<PAGE>

                                                                   Exhibit 10.20


                                                          [stamp] Certified Copy

Document No.  S 1200/01

Today, the 24th of October 2001,

there appeared before me,
                              FRIEDRICH SCHNEIDER,

                Notary with official residence in Worth am Rhein
                        in the offices in Worth am Rhein,
                        Hanns-Martin-Schleyer-Strasse 4:

1) a)    Mr. Peter Grimm
         born November 4, 1946, commercial employee, with offices at
         Siemensallee 84 in 76187 Karlsruhe

         and

 b)      Mr. Alfons Vielmeier
         born January 6, 1950, commercial employee, with offices at
         St.-Martin-Strasse 76 in 81541 Munich,

both stating that they are acting here exclusively as managing directors with
joint powers of representation for

                SIEMENS INDUSTRIEPARK VERWALTUNGSGESELLSCHAFT MBH
                          WITH HEADQUARTERS IN MUNICH,

entered in the Commercial Register of the Local Court [AMTSGERICHT] of Munich
under No. HR B 115511, this in turn acting as shareholder with sole power of
representation in the firm of

                 SIEMENS INDUSTRIEPARK KARLSRUHE GMBH & CO. OHG
                         WITH HEADQUARTERS IN KARLSRUHE,

entered in the Commercial Register of the Local Court of Karlsruhe under No. HR
A 4326

(Addresses:       Siemens Industriepark Karlsruhe
                  GmbH & Co. OHG
                  Siemensallee 84
                  76187 Karlsruhe)

2)       Dr. Martin Haase
born August 4, 1956, managing director, with offices at Ostliche
Rheinbruckenstrasse 50, 76187 Karlsruhe, as well as Mr. Bernhard Kolodziej, born
March 10, 1966, authorized signatory [PROKURIST], with offices in the same
location, both representing the firm of

                                 BRUKER AXS GMBH
                         WITH HEADQUARTERS IN KARLSRUHE

entered in the Commercial Register of the Local Court of Karlsruhe under No. HRB
7524

CONFIDENTIAL TREATMENT HAS BEEN REQUESTED AS TO CERTAIN PORTIONS OF THIS
EXHIBIT, WHICH PORTIONS HAVE BEEN OMITTED AND REPLACED WITH [**] AND FILED
SEPARATELY WITH THE COMMISSION.


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                                      -2-


Addresses:

                  Bruker AXS GmbH
                  Ostliche Rheinbruckenstrasse 50
                  76187 Karlsruhe

         The certificates of authenticity are recorded outside of this
instrument.

Mr. Grimm and Mr. Vielmeier are personally known to me, the Notary. Dr. Haase
and Mr. Kolodziej provided evidence of their identity to the satisfaction of the
Notary by means of valid identity papers.

I, the certifying Notary, have instructed the persons appearing that I could not
inspect the Directory of Building Obligations [BAULASTENVERZEICHNIS]. I also
instructed them that significant facts for the recording of the instrument may
therefore be unavailable for consideration, and that this could result in
additional costs or errors in the Agreement that could eventually lead to
invalidity of the Agreement.

Having inspected the contents of the Land Register, and upon the request of the
persons appearing and pursuant to the concurrent presence before me of their
submitted statements, I hereby certify the following

                               PURCHASE AGREEMENT:

                                       I.
                              LAND REGISTER STATUS

According to the entry in the Karlsruhe Land Register of the Local Court of
Karlsruhe

Page 51357
Serial No. 4/Lot 8260           with a size of          142,049 square meters,

Siemens Industriepark Karlsruhe GmbH & Co. OHG is the sole owner of this
property. Lot 8260 can be seen in Appendix 1.

According to the Land Register, the property has the following encumbrances:

Department II: Appurtenant easement subject to a condition subsequent -
right-of-way for pedestrians and vehicles for the owner of Lot No. 8260/3

Department III: none

THE APPURTENANT EASEMENT DOES NOT INVOLVE THE PARTIAL AREA SOLD. IT SHOULD BE
DELETED IN THE PARTIAL AREA SOLD, WHICH ACTION IS HEREBY AUTHORIZED AND
PETITIONED.


<PAGE>
                                      -3-


                                       II.
                                    PURCHASE

                 SIEMENS INDUSTRIEPARK KARLSRUHE GMBH & CO. OHG
                         with headquarters in Karlsruhe

                                   ("SELLER")

hereby sells to


                                 BRUKER AXS GMBH
                         WITH HEADQUARTERS IN KARLSRUHE

                                    ("BUYER")

with all duties and rights, legal components, and any appurtenances (including
passive data network components), although with the exception of the inventory
listed in APPENDIX 2 - INVENTORY LIST,

from the real property described in greater detail in Section I subject to
official survey, which is included in the attached site plan, which is a
material component of this instrument as APPENDIX 3, the partial area designated
by shaded area A/B/C/D/E/A and outlined in yellow, with dimensions of
approximately 17,000 square meters ("Object of Purchase").

