Document:

EX-10.9

 Exhibit 10.9 

LEASE AGREEMENT 
 THIS
LEASE AGREEMENT is made as of this 26th day of May, 2016, between ARE-TECH SQUARE, LLC, a Delaware limited liability company (“Landlord”), and MODERNA THERAPEUTICS, INC., a
Delaware corporation (“Tenant”). 
 BASIC LEASE PROVISIONS 

 

			
	Address:	  	200 Technology Square, Cambridge, Massachusetts
		
	Premises:	  	That portion of the Building containing approximately 124,760 rentable square feet, as determined by Landlord, as more specifically described on Exhibit A-1 and as shown on Exhibit A-2. The Premises shall be delivered in phases as provided in Section 2 below.
		
	Building:	  	The specific building in which the Premises are located, which building is within the Project and located at 200 Technology Square, also known as Unit 200 of the Condominium described in Exhibit B.
		
	Project:	  	The real property on which the Building is located, also known as Technology Square Condominium (the “Condominium”), together with all improvements thereon and appurtenances thereto from time to time located thereon
in the City of Cambridge, Middlesex County, Commonwealth of Massachusetts, as described on Exhibit B. The Landlord reserves the right to modify the Condominium at any time and from time to time, provided that such modifications will not
materially adversely affect Tenant’s use of the Premises for the Permitted Use or materially increase Tenant’s monetary obligations under this Lease, but the parties acknowledge the Condominium presently consists of Units 100, 200, 300,
400, 500, 600 and 700 (also known as Buildings 100, 200, 300, 400, 500, 600 and 700), as well as specified common areas on the Condominium (including the Technology Square Garage).
		
	Base Rent:	  	$72.00 per rentable square foot of the Premises per year, subject to annual increases on the Adjustment Date as set forth herein
		
	Rentable Area of Premises:	  	124,760 sq. ft.
		
	Rentable Area of Building:	  	177,101 sq. ft Tenant’s Share of Operating Expenses: 70.44% (1.04% attributable to the Phase 1 Premises; 29.72% attributable to the Phase 2 Premises; 10.31% attributable to the Phase 3 Premises; 10.08% attributable to
the Phase 4 Premises; 9.14% attributable to the Phase 5 Premises; 10.15% attributable to the Phase 6 Premises)
		
	Rentable Area of Project:	  	1,181,635 sq. ft. Building’s Share of Project: 14.99%
		
	Security Deposit:	  	$2,245,680.00, subject to adjustment pursuant to Section 6 below.
		
	Phase 1 Premises Target Commencement Date:	  	September 1, 2016

  

					
		  	

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	Rent Adjustment Percentage:	  	2.5%
		
	Base Term:	  	Beginning on the Phase 1 Premises Commencement Date and ending on December 31, 2027.
		
	Permitted Use:	  	Research and development laboratory, related office and other related uses consistent with the current character of the Project and otherwise in compliance with the provisions of Section 7 hereof.

  

			
	 Address for Rent Payment:
 385 East
Colorado Boulevard, Suite 299
 Pasadena, CA 91101
 Attention:
Accounts Receivable
	  	 Landlord’s Notice Address:
 385 East
Colorado Boulevard, Suite 299
 Pasadena, CA 91101
 Attention:
Corporate Secretary

		
	 Tenant’s Notice Address:
 200
Technology Square
 Cambridge, MA 02139
 Attention:
Mr. Steve Harbin
	  	 With a copy to:
 320 Bent Street

Cambridge, MA 02141
 Attention: General Counsel

 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

 

			
	[X] EXHIBIT A-1—DESCRIPTION OF PREMISES	  	[X] EXHIBIT A-2—DEPICTION OF PREMISES
	[X] EXHIBIT B—DESCRIPTION OF PROJECT	  	[X] EXHIBIT C—WORK LETTER
	[X] EXHIBIT D—COMMENCEMENT DATE	  	[X] EXHIBIT E—RULES AND REGULATIONS
	[X] EXHIBIT F—TENANT’S PERSONAL PROPERTY	  	

 1. Lease of Premises. Upon and subject to all of the terms and conditions hereof, Landlord hereby
leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. The portions of the Project which are for the non-exclusive use of tenants of the Project are collectively referred to herein
as the “Common Areas.” The Common Areas shall include all common loading docks, freight elevators and bathrooms at the Building. Landlord reserves the right to modify Common Areas, provided that such modifications do not materially
adversely affect Tenant’s use of the Premises for the Permitted Use. From and after the Phase 1 Premises Commencement Date with respect to the Phase 1 Premises (and from and after each subsequent Commencement Date (as defined in
Section 2 below) with respect to each respective Phase of the Premises) through the expiration of the Term, Tenant shall have access to the Building, the Phase 1 Premises (and from and after each subsequent Commencement
Date with respect to each respective Phase of the Premises) and the Technology Square Garage 24 hours a day, 7 days a week, except in the case of emergencies, as the result of Legal Requirements, the performance by Landlord of any installation,
maintenance or repairs, or any other temporary interruptions, and otherwise subject to the terms of this Lease. 
 2. Delivery; Acceptance
of Premises; Commencement Dates. 
 (a) Phase 1 Premises. Landlord shall use reasonable efforts to make available to Tenant in
vacant, broom clean condition (“Delivery” or “Deliver”) that portion of the Premises consisting of the Phase 1 Premises on or before the Phase 1 Premises Target Commencement Date. If Landlord fails to timely Deliver
the Phase 1 Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable. If Landlord does not Deliver the Phase 1 Premises to Tenant by the Phase 1 Premises Target
Commencement Date (as such date may be extended by Force Majeure delays), then, Base Rent payable with respect to the Phase 1 Premises shall be abated 1 day for each day after the Phase 1 Premises Target Commencement Date that Landlord fails to
Deliver the Phase 1 Premises to Tenant. The “Phase 1 Premises Commencement Date” shall be the date Landlord Delivers the Phase 1 Premises to Tenant; provided, however, that in no event shall the Phase 1 Premises Commencement Date
occur prior to the Phase 1 Target Commencement Date. 

  

					
		  	

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 Provided that Tenant shall have notified Landlord in writing within 120 consecutive days
after the Phase 1 Premises Commencement Date of any manner in which the Building Systems (as defined in Section 13) serving the Phase 1 Premises are not in good operating condition, Landlord shall, at its sole cost and
expense (which shall not constitute an Operating Expense), be responsible for any repairs that are required to be made to such Building Systems, unless Tenant or any Tenant Party was responsible for the cause of such repair, in which case Tenant
shall pay the cost. 
 Prior to the Phase 1 Premises Commencement Date, following Landlord’s receipt of written request from Tenant,
Landlord shall, subject to Landlord’s standard non-reliance letter, deliver to Tenant copies of the surrender reports delivered to Landlord by the immediately prior occupant of the Phase 1 Premises. 

Except as otherwise set forth in this Lease or the Work Letter: (i) Tenant shall accept the Phase 1 Premises in their “as-is” condition as of the Phase 1 Premises Commencement Date, subject to all applicable Legal Requirements (as defined in Section 7 hereof); (ii) Landlord shall have no
obligation for any defects in the Phase 1 Premises; and (iii) Tenant’s taking possession of the Phase 1 Premises shall be conclusive evidence that Tenant accepts the Phase 1 Premises and that the Phase 1 Premises were in good condition at
the time possession was taken. Any occupancy of the Phase 1 Premises by Tenant before the Phase 1 Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Base Rent and Operating
Expenses. 
 (b) Phase 2 Premises. 

(i) Landlord shall use reasonable efforts to Deliver in vacant, broom clean condition that portion of the Phase 2 Premises not subject to the
GSK Sublease (as defined below) (the “Phase 2 Non-Sublease Premises”) on or before the Phase 2 Non-Sublease Premises Target Commencement Date. If
Landlord fails to timely Deliver the Phase 2 Non-Sublease Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable. If Landlord
does not Deliver the Phase 2 Non-Sublease Premises to Tenant by the Phase 2 Non-Sublease Premises Target Commencement Date (as such date may be extended by Force Majeure
delays), then, Base Rent payable with respect to the Phase 2 Non-Sublease Premises shall be abated 1 day for each day after the Phase 2 Non-Sublease Premises Target
Commencement Date that Landlord fails to Deliver the Phase 2 Non-Sublease Premises to Tenant. The “Phase 2 Non-Sublease Premises Commencement Date”
shall be the date Landlord Delivers the Phase 2 Non-Sublease Premises to Tenant; provided, however, that in no event shall the Phase 2 Non-Sublease Premises Commencement
Date occur prior to the Phase 2 Non-Sublease Premises Target Commencement Date. The “Phase 2 Non-Sublease Premises Target Commencement Date” is
January 1, 2018. 
 Provided that Tenant shall have notified Landlord in writing within 120 consecutive days after the Phase 2 Non-Sublease Premises Commencement Date of any manner in which the Building Systems serving the Phase 2 Non-Sublease Premises are not in good operating condition, Landlord
shall, at its sole cost and expense (which shall not constitute an Operating Expense), be responsible for any repairs that are required to be made to such Building Systems, unless Tenant or any Tenant Party was responsible for the cause of such
repair, in which case Tenant shall pay the cost. 
 Prior to the Phase 2 Non-Sublease Premises
Commencement Date, following Landlord’s receipt of written request from Tenant, Landlord shall, subject to Landlord’s standard non-reliance letter, deliver to Tenant copies of the surrender reports
delivered to Landlord by the immediately prior occupant of the Phase 2 Non-Sublease Premises. 

  

					
		  	

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 Except as otherwise set forth in this Lease or the Work Letter: (i) Tenant shall accept
the Phase 2 Non-Sublease Premises in their “as-is” condition as of the Phase 2 Non-Sublease Premises Commencement Date,
subject to all applicable Legal Requirements; (ii) Landlord shall have no obligation for any defects in the Phase 2 Non-Sublease Premises; and (iii) Tenant’s taking possession of the Phase 2 Non-Sublease Premises shall be conclusive evidence that Tenant accepts the Phase 2 Non-Sublease Premises and that the Phase 2
Non-Sublease Premises were in good condition at the time possession was taken. Any occupancy of the Phase 2 Non-Sublease Premises by Tenant before the Phase 2 Non-Sublease Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Base Rent and Operating Expenses. 

(ii) The “Phase 2 Sublease Premises Commencement Date” shall be January 1, 2018. Landlord and Tenant acknowledge that
Tenant occupied a portion of the Phase 2 Premises (the “Phase 2 Sublease Premises”) prior to the Phase 2 Sublease Premises Commencement Date pursuant to that certain Sublease Agreement between GlaxoSmithKline LLC, a Delaware limited
liability company (“GSK”), and Tenant, dated as of July 29, 2013 (as the same has been or may in the future be amended, the “GSK Sublease”), which GSK Sublease is subject to that certain lease agreement now
between Landlord and GSK dated June 22, 2007 (as the same has been or may in the future be amended, the “GSK Lease”). 

Landlord and Tenant agree that if the GSK Lease terminates prior to January 1, 2018, then, notwithstanding anything to the contrary
contained in this Lease, the Phase 2 Sublease Premises Commencement Date shall be amended to be the day immediately after the date of such early termination of the GSK Lease (“Early Phase 2 Sublease Commencement Date”); provided,
however, that (i) Tenant shall, commencing on the Early Phase 2 Sublease Commencement Date through January 1, 2018, be required to pay (a) Base Rent for the Phase 2 Sublease Premises in an amount equal to the amount of base rent that
Tenant would have been required to pay for the Phase 2 Sublease Premises under the GSK Sublease during such period, and (b) Tenant’s Share of Operating Expenses for the Phase 2 Sublease Premises pursuant to the terms of this Lease, and
(ii) if the GSK Lease has terminated due to a casualty or condemnation, such casualty or condemnation shall be deemed to have occurred during the Base Term of this Lease and the rights and obligations of Landlord and Tenant with respect to the
Phase 2 Sublease Premises pursuant to this Lease shall be governed by Section 18 or Section 19 of this Lease, as applicable. 

Except as otherwise set forth in this Lease or the Work Letter: (i) Landlord shall have no obligation for any defects in the Phase 2
Sublease Premises; and (ii) Tenant’s occupancy of the Phase 2 Sublease Premises pursuant to the GSK Sublease shall be conclusive evidence that the Phase 2 Sublease Premises were in good condition at the time possession was taken. 

