Document:

<PAGE>

                                                                   EXHIBIT 10.25

                                FIFTH AMENDMENT

          THIS FIFTH AMENDMENT (the "Amendment") is made and entered into as of
the 16th day of February, 2001, by and between EOP-PENINSULA OFFICE PARK,
L.L.C., a Delaware limited liability company ("Landlord"), and BLUE MARTINI
SOFTWARE, INC., a Delaware corporation ("Tenant").

                                    RECITALS

A.   Landlord (as successor in interest to Peninsula Office Park Associates,
     L.P., a California limited partnership) and Tenant (as successor to Blue
     Martini, LLC) are parties to that certain lease dated September 1, 1998,
     which lease has been previously amended by First Amendment dated May 12,
     1999, Second Amendment dated August 5, 1999, Third Amendment dated January
     11, 2000 and Fourth Amendment dated December 20, 2000 (collectively, the
     "Lease"). Pursuant to the Lease, Landlord has leased to Tenant space
     containing approximately 43,789 rentable square feet (the "Original
     Premises") described as Suite No. 175 containing approximately 6,819
     rentable square feet on the first floor ("Suite 175"), Suite No. 180
     containing approximately 5,108 rentable square feet on the first floor
     ("Suite 180"), Suite No. 200 consisting of approximately 5,283 rentable
     square feet ("Suite 200"), Suite No. 200 A consisting of approximately
     12,153 rentable square feet ("Suite 200A"), Suite No. 280 containing
     approximately 7,370 rentable square feet on the second floor ("Suite 280)"
     and Suite No. 285 containing approximately 7,056 rentable square feet on
     the second floor ("Suite 285") of the building commonly known as Peninsula
     Office Park 6 located at 2600 Campus Drive, San Mateo, California (the
     "Building").

B.   Tenant and Landlord mutually desire that the Lease be amended on and
     subject to the following terms and conditions.

     NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant agree as
follows:

I.   Amendment.  Effective as of the date hereof (unless different effective
     ----------
     date(s) is/are specifically referenced in this Section), Landlord and
     Tenant agree that the Lease shall be amended in accordance with the
     following terms and conditions:

     A.   Notwithstanding anything to the contrary contained in the Lease,
          Landlord and Tenant agree that Section VII.C of the Fourth Amendment
          shall be deleted in its entirety and substituted with the following:

          "C.  Provided Tenant is not in default under this Lease, Tenant shall
               have the right to borrow up to $127,448.00 for the 31,862
               rentable square feet of the Building that consists of Suite Nos.
               200, 200A, 280 and 285 on the 2/nd/ floor of the Building (the
               "Allowance") from Landlord in order to finance the cost of the
               interior sprinkler work (the "Sprinkler Work"). Any Allowance
               borrowed by Tenant hereunder shall be repaid to Landlord as
               Additional Rent in equal monthly installments at an interest rate
               equal to 12% per annum over a period of 60 months. If Tenant is
               in default under

                                       1
<PAGE>

               the Lease after the expiration of applicable cure periods, the
               entire unpaid balance of the Allowance borrowed by Tenant shall
               become immediately due and payable and, except to the extent
               required by applicable law, shall not be subject to mitigation or
               reduction in connection with a reletting of the Premises by
               Landlord."

II.  Miscellaneous.
     --------------

     A.   This Amendment sets forth the entire agreement between the parties
          with respect to the matters set forth herein.  There have been no
          additional oral or written representations or agreements.  Under no
          circumstances shall Tenant be entitled to any Rent abatement,
          improvement allowance, leasehold improvements, or other work to the
          Premises, or any similar economic incentives that may have been
          provided Tenant in connection with entering into the Lease, unless
          specifically set forth in this Amendment.

     B.   Except as herein modified or amended, the provisions, conditions and
          terms of the Lease shall remain unchanged and in full force and
          effect.

     C.   In the case of any inconsistency between the provisions of the Lease
          and this Amendment, the provisions of this Amendment shall govern and
          control.

     D.   Submission of this Amendment by Landlord is not an offer to enter into
          this Amendment but rather is a solicitation for such an offer by
          Tenant.  Landlord shall not be bound by this Amendment until Landlord
          has executed and delivered the same to Tenant.

     E.   The capitalized terms used in this Amendment shall have the same
          definitions as set forth in the Lease to the extent that such
          capitalized terms are defined therein and not redefined in this
          Amendment.