In order to precisely delimit the Object of Purchase, the starting point A shall
be determined by the intersection of the Lots 31040, 42323, and 8260.
Beginning from Point A, the Object of Purchase proceeds along the boundary of
the lot from Lots 31040 and 8260, approximately 115 meters in a northwesterly
direction, to Point B. The course of the boundary from Point B to Point C is
located along a length of approximately 150 meters along the outer edge of the
path of Haselerstrasse; the course from C to D with a length of approximately
120 meters along the inner edge of the path of Carl-Friedrich-Strasse. D to E
runs along the boundary of Lot 8260 and Ostliche Rheinbruckenstrasse. E to A
runs along the boundary of Lots 8260 and 42323.

The congruity or specific degree of approximation to the survey result and
assumed area size do not constitute a basis for this Agreement.

The nature of the Object of Purchase in terms of its position, size, and form,
is precisely known to Buyer and Seller ("Contracting Parties").

Seller shall apply without delay for a survey of the property. The Contracting
Parties agree to acknowledge the survey result in a supplemental document
without delay, upon receipt by the Notary of the excerpt from the proof of
modification intended for the Land Registry Office and payment of the purchase
price based upon the survey, and to declare agreement on the transfer of the
property.


                                      III.
           PRELIMINARY STATEMENT, COMPLETION OF ENTRY IN LAND REGISTER

1)       PRELIMINARY STATEMENT
         In order to secure Buyer's claim to transfer of ownership, Seller
         authorizes and

                                    petitions

         Buyer to enter a preliminary statement pursuant to Section 883 of the
         German Civil Code [BUNDESGESETZBUCH] to the Object of Purchase in the
         Land Register for the benefit of Buyer. The preliminary statement
         should initially be entered for the entire property.

         Buyer today already authorizes and

                                    petitions

<PAGE>
                                      -4-


in turn to cancel this preliminary statement in the Land Register simultaneous
with the transfer of ownership, provided that no intermediate entries have been
made without Buyer's consent.

Buyer today already also irrevocably authorizes and

                                    petitions

to delete this preliminary statement in regard to the portions of the property
not sold following execution of the survey and subdivision of the property in
the Land Register.

The Contracting Parties instruct the Notary to petition the aforementioned
deletions upon fulfillment of the respective prerequisites.

2)       COMPLETION OF ENTRY IN LAND REGISTER
         The acting Notary is given comprehensive and unrestricted authority by
         all parties involved to represent the Contracting Parties in the
         submission of all statements related to the Land Register in
         conjunction with this Agreement.

         The Notary is requested to provide notification of execution for the
         Contracting Parties and the Notary.

                                       IV.
                                 PURCHASE PRICE

1)       The agreed purchase price is

                                DEM 14,950,000.00
          (fourteen million nine hundred fifty thousand deutsche marks)

         Of this total,
         for the land                                         DEM  5,950,000.00
         for buildings 5428 and 5430 included in the sale     DEM  9,000,000.00

2)       The purchase price shall be payable in full two weeks after receipt of
         notification by Buyer from the acting Notary via registered
         letter/return receipt with carbon copy for Seller, wherein it is
         affirmed that

         a)       the preliminary statement authorized for Buyer has been
                  entered in the Land Register ranked only after such
                  encumbrances as cannot be eliminated by Seller according to
                  the content of this Agreement, or in regard to which the
                  acting Notary is in possession of cancellation documents or
                  has ensured their cancellation.

         b)       the Notary has in his possession an unconditional statement by
                  the responsible local authorities in a form suitable for entry
                  into the Land Register in regard to the statutory rights of
                  preemption (e.g. under the Town and Country Planning Code
                  [BAUGESETZBUCH], the environmental protection laws, and the
                  historical landmark protection laws), according to which such
                  rights of preemption do not exist or will not be exercised for
                  the present purchase,

         c)       the approval for subdivision of the property in accordance
                  with section 19 of the Town and Country Planning Code has
                  been issued and the Land Register has been amended, i.e. the
                  lot has been formed,

<PAGE>
                                      -5-


         d)       the Notary has in his possession and free of conditions all
                  official approvals and notices necessary for completion of the
                  Land Register entry (with the exception of the clearance
                  certificate furnished by the Tax Office in regard to the land
                  transfer tax) in a form suitable for entry into the Land
                  Register.

In addition, the due date for the purchase price shall not occur prior to the
date of December 31, 2001 and the presentation of a positive preliminary
planning decision as defined in Item XI.3. Buyer must inform Seller
immediately in writing upon issuance of a positive preliminary planning
decision. This prerequisite for the due date shall be canceled as of February
28, 2002. The participants shall themselves monitor the existence of this
prerequisite for the due date. Payment of the purchase price, as well as any
resulting subsequent payment, shall be made exclusively by means of funds
transfer to account No. [**] at Deutsche Bank AG Karlsruhe (Bank Routing No.
660 700 04), with specification of "Bruker" in the subject line.

3)       Interest on the purchase price shall be charged following the due date
         without reminder until payment is received by Seller (statement of
         value) at an annual rate of 5% (five percent) above the base lending
         rate pursuant to the Discount Rate Transitional Act
         [DISKONTSATZ-UBERLEITUNGS-GESETZ]; such interest shall be payable
         immediately. The assertion of further claims for damages due to default
         shall remain unaffected thereby. This arrangement does not constitute
         an extension of the term of payment.