(c) Phase 3 Premises. Landlord shall use reasonable efforts to Deliver to Tenant in vacant, broom clean condition that portion of the
Premises consisting of the Phase 3 Premises on or before the Phase 3 Premises Target Commencement Date. If Landlord fails to timely Deliver the Phase 3 Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and
this Lease shall not be void or voidable. If Landlord does not Deliver the Phase 3 Premises to Tenant by the Phase 3 Premises Target Commencement Date (as such date may be extended by Force Majeure delays), then, Base Rent payable with respect to
the Phase 3 Premises shall be abated 1 day for each day after the Phase 3 Premises Target Commencement Date that Landlord fails to Deliver the Phase 3 Premises to Tenant. The “Phase 3 Premises Commencement Date” shall be the date
Landlord Delivers the Phase 3 Premises to Tenant; provided, however, that in no event shall the Phase 3 Premises Commencement Date occur prior to the Phase 3 Premises Target Commencement Date. The “Phase 3 Premises Target Commencement
Date” is June 1, 2018. 
 Provided that Tenant shall have notified Landlord in writing within 120 consecutive days after the
Phase 3 Premises Commencement Date of any manner in which the Building Systems serving the Phase 3 Premises are not in good operating condition, Landlord shall, at its sole cost and expense (which shall not constitute an Operating Expense), be
responsible for any repairs that are required to be made to such Building Systems, unless Tenant or any Tenant Party was responsible for the cause of such repair, in which case Tenant shall pay the cost. 

  

					
		  	

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 Prior to the Phase 3 Premises Commencement Date, following Landlord’s receipt of written
request from Tenant, Landlord shall, subject to Landlord’s standard non-reliance letter, deliver to Tenant copies of the surrender reports delivered to Landlord by the immediately prior occupant of the
Phase 3 Premises. 
 Except as otherwise set forth in this Lease or the Work Letter: (i) Tenant shall accept the Phase 3 Premises in
their “as-is” condition as of the Phase 3 Premises Commencement Date, subject to all applicable Legal Requirements; (ii) Landlord shall have no obligation for any defects in the Phase 3
Premises; and (iii) Tenant’s taking possession of the Phase 3 Premises shall be conclusive evidence that Tenant accepts the Phase 3 Premises and that the Phase 3 Premises were in good condition at the time possession was taken. Any
occupancy of the Phase 3 Premises by Tenant before the Phase 3 Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Base Rent and Operating Expenses. 

(d) Phase 4 Premises. The “Phase 4 Commencement Date” shall be May 1, 2019. Landlord and Tenant acknowledge that
Tenant occupied the Phase 4 Premises prior to the Phase 4 Premises Commencement Date pursuant to that certain sublease agreement between Capsugel, Inc., a Delaware corporation (“Capsugel”), and Tenant dated March 28, 2014 (as
the same has been or may in the future be amended, the “Capsugel Sublease”), which Capsugel Sublease is subject to that certain lease agreement between Landlord and Capsugel dated December 9, 2008, as the same has been or may
in the future be amended. 
 Landlord and Tenant agree that if the Capsugel Lease terminates prior to May 1, 2019, then,
notwithstanding anything to the contrary contained in this Lease, the Phase 4 Premises Commencement Date shall be amended to be the day immediately after the date of such early termination of the Capsugel Lease (“Early Phase 4 Commencement
Date”); provided, however, that (i) Tenant shall, commencing on the Early Phase 4 Commencement Date through April 30, 2019, be required to pay (a) Base Rent for the Phase 4 Premises in an amount equal to the amount of base
rent that Tenant would have been required to pay for the Phase 4 Premises under the Capsugel Sublease during such period, and (b) Tenant’s Share of Operating Expenses for the Phase 4 Premises pursuant to the terms of this Lease, and
(ii) if the Capsugel Lease has terminated due to a casualty or condemnation, such casualty or condemnation shall be deemed to have occurred during the Base Term of this Lease and the rights and obligations of Landlord and Tenant with respect to
the Phase 4 Premises pursuant to this Lease shall be governed by Section 18 or Section 19 of this Lease, as applicable. 

Except as otherwise set forth in this Lease or the Work Letter: (i) Landlord shall have no obligation for any defects in the Phase 4
Premises; and (ii) Tenant’s occupancy of the Phase 4 Premises pursuant to the Capsugel Sublease shall be conclusive evidence that the Phase 4 Premises were in good condition at the time possession was taken. 

(e) Phase 5 Premises. Landlord shall use reasonable efforts to Deliver to Tenant in vacant, broom clean condition that portion of the
Premises consisting of the Phase 5 Premises on or before the Phase 5 Premises Target Commencement Date. If Landlord fails to timely Deliver the Phase 5 Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and
this Lease shall not be void or voidable. If Landlord does not Deliver the Phase 5 Premises to Tenant by the Phase 5 Premises Target Commencement Date (as such date may be extended by Force Majeure delays), then, Base Rent payable with respect to
the Phase 5 Premises shall be abated 1 day for each day after the Phase 5 Premises Target Commencement Date that Landlord fails to Deliver the Phase 5 Premises to Tenant. The “Phase 5 Premises Commencement Date” shall be the date
Landlord Delivers the Phase 5 Premises to Tenant; provided, however, that in no event shall the Phase 5 Premises Commencement Date occur prior to the Phase 5 Premises Target Commencement Date. The “Phase 5 Premises Target Commencement
Date” is July 1, 2019. 

  

					
		  	

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 Provided that Tenant shall have notified Landlord in writing within 120 consecutive days
after the Phase 5 Premises Commencement Date of any manner in which the Building Systems serving the Phase 5 Premises are not in good operating condition, Landlord shall, at its sole cost and expense (which shall not constitute an Operating
Expense), be responsible for any repairs that are required to be made to such Building Systems, unless Tenant or any Tenant Party was responsible for the cause of such repair, in which case Tenant shall pay the cost. 

Prior to the Phase 5 Premises Commencement Date, Landlord shall, following Landlord’s receipt of written request from Tenant, subject to
Landlord’s standard non-reliance letter, deliver to Tenant copies of the surrender reports delivered to Landlord by the immediately prior occupant of the Phase 5 Premises. 

Except as otherwise set forth in this Lease or the Work Letter: (i) Tenant shall accept the Phase 5 Premises in their “as-is” condition as of the Phase 5 Premises Commencement Date, subject to all applicable Legal Requirements; (ii) Landlord shall have no obligation for any defects in the Phase 5 Premises; and
(iii) Tenant’s taking possession of the Phase 5 Premises shall be conclusive evidence that Tenant accepts the Phase 5 Premises and that the Phase 5 Premises were in good condition at the time possession was taken. Any occupancy of the
Phase 5 Premises by Tenant before the Phase 5 Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Base Rent and Operating Expenses. 

(f) Phase 6 Premises. Landlord shall use reasonable efforts to Deliver to Tenant in vacant, broom clean condition that portion of the
Premises consisting of the Phase 6 Premises on or before the Phase 6 Premises Target Commencement Date. If Landlord fails to timely Deliver the Phase 6 Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and
this Lease shall not be void or voidable. If Landlord does not Deliver the Phase 6 Premises to Tenant by the Phase 6 Premises Target Commencement Date (as such date may be extended by Force Majeure delays), then, Base Rent payable with respect to
the Phase 6 Premises shall be abated 1 day for each day after the Phase 6 Premises Target Commencement Date that Landlord fails to Deliver the Phase 6 Premises to Tenant. The “Phase 6 Premises Commencement Date” shall be the date
Landlord Delivers the Phase 6 Premises to Tenant; provided, however, that in no event shall that Phase 6 Premises Commencement Date occur prior to the Phase 6 Premises Target Commencement Date. The “Phase 6 Premises Target Commencement
Date” is December 1, 2020. 
 Provided that Tenant shall have notified Landlord in writing within 120 consecutive days after
the Phase 6 Premises Commencement Date of any manner in which the Building Systems serving the Phase 6 Premises are not in good operating condition, Landlord shall, at its sole cost and expense (which shall not constitute an Operating Expense), be
responsible for any repairs that are required to be made to such Building Systems, unless Tenant or any Tenant Party was responsible for the cause of such repair, in which case Tenant shall pay the cost. 

Prior to the Phase 6 Premises Commencement Date, Landlord shall, following Landlord’s receipt of written request from Tenant, subject to
Landlord’s standard non-reliance letter, deliver to Tenant copies of the surrender reports delivered to Landlord by the immediately prior occupant of the Phase 6 Premises. 

Except as otherwise set forth in this Lease or the Work Letter: (i) Tenant shall accept the Phase 6 Premises in their “as-is” condition as of the Phase 6 Premises Commencement Date, subject to all applicable Legal Requirements; (ii) Landlord shall have no obligation for any defects in the Phase 6 Premises; and
(iii) Tenant’s taking possession of the Phase 6 Premises shall be conclusive evidence that Tenant accepts the Phase 6 Premises and that the Phase 6 Premises were in good condition at the time possession was taken. Any occupancy of the
Phase 6 Premises by Tenant before the Phase 6 Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Base Rent and Operating Expenses. 

(g) General. Upon request of Landlord, Tenant shall execute and deliver one or more written acknowledgments reflecting the Phase 1
Premises Commencement Date, the Phase 2 Non-Sublease Premises Commencement Date, the Phase 2 Sublease Premises Commencement Date, the Phase 3 Premises Commencement Date, the Phase 4 Premises Commencement Date,
the Phase 5 

  

					
		  	

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Premises Commencement Date, the Phase 6 Premises Commencement Date and the expiration date of the Term when such are established in the form of the “Acknowledgement of Commencement
Date” attached to this Lease as Exhibit D; provided, however, Tenant’s failure to execute and deliver such acknowledgment shall not affect Landlord’s rights hereunder. The “Term” of this Lease
shall be the Base Term, as defined above on the first page of this Lease and any Extension Terms which Tenant may elect pursuant to Section 40 hereof. The Phase 1 Premises Commencement Date, the Phase 2 Premises
Commencement Date, the Phase 3 Premises Commencement Date, the Phase 4 Premises Commencement Date, the Phase 5 Premises Commencement Date and the Phase 6 Premises Commencement Date may each be referred to herein respectively as a
“Commencement Date.” The Phase 1 Premises, the Phase 2 Premises, the Phase 3 Premises, the Phase 4 Premises, the Phase 5 Premises and the Phase 6 Premises may each be referred to herein as a “Phase” of the Premises.

 Tenant agrees and acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the
condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises or the Project are suitable for
the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and negotiations
which are not contained herein. 
 3. Rent. 

(a) Base Rent. Base Rent for the month in which the Phase 1 Premises Commencement Date occurs shall be due and payable on the date that
is 60 days prior to the Phase 1 Premises Target Commencement Date and Base Rent for the month in which each subsequent Commencement Date occurs shall be due and payable on or before such Commencement Date. Tenant shall pay to Landlord in advance,
without demand, abatement, deduction or set-off, equal monthly installments of Base Rent on or before the first day of each calendar month during the Term hereof beginning with respect to each respective Phase
of the Premises on the respective Commencement Date for such Phase of the Premises, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, or to such other person or at such other place as
Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are
independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in Section 5) due hereunder except for any abatement as may be
expressly provided in this Lease. 
 (b) Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as
additional rent (“Additional Rent”): (i) commencing with respect to each respective Phase of the Premises on the respective Commencement Date for such Phase of the Premises, Tenant’s Share of “Operating Expenses” (as
defined in Section 5), and (ii) any and all other amounts Tenant assumes or agrees to pay under the provisions of this Lease, including, without limitation, any and all other sums that may become due by reason of any default of
Tenant or failure to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after any applicable notice and cure period. 

