EX-10.8



 Exhibit 10.8 

THIRD AMENDMENT TO LEASE 

THIS THIRD AMENDMENT TO LEASE (this “Amendment”) is dated as of August 11, 2015 (the “Effective Date”), by and between
Berrueta Family L.P., a California limited partnership (“Landlord”) and Protagonist Therapeutics, Inc., a Delaware corporation (“Tenant”), with reference to the following facts and objectives: 

RECITALS 
 A. Landlord and
Tenant entered into that certain Lease, dated as of September 30, 2013 (the “Initial Lease”), as amended by that certain First Amendment to Lease dated as of March 24, 2014 (the “First Amendment”), and that certain Second
Amendment to Lease dated as of May 4, 2015 (the “Second Amendment”, pertaining to certain premises located at 521 Cottonwood Drive, Milpitas, California. Pursuant to the Lease, Landlord has leased to Tenant space currently containing
approximately 5,900 rentable square feet (the “Existing Premises”). 
 B. Landlord and Tenant desire to amend the Lease to, among
other things, expand the Premises as defined in the Lease to include additional space adjacent to the Existing Premises, consisting of approximately 4,393 rentable square feet, as shown on Exhibit A attached hereto (the “Expansion
Space”). The Initial Lease, as amended by the First Amendment and the Second Amendment shall be referred to as the “Lease”. 

AGREEMENT 
 NOW,
THEREFORE, in consideration of good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 

1. Effective Date. The terms of this Amendment shall be effective on the Effective Date. 

2. Expansion. Effective as of the later of (i) September 1, 2015, or (ii) the date upon which the Tenant Improvements (as defined in
Section 6 herein) are substantially complete (the “Expansion Space Commencement Date”), through August 31, 2017 (the “Expansion Space Expiration Date”), the Premises shall include the Expansion Space (the “Expansion Space
Term”), the square footage of the Premises shall be increased from 5,900 rentable square feet to 10,293 rentable square feet, and the Existing Premises and the Expansion Space shall collectively be deemed the Premises. On the Expansion Space
Commencement Date, the Expansion Space shall be delivered to Tenant vacant and in its current as-is condition, subject to latent defects, and with all Tenant Improvements substantially complete, and Tenant shall not be entitled to receive, with
respect to the Expansion Space, any allowance, free rent or other financial concession granted with respect to the Existing Premises. Notwithstanding the foregoing, any delay in delivery of the Expansion Space beyond September 1, 2015 shall
result in a postponement of Tenant’s obligation to pay Rent until the Expansion Space Commencement Date, but shall not otherwise subject Landlord to any liability for loss or damage resulting therefrom. 

3. Surrender of Expansion Space. On the Expansion Space Expiration Date, Tenant shall surrender the Expansion Space in accordance with
Section 21 of the Lease, and Tenant’s failure to do so shall be considered a holdover as to the Expansion Space as provided therein. 

4. Tenant’s Share. Effective throughout the Expansion Space Term, Tenant’s Share of the Building shall be increased from
8.90% to 15.53% 







 5. Base Rent. Effective as of the Expansion Space Commencement Date, the Base Rent
schedule on the first page of the Lease shall be changed to the following: 
  

					
	 Expansion Space Commencement Date – April 30, 2016:
	  	$	30,364.35	  
	 May 1, 2016 – April 30, 2017:
	  	$	31,275.28	  
	 May 1, 2017 – August 31, 2017:
	  	$	32,213.53	  
	 September 1, 2017 – April 30, 2018:
	  	$	18,464.96	  

 6. Tenant Improvements. Prior to the Expansion Space Commencement Date, Landlord shall use commercially
reasonable efforts to complete the following work at its own expense: 
  

	 	•	 	Paint touched up with addition of two (2) accent walls 

  

	 	•	 	Carpets steam cleaned 

  

	 	•	 	Broken or stained ceiling tiles replaced 

  

	 	•	 	One (1) light fixture added 

 7. Termination Option. The Termination Option described in
Section 4 of the Second Amendment is hereby deleted in its entirety. 
 8. Security Deposit. The Security Deposit is hereby increased
by Twelve Thousand Nine Hundred Fifty-Nine and 35/100 Dollars ($12,959.35) and Tenant shall deliver such amount to Landlord concurrently herewith. Tenant has delivered to Landlord evidence satisfactory to Landlord of its receipt of at least Fifteen
Million Dollars ($15,000,000) in equity financing. 
 9. Miscellaneous. This Amendment, together with the Lease, constitutes the
entire agreement between Landlord and Tenant regarding the Lease and the subject matter contained herein and supersedes any and all prior and/or contemporaneous oral or written negotiations, agreements or understandings. This Amendment shall be
binding upon and inure to the benefit of Landlord and Tenant and their respective heirs, legal representatives, successors and assigns. No subsequent change or addition to this Amendment shall be binding unless in writing and duly executed by both
Landlord and Tenant. Except as specifically amended hereby, all of the terms and conditions of the Lease are and shall remain in full force and effect and are hereby ratified and confirmed. Capitalized terms used but not defined in this Amendment
shall have the meanings ascribed to such terms in the Lease. This Amendment may be executed in one or more counterparts, each of which shall be an original, but all of which, taken together, shall constitute one and the same Amendment. This
Amendment may be delivered to the other party hereto by facsimile or email transmission of a copy of this Amendment bearing the signature of the party so delivering this Amendment. 

[SIGNATURE PAGE TO FOLLOW] 

  
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 IN WITNESS WHEREOF, the parties have executed this Amendment as of the day first above written.

  

					
	LANDLORD:	 		 	TENANT:
			
	 BERRUETA FAMILY L.P.,
 a California limited
partnership
	 		 	 PROTAGONIST THERAPEUTICS, INC.,
 a Delaware
corporation



									
					
	By:	 	 /s/ Maria Berrueta
	 		 	By:	 	 /s/ William A. Hodder



									
					
	Name:	 	 Maria Berrueta
	 		 	Name:	 	 William Hodder



									
					
	Its:	 	 General Partner
	 		 	Its:	 	 SVP, Corporate Development



  
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 Exhibit A 

 
 521 Cottonwood Dr. 

Milpitas, CA 95035