4)       If Buyer is in default with payment of the purchase price, in whole or
         in part, for a period longer than three weeks, then Seller may, without
         prejudice to other claims, immediately assert his rights arising from
         section 326 of the German Civil Code (compensation for damages due to
         nonperformance or withdrawal from a purchase agreement governed by the
         law of obligations).

5)       Buyer submits to Seller in the amount of the purchase price of DEM
         14,950,000.00 and due to the interest on arrears in the amount of 5%
         above the base lending rate pursuant to the Discount Rate Transitional
         Act up to a maximum of 18% of the purchase price, no sooner than one
         month following the due date of the purchase price, in regard to the
         immediate enforcement of debt arising from this instrument in his
         entire assets.

         Buyer also submits to Seller in regard to the immediate enforcement of
         debt arising from this instrument in his entire assets due to any
         claims by Seller arising from demands due to the land transfer tax of
         DM 523,250.00 in conjunction with the signing of this Agreement, and
         also due to fees for the Land Register and Notary fees to a maximum of
         DM 210,000.00 incurred in conjunction with the signing of this
         Agreement and its execution in the Land Register, including the
         creation of mortgages on the real property.

         The Notary is irrevocably instructed to issue an official copy to
         Seller only after Seller has submitted the affirmation pursuant to IV
         2, and Seller has demanded this in writing and affirmed to the Notary
         in writing that the purchase price was paid within the agreed time
         period. The Notary must inform Buyer without delay upon issuance of the
         official copy. This arrangement does not change the burden of proof for
         claims to which Seller is entitled or the existence of the facts
         described above.

6)       Should the official survey results show a greater or lesser total area
         than the assumed size of 17,000 square meters, then following
         notification of the official survey results to the Contracting Parties,
         any such deviation must be settled without delay at the previously
         agreed price per square meter of DM 350.00, without interest.

[**] Indicates that information has been omitted and filed separately with
     the Commission pursuant to a request for confidential treatment.


<PAGE>
                                      -6-


                                       V.
                TRANSFER OF OWNERSHIP, BENEFITS, AND ENCUMBRANCES

1)       Ownership, benefits, and encumbrances of the purchased property shall
         devolve to Buyer on the date upon which the purchase price is paid in
         full.

2)       Buyer shall not be entitled to undertake material changes, particularly
         construction measures, without prior written consent of Seller until
         the purchase price has been paid in full.

3)       Buyer shall have no right to assert claims for damages due to
         deterioration in the condition of the Object of Purchase vis-a-vis its
         present condition, unless Seller has caused such damages willfully or
         through gross negligence.

4)       Seller shall maintain the insurance policy for the Object of Purchase
         unaltered until ownership, benefits, and encumbrances are transferred
         pursuant to Item 1) above. Buyer shall be responsible for insurance
         beginning on the aforementioned date.


                                       VI.
                                    WARRANTY

1)       Seller shall be liable for unrestricted transfer of property and
         (in)direct ownership, as well as for the freedom of the Object of
         Purchase from all encumbrances evident from the Land Register, to the
         extent that these are not transferred in this Agreement and with the
         exception of such encumbrances as are entered with Buyer's consent.

         The Object of Purchase shall also be transferred free of public charges
         pursuant to Section 25 Paragraph 6 of the Federal Soil Protection Act
         [BUNDESBODENSCHUTZGESETZ], as well as leasehold rights and/or other
         rights of use by third parties, with the exception of the leases listed
         in APPENDIX 4. As of the contract signing date, Seller is unaware of
         any building obligations.

2)       In addition, Seller offers no warranty unless otherwise stipulated
         below. The Object of Purchase shall be sold "as-is" unless otherwise
         stipulated below.

         Unless otherwise stipulated in this Agreement, Seller is especially not
         liable for the accuracy of the specified area dimensions, suitability
         for building, soil characteristics, and economic utility of the Object
         of Purchase, or for specific structural conditions of existing
         structures or defects of any kind, although Seller declares that he is
         unaware of any hidden material defects that would significantly impair
         the fitness for use of the Object of Purchase.

         Seller does not warrant the freedom of the Object of Purchase from
         easement under old law not entered in the Land Register and from other
         unrecorded encumbrances.

3)       In the event that industrial contamination requiring removal as defined
         in section 2 Paragraph 6 of the Federal Soil Protection Act is found on
         undeveloped land (current parking lot area - see APPENDIX 7 marked in
         yellow - on Ostliche Rheinbruckenstrasse) in the course of excavation
         work or when taking soil samples, and such contamination must be
         removed pursuant to official directives, Seller shall be responsible
         for the additional costs of disposal (e.g. increased landfill costs).