4. Base Rent Adjustments. 

(a) Annual Adjustments. Base Rent shall be increased on January 1, 2019, and on each January 1st thereafter during the Base Term (each an “Adjustment Date”) by multiplying the Base Rent per rentable square foot payable immediately before such Adjustment Date by the Rent
Adjustment Percentage and adding the resulting amount to the Base Rent per rentable square foot payable immediately before such Adjustment Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any
fractional calendar month shall be prorated. For the avoidance of doubt, (i) the Base Rent payable with respect to any Phase of the Premises with respect to 

  

					
		  	

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which the Commencement Date occurs in the 2019 calendar year shall be $73.80 per rentable square foot of such Phase per year, which Base Rent shall increase by the Adjustment Percentage on each
Adjustment Date, and (ii) the Base Rent payable with respect to any Phase of the Premises with respect to which the Commencement Date occurs in the 2020 calendar year shall be $75.65 per rentable square foot of such Phase per year, which Base
Rent shall increase by the Adjustment Percentage on each Adjustment Date. 
 (b) Additional TI Allowance. In addition to the Tenant
Improvement Allowance (as defined in the Work Letter), Landlord shall, subject to the terms of the Work Letter, make available to Tenant the Additional Tenant Improvement Allowance (as defined in the Work Letter). Commencing on the date that any
portion of the Additional Tenant Improvement Allowance is first funded and continuing thereafter on the first day of each month during the Base Term, Tenant shall pay the amount necessary to fully amortize the portion of the Additional Tenant
Improvement Allowance actually funded by Landlord, if any, in equal monthly payments with interest at a rate of 8.25% per annum over the remainder of the Base Term, which interest shall begin to accrue on the date that Landlord first disburses such
Additional Tenant Improvement Allowance or any portion(s) thereof. Tenant acknowledges that because the Additional Tenant Improvement Allowance may be disbursed to Tenant in multiple phases following the Phase 1 Premises Commencement Date, the
Additional Rent payable by Tenant pursuant to this Section 4(b) may be adjusted following each such disbursement. Any of the Additional Tenant Improvement Allowance and applicable interest remaining unpaid as of the
expiration or earlier termination of the Lease shall be paid to Landlord in a lump sum at the expiration or earlier termination of this Lease. 

5. Operating Expense Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses for each calendar year during
the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. Commencing with respect to each respective Phase of the Premises on the respective Commencement Date for such Phase of
the Premises, and continuing thereafter on the first day of each month during the Term, Tenant shall pay Landlord an amount equal to 1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated.

 The term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or accrued each
calendar year by Landlord with respect to the Building (including the Building’s Share of Project of all other costs and expenses of any kind or description incurred or accrued by Landlord with respect to the Project and the Condominium
(including without limitation all costs of compliance with the PTDM, as hereinafter defined) which are not specific to the Building or any other building located in the Project) (including, without duplication, Taxes (as defined in
Section 9), capital repairs and improvements amortized over the lesser of 10 years and the useful life of such capital items, excluding only: 

(a) the original construction costs of the Project and renovation prior to the date of the Lease and costs of correcting defects in such
original construction or renovation; 
 (b) capital expenditures for expansion of the Project; 

(c) interest, principal payments of Mortgage (as defined in Section 27) debts of Landlord, financing costs and
amortization of funds borrowed by Landlord, whether secured or unsecured, and all payments of base rent (but not taxes or operating expenses) under any ground lease or other underlying lease of all or any portion of the Project; 

(d) depreciation of the Project (except for capital improvements, the cost of which are includable in Operating Expenses); 

(e) advertising, legal and space planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing space
to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants; 

  

					
		  	

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 (f) legal and other expenses incurred in the negotiation or enforcement of leases; 

(g) completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or performs for other tenants
within their premises, and costs of correcting defects in such work; 
 (h) costs to be reimbursed by other tenants of the Project or Taxes
to be paid directly by Tenant or other tenants of the Project, whether or not actually paid; 
 (i) salaries, wages, benefits and other
compensation paid to officers and employees of Landlord who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project; 

(j) general organizational, administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation,
partnership, or other entity, including general corporate, legal and accounting expenses; 
 (k) costs (including attorneys’ fees and
costs of settlement, judgments and payments in lieu thereof) incurred in connection with disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or
disputes with employees, consultants, management agents, leasing agents, purchasers or mortgagees of the Building; 
 (l) costs incurred by
Landlord due to the violation by Landlord, its employees, agents or contractors or any tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7); 

(m) penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes and/or to file any tax
or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency; 

(n) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project
to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 
 (o)
costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 
 (p) costs in connection with
services (including electricity), items or other benefits of a type which are not standard for the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project,
whether or not such other tenant or occupant is specifically charged therefor by Landlord; 
 (q) costs incurred in the sale or refinancing
of the Project; 
 (r) any costs incurred to remove, study, test or remediate Hazardous Materials in or about the Building or the Project
(provided, however, that the foregoing is in no event intended to limit Tenant’s obligations under Section 28 or Section 30 of this Lease); 

(s) reserves; 
 (t) insurance
deductibles in excess of deductibles that Tenant can demonstrate are in excess of customary deductible amounts carried by institutional owners of comparable projects in the Cambridge area; 

  

					
		  	

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 (u) net income taxes of Landlord or the owner of any interest in the Project, franchise,
capital stock, gift, estate or inheritance taxes or any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein; and 

(v) any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than tenants of the Project
under leases for space in the Project. 
 In addition to the Operating Expenses payable by Tenant pursuant to this Section 5,
Tenant shall pay to Landlord administration rent in the amount of 3% of Base Rent and such management fee shall be reflected as a separate line item on the Annual Statement (as defined below). 

Within 90 days after the end of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to Tenant a
statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the previous calendar year in line item detail, and (b) the total of Tenant’s
payments in respect of Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent
within 30 days after delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year Landlord shall pay the excess to Tenant within 30
days after delivery of such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts
due Landlord. 
 The Annual Statement shall be final and binding upon Tenant unless Tenant, within 120 days after Tenant’s receipt
thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. If, during such 120 day period, Tenant reasonably and in good faith questions or contests the accuracy of
Landlord’s statement of Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and records relating to the operation of the Project and such information as Landlord reasonably determines to
be responsive to Tenant’s questions (the “Expense Information”). If after Tenant’s review of such Expense Information, Landlord and Tenant cannot agree upon the amount of Tenant’s Share of Operating Expenses,
then Tenant shall have the right to have a regionally recognized independent public accounting firm selected by Tenant, working pursuant to a fee arrangement other than a contingent fee (at Tenant’s sole cost and expense) and approved by
Landlord (which approval shall not be unreasonably withheld, conditioned or delayed), audit and/or review the Expense Information for the year in question (the “Independent Review”). The results of any such Independent Review shall
be binding on Landlord and Tenant. If the Independent Review shows that the payments actually made by Tenant with respect to Operating Expenses for the calendar year in question exceeded Tenant’s Share of Operating Expenses for such calendar
year, Landlord shall at Landlord’s option either (i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the excess to Tenant within 30 days after delivery of such statement, except
that after the expiration or earlier termination of this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. If the Independent Review shows that
Tenant’s payments with respect to Operating Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery of such
statement. If any such Independent Review shows that Tenant has overpaid with respect to Operating Expenses by more than 5% then Landlord shall reimburse Tenant for all costs incurred by Tenant for the Independent Review. Operating Expenses for the
calendar years in which Tenant’s obligation to share therein begins and ends shall be prorated. Notwithstanding anything set forth herein to the contrary, if the Building is not at least 95% occupied on average during any year of the Term,
Tenant’s Share of Operating Expenses for such year shall be computed as though the Building had been 95% occupied on average during such year. 

  

					
		  	

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 “Tenant’s Share” shall be the percentage set forth in the Basic Lease
Provisions as Tenant’s Share as reasonably adjusted by Landlord for changes in the physical size of the Premises, Building or Project occurring thereafter. Landlord may equitably increase Tenant’s Share for any item of expense or cost
reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Project that includes the Premises or that varies with occupancy or use. Base Rent, Tenant’s Share of Operating
Expenses and all other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 
 6.
Security Deposit. Tenant shall deposit with Landlord a security deposit (the “Security Deposit”) for the performance of all of Tenant’s obligations hereunder in the amount set forth on page 1 of this Lease, as follows:
(i) $33,210 of the Security Deposit shall be delivered to Landlord upon delivery of an executed original of this Lease to Landlord, (ii) $947,286 of the Security Deposit shall be delivered to Landlord on or before the date that is 60 days prior to
the Phase 2 Sublease Premises Commencement Date, (iii) $328,734 of the Security Deposit shall be delivered to Landlord on or before the date that is 60 days prior to the Phase 3 Premises Commencement Date, (iv) $321,426 of the Security Deposit shall
be delivered to Landlord on or before the date that is 60 days prior to the Phase 4 Premises Commencement Date, (v) $291,384 of the Security Deposit shall be delivered to Landlord on or before the date that is 60 days prior to the Phase 5 Premises
Commencement Date, and (vi) $323,640 of the Security Deposit shall be delivered to Landlord on or before the date that is 60 days prior to the Phase 6 Premises Commencement Date. The Security Deposit shall be in the form of an unconditional and
irrevocable letter of credit (the “Letter of Credit”): (i) in form and substance satisfactory to Landlord, (ii) naming Landlord as beneficiary, (iii) expressly allowing Landlord to draw upon it at any time from time to
time by delivering to the issuer notice that Landlord is entitled to draw thereunder, (iv) issued by Silicon Valley Bank or another FDIC-insured financial institution satisfactory to Landlord, and (v) redeemable by presentation of a sight
draft in the State of California, the Commonwealth of Massachusetts or another state reasonably acceptable by Landlord. If Tenant does not provide Landlord with a substitute Letter of Credit complying with all of the requirements hereof at least 10
days before the stated expiration date of any then current Letter of Credit, Landlord shall have the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash without obligation for interest thereon as the
Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of
Tenant’s default. Upon each occurrence of a Default (as defined in Section 20), Landlord may use all or any part of the Security Deposit to pay delinquent payments due under this Lease, future rent damages, and the
cost of any damage, injury, expense or liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Landlord’s right to use the Security Deposit under this Section 6
includes the right to use the Security Deposit to pay future rent damages following the termination of this Lease pursuant to Section 21(c) below. Tenant hereby waives the provisions of any law, now or hereafter in force,
which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition,
claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. Upon bankruptcy or other
debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings. Upon any such use of all or any portion
of the Security Deposit, Tenant shall, within 5 business days after demand from Landlord, restore the Security Deposit to its original amount. If Tenant shall fully perform every provision of this Lease to be performed by Tenant, the Security
Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s
interest hereunder) within 60 days after the expiration or earlier termination of this Lease. 
 Notwithstanding anything to the contrary
contained in this Lease, if Landlord at any time disburses more than 50% of the Additional Tenant Improvement Allowance pursuant to the terms of the Work Letter, the Security Deposit shall, within 10 days after Landlord’s disbursement of more
than 50% of the Additional Tenant Improvement Allowance, be increased by an amount equal to $12.00 per rentable square foot of the Phases of the Premises previously Delivered to Landlord and, if applicable, thereafter

  

					
		  	

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as each remaining Phase of the Premises is Delivered, the portion of the Security Deposit to be delivered as provided above shall be increased by $12.00 per rentable square foot of each
applicable Phase. If the amount of the Security Deposit is increased as provided for in the immediately preceding sentence, then Tenant shall either deliver a new Letter of Credit in a form reasonably acceptable to Landlord in the full amount of the
increased Security Deposit or an amendment to the existing Letter of Credit increasing the amount of the Letter of Credit to the full amount of the increased Security Deposit. 

If Landlord transfers its interest in the Project or this Lease, Landlord shall either (a) transfer any Security Deposit then held by
Landlord to a person or entity assuming Landlord’s obligations under this Section 6, or (b) return to Tenant any Security Deposit then held by Landlord and remaining after the deductions permitted herein. Upon such transfer to
such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the return of the Security Deposit shall apply solely against Landlord’s
transferee. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation respecting the Security Deposit is that of a debtor, not a trustee, and no
interest shall accrue thereon. 
 7. Use. The Premises shall be used solely for the Permitted Use set forth in the Basic Lease
Provisions, and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises, and to the use and occupancy thereof, including,
without limitation, the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto, “ADA”) (collectively, “Legal Requirements” and each, a
“Legal Requirement”). Tenant shall, upon 5 days’ written notice from Landlord, discontinue any use of the Premises which is declared by any Governmental Authority (as defined in Section 9)
having jurisdiction to be a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause
the disallowance of any sprinkler or other credits. The use that Tenant has disclosed to Landlord that Tenant will be making of the Premises as of the Phase 1 Premises Commencement Date will not result in the voidance of or an increased insurance
risk with respect to the insurance currently being maintained by Landlord. Tenant shall not permit any part of the Premises to be used as a “place of public accommodation”, as defined in the ADA or any similar legal requirement. Tenant
shall reimburse Landlord promptly upon demand for any additional premium charged for any such insurance policy by reason of Tenant’s failure to comply with the provisions of this Section or otherwise caused by Tenant’s use and/or occupancy
of the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the floor or structure of the Premises, subject the Premises to use that would damage the Premises or obstruct or
interfere with the rights of Landlord or other tenants or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises, or using or allowing the Premises to be used for
any unlawful purpose. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from the Premises from extending into Common Areas, or other space in the Project. Tenant shall not
place any machinery or equipment weighing 500 pounds or more in or upon the Premises or transport or move such items through the Common Areas of the Project or in the Project elevators without the prior written consent of Landlord, which consent
shall not be unreasonably withheld, conditioned or delayed. Tenant shall not, without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, use the Premises in any manner which will require
ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the Premises based upon Tenant’s Share as usually furnished for the Permitted Use. 