     F.   Tenant hereby represents to Landlord that Tenant has dealt with no
          broker in connection with this Amendment.  Tenant agrees to indemnify
          and hold Landlord, its members, principals, beneficiaries, partners,
          officers, directors, employees, mortgagee(s) and agents, and the
          respective principals and members of any such agents (collectively,
          the "Landlord Related Parties") harmless from all claims of any
          brokers claiming to have represented Tenant in connection with this
          Amendment.  Landlord hereby represents to Tenant that Landlord has
          dealt with no broker in connection with this Amendment.  Landlord
          agrees to indemnify and hold Tenant, its members, principals,
          beneficiaries, partners, officers, directors, employees, and agents,
          and the respective principals and members of any such agents
          (collectively, the "Tenant Related Parties") harmless from all claims
          of any brokers claiming to have represented Landlord in connection
          with this Amendment.

     G.   Each signatory of this Amendment represents hereby that he or she has
          the authority to execute and deliver the same on behalf of the party
          hereto for which such signatory is acting.

                                       2
<PAGE>

                       [SIGNATURES ARE ON FOLLOWING PAGE]

     IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment
as of the day and year first above written.

                              LANDLORD:

                              EOP-PENINSULA OFFICE PARK, L.L.C., a Delaware
                              limited liability company

                              By:  EOP Operating Limited Partnership, a Delaware
                                   limited partnership, its sole member

                              By:  Equity Office Properties Trust, a Maryland
                                   real estate investment trust, its general
                                   partner

                                   By:  __________________________

                                   Name:  __________________________

                                   Title:  __________________________

                              TENANT:

                              BLUE MARTINI SOFTWARE, INC., a Delaware
                              corporation

                              By:  ________________________________

                              Name:  ______________________________

                              Title:  _____________________________

                              By:  ________________________________

                              Name:  ______________________________

                              Title:  _____________________________

                                       3<PAGE>

                                                                   EXHIBIT 10.26

                                  ADDENDUM #1
                                  -----------

     This document will act as an addendum to the SUBLEASE dated August 15,
2000, by and between BLUE MARTINI SOFTWARE, INC., a Delaware corporation
("Sublessee"), and VIRAGE, INC., a Delaware corporation ("Sublessor"). If there
should be any inconsistency or ambiguity between the terms of this addendum and
the SUBLEASE, then the addendum shall control.

     Section 3 of the "Agreement" of the SUBLEASE shall be replaced in its
entirety by the following:

     3.   Term:  The initial term of this Sublease (the "Initial Term") shall
          ----
          be for a period of eighteen (18) months commencing on September 5,
          2000 (the "Commencement Date"), and ending on February 28, 2002 (the
          "Expiration Date"), unless this Sublease is sooner terminated pursuant
          to its terms or the Master Lease is sooner terminated pursuant to its
          terms. So long as Sublessee is not in default of this Sublease,
          Sublessee shall have the right to request an extension of the Initial
          Term for one (1) period of six (6) months (the "Extension Option"),
          provided that at least four (4) months prior to the exercise of the
          Extension Option, Sublessee must give written notice to Sublessor, in
          the manner provided in Section 18 hereof, specifying that Sublessee
          wishes to exercise the Extension Option. Notwithstanding delivery of
          such notice, unless Sublessor agrees in writing within 30 days after
          receipt of such notice that Sublessor is willing to extend the Initial
          Term, Sublessor shall be deemed to have rejected such request, and
          this Sublease shall terminate on the Expiration Date. If Sublessor
          agrees to such extension, then Sublessor shall prepare and Sublessee
          shall execute an amendment to this Sublease confirming such extension
          on the same terms of this Sublease. The parties acknowledge that time
          is of the essence with respect to any notice given to Sublessor under
          this Section 3. The Initial Term and any extension of the Initial Term
          in accordance with this Section 3 collectively are referred to as the
          "Term." In no event shall the Term extend beyond August 31, 2002.

AGREED TO AND ACCEPTED BY:

For VIRAGE, INC.:                       For BLUE MARTINI SOFTWARE, INC.:

By: ____________________________        By:_______________________________

Printed Name:___________________        Printed Name:_____________________

Title:__________________________        Title:____________________________

LANDLORD CONSENT:

By: ____________________________

Printed Name:___________________

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00021-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00021-of-00352.parquet"}]]