<PAGE>
                                      -7-


         Disposal of the contaminated soil, in particular selection of companies
         to perform the disposal and agreement on the prices for the resulting
         disposal work, shall be specified between the Contracting Parties prior
         to performance of the work. If the disposal procedure cannot be jointly
         specified, then Seller shall dispose of the contaminated soil as he
         sees fit. Seller's liability shall end with completion of the
         excavation, although no later than December 31, 2004. Seller shall not
         be liable for the remaining property.

         The aforementioned conditions shall also apply if hazardous soil
         alterations as defined by Section 2 Paragraph 3 of the Federal Soil
         Protection Act exist on the Object of Purchase, or if other pollution
         of any kind (e.g. caused by substances that pollute water or the
         environment) exists in the soil, buildings, other components of the
         property, or groundwater.

4)       Seller shall not be liable for the building materials used (e.g.
         asbestos), although he affirms that he is unaware of the existence of
         asbestos. Buyer shall be given an excerpt from the [Asbestos Register]
         for the location.

         Buyer is aware that the Object of Purchase was used as an industrial
         site and that hazardous soil alterations may therefore have occurred.

         Seller shall be given an excerpt from the Register of Industrial
         Contamination that relates to the Object of Purchase.

         The following shall apply, unless otherwise agreed in Item 3, in the
         event that industrial contamination, hazardous soil alterations, or
         other pollution must be removed:

         Buyer shall be solely responsible for the costs of removing industrial
         contamination, hazardous soil alterations, or other pollution, with
         simultaneous indemnification of Seller and Siemens AG against all
         public or private claims.

         Should Seller or Siemens AG be called upon for cleanup efforts after
         December 31, 2004 or otherwise charged with costs related to industrial
         contamination, hazardous soil alterations, or other pollution, then
         Buyer must reimburse such costs without delay to Seller or Siemens AG,
         respectively, or must perform the cleanup work at his own expense upon
         demand by Seller or Siemens AG.

         Any and all claims for settlement by Buyer against Seller and Siemens
         AG pursuant to Section 24 Paragraph 2 of the Federal Soil Protection
         Act are hereby expressly precluded. The stipulated exemption from
         liability shall also apply for the benefit of natural persons or legal
         entities representing Seller and Siemens AG under commercial or
         corporate law.

5)       The nature and extent of suitability of the Object of Purchase for
         construction or other possible uses do not constitute a basis for this
         Agreement.

6)       No warranty has been given for specific qualities.

<PAGE>
                                      -8-



                                      VII.
                                     LEASES

1)       On the day that ownership is transferred, Buyer shall replace Seller in
         the leases listed in APPENDIX 4 and whose content is known to Buyer.
         Buyer is aware that the rented areas and the rent in the lease signed
         between Seller and Siemens AG on November 27, 1997 in the version of
         supplements on August 23, 1998 and September 12, 2000 do not yet
         correspond to the information in APPENDIX 4. Seller shall enter into a
         further supplemental agreement to the lease with Siemens AG, which
         shall record the conditions specified in APPENDIX 4.

         In this context, the Notary advised the Contracting Parties of the
         provisions of Section 566 of the German Civil Code.

         The tenants [SIC] have provided no security deposits.

2)       Claims against the tenant for rent and ancillary costs as well as for
         other payments for the period until the transfer of ownership shall
         remain with Seller, who shall likewise remain obligated to fulfill any
         claims by the tenant until this date. Beginning with the date of
         transfer of ownership, Buyer shall be obligated to fulfill all duties
         arising from the leases. Buyer accordingly indemnifies Seller against
         any claims by the tenant.

3)       Seller agrees to refrain from entering into any lease or other usage
         agreements and/or changes to contracts concerning the Object of
         Purchase and extending beyond the date of transfer of ownership,
         without Buyer's consent.

                                      VIII.
                                   DEVELOPMENT

Seller shall be responsible for local improvement assessments as defined by
Section 127 I of the Town and Country Planning Code, taxes pursuant to Section
127 Paragraph 4 of the Town and Country Planning Code, and other assessments,
including cost reimbursements under the Local Taxes Act [KOMMUNALABGABENGESETZ]
and the corresponding municipal ordinances, for which a notice was provided
prior to the end of yesterday. The Contracting Parties are aware that the
obligation to pay assessments exists independent of the delivery of a notice.

Buyer shall be responsible for all other local improvement assessments and other
public taxes and assessments. Buyer is aware that such decisions may also be
issued for expenses from previous periods subject to reapportionment.

                                       IX.
             GRANTING OF RIGHTS OF USE, EASEMENTS, OTHER OBLIGATIONS

GENERAL STATEMENTS
Buyer is aware that the Object of Purchase is equipped with technical
infrastructure (electricity, heating, water supply and wastewater disposal,
pressurized air, etc.) and computer infrastructure (telecommunications, data
networks, etc.) by Siemens AG A&D AS EWK BB. In order to ensure the technical
infrastructure of the Object of Purchase, Buyer shall enter into a corresponding
service agreement with Siemens AG A&D AS EWK BB following transfer of ownership.
Buyer is aware that in order to provide the technical and computer
infrastructure to the buildings, the service provider has installed technical
equipment that is listed in APPENDIX 2 and which will remain the property of
Siemens AG A&D AS EWK BB.