Landlord has disclosed to Tenant that the Project is the subject of an Activity and Use Limitation, which is incorporated herein by reference,
and Tenant acknowledges receipt of a copy of such Activity and Use Limitation prior to execution of this Lease. 

  

					
		  	

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 Tenant, at its sole expense, shall make any alterations or modifications to the interior or
the exterior of the Premises or the Project that are required by Legal Requirements (including, without limitation, compliance of the Premises with the ADA) related to Tenant’s particular use or occupancy of the Premises or Tenant’s
Alterations. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses
incurred in investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and disbursements and costs of suit) (collectively, “Claims”) arising out of or in connection with Legal
Requirements related to Tenant’s particular use or occupancy of the Premises or Tenant’s Alterations, and Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection
with any failure of the Premises to comply with any Legal Requirement related to Tenant’s particular use or occupancy of the Premises or Tenant’s Alterations. 

8. Holding Over. If, with Landlord’s express written consent, Tenant retains possession of the Premises after the termination of
the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at any time, (ii) all of the other terms and provisions of this Lease (including, without limitation, the
adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and effect (excluding any expansion or renewal option or other similar right or option) during such holdover period, (iii) Tenant shall
continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or such other amount as Landlord may indicate, in Landlord’s sole and absolute discretion, in such written consent, and
(iv) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without the express written consent of Landlord, (A) Tenant shall
become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Rent in effect during the last 30 days of the Term, and (B) Tenant shall be responsible for all damages suffered by Landlord
resulting from or occasioned by any holding over by Tenant for more than 30 days, including consequential damages. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise
expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term or earlier termination of this Lease
shall not result in a renewal or reinstatement of this Lease. 
 9. Taxes. Landlord shall pay, as part of Operating Expenses, all
taxes, levies, fees, assessments and governmental charges of any kind, existing as of the Phase 1 Premises Commencement Date or thereafter enacted (collectively referred to as “Taxes”), imposed by any federal, state, regional,
municipal, local or other governmental authority or agency, including, without limitation, quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on
or measured by or based, in whole or in part, on rent payable to (or gross receipts received by) Landlord under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed
value or other measure or evaluation of any kind of the Premises or the Project, or (iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or
imposed by, or at the direction of, or resulting from Legal Requirements, or interpretations thereof, promulgated by, any Governmental Authority, (v) imposed as a license or other fee, charge, tax or assessment on Landlord’s business or
occupation of leasing space in the Project, or (vi) assessed or imposed by or on the operation or maintenance of any portion or whole of the Condominium (provided that to the extent any Taxes are assessed against the Condominium as a whole,
such amounts shall be allocated among the buildings located in the Condominium based on the square footage of the buildings in question, unless Landlord reasonably determines that such allocation should be made on another basis). Landlord may
contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens securing Taxes. Taxes shall not include any net income taxes imposed on Landlord except to the extent such net income taxes are in substitution for
any Taxes payable hereunder. If any such Tax is levied or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall pay, prior
to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade
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of the Project is increased by a value attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to
become a part thereof, higher than the base valuation on which Landlord from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the right,
but not the obligation, to pay such Taxes. Landlord’s determination of any excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due from
Tenant to Landlord immediately upon demand. 
 10. Parking. Subject to all matters of record, Force Majeure, a Taking (as defined in
Section 19 below) and the exercise by Landlord of its rights hereunder, commencing with respect to each Phase of the Premises on the Commencement Date for such Phase, Landlord shall make available and Tenant shall have the
right to use 0.9 parking spaces per 1,000 rentable square feet of each Phase of the Premises in the Technology Square Garage (“Parking Space Cap”) on a non-exclusive basis at
market rates in those areas designated for non-reserved parking, subject in each case to Landlord’s reasonable rules and regulations. Tenant shall pay to Landlord or as directed by Landlord, monthly as
Additional Rent hereunder, the market rate for each parking space, as reasonably determined by Landlord from time to time, which as of the date hereof shall be $275.00 per space per month. Prior to the Commencement Date of each respective Phase of
the Premises, Tenant shall deliver written notice to Landlord reflecting the number of parking spaces, up to the Parking Space Cap (as it relates to the applicable Phase of the Premises), that Tenant has elected to use as of such Commencement Date.
Subject to the immediately following sentence, Tenant shall have the right, upon 30 days’ written notice to Landlord, to increase or decrease the number of parking spaces then being used by Tenant; provided, however, that in no event shall
Tenant be entitled at any time to use any parking spaces in excess of the Parking Space Cap. If Tenant has delivered written notice to Landlord requesting additional parking spaces and Landlord determines that the additional parking spaces desired
by Tenant are available for use by Tenant, Landlord shall notify Tenant in writing and Tenant shall commence leasing and paying for such additional parking spaces on the date that is 30 days after Landlord’s receipt of Tenant’s written
notice. Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties, including other tenants of the Project. Tenant shall, at Tenant’s sole expense, for so long as the Parking and Traffic Demand
Management Plan dated May 9, 1999 as approved by the City of Cambridge on July 9, 1999, including the conditions set forth in such approval (as amended from time to time, the “PTDM”), remains applicable to the Condominium,
(i) offer to subsidize mass transit monthly passes for all of its employees; (ii) implement a Commuter Choice Program; (iii) discourage single-occupant vehicle (“SOV”) use by its employees; (iv) promote alternative
modes of transportation and use of alternative work hours; (v) meet with Landlord and/or its representatives no more than quarterly discuss transportation programs and initiatives; (vi) participate in annual surveys monitoring
transportation programs and initiatives at Technology Square; (vii) cooperate with Landlord in connection with transportation programs and initiatives promulgated pursuant to the PTDM; (viii) provide alternative work programs (such as
telecommuting, flex-time and compressed work weeks) to its employees in order to reduce traffic impacts in Cambridge during peak commuter hours; and (ix) otherwise cooperate with Landlord in encouraging employees to seek alternate modes of
transportation. 
 11. Utilities, Services. Landlord shall provide, subject to the terms of this Section 11,
water, electricity, heat, light, power, sewer, other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), and with respect to the Common Areas, refuse and trash collection and janitorial services
(collectively, “Utilities”). Landlord shall pay, as Operating Expenses or subject to Tenant’s reimbursement obligation, for all Utilities used on the Premises, all maintenance charges for Utilities, and any storm sewer charges
or other similar charges for Utilities imposed by any Governmental Authority or Utility provider, and any taxes, penalties (excluding penalties resulting from Landlord’s failure to pay such amounts, except to the extent Landlord’s failure
results from Tenant’s failure to pay Operating Expenses due hereunder), surcharges or similar charges thereon. Landlord may cause, at Tenant’s expense, any other Utilities to be separately metered or charged directly to Tenant by the
provider. Tenant shall pay directly to the Utility provider, prior to delinquency, any separately metered Utilities and services which may be furnished to Tenant or the Premises during the Term. Tenant shall pay, as part of Operating Expenses, its
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reasonably determined by Landlord. No interruption or failure of Utilities, from any cause whatsoever other than Landlord’s willful misconduct, shall result in eviction or constructive
eviction of Tenant, termination of this Lease or the abatement of Rent. Tenant agrees to limit use of water and sewer with respect to Common Areas to normal restroom use. Tenant shall be responsible for obtaining and paying for its own janitorial
services for the Premises. 
 Notwithstanding anything to the contrary set forth herein, if (i) a stoppage of an Essential Service (as
defined below) to the Premises shall occur and such stoppage is due solely to the gross negligence or willful misconduct of Landlord and not due in any part to any act or omission on the part of Tenant or any Tenant Party or any matter beyond
Landlord’s reasonable control (any such stoppage of an Essential Service being hereinafter referred to as a “Service Interruption”), and (ii) such Service Interruption continues for more than 5 consecutive business days
after Landlord shall have received written notice thereof from Tenant, and (iii) as a result of such Service Interruption, the conduct of Tenant’s normal operations in the Premises are materially and adversely affected, then, there shall
be an abatement of one day’s Base Rent and Operating Expenses for each day during which such Service Interruption continues after such 5 business day period; provided, however, that if any part of the Premises is reasonably useable for
Tenant’s normal business operations or if Tenant conducts all or any part of its operations in any portion of the Premises notwithstanding such Service Interruption, then the amount of each daily abatement of Base Rent and Operating Expenses
shall be equitably proportionate to the nature and extent of the interruption of Tenant’s normal operations or ability to use the Premises. The rights granted to Tenant under this paragraph shall be Tenant’s sole and exclusive remedy
resulting from a failure of Landlord to provide services, and Landlord shall not otherwise be liable for any loss or damage suffered or sustained by Tenant resulting from any failure or cessation of services. For purposes hereof, the term
“Essential Services” shall mean the following services: HVAC service, water, sewer and electricity, but in each case only to the extent that Landlord has an obligation to provide such HVAC service, water, sewer and electricity to
Tenant under this Lease. 
 Landlord’s sole obligation for either providing emergency generators or providing emergency back-up power to Tenant shall be: (i) to provide emergency generators with not less than a capacity of 4 watts per rentable square foot of the then existing Premises, and (ii) to contract with a third
party to maintain the emergency generators as per the manufacturer’s standard maintenance guidelines. Notwithstanding anything to the contrary contained herein, Landlord shall, at least once per month as part of the maintenance of the Building,
run the emergency generator for a period reasonably determined by Landlord for the purpose of determining whether it operates when started. Landlord shall, upon written request from Tenant, make available the maintenance contract and maintenance
records for the emergency generators for the 12 month period immediately preceding Landlord’s receipt of Tenant’s written request. Landlord shall have no obligation to supervise, oversee or confirm that the third party maintaining the
emergency generators is maintaining the generators as per the manufacturer’s standard guidelines or otherwise. During any period of replacement, repair or maintenance of the emergency generators when the emergency generators are not
operational, including any delays thereto due to the inability to obtain parts or replacement equipment, Landlord shall have no obligation to provide Tenant with an alternative back-up generator or generators
or alternative sources of back-up power. Tenant expressly acknowledges and agrees that Landlord does not guaranty that such emergency generators will be operational at all times or that emergency power will be
available to the Premises when needed. 
 12. Alterations and Tenant’s Property. Any alterations, additions, or improvements made
to the Premises by or on behalf of Tenant, including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other than removal of furniture
systems owned or paid for by Landlord) not involving any modifications to the structure or connections (other than by ordinary plugs or jacks) to Building Systems (as defined in Section 13) (“Alterations”)
shall be subject to Landlord’s prior written consent, which may be given or withheld in Landlord’s sole discretion if any such Alteration affects the structure or Building Systems, but which shall otherwise not be unreasonably withheld or
delayed. If Landlord approves any Alterations, Landlord may impose such conditions on Tenant in connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s

  

					
		  	

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reasonable discretion. Any request for approval shall be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans, specifications,
bid proposals, work contracts and such other information concerning the nature and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing addresses of all persons performing work or supplying
materials. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans and specifications or construction comply with applicable
Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and expense any alteration or modification required by Legal
Requirements as a result of any Alterations (subject to the terms of Section 7 above). Tenant shall pay to Landlord, as Additional Rent, on demand an amount equal to the reasonable out-of-pocket costs incurred by Landlord in connection with any Alteration. Before Tenant begins any Alteration, Landlord may post on and about the Premises notices of
non-responsibility pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by reason of faulty work done by Tenant or
its contractors, delays caused by such work, or inadequate cleanup. 
 Tenant shall, with respect to all Alterations, provide (and cause
each contractor or subcontractor to provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or
property damage during construction. Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who did the work and final lien waivers from all such
contractors and subcontractors; and (ii) “as built” plans for any such Alteration. 
 Except for Removable Installations (as
hereinafter defined), all Installations (as hereinafter defined) shall be and shall remain the property of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during
the Term, and shall remain upon and be surrendered with the Premises as a part thereof; provided, however, that an Installation may be removed by Tenant, at Tenant’s cost and expense, following the expiration of the useful life of such
Installation so long as such Installation is replaced with an Installation of equal or better quality. Notwithstanding the foregoing, Landlord may, at the time its approval of any such Installation is requested, notify Tenant that Landlord requires
that Tenant remove such Installation upon the expiration or earlier termination of the Term, in which event Tenant shall remove such Installation in accordance with the immediately succeeding sentence. Upon the expiration or earlier termination of
the Term, Tenant shall remove (i) all wires, cables or similar equipment which Tenant has installed in the Premises or in the risers or plenums of the Building, (ii) any Installations for which Landlord has given Tenant notice of removal
in accordance with the immediately preceding sentence, and (iii) all of Tenant’s Property (as hereinafter defined), and Tenant shall restore and repair any damage caused by or occasioned as a result of such removal, including, without
limitation, capping off all such connections behind the walls of the Premises and repairing any holes. During any restoration period beyond the expiration or earlier termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if
said space were otherwise occupied by Tenant. If Landlord is requested by Tenant or any lender, lessor or other person or entity claiming an interest in any of Tenant’s Property to waive any lien Landlord may have against any of Tenant’s
Property, and Landlord consents to such waiver, then Landlord shall be entitled to be paid as administrative rent a fee of $1,000 per occurrence for its time and effort in preparing and negotiating such a waiver of lien. 

