Lease between In Hwa Jung and Monotype Imaging Limited



 Exhibit 10.31 
 Real Estate Lease Agreement 
  ̈ Lease, Rent 
  

									
	 Regarding the real estate indicated below, the
lessor and the lessee hereby enter into a lease agreement as stated below:
 1. Description of Real Estate

	Location	 	707-24 Yoksam-dong, Kangnam-ku, Seoul and 11 Lot Hanshin Inter Valley 24 7th
Floor West Wing No. 818 and No. 819
	Lot	 	Category of land type	 	Plain field	 	Area	 	No. 818 (5.642) No. 819 (4.392) m2
	Building	 	Structure, Usage	 	Steel frame steel reinforced concrete structure	 	Area	 	No. 818 (34.34) No. 819 (26.73) m2
	Rented Part	 	West Wing No. 818 and 819 in their entirety	 	Area	 	m2       


									
	 2. Provisions of the Agreement
 Article 1 (Objective) Concerning the lease of the above mentioned real estate, the lessor and lessee agree to pay the lease deposit and rent as
follows:

	Deposit	 	Exactly twenty-eight million won (Won) 28,000,000 won
	Down Payment	 	Exactly                won to be paid and received upon signing the agreement. Recipient: In Hwa Jung
	Interim Payment	 	Exactly                won to be paid
on                             [date].
	Balance	 	Exactly twenty-eight million won to be paid on February 16, 2009.
	Rent	 	Exactly twenty-eight million won (advance payment) ((Won) 2,800,000) to be paid on the
16th of each month.


									
	 Article 2 (Agreement Period) The lessor shall hand over the above mentioned real estate by February 16, 2009 in a
usable and profitable condition as intended for the usage under this lease agreement. The lease agreement period shall last until February 16, 2010 from the date of the handover.
 Article 3 (Usage Change and Sublet, etc.) The lessee shall not renovate or alter the usage or structure of the real
estate or sublet, transfer the right of lease or provide collateral for the real estate, or use the real estate for any other purpose than the usage stated in this agreement without the lessor’s consent.
 Article 4 (Cancellation of the Agreement) In the case where the lessee cannot pay the monthly rent in time twice or
more or the lessee breaches Article 3, the lessor may immediately terminate the agreement.
 Article 5 (Termination of Agreement) At the end of the lease agreement period, the lessee shall return the real estate to the lessor in its original condition. In such a case, the lessor shall return the deposit to the lessee
after deducting any rent in arrears and damage compensation.
 Article 6 (Nullification of the Agreement)
Before the lessee pays the interim payment (the balance if there is no interim payment) to the lessor, the lessor reimburses double the down payment and the lessee gives up the down payment to nullify the agreement.
 Article 7 (Negligence of Liability and Indemnification) In case the lessor or lessee does not perform any details of
the agreement, the other party may notify of such negligence in writing and terminate the agreement. In addition, either party of the agreement may claim for damages on agreement cancellation, and the down payment is deemed as the criteria of the
damages unless there are separate commitments on the damages.
 Article 8 (Agent Commission) The real
estate agent is not responsible if the lessor or the lessee does not fulfill the agreement. In addition, the agent commission shall be paid separately by both parties upon signing this agreement, and if the agreement is nullified, cancelled, or
terminated without intent or negligence of the brokerage agent, the agent commission shall be paid. In case of the common brokerage agent, the lessor and the lessee shall each pay his commission to the agent he requested for the brokerage
services. (The agent fee shall be set at 0.7% of the amount of transaction valuation.)
 Article 9 (Issuance of Brokerage Object Confirmation and Description, etc.) The brokerage agent shall prepare a written confirmation and description of the brokerage object and attach a copy of the business guarantee relations
certificate (deduction certificate) and issue them to both parties on February 5, 2009.
 Special Provisions
               1. This represents the lease agreement under
the current basic facility condition.
               2. Value added taxes are not included (management expenses are separate).
               3. Interior decorations shall follow the
decision of the lessor and may be turned over from the lessor or removed. Lessees shall not exchange
                   money.
               4. Lessee: The lessee is changed to the Korean corporation when it is established by its US Headquarters.
               5. The amount of 2,800,000 won deposited as
the down payment shall be paid in advance as rent.
               6. Increase in the rent upon agreement renewal shall be within 3%.
               7. The lessee shall notify the lessor of his
vacating of the property 3 months in advance.
               8.
               9.
 To certify the agreement, each party of the agreement
verifies that there are no discrepancies and signs and affixes his seal before the lessor, lessee, and brokerage agent each affixes his seal on each page and keeps one copy.
                                         
                                   February 5,
2009



																					
	Lessor	 	Address	 	Seocho Hill House No. 402, 1612-2 Seocho-dong, Seocho-ku, Seoul
	 	  
 [seal: In
 Hwa
 Jung]
 Seal

	 	 Resident
Registration
 No.
	 	640710-2057516	 	Telephone	 	011-657-7177	 	Name	 	In Hwa
 Jung
	 
	 	Agent	 	Address	 	 	 	 	 	Resident Registration No.	 	 	 	Name	 	 	 
	Lessee	 	Address	 	500 Unicorn Park Drive, Woburn, MA 01801 USA	 	Monotype Imaging Inc.	 	  
 Seal

	 	 Registration
 No.
	 	 	 	Telephone	 	1-781-970-6000	 	Corporation Name	 	Monotype
 Imaging
 Inc.
	 
	 	Agent	 	Address	 	 	 	 	 	Resident Registration No.	 	 	 	Representative	 	 	 
	 Brokerage
 Agent
	 	 Business
 Location
	 	 Hanshin Inter Valley 1st floor, Suite 105 
 707-34 Yoksam-dong,
Kangnam-ku
	 	Business Location	 	Seonnung Daerim Acrotel 215, 140-3 Samsung-dong,
 Kangnam-ku

	 	Business Title	 	Hanshin Real Estate Brokerage Office	 	Business Title	 	Daerim Acrotel Brokerage Office
	 	Representative	 	Signature, Seal	 	Sook Hui Choi
 [signature: Sook Hui Choi]
 Seal [seal: Sook Hui Choi] 
	 	Signature, Seal	 	Jae Hui Shin [signature: Jae Hui Shin]
 Seal [seal: Jae Hui Shin]

	 	 Registration
 No.
	 	9250-9362	 	Telephone	 	3452-5000	 	Registration No.	 	9250-8491	 	Telephone	 	        02-501-8984
	 	Certified Real Estate Agent	 	Signature, Seal	 	Sook Hui Choi     Seal	 	Signature, Seal	 	Jae Hui Shin	 	 	 	        Seal