<PAGE>
                                      -9-


In addition, the Contracting Parties shall agree upon the following arrangements
in principle, wherein the issue of usage free of charge is not the object of an
easement, but rather has significance only under the law of obligations:

1)       TEMPORARY PROVISION OF ELECTRICITY, HEATING, AND WATER TO THE OBJECT OF
         PURCHASE

         Seller shall grant to Buyer the right to joint usage of the
         transmission lines for electricity, heat, and water as necessary to
         supply the Object of Purchase. Buyer is aware of the course and/or
         location of the technical equipment necessary for this purpose.

         All costs for utilities, including costs for maintenance, metering,
         upkeep, inspection, etc. shall be borne by Buyer in accordance with the
         services he uses.

         The right is limited by the Seller's joint usage.

         Buyer agrees to provide an independent electricity supply to the Object
         of Purchase no later than May 31, 2005.

         Buyer must also ensure an independent supply of heat and water, as
         described above, no later than May 31, 2005.

         On the aforementioned date, Buyer must separate and seal the
         transmission lines at his own expense at the boundaries of the Object
         of Purchase. Should Buyer fail to fulfill this obligation, Seller shall
         have the right to undertake these measures at Buyer's expense following
         an appropriate period of notice with a threat of refusal.

         Should interruptions in supply occur, Buyer may assert claims against
         Seller for resulting damages only if Seller has caused this malfunction
         willfully or through gross negligence.

2)       PERMANENT WASTEWATER DISPOSAL FOR OBJECT OF PURCHASE AND CREATION OF AN
         EASEMENT

         Seller shall grant to Buyer the right to joint usage of the wastewater
         disposal line marked in yellow in APPENDIX 5 D. Seller shall be
         responsible for maintenance and repair as well as any necessary
         modernization measures. Buyer shall pay a proportional share of the
         costs for such measures upon receipt of an invoice. The share to be
         borne by Buyer shall correspond to the share of the net commercial
         space (pursuant to DIN 277) of the buildings standing on the Object of
         Purchase in relation to the net commercial space of all buildings
         standing on Lot 8260/3 recorded in the Land Register of the Local Court
         of Karlsruhe in Karlsruhe, Page 64224, as well as on the Object of
         Purchase, the unsold residual area of Lot 8260 recorded in the Land
         Register of the Local Court of Karlsruhe in Karlsruhe, Page 51357, and
         Lots 8260/1, 8260/2, and 8260/3 recorded in the aforementioned Land
         Register and served by the wastewater disposal line marked in yellow in
         APPENDIX 5 D.

         In the event that pollution occurs in the disposed wastewater or the
         wastewater disposal line, Buyer agrees to assume all costs caused by
         the pollution (particularly costs for measures necessary to remove the
         pollution), unless Buyer can prove that this pollution was not caused
         by him, his suppliers, or his agents. Buyer shall equip the feeder line
         from the purchased property to the main line with a monitoring device.

         Should interruptions occur in wastewater disposal, Buyer may assert
         claims against Seller for resulting damages only if Seller has caused
         this malfunction willfully or through gross negligence.

<PAGE>
                                      -10-

Seller
                                   authorizes

and Buyer petitions the entry in the Land Register of a corresponding
appurtenant easement for the benefit of the respective owner of the Object of
Purchase to the unsold residual area of Lot 8260 and 8260/1.

3)       UTILITY LINES TEMPORARILY REMAINING IN THE OBJECT OF PURCHASE

         Buyer shall grant to Seller the right to joint usage of the electrical
         transmission lines marked in red in APPENDIX 5 E as well as transformer
         U 28, which are necessary to supply electricity to buildings 5429 and
         5431 adjoining the Object of Purchase.

         All costs for utilities, including costs for maintenance, metering,
         upkeep, inspection, etc. shall be borne by Seller in accordance with
         the services he uses. Buyer shall enter into a special service
         agreement with Siemens AG A & D AS EWK BB for maintenance, inspection,
         and repair.

         The right to usage of the lines as well as the transformer is limited
         by Buyer's joint usage. Seller agrees to provide an independent
         electricity supply to buildings 5429 and 5431 no later than May 31,
         2005.

         On the aforementioned date, Seller must separate and seal the
         transmission lines at his own expense at the boundaries of the Object
         of Purchase. Should Seller fail to fulfill this obligation, Buyer shall
         have the right to undertake these measures at Buyer's expense following
         an appropriate period of notice with a threat of refusal.

4)       UTILITY LINES PERMANENTLY REMAINING IN THE OBJECT OF PURCHASE AND
         CREATION OF AN EASEMENT

         The residual area of Lot 8260 recorded in the Land Register of the
         Local Court of Karlsruhe in Karlsruhe, Page 51357, as well as the Lots
         8260/1 and 8260/2 recorded in the aforementioned Land Register and Lot
         8260/3 recorded in the Land Register of the Local Court of Karlsruhe in
         Karlsruhe, Page 64224, are served by water supply lines and
         wastewater/rainwater disposal lines as well as electrical transmission
         lines running through the Object of Purchase. The water supply line is
         shown in red in APPENDIX 5A, the wastewater/rainwater line is shown in
         blue in APPENDIX 5B, and electrical transmission line is shown in green
         in APPENDIX 5C. The unsold residual area of Lot 8260 as well as the
         Lots 8260/1, 8260/2, and 8260/3 are hereafter referred to as the
         "Beneficiary Lots." Buyer shall permit the respective owners of the
         Beneficiary Lots to have joint usage of these lines free of charge.