Other than (i) the items, if any, listed on Exhibit F attached hereto and any items agreed by Landlord in writing to be included
on Exhibit F in the future (“Removable Installations”), and (ii) any trade fixtures, machinery, equipment and other personal property not paid for with the TI Fund which may be removed without material damage to the
Premises, which damage shall be repaired (including capping or terminating utility hook-ups behind walls) by Tenant during the Term (collectively, “Tenant’s Property”), all
property of any kind paid for by Landlord, all Alterations, real property fixtures, built-in machinery and equipment, built-in casework and cabinets and other similar
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built into the Premises so as to become an integral part of the Premises such as fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power generator and transfer switch (collectively, “Installations”) shall be and shall remain the property of Landlord
during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term and shall remain upon and be surrendered with the Premises as a part thereof in accordance with
Section 28 following the expiration or earlier termination of this Lease; provided, however, that Landlord shall, at the time its approval of such Installation is requested notify Tenant if it has elected to
cause Tenant to remove such Installation upon the expiration or earlier termination of this Lease. If Landlord so elects, Tenant shall remove such Installation upon the expiration or earlier termination of this Lease and restore any damage caused by
or occasioned as a result of such removal, including, when removing any of Tenant’s Property which was plumbed, wired or otherwise connected to any of the Building Systems, capping off all such connections behind the walls of the Premises and
repairing any holes. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. 

13. Landlord’s Repairs. Landlord, as an Operating Expense (except to the extent the cost thereof is excluded from Operating
Expenses pursuant to Section 5 hereof), shall maintain all of the structural, exterior, parking and other Common Areas of the Project, including HVAC, plumbing, fire sprinklers, elevators and all other building systems
serving the Premises and other portions of the Project (“Building Systems”), in good repair, reasonable wear and tear and uninsured losses and damages caused by Tenant, or by any of Tenant’s agents, servants, employees,
invitees and contractors (collectively, “Tenant Parties”) excluded. Losses and damages caused by Tenant or any Tenant Party shall be repaired by Landlord, to the extent not covered by insurance, at Tenant’s sole cost and
expense. Landlord reserves the right to stop Building Systems services when necessary (i) by reason of accident or emergency, or (ii) for planned repairs, alterations or improvements, which are, in the judgment of Landlord, desirable or
necessary to be made, until said repairs, alterations or improvements shall have been completed. Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption;
provided, however, that Landlord shall, except in case of emergency, make a commercially reasonable effort to give Tenant 24 hours advance notice of any planned stoppage of Building Systems services for routine maintenance, repairs,
alterations or improvements. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Section, after which Landlord shall have a reasonable opportunity to effect such repair. Landlord shall not be liable
for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after Tenant’s written notice of the need for such repairs or maintenance. Tenant waives its rights under any state or
local law to terminate this Lease or to make such repairs at Landlord’s expense and agrees that the parties’ respective rights with respect to such matters shall be solely as set forth herein. Repairs required as the result of fire,
earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18. 

14. Tenant’s Repairs. Subject to Section 13 hereof, Tenant, at its expense, shall repair, replace and
maintain in good condition, subject to reasonable wear and tear and damage by fire and other casualty excepted, all portions of the Premises, including, without limitation, entries, doors, ceilings, interior windows, interior walls, and the interior
side of demising walls. Such repair and replacement may include capital expenditures and repairs whose benefit may extend beyond the Term. Should Tenant fail to make any such repair or replacement or fail to maintain the Premises, Landlord shall
give Tenant notice of such failure. If Tenant fails to commence cure of such failure within 10 days of Landlord’s notice, and thereafter diligently prosecute such cure to completion, Landlord may perform such work and shall be reimbursed by
Tenant within 10 days after demand therefor; provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the costs of such
cure from Tenant. Subject to Sections 17 and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party and any repair that
benefits only the Premises. 

  

					
		  	

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 15. Mechanic’s Liens. Tenant shall discharge, by bond or otherwise, any
mechanic’s lien filed against the Premises or against the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 10 days after Tenant receives notice of the filing thereof, at Tenant’s
sole cost and shall otherwise keep the Premises and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have
the right, but not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant
shall lease or finance the acquisition of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing
Statement filed as a matter of public record by any lessor or creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant located within the Premises.
In no event shall the address of the Project be furnished on the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant. 

16. Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord harmless from and against any and all Claims
for injury or death to persons or damage to property occurring within or about the Premises, arising directly or indirectly out of use or occupancy of the Premises or a breach or default by Tenant in the performance of any of its obligations
hereunder, unless caused solely by the willful misconduct or negligence of Landlord. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of records kept within
the Premises). Tenant further waives any and all Claims for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records). Landlord shall not
be liable for any damages arising from any act, omission or neglect of any tenant in the Project or of any other third party. 
 17.
Insurance. Landlord shall maintain all risk property and, if applicable, sprinkler damage insurance covering the full replacement cost of the Project or such lesser coverage amount as Landlord may elect provided such coverage amount is
not less than 90% of such full replacement cost. Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than $5,000,000 for bodily injury and property damage with respect to the
Project. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to, flood, environmental hazard and earthquake, loss or failure of building equipment, errors
and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds for employees employed to perform services and insurance for any improvements installed by Tenant or which are in addition
to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the Project. All such insurance shall be included as part of the Operating Expenses. The Project may be included in a blanket
policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional insurance which
Landlord reasonably deems necessary as a result of Tenant’s particular use of the Premises. 
 Tenant, at its sole cost and expense,
shall maintain during the Term: all risk property insurance with business interruption and extra expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s
expense; workers’ compensation insurance with no less than the minimum limits required by law; employer’s liability insurance with such limits as required by law; and commercial general liability insurance, with a minimum limit of not less
than $2,000,000 per occurrence for bodily injury and property damage with respect to the Premises. The commercial general liability insurance policy shall name Alexandria Real Estate Equities, Inc. and Landlord, its officers, directors, employees
and managers, and the Additional Insured Parties (as defined in the next succeeding paragraph) (collectively, “Landlord Parties”), as additional insureds; insure on an occurrence and not a claims-made basis; be issued by
insurance companies which have a rating of not less than policyholder rating of A- and financial category rating of at least Class VIII in “Best’s

  

					
		  	

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Insurance Guide”; contain a hostile fire endorsement and a contractual liability endorsement; and provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or
similar coverage shall be deemed excess over Tenant’s policies). Tenant shall (i) provide Landlord with 30 days advance written notice of cancellation of such commercial general liability policy, and (ii) request Tenant’s insurer
to endeavor to provide 30 days advance written notice to Landlord of cancellation of such commercial general liability policy (or 10 days in the event of a cancellation due to non-payment of premium).
Certificates of insurance showing the limits of coverage required hereunder and showing Landlord as an additional insured, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant
upon commencement of the Term and upon each renewal of said insurance. Tenant’s policy may be a “blanket policy” with an aggregate per location endorsement which specifically provides that the amount of insurance shall not be
prejudiced by other losses covered by the policy. Tenant shall, at least 5 days prior to the expiration of such policies, furnish Landlord with renewal certificates. 

In each instance where insurance is to name Landlord as an additional insured, Tenant shall upon written request of Landlord also designate
and furnish certificates so evidencing Landlord as additional insured to the following parties (collectively “Additional Insured Parties”): (i) any lender of Landlord holding a security interest in the Project or any portion thereof
and any servicer in connection therewith, (ii) the landlord under any lease wherein Landlord is tenant of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other
underlying lease rather than that of a fee owner, (iii) any management company retained by Landlord to manage the Project, (iv) the condominium association with respect to the Condominium, (v) any member, partner or shareholder of
Landlord or the owner of any beneficial interest therein and/or (vi) any other party reasonably designated by Landlord. 
 The property
insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers,
agents, invitees and contractors (“Related Parties”), in connection with any loss or damage thereby insured against. Neither party nor its respective Related Parties shall be liable to the other for loss or damage caused by any risk
insured against under property insurance required to be maintained hereunder, and each party waives any claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to insure its property shall
not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any person claiming
through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant
shall be deemed not released but shall be secondary to the other’s insurer. 
 Landlord may require insurance policy limits to be
raised to conform with requirements of Landlord’s lender and/or to bring coverage limits to levels then being generally required of new tenants within the Project; provided, however, that the increased amount of coverage is consistent with
coverage amounts then being required by institutional owners of similar projects with tenants occupying similar size premises in the geographical area in which the Project is located. 

18. Restoration. If, at any time during the Term, the Premises, or the Building are damaged or destroyed by a fire or other insured
casualty, Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take to restore the Building or the Premises, as applicable (the “Restoration
Period”). If the Restoration Period is estimated to exceed 12 months (the “Maximum Restoration Period”), Landlord may, in such notice, elect to terminate this Lease as of the date that is 75 days after the date of
discovery of such damage or destruction; provided, however, that notwithstanding Landlord’s election to restore, Tenant may elect to terminate this Lease by written notice to Landlord delivered within 5 business days of receipt of
a notice from Landlord estimating a Restoration Period for the Premises longer than the Maximum Restoration Period. Unless either Landlord or Tenant so elects to terminate this Lease, Landlord shall, subject to

  

					
		  	

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receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises (excluding the improvements installed by Tenant or by
Landlord and paid for by Tenant), subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and restore the
Premises issued by any Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (as defined in Section 30) in, on or
about the Premises (collectively referred to herein as “Hazardous Materials Clearances”); provided, however, that if repair or restoration of the Premises is not substantially complete as of the end of
the Maximum Restoration Period or, if longer, the Restoration Period, Landlord may, in its sole and absolute discretion, elect not to proceed with such repair and restoration, or Tenant may by written notice to Landlord delivered within 5 business
days of the expiration of the Maximum Restoration Period or, if longer, the Restoration Period, elect to terminate this Lease, in which event Landlord shall be relieved of its obligation to make such repairs or restoration and this Lease shall
terminate as of the date that is 75 days after the later of: (i) discovery of such damage or destruction, or (ii) the date all required Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the right to
any Rent payable by Tenant prior to such election by Landlord or Tenant. Notwithstanding anything to the contrary contained herein, if a portion of the Project not including the Premises is damaged or destroyed such that, in Landlord’s
reasonable discretion, such damage or destruction would impair Landlord’s operation or redevelopment of the Project, Landlord shall have the right to terminate this Lease as of the date that is 75 days after the date of discovery of such damage
or destruction if Landlord terminates the leases of other similarly situated tenants in the Building. 
 Tenant, at its expense, shall
promptly perform, subject to delays arising from the collection of insurance proceeds, from Force Majeure (as defined in Section 34) events or to obtain Hazardous Material Clearances, all repairs or restoration not required
to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing, either Landlord or Tenant may terminate this Lease upon written notice to the other if the
Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more than 2 months to repair such damage; provided, however, that such notice is delivered within 10 business days after the date that Landlord
provides Tenant with written notice of the estimated Restoration Period. Notwithstanding anything to the contrary contained herein, Landlord shall also have the right to terminate this Lease if insurance proceeds are not available for such
restoration. Rent shall be abated from the date all required Hazardous Material Clearances are obtained until the Premises are repaired and restored, in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to
the total area of the Premises, unless Landlord provides Tenant with other space during the period of repair that is suitable for the temporary conduct of Tenant’s business. In the event that no Hazardous Material Clearances are required to be
obtained by Tenant with respect to the Premises, rent abatement shall commence on the date of discovery of the damage or destruction. Such abatement shall be the sole remedy of Tenant, and except as provided in this Section 18, Tenant
waives any right to terminate the Lease by reason of damage or casualty loss. 
 The provisions of this Lease, including this
Section 18, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the Project, and any statute or
regulation which is now or may hereafter be in effect shall have no application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing that this
Section 18 sets forth their entire understanding and agreement with respect to such matters. 
 19.
Condemnation. If the whole or any material part of the Premises or the Project is taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof
(a “Taking” or “Taken”), and the Taking would in Landlord’s reasonable judgment, materially interfere with or impair Landlord’s ownership or operation of the Project or would in the reasonable judgment of
Landlord and Tenant either prevent or materially interfere with Tenant’s use of the Premises (as resolved, if the parties are unable to agree, by arbitration by a single arbitrator with the qualifications and experience appropriate to resolve
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to and acting in accordance with the rules of the American Arbitration Association), then upon written notice by Landlord or Tenant to the other, then upon written notice by Landlord this Lease
shall terminate and Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially
reasonable under the circumstances to their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating Expenses and the Rent payable hereunder
during the unexpired Term shall be reduced to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to
Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority
(but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby waives any and all
rights it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 

20. Events of Default. Each of the following events shall be a default (“Default”) by Tenant under this Lease: 

(a) Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder when due; provided, however, that
Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 5 days of any such notice not more than once in any 12 month period and Tenant agrees that such notice shall be in lieu of and not in addition to, or shall be
deemed to be, any notice required by law. 
 (b) Insurance. Any insurance required to be maintained by Tenant pursuant to this Lease
shall be canceled or terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement insurance at least 20 days before the
expiration of the current coverage. 
 (c) Abandonment. Tenant shall abandon the Premises. 

