, nor the name of the Building
or any Center, Office Park or other complex of which the Building is a part, or
the name of any other structure erected therein shall be used without Landlord's
consent in any advertising material (except on business stationery or as an
address in advertising matter), nor shall any such name, as aforesaid, be used
in any undignified, confusing, detrimental or misleading manner.

                   VIII. LIFE SAFETY AND EMERGENCY PROCEDURES

      In case of emergency situations such as power failure, water leaks or
serious injury, call the Building Management Office immediately. In case of fire
or smoke, pull the nearest alarm (located on your floor) and then call the
Building Management Office.

                           IX. SMOKE FREE ENVIRONMENT

      Smoking is not permitted in the lobby, hallways, corridors or stairs.