         Seller shall be responsible for maintenance and repair as well as any
         necessary modernization measures. Buyer shall pay a proportional share
         of the costs for such measures upon receipt of an invoice, to the
         extent that he makes joint use of the lines. The share to be borne by
         Buyer shall correspond to the share of the net commercial space
         (pursuant to DIN 277) of the buildings standing on the Object of
         Purchase in relation to the net commercial space of all buildings
         served by the lines marked in APPENDICES 5 A-C.

         The respective owner of the Beneficiary Lots, as well as persons
         appointed by him, shall be authorized to enter the Object of Purchase
         for the purpose of inspecting the lines, and to travel on the Object of
         Purchase with vehicles of all kinds. This shall also apply for any
         maintenance, repair, and modernization measures that may occur.

<PAGE>
                                      -11-


         The owner of the servient property must maintain access to a strip two
         meters in width running along the water supply and wastewater/rainwater
         disposal lines, as well as the electrical transmission line. The
         portion of the electrical transmission line marked in green as well as
         the water supply and wastewater/rainwater disposal lines may be moved
         by Buyer at his own expense if he creates easements for the owners of
         the Beneficiary Lots in accordance with the aforementioned arrangement
         to ensure the new line, and reconnects the lines at the respective
         property boundary of the Object of Purchase to the original point at
         which the continuation of the respective line is located beyond the
         Object of Purchase.

         The owner of the servient property is further authorized to build over
         the lines. In this case, however, he must bear all costs for any
         maintenance, inspection, repair, and modernization measures
         additionally incurred due to the building-over of the lines. In the
         event of the building-over of lines, the owner of the servient property
         shall tolerate without compensation all actions performed in the
         building standing over the respective transmission line as may be
         required for the maintenance, inspection, repair, and modernization of
         the respective line.

         The owner of the Object of Purchase must refrain from all measures that
         could have a damaging effect on the line.

         Buyer

                                   authorizes

         and Seller petitions the entry in the Land Register of a corresponding
         appurtenant easement for the benefit of the respective owner of the
         unsold residual area of Lot 8260, as well as Lots No. 8260/1 and 8260/2
         to the Object of Purchase.

5)       RIGHT-OF-WAY FOR PEDESTRIANS AND VEHICLES

         Seller shall grant to Buyer, his employees, suppliers, tradesmen, and
         other agents use of the land area shown shaded and outlined in yellow
         on the site plan attached as APPENDIX 6 as an access point and entrance
         to the Object of Purchase for vehicles of all kinds, so long as Buyer's
         property is not publicly or otherwise developed (right-of-way for
         pedestrians and vehicles).

         In regard to the shaded land area outlined in yellow and marked in
         green, the Contracting Parties agree that Seller may change the
         entrance area to the industrial park at any time, so long as access and
         entry for Buyer are ensured in the same scope as previously while the
         changes are taking place and after their completion.

         The right-of-way for pedestrians and vehicles shall not authorize
         Buyer, his employees, suppliers, tradesmen, and other agents to place
         vehicles, equipment/goods, and similar items in the areas shaded in
         yellow. Vehicles, goods, and other objects of any kind placed in this
         area in violation of the Agreement shall be removed at Buyer's expense.
         The regulations for the industrial park shall apply in each case for
         those areas designated as rights-of-way for pedestrians and vehicles.

         Traffic regulations must be applied appropriately when exercising the
         right-of-way for pedestrians and vehicles. Usage of the right-of-way
         must occur in such a way as to avoid excessive traffic burdens.

<PAGE>
                                      -12-

         Costs for maintenance, traffic safety measures, and appropriate
         insurance policies, as well as for lighting and drainage of the road
         services shall be determined by Seller and assessed upon Buyer on a
         basis proportional to the share of the shaded road surface in relation
         to the total road surface of the Siemens Industriepark Karlsruhe. The
         Contracting Parties shall come to a mutual agreement regarding the
         billing period and the applicable cost allocation base.

         In order to ensure the aforementioned right-of-way for pedestrians and
         vehicles, Seller authorizes and the Contracting Parties

                                    petition

         the entry in the Land Register of a corresponding appurtenant easement
         for the benefit of the respective owner of the Object of Purchase to
         the unsold residual area of Lot 8260 remaining in Seller's possession.
         The easements should be recorded without preference.

5)       TELECOMMUNICATIONS/DATA NETWORK, PRESSURIZED AIR SUPPLY

         Seller notes that the telecommunications/data network and pressurized
         air supply systems are the property of Siemens AG A&D AS EWK BB. Buyer
         waives the demand that Siemens AG A&D AS EWK BB must remove these
         systems from the Object of Purchase.