(d) Improper Transfer. Tenant shall assign, sublease or otherwise transfer all or any portion of Tenant’s interest in this Lease or
the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such action is not released within 90 days of the action. 

(e) Liens. Tenant shall fail to discharge or otherwise obtain the release of any lien placed upon the Premises in violation of this
Lease within 10 days after Tenant receives notice that any such lien is filed against the Premises. 
 (f) Insolvency Events. Tenant
or any guarantor or surety of Tenant’s obligations hereunder shall: (A) make a general assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its
behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar
official for it or for all or of any substantial part of its property (collectively a “Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or
(D) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 

  

					
		  	

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 (g) Estoppel Certificate or Subordination Agreement. Tenant fails to execute any
document required from Tenant under Sections 23 or 27 within 5 business days after a second notice requesting such document. 

(h) Other Defaults. Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this
Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a period of 30 days after written notice thereof from Landlord to Tenant. 

Any notice given under Section 20(h) hereof shall: (i) specify the alleged default, (ii) demand that Tenant cure such
default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise
in such notice; provided that if the nature of Tenant’s default pursuant to Section 20(h) is such that it cannot be cured by the payment of money and reasonably requires more than 30 days to cure, then Tenant
shall not be deemed to be in default if Tenant commences such cure within said 30 day period and thereafter diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later than 60 days from
the date of Landlord’s notice. 
 21. Landlord’s Remedies. 

(a) Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of
Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum or the highest rate permitted
by law (the “Default Rate”), whichever is less, shall be payable to Landlord on demand as Additional Rent. Nothing herein shall be construed to create or impose a duty on Landlord to mitigate any damages resulting from Tenant’s
Default hereunder. 
 (b) Late Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to
incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges which may be imposed on
Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due, Tenant shall pay to Landlord an additional sum of 6% of the
overdue Rent as a late charge. Notwithstanding the foregoing, before assessing a late charge the first time in any calendar year, Landlord shall provide Tenant written notice of the delinquency and will waive the right if Tenant pays such
delinquency within 5 days thereafter. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the late charge, Rent not paid when due
shall bear interest at the Default Rate from the 5th day after the date due until paid. 
 (c) Remedies. Upon the occurrence of a
Default, Landlord, at its option, without further notice or demand to Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies, each
and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever. No cure in whole or in part of such Default by Tenant after Landlord has taken any action beyond giving Tenant notice of such Default to pursue any
remedy provided for herein (including retaining counsel to file an action or otherwise pursue any remedies) shall in any way affect Landlord’s right to pursue such remedy or any other remedy provided Landlord herein or under law or in equity,
unless Landlord, in its sole discretion, elects to waive such Default. 
 (i) This Lease and the Term and estate hereby granted are subject
to the limitation that whenever a Default shall have happened and be continuing, Landlord shall have the right, at its election, then or thereafter while any such Default shall continue and notwithstanding the fact that Landlord may have some other
remedy hereunder or at law or in equity, to give Tenant written notice of Landlord’s intention to terminate this Lease on a date specified in such notice, which date shall be not 

  

					
		  	

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less than 5 days after the giving of such notice, and upon the date so specified, this Lease and the estate hereby granted shall expire and terminate with the same force and effect as if the date
specified in such notice were the date hereinbefore fixed for the expiration of this Lease, and all right of Tenant hereunder shall expire and terminate, and Tenant shall be liable as hereinafter provided in this
Section 21(c). If any such notice is given, Landlord shall have, on such date so specified, the right of re-entry and possession of the Premises and the right to remove all persons
and property therefrom and to store such property in a warehouse or elsewhere at the risk and expense, and for the account, of Tenant. Should Landlord elect to re-enter as herein provided or should Landlord
take possession pursuant to legal proceedings or pursuant to any notice provided for by law, Landlord may from time to time re-let the Premises or any part thereof for such term or terms and at such rental or
rentals and upon such terms and conditions as Landlord may deem advisable, with the right to make commercially reasonable alterations in and repairs to the Premises. 

(ii) In the event of any termination of this Lease as in this Section 21 provided or as required or permitted by law
or in equity, Tenant shall forthwith quit and surrender the Premises to Landlord, and Landlord may, without further notice, enter upon, re-enter, possess and repossess the same by summary proceedings,
ejectment or otherwise, and again have, repossess and enjoy the same as if this Lease had not been made, and in any such event Tenant and no person claiming through or under Tenant by virtue of any law or an order of any court shall be entitled to
possession or to remain in possession of the Premises. Landlord, at its option, notwithstanding any other provision of this Lease, shall be entitled to recover from Tenant, as and for liquidated damages, the sum of: 

(A) all Base Rent, Additional Rent and other amounts payable by Tenant hereunder then due or accrued and unpaid: and 

(B) the amount equal to the aggregate of all unpaid Base Rent and Additional Rent which would have been payable if this Lease
had not been terminated prior to the end of the Term then in effect, discounted to its then present value in accordance with accepted financial practice using a rate of 5% per annum, for loss of the bargain; and 

(C) all other damages and expenses (including attorneys’ fees and expenses), if any, which Landlord shall have sustained
by reason of the breach of any provision of this Lease; less 
 (D) the net proceeds of any
re-letting actually received by Landlord and the amount of damages which Tenant proves could have been avoided had Landlord taken reasonable steps to mitigate its damages. 

(iii) Nothing herein contained shall limit or prejudice the right of Landlord, in any bankruptcy or insolvency proceeding, to prove for and
obtain as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or to prove for and obtain as liquidated damages by reason of such termination, an amount equal to the
maximum allowed by any statute or rule of law, but in each case not more than the amount to which Landlord would otherwise be entitled under this Section 21. 

(iv) Nothing in this Section 21 shall be deemed to affect the right of either party to indemnifications pursuant to
this Lease. 
 (v) If Landlord terminates this Lease upon the occurrence of a Default, Tenant will quit and surrender the Premises to
Landlord or its agents, and Landlord may, without further notice, enter upon, re-enter and repossess the Premises by summary proceedings, ejectment or otherwise. The words “enter”, “re-enter”, and “re-entry” are not restricted to their technical legal meanings. 

  

					
		  	

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 (vi) If either party shall be in default in the observance or performance of any provision of
this Lease, and an action shall be brought for the enforcement thereof, the non-prevailing party shall pay to the prevailing party all fees, costs and other expenses which may become payable as a result
thereof or in connection therewith, including attorneys’ fees and expenses. 
 (vii) If Tenant shall default in the keeping, observance
or performance of any covenant, agreement, term, provision or condition herein contained, Landlord, without thereby waiving such default, may perform the same for the account and at the expense of Tenant (a) immediately or at any time
thereafter and without notice in the case of emergency or in case such default will result in a violation of any legal or insurance requirements, or in the imposition of any lien against all or any portion of the Premises (but only after Tenant has
failed to respond to such lien as permitted by Section 15 within the time period provided in Section 15), and (b) in any other case if such default continues after any applicable notice and
cure period provided in Section 21. All reasonable costs and expenses incurred by Landlord in connection with any such performance by it for the account of Tenant and also all reasonable costs and expenses, including
attorneys’ fees and disbursements incurred by Landlord in any action or proceeding (including any summary dispossess proceeding) brought by Landlord to enforce any obligation of Tenant under this Lease and/or right of Landlord in or to the
Premises, shall be paid by Tenant to Landlord within 10 days after demand. 
 (viii) Independent of the exercise of any other remedy of
Landlord hereunder or under applicable law, Landlord may conduct an environmental test of the Premises as generally described in Section 30(d), at Tenant’s expense, to the extent provided in
Section 30(d). 
 (ix) In the event that Tenant is in Default under this Lease, whether or not Landlord exercises
its right to terminate or any other remedy, Tenant shall reimburse Landlord upon demand for any costs and expenses that Landlord may incur in connection with any such Default, as provided in this Section 21(c). Such costs
shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability, including
without limitation, legal fees and costs Landlord shall incur if Landlord shall become or be made a party to any claim or action instituted by Tenant against any third party, or by any third party against Tenant, or by or against any person holding
any interest under or using the Premises by license of or agreement with Tenant. 
 (x) Except as otherwise provided in this
Section 21, no right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and every right and remedy shall be cumulative and in addition to any other legal or
equitable right or remedy given hereunder, or now or hereafter existing. No waiver of any provision of this Lease shall be deemed to have been made unless expressly so made in writing. Landlord shall be entitled, to the extent permitted by law, to
seek injunctive relief in case of the violation, or attempted or threatened violation, of any provision of this Lease, or to seek a decree compelling observance or performance of any provision of this Lease, or to seek any other legal or equitable
remedy. 
 22. Assignment and Subletting. 

(a) General Prohibition. Without Landlord’s prior written consent subject to and on the conditions described in this
Section 22, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant
any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. If Tenant is a corporation, partnership or limited liability company, the shares or other ownership interests thereof which are
not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers whereby 50% or more of the issued and outstanding shares
or other ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity or entities which were owners thereof at time of execution of this
Lease to persons or entities who were not owners of shares or other ownership interests of the corporation, partnership or 

  

					
		  	

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limited liability company at time of execution of this Lease, shall be deemed an assignment of this Lease requiring the consent of Landlord as provided in this
Section 22. Notwithstanding the foregoing, Tenant shall have the right to obtain financing from institutional investors (including venture capital funding and corporate partners) which regularly invest in private
biotechnology companies or undergo a public offering which results in a change in control of Tenant without such change of control constituting an assignment under this Section 22 requiring Landlord consent, provided that
(i) Tenant notifies Landlord in writing of the financing within 5 business days after the closing of the financing, and (ii) provided that in no event shall such financing result in a change in use of the Premises from the use contemplated
by Tenant at the commencement of the Term. 
 (b) Permitted Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise
transfer this Lease or sublet the Premises other than pursuant to a Permitted Assignment (as defined below), then at least 15 business days, but not more than 45 business days, before the date Tenant desires the assignment or sublease to be
effective (the “Assignment Date”), Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the
Premises and any Hazardous Materials proposed to be used, stored handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all
material terms and conditions of the proposed assignment or sublease, including a copy of any proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration
whether to grant its consent. Landlord may, by giving written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant such consent, (ii) refuse such consent, in its reasonable discretion; or (iii) if
the assignment or sublease is for the entire Premises for the remainder of the Term, terminate this Lease with respect to the space described in the Assignment Notice as of the Assignment Date (an “Assignment Termination”). Among
other reasons, it shall be reasonable for Landlord to withhold its consent in any of these instances: (1) the proposed assignee or subtenant is a governmental agency; (2) in Landlord’s reasonable judgment, the use of the Premises by
the proposed assignee or subtenant would entail any alterations that would lessen the value of the leasehold improvements in the Premises, or would require increased services by Landlord; (3) in Landlord’s reasonable judgment, the proposed
assignee or subtenant is engaged in areas of scientific research or other business concerns that are controversial; (4) in Landlord’s reasonable judgment, the proposed assignee or subtenant lacks the creditworthiness to support the
financial obligations it will incur under the proposed assignment or sublease; (5) in Landlord’s reasonable judgment, the character, reputation, or business of the proposed assignee or subtenant is inconsistent with the desired tenant-mix or the quality of other tenancies in the Project or is inconsistent with the type and quality of the nature of the Building; (6) Landlord has received from any prior landlord to the proposed assignee
or subtenant a negative report concerning such prior landlord’s experience with the proposed assignee or subtenant; (7) Landlord has experienced previous defaults by or is in litigation with the proposed assignee or subtenant; (8) the
use of the Premises by the proposed assignee or subtenant will violate any applicable Legal Requirement; (9) the proposed assignee or subtenant, or any entity that, directly or indirectly, controls, is controlled by, or is under common control
with the proposed assignee or subtenant, is then an occupant of the Project; (10) the proposed assignee or subtenant is an entity with whom Landlord is negotiating to lease space in the Project; or (11) the assignment or sublease is
prohibited by Landlord’s lender. Landlord shall use reasonable efforts to respond to each of Tenant’s Assignment Notice within 15 business days after Landlord’s receipt of such Assignment Notice along with all documentation required
to be delivered hereunder. If Landlord fails to respond within such 15 business day period, then Tenant shall provide Landlord with a second written notice stating in bold and all caps 12 point font that Landlord’s failure to respond to
Tenant’s Assignment Notice within 5 business days after Landlord’s receipt of the second notice shall be deemed approval by Landlord, and if Landlord does not respond within such 5 business day period, then Landlord shall be deemed to have
approved such Assignment Notice request. If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw such Assignment Notice by written notice to Landlord of such election within 5
business days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall continue in full force and effect. If Tenant does not withdraw such Assignment Notice, this
Lease, and the term and estate herein granted, shall terminate as 

  

					
		  	

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of the Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice in
response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall pay to Landlord a fee equal to One Thousand Five Hundred Dollars ($1,500) in connection with its
consideration of any Assignment Notice and/or its preparation or review of any consent documents. Notwithstanding the foregoing, Landlord’s consent to an assignment of this Lease or a subletting of any portion of the Premises to any entity
controlling, controlled by or under common control with Tenant (a “Control Permitted Assignment”) shall not be required, provided that Landlord shall have the right to approve the form of any such sublease or assignment, which
approval shall not be unreasonably withheld, conditioned or delayed. In addition, Tenant shall have the right to assign this Lease, upon 30 days prior written notice to Landlord but without obtaining Landlord’s prior written consent, to a
corporation or other entity which is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or
substantially all of the assets or the ownership interests of Tenant provided that (i) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a good business purpose and not principally for the purpose of
transferring the Lease, and (ii) the net worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not less than the greater of the net worth (as determined in accordance with
GAAP) of Tenant as of (A) the Phase 1 Premises Commencement Date, or (B) as of the date of Tenant’s most current quarterly or annual financial statements, and (iii) such assignee shall agree in writing to assume all of the terms,
covenants and conditions of this Lease (a “Corporate Permitted Assignment”). Control Permitted Assignments and Corporate Permitted Assignments are hereinafter referred to as “Permitted Assignments.”

 Notwithstanding anything to the contrary contained in this Lease, Tenant may from time to time enter into license agreements (each, a
“Shared Space Arrangement”) with respect to up to 50% of the Premises in the aggregate with affiliates and partners of Tenant to use portions of the Premises as “Shared Space Area” and such
license agreements shall not require Landlord’s consent under Section 22 of the Lease but Tenant shall be required to provide Landlord with a copy of each such license agreement and, prior to the effective date of each such license
agreement, Tenant and each licensee shall be required to execute Landlord’s form of acknowledgment pursuant to which Tenant and the licensee acknowledge and agree, among other things, that: (i) the terms of the Shared Space Arrangement are
subject and subordinate to the terms of this Lease, (ii) if this Lease terminates, then the Shared Space Arrangement shall terminate concurrently therewith, (iii) each licensee shall, during the term of its applicable Shared Space
Arrangement, maintain the same insurance as is required of Tenant under this Lease and provide Landlord with insurance certificates evidencing the same and naming the Landlord Parties as additional insureds, and (iv) the waivers and releases
set forth in the second to last paragraph of Section 17 that apply as between Landlord and Tenant shall also apply as between Landlord and licensee. Tenant shall be fully responsible for the conduct of such companies within
the Shared Space Area and the Project, and Tenant’s indemnification obligations set forth in the Lease shall apply with respect to the conduct of such parties within the Shared Space Area and Project. Tenant shall be required to reimburse
Landlord for all reasonable legal expenses incurred by Landlord in connection with each such Shared Space Arrangement. 
 (c) Additional
Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s consent is required, Landlord may require: 

(i) that any assignee or subtenant agree, in writing at the time of such assignment or subletting, that if Landlord gives such party notice
that Tenant is in Default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability except to credit such payment against those due
under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, in no event shall Landlord or its successors or assigns be
obligated to accept such attornment; and 

  

					
		  	

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 (ii) A list of Hazardous Materials, certified by the proposed assignee or sublessee to be
true and correct, which the proposed assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents relating to such use, storage, handling, treatment,
generation, release or disposal of Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation: permits; approvals; reports and
correspondence; storage and management plans; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given its written consent
to do so, which consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on
or under the Project for the closure of any such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents containing information of a proprietary nature
which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. 
 (d) No Release of Tenant,
Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of Rent
and for compliance with all of Tenant’s other obligations under this Lease. If the Rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration
therefor or incident thereto in any form) exceeds the sum of the rental payable under this Lease (excluding however, any Rent payable under this Section and actual and reasonable brokerage fees, legal costs and any design or construction fees
directly related to and required pursuant to the terms of any such sublease) (“Excess Rent”), then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days
following receipt thereof by Tenant. If Tenant shall sublet the Premises or any part thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such
subletting, and Landlord as assignee and as attorney-in-fact for Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such rent and
apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect such rent. 

(e) No Waiver. The consent by Landlord to an assignment or subletting shall not relieve Tenant or any assignees of this Lease or any
sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under the Lease. The acceptance of Rent
hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent to any subletting, assignment or
other transfer of the Premises. 
 (f) Prior Conduct of Proposed Transferee. Notwithstanding any other provision of this
Section 22, if (i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in connection with Hazardous Materials contaminating a
property, where the contamination resulted from such party’s action or use of the property in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued by any Governmental Authority in connection with the
use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority), or (iii) because of the
existence of a pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible party in connection with the remediation of such pre-existing environmental condition would be materially increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall have the absolute right to refuse
to consent to any assignment or subletting to any such party. 

  

					
		  	

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 23. Estoppel Certificate. Tenant shall, within 10 business days of written notice from
Landlord, execute, acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature
of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not any uncured defaults on the
part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of this Lease or the Premises as may be requested thereon. Any such statement may be relied
upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure to deliver such statement within such time shall be conclusive upon Tenant that the Lease is in full
force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 

24. Quiet Enjoyment. So long as Tenant is not in Default under this Lease, Tenant shall, subject to the terms of this Lease, at all
times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. 
 25.
Prorations. All prorations required or permitted to be made hereunder shall be made on the basis of a 360 day year and 30 day months. 

26. Rules and Regulations. Tenant shall, at all times during the Term and any extension thereof, comply with all reasonable rules and
regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are attached hereto as Exhibit E. If there is any conflict between said rules and regulations
and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and shall not enforce such rules
and regulations in a discriminatory manner. 
 27. Subordination. This Lease and Tenant’s interest and rights hereunder are
hereby made and shall be subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations,
refinancing, assignments and extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided, however, that so long as there is no Default hereunder, Tenant’s right to possession of the
Premises and Tenant’s other rights under this Lease shall not be disturbed by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to
execute, acknowledge and deliver such instruments, confirming such subordination, and such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate
non-disturbance provisions assuring Tenant’s quiet enjoyment of the Premises as set forth in Section 24 hereof. Notwithstanding the foregoing, any such Holder may at any time
subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording and
in that event such Holder shall have the same rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of such Mortgage and had been assigned to such Holder. The term
“Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments, ground leases or other superior leases and any other encumbrances, and any reference to the “Holder” of a
Mortgage shall be deemed to include the beneficiary under a deed of trust. As of the date of this Lease, there is no existing Mortgage encumbering the Project. 

28. Surrender. Upon the expiration of the Term or earlier termination of Tenant’s right of possession, Tenant shall surrender the
Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or
released or disposed of from, the Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances, broom clean, ordinary wear and tear and casualty
loss and condemnation covered by Sections 18 and 19 excepted. At least 3 months prior to the surrender of the Premises, Tenant shall deliver to Landlord a narrative description of the actions

  

					
		  	

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proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any Installations permitted by Landlord to remain in the Premises) at the
expiration or earlier termination of the Term, free from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Surrender Plan”). Such Surrender Plan shall be
accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of any Tenant Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated,
released or disposed of from the Premises, and shall be subject to the review and approval of Landlord’s environmental consultant. In connection with the review and approval of the Surrender Plan, upon the request of Landlord, Tenant shall
deliver to Landlord or its consultant such additional non-proprietary information concerning Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord
evidence that the approved Surrender Plan shall have been satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect
the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant
HazMat Operations. Tenant shall reimburse Landlord, as Additional Rent, for the actual, reasonable out-of-pocket expense incurred by Landlord for Landlord’s
environmental consultant to review and approve the Surrender Plan and to visit the Premises and verify satisfactory completion of the same, which cost shall not exceed $5,000. Landlord shall have the unrestricted right to deliver such Surrender Plan
and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. 
 If Tenant
shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address any residual
effect of Tenant HazMat Operations in, on or about the Premises, Landlord shall have the right to take such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual
impact from Tenant HazMat Operations, the cost of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 28. 

Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the
Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost access card or key or the cost of reprogramming the
access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned
and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All obligations of Tenant
hereunder not fully performed as of the termination of the Term, including the obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation,
indemnity obligations, payment obligations with respect to Rent and obligations concerning the condition and repair of the Premises. 
 29.
Waiver of Jury Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY
OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 
 30.
Environmental Requirements. 
 (a) Prohibition/Compliance/Indemnity. Tenant shall not cause or permit any Hazardous Materials
(as hereinafter defined) to be brought upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by
Tenant or any Tenant Party. If Tenant breaches 

  

					
		  	

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the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises, the
Project or any adjacent property or if contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the
Premises by anyone other than Landlord and Landlord’s employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees,
agents and contractors harmless from any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs,
claims, damages (including, without limitation, punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including,
without limitation, attorneys’, consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief
(whether or not based upon personal injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively, “Environmental Claims”) which arise
during or after the Term as a result of such contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, treatment, remedial, removal,
or restoration work required by any federal, state or local Governmental Authority because of Hazardous Materials present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any
Hazardous Materials on the Premises, the Building, the Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Building, the Project or any adjacent property, Tenant shall
promptly take all actions at its sole expense and in accordance with applicable Environmental Requirements as are necessary to return the Premises, the Building, the Project or any adjacent property to the condition existing prior to the time of
such contamination, provided that Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as such actions would not potentially have any material adverse long-term or short-term
effect on the Premises, the Building or the Project. Notwithstanding anything to the contrary contained in this Section 30, Tenant shall not be responsible for, and the indemnification and hold harmless obligation set forth
in this paragraph shall not apply to (i) contamination in the Premises which Tenant can prove to Landlord’s reasonable satisfaction existed in the Premises immediately prior to the Phase 1 Premises Commencement Date, or (ii) the
presence of any Hazardous Materials in the Premises which Tenant can prove to Landlord’s reasonable satisfaction migrated from outside of the Premises into the Premises, unless in either case, the presence of such Hazardous Materials
(x) is the result of a breach by Tenant of any of its obligations under this Lease, or (y) was caused, contributed to or exacerbated by Tenant or any Tenant Party. 