6)       CENTRAL FIRE ALARM SYSTEM

         The buildings standing on the Object of Purchase are equipped with fire
         alarms connected to Seller's central fire alarm system. Buyer shall be
         granted a time-limited use of this central control system by Seller
         until September 30, 2004. Buyer shall be obligated to provide an
         independent fire alarm system no later than September 30, 2004. Should
         Buyer suffer damages because the central fire alarm system is not
         functional, then Buyer may assert claims against Seller only if Seller
         has caused this circumstance willfully or through gross negligence.

         Buyer shall be obligated to stipulate the aforementioned agreements
         with a third party (future Buyer) with a duty to subcontract even in
         the event of a further sale of the Object of Purchase. Should this not
         occur, and should claims therefore be asserted against Seller contrary
         to the aforementioned agreement, then Buyer agrees to indemnify Seller
         against all claims.

7)       TOLERANCE OF POLLUTION

         Buyer is aware that the areas remaining in Seller's possession are used
         for commercial purposes. Buyer shall tolerate without compensation all
         legally permissible effects (particularly noise, dust, vibrations)
         caused by commercial usage, including usage by future tenants or
         buyers, within the scope of the respective permissible use.

         Buyer shall be obligated to stipulate the aforementioned agreements
         with a third party (future Buyer) with a duty to subcontract even in
         the event of a further sale of the Object of Purchase. Should this not
         occur, and should claims therefore be asserted against Seller contrary
         to the aforementioned Agreement, then Buyer agrees to indemnify Seller
         against all claims.

8)       PARKING LOTS/BICYCLE GARAGE

         Buyer shall grant to Seller use of the parking lots/bicycle garage
         located on the Object of Purchase (APPENDIX 7) free of charge until
         June 30, 2002.

<PAGE>
                                      -13-

         Upon expiration of the period of use and three months after demand by
         Buyer, to the extent legally permissible, although not before September
         30, 2002, Seller shall be obligated to remove the bicycle garage at his
         own expense down to the upper edge of the foundation.

9)       ARRANGEMENT CONCERNING DISTANCE SPACES

         To the extent that distance spaces must be assumed by Buyer or Seller
         to the benefit of the other Contracting Party's property in order to
         obtain a required approval of property subdivision, the Contracting
         Parties agree to submit the necessary declarations for this purpose.


                                       X.
                             AUTHORIZATION OF NOTARY

The Notary is hereby instructed to obtain all approvals, including approvals by
third parties. The approvals should be effective vis-a-vis the Contracting
Parties upon their receipt by the acting Notary.

The Contracting Parties instruct and authorize the acting Notary to obtain all
official rulings, particularly a permit in accordance with Section 19 of the
Town and Country Planning Code for a corresponding negative certificate and
negative clearance or non-user declarations due to rights of preemption under
public Law. [illegible] notices, however, must be delivered to the Contracting
Parties themselves.

The aforementioned authorization issued to the Notary also does not include the
authority to file an advertisement of sale pursuant to Section 510 of the German
Civil Code.

The power of agency also includes the right, in the event of reversal of the
Agreement, to issue and file applications for deletion and authorizations for
recorded rights, including the caution of notarially executed conveyance to be
entered in the Land Register, and also includes all applications to be filed for
an eventual required reverse transaction. This power of agency shall expire upon
transfer of ownership to Buyer in the Land Register.

                                       XI.
                  WITHDRAWAL FROM AGREEMENT/RIGHT OF PREEMPTION

1)       Should the official permits or declarations necessary for the
         enforcement of this Agreement be unobtainable, Seller may withdraw from
         the Agreement. Buyer may demand only repayment of the purchase price.
         Further claims by Buyer are precluded.

2)       Should a right of preemption be exercised, Buyer shall have no right to
         assert claims for damages.

3)       Buyer has the right to withdraw from this Agreement until February 28,
         2002, if by this date he has not received a positive response to his
         preliminary planning application, to be submitted without delay, for
         the intended construction of an office/laboratory building on the
         Object of Purchase.

         The withdrawal may be declared no earlier than February 15, 2002 (date
         of postmark) by means of a registered letter with return receipt. The
         declaration of withdrawal must contain credible documentation by Buyer
         that the preliminary planning application had been submitted by
         November 15, 2001, and that all necessary actions had been taken to
         obtain approval as quickly as possible.

<PAGE>
                                      -14-


                                      XII.
                                  DUTY TO OFFER

1)       Should Buyer intend to sell the property outlined in red ("Additional
         Area") in APPENDIX 8, then he shall offer the Additional Area to Buyer
         for purchase after receiving purchase inquiries from third parties.
         With this offer, Seller shall inform Buyer in writing of the conditions
         presented in the purchase inquiry submitted by the prospective buyer
         preferred by Seller.

         Buyer may inform Seller in writing within four weeks after receipt of
         the aforementioned correspondence from Seller that he wishes to
         purchase the Additional Area under the conditions contained in the
         correspondence from Seller. If the Contracting Parties agree within a
         further six weeks on the final text of a purchase agreement, then
         Seller shall sell the Additional Area to Buyer.

2)       The duty pursuant to the aforementioned Item 1) shall end seven years
         after the recording of this Agreement. The duty in accordance with
         aforementioned Item 1) shall not apply to sales of the Additional Area
         to Siemens Aktiengesellschaft or to companies in which Siemens
         Aktiengesellschaft or Seller hold an interest. The same applies for the
         incorporation of the Additional Area into such companies or withdrawals
         [SIC] by Siemens Aktiengesellschaft.

                                      XIII.
                                COSTS AND COPIES

1)       Buyer shall bear all costs associated with this Agreement and its
         performance, including the required official approvals and
         supplementary recording, as well as the applicable land transfer tax.
         Seller shall bear the costs for surveying, demarcation, and subdivision
         of the property in the Land Register.

         If the purchase agreement cannot be enforced due to a denial of
         official approvals (except for the preliminary planning application),
         then the Contracting Parties shall each bear one-half of the
         aforementioned costs.

         Seller shall be responsible for the costs involved in freeing the
         property from any encumbrances.

2)       The Contracting Parties shall receive copies of this instrument as
         follows:

a.       Each Contracting Party shall receive one official copy preceded by a
         notarized photocopy;

b.       The Land Registry Office shall receive one official copy,

c.       Siemens Aktiengesellschaft - ZFB 2 Steuern - in 91052 Erlangen,
         Werner-von-Siemens-Strasse 50, one notarized photocopy,

d.       The advisory committee and

e.       the Tax Office - Land Transfer Tax Department - one simple copy each.

                                       XIV.
                                      NOTES

The contracting parties acknowledge that they have been specifically instructed
by the Notary that

1)       ownership of the Object of Purchase shall transfer to Buyer only upon
         change of the entry in the Land Register, and enforcement in accordance
         with the Agreement can occur only after all consent [...]

<PAGE>
                                      -15-


Read aloud, approved,
and signed in their own hand

[signatures]

[stamp]
Friedrich Schneider
Notary in Worth am Rhein

<PAGE>

                                   Appendix 1

                 Industrial park site plan with building numbers

                                    [Diagram]

                            [Site Plan of Lot 8260]

<PAGE>

                                   Appendix 2

                                   Inventory

                                ROOMS 5428 AND 30

<Table>
<Caption>
OBJECT                                               ROOM
<S>                                                  <C>
DATA AND COMMUNICATION
Video Conference Room                                5428.0253
Lock System                                          5428.0224
Remote-controlled Cameras                            5428
                                                     5430
Network Equipment                                    5428.02
                                                     5428.03
                                                     5430
</Table>

<PAGE>

                                   Appendix 3

                                    [Diagram]

                       [Site Plan of Object of Purchase]

<PAGE>

                                   Appendix 4

                                 List of Tenants

<TABLE>
<CAPTION>
----------- --------- --------- --------- --------- -------- --------- --------- --------- --------- -------- ---------
Contract    Room      Square    Start     End of    Rent     Over-     Tax       Total     Date      Supple-  Supple-
Partner               Meters    of Lease  Lease     (DEM)    head                                    ment     ment #2
----------- --------- --------- --------- --------- -------- --------- --------- --------- --------- -------- ---------
<S>         <C>       <C>       <C>       <C>       <C>      <C>       <C>       <C>       <C>       <C>      <C>
Siemens     5428 02   23.66     10/1/97   9/30/03   120.31   93.94     34.28     248.53    11/27/97  8/23/98  9/12/00
AG          53 00
A&D
AS
EWK
----------- --------- --------- --------- --------- -------- --------- --------- --------- --------- -------- ---------
            5428 02   63.48     10/1/97   9/30/03   348.23   271.89    99.22     719.34    11/27/97  8/23/98  9/12/00
            53 10
----------- --------- --------- --------- --------- -------- --------- --------- --------- --------- -------- ---------
                      92.14                         468.55   365.83    133.50    967.87
----------- --------- --------- --------- --------- -------- --------- --------- --------- --------- -------- ---------
</TABLE>


<PAGE>

                                   Appendix 5

                                    [Diagram]

    [Diagram of Waste Water Lines, Water Supply Lines and Electrical Lines]

<PAGE>

                                   Appendix 6

                                    [Diagram]

                                  Right of way

<PAGE>

                                   Appendix 7

                                    [Diagram]

                         [Site Plan of the Parking Lot]

<PAGE>

                                   Appendix 8

                                    [Diagram]

                       [Site Plan of the Additional Area]

<PAGE>
                                      -16-


                          ACKNOWLEDGMENT OF TRANSLATION

                                 November 9, 2001

         The undersigned officer of the Registrant hereby acknowledges on
behalf of the Registrant that the foregoing translation of the Purchase
Agreement between Bruker AXS GmbH and Siemens Industriepark Karlsruhe GmbH &
Co. OHG is a fair and accurate English translation from German of the
original executed agreement.


                                       BRUKER AXS INC.

                                       By: /s/ Martin Haase
                                           -----------------------
                                           Martin Haase, President
                                           and Chief Executive Officer