(b) Business. Landlord acknowledges that it is not the intent of this Section 30 to prohibit Tenant from using
the Premises for the Permitted Use. Tenant may operate its business according to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all then applicable Environmental
Requirements. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Phase 1 Premises Commencement Date a list identifying each type of
Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting forth any and all governmental approvals or permits required in connection with the presence, use,
storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials List”). Tenant shall deliver to Landlord an updated list at any additional time
that Tenant is required to deliver a Hazardous Materials List to any Governmental Authority (e.g., the fire department) in connection with its use or occupancy of the Premises. Tenant shall deliver to Landlord true and correct copies of the
following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the Phase 1 Premises Commencement Date, or if unavailable at that time,
concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans, notice of violations of any Legal Requirements; plans relating to the installation of any
storage tanks to be installed 

  

					
		  	

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in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in
Landlord’s sole and absolute discretion); all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such
tanks; and a Surrender Plan (to the extent surrender in accordance with Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to provide Landlord with any portion(s) of the Haz Mat Documents
containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section to provide Landlord with information which could be
detrimental to Tenant’s business should such information become possessed by Tenant’s competitors. 
 (c) Tenant Representation
and Warranty. Tenant hereby represents and warrants to Landlord that (i) neither Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in
connection with Hazardous Materials contaminating a property which contamination was permitted by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is
not subject to any enforcement order issued by any Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the
failure to make a required reporting to any Governmental Authority). If Landlord determines that this representation and warranty was not true as of the date of this lease, Landlord shall have the right to terminate this Lease in Landlord’s
sole and absolute discretion. 
 (d) Testing. Landlord shall have the right to conduct annual tests of the Premises to determine
whether any contamination of the Premises or the Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the Premises if there is violation of this Section 30
or if contamination for which Tenant is responsible under this Section 30 is identified; provided, however, that if Tenant conducts its own tests of the Premises using third party contractors and test procedures acceptable
to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant. In addition, at any time, and from time to time, prior to the expiration or earlier termination of the Term,
Landlord shall have the right to conduct appropriate tests of the Premises and the Project to determine if contamination has occurred as a result of Tenant’s use of the Premises. In connection with such testing, upon the request of Landlord,
Tenant shall deliver to Landlord or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If contamination has
occurred for which Tenant is liable under this Section 30, Tenant shall pay all costs to conduct such tests. If no such contamination for which Tenant is liable under this Section 30 is found,
Landlord shall pay the costs of such tests (which shall not constitute an Operating Expense). Landlord shall provide Tenant with a copy of all third party, non-confidential reports and tests of the Premises
made by or on behalf of Landlord during the Term without representation or warranty and subject to a confidentiality agreement. Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any environmental conditions identified
by such testing for which Tenant is liable under this Lease in accordance with all Environmental Requirements. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights which Landlord may have against
Tenant. 
 (e) Underground Tanks. If underground or other storage tanks storing Hazardous Materials located on the Premises or the
Project are used by Tenant or are hereafter placed on the Premises or the Project by Tenant, Tenant shall install, use, monitor, operate, maintain, upgrade and manage such storage tanks, maintain appropriate records, obtain and maintain appropriate
insurance, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other actions necessary or required under applicable state and federal Legal Requirements, as such now exists or may hereafter
be adopted or amended in connection with the installation, use, maintenance, management, operation, upgrading and closure of such storage tanks. 

  

					
		  	

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 (f) Tenant’s Obligations. Tenant’s obligations under this
Section 30 shall survive the expiration or earlier termination of the Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from
the Premises of any Hazardous Materials (including, without limitation, the release and termination of any licenses or permits restricting the use of the Premises and the completion of the approved Surrender Plan), Tenant shall continue to pay the
full Rent in accordance with this Lease for any portion of the Premises not relet by Landlord in Landlord’s sole discretion, which Rent shall be prorated daily. 

(g) Definitions. As used herein, the term “Environmental Requirements” means all applicable present and future
statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the Project, or
the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or
policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, or regulated by reason of its
impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for
fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the “operator” of Tenant’s “facility” and the “owner” of
all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated, resulting, or produced therefrom. 

31. Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of
its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is
reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the Premises and to any landlord of any lease of property in or on which the Premises are located and
Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided
Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise
expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder. 
 All
obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term “Landlord” in this Lease shall mean only the owner for the time being of the
Premises. Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each
new owner for the duration of such owner’s ownership. Nothing contained in this paragraph is intended to excuse any new owner of the Project from curing any then existing defaults of Landlord under this Lease following the date that the Project
is transferred to such new owner. 
 32. Inspection and Access. Landlord and its agents, representatives, and contractors may enter
the Premises at any reasonable time upon reasonable prior notice to Tenant to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlord’s
representatives may enter the Premises during business hours on not less than 48 hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of
effecting any such repairs, inspecting the Premises, showing the Premises to prospective purchasers and, during the last year of the Term, to prospective tenants or for any other business purpose. Landlord shall use reasonable efforts to minimize
interference with Tenant’s operations in the Premises in connection with Landlord’s entry into the Premises pursuant to this paragraph. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that
the Project is available for 

  

					
		  	

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sale. Landlord may grant easements, make public dedications, designate Common Areas and create restrictions on or about the Premises, provided that no such easement, dedication,
designation or restriction materially, adversely affects Tenant’s use or occupancy of the Premises for the Permitted Use. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or
restrictions. Tenant shall at all times, except in the case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and
adversely affect Landlord’s access rights hereunder. 
 33. Security. Tenant acknowledges and agrees that security devices and
services, if any, while intended to deter crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to
Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect
to the Premises. Tenant shall be solely responsible for the personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at
Tenant’s cost obtain insurance coverage to the extent Tenant desires protection against such criminal acts. 
 34. Force Majeure.
Except for the payment of Rent and the TI Allowance, neither Landlord nor Tenant shall be responsible or liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, sinkholes or
subsidence, strikes, lockouts, or other labor disputes, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable
costs or failure of, or inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies, delay in issuance or revocation of permits, enemy or hostile
governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond their reasonable control (“Force Majeure”). 

35. Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person
(collectively, “Broker) in connection with this transaction and that no Broker brought about this transaction, other than Newmark Grubb Knight Frank and Jones Lang LaSalle. Landlord and Tenant each hereby agree to indemnify and hold the other
harmless from and against any claims by any Broker, other than the broker, if any named in this Section 35, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as
applicable, with regard to this leasing transaction. 
 36. Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET
FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER
ACTUAL OR CONSEQUENTIAL TO: TENANT’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS,
SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR
OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO
LANDLORD’S INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL
ANY PERSONAL LIABILITY BE ASSERTED AGAINST LANDLORD IN CONNECTION WITH THIS LEASE 

  

					
		  	

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NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR
ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 

37. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and
in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal,
invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid and enforceable. 

38. Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which may be granted or withheld in
Landlord’s sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any curtains, blinds, shades or screens
other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on the window sills, (v) place any equipment,
furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering, placards, decorations, or advertising media of any
type which can be viewed from the exterior of the Premises. Interior signs on the floors on which the Premises are located and the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at the sole cost and expense of Tenant,
and shall be of a size, color and type acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering. The directory tablet shall be provided exclusively for the
display of the name and location of tenants. 
 Commencing on the date of this Lease, so long as Tenant is leasing no less than 100,000
rentable square feet of space in the Building, Tenant shall have the non-exclusive right to display, at Tenant’s cost and expense, a sign bearing Tenant’s name and/or logo (“Building
Sign”) at a location on one side of the Building, which location and side of the Building shall be reasonably acceptable to Landlord and Tenant. Following the expiration or early termination of Landlord’s lease with Novartis at the
Building, Tenant shall have the right to display an additional Building Sign at a location on a second side of the Building, which location and side of the Building shall be reasonably acceptable to Landlord and Tenant. Notwithstanding anything to
the contrary contained herein, in no event shall Landlord grant rights to any other tenant of the Project to have signage on the Building façade on any side of the Building on which Tenant’s Building Sign(s) is/are located. For the
avoidance of doubt, as used in this paragraph, “leasing” shall mean and include Tenant’s future obligation to occupy Phases of the Premises to be Delivered pursuant to Section 2 of this Lease, such that
Tenant shall have the right, subject to the terms of this Lease and applicable Legal Requirements, to install the Building Sign following the mutual execution and delivery of this Lease by the parties. Tenant shall be responsible for obtaining all
approvals from Governmental Authorities required in connection with the Building Sign. Notwithstanding the foregoing, Tenant acknowledges and agrees that the Building Sign including, without limitation, the size, color and type, shall be subject to
Landlord’s prior written approval, which shall not be unreasonably withheld, and shall be subject to any and all other required approvals and applicable Legal Requirements. Tenant shall be responsible, at Tenant’s sole cost and expense,
for the maintenance of the Building Sign, for the removal of the Building Sign at the expiration or earlier termination of this Lease and for the repair of all damage resulting from such removal. The Building Sign shall be personal to Tenant, except
that such right may be assigned in connection with any Permitted Assignment. 

  

					
		  	

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 39. Right to Expand. 

(a) Expansion in the Building. Tenant shall, during the Term, have the right, but not the obligation, to expand the Premises (the
“Expansion Right”) to include the Available Space upon the terms and conditions set forth in this Section. For purposes of this Section 39(a), “Available Space” shall mean any
full floor in the Building, which is not occupied by a tenant or which is occupied by a then-existing tenant whose lease is expiring within 9 months or less and such tenant does not wish to renew (whether or not such tenant has a right to renew) its
occupancy of such space. If there is any Available Space, Landlord shall, at such time as Landlord shall elect so long as Tenant’s rights hereunder are preserved, deliver to Tenant written notice (the “Expansion Notice”) of
such Available Space, together with the terms and conditions on which Landlord is prepared to lease Tenant such Available Space, which shall include a delivery date no sooner than 6 months after the Expansion Notice and which will provide sufficient
time, as reasonably determined by Landlord, for Tenant to perform initial improvements in such Available Space prior to the date upon which Tenant is required to commence paying base rent with respect to such Available Space; provided that Base Rent
for the Available Space shall be at the Market Rate (as defined in Section 40(a) below). Notwithstanding anything to the contrary contained in this Section 39(a), in no event shall Landlord be
required to deliver an Expansion Notice to Tenant with respect to the lease of any premises comprised of less than a full floor. Tenant shall be entitled to exercise its right under this Section 39(a) only with respect to
the entire Available Space identified in the Expansion Notice (“Identified Available Space”). Tenant shall have 10 business days following delivery of the Expansion Notice to deliver to Landlord written notification of
Tenant’s exercise of the Expansion Right (“Exercise Notice”) with respect to the Identified Available Space. Tenant shall be entitled to lease the Identified Available Space upon the terms and conditions set forth in the
Expansion Notice. If Landlord and Tenant are unable to agree on the Market Rate for the Identified Available Space after negotiating in good faith within 5 days after Tenant’s delivery of an Exercise Notice, the applicable Market Rate will be
determined through arbitration in accordance with Section 40(b) below. The Term of the lease with respect to the Identified Available Space shall be co-terminous with the Term of the
Lease with respect to the then-existing Premises; provided, however, that if as of the commencement date of the Lease with respect to the Identified Available Space there would be less than 24 months of Term remaining with respect to the
then-existing Premises, the expiration date of the Term of the Lease with respect to the entire Premises shall be extended to the date that is 60 months after the commencement date of the Lease with respect to the Identified Available Space.
Notwithstanding anything to the contrary contain herein, in no event shall the Work Letter apply to the Identified Available Space. If Tenant fails to deliver an Exercise Notice to Landlord for the Identified Available Space within the required 10
business day period, Tenant shall be deemed to have waived its rights under this Section 39(a) to lease the Available Space, and Landlord shall have the right to lease the Available Space to any third party on any terms and
conditions acceptable to Landlord. Notwithstanding anything to the contrary contained herein, Tenant shall have no right to exercise the Expansion Right and the provisions of this Section 39(a) shall no longer apply after
the date that is 12 months prior to the expiration of the Base Term or the date that is 12 months prior to the expiration of the first Extension Term, if applicable, if Tenant has not exercised its applicable Extension Right pursuant to
Section 40. 
 (b) Amended Lease. If: (i) Tenant fails to timely deliver an Exercise Notice, or
(ii) after the expiration of a period of 10 days from the date Tenant delivers an Exercise Notice to Tenant, no lease amendment for the Identified Available Space has been executed, and Landlord tenders to Tenant an amendment to this Lease
setting forth only the terms for the rental of the Identified Available Space consistent with those set forth in the Expansion Notice and otherwise consistent with the terms of this Lease and Tenant fails to execute such Lease amendment within 10
business days following such tender, Tenant shall be deemed to have waived its right to lease the Identified Available Space. 
 (c)
Exceptions. Notwithstanding the above, the Expansion Right shall, at Landlord’s option, not be in effect and may not be exercised by Tenant: 

(i) during any period of time that Tenant is in Default under any provision of the Lease; or 

(ii) if Tenant has been in Default under any provision of the Lease 3 or more times, whether or not the Defaults are cured, during the 12 month
period prior to the date on which Tenant seeks to exercise the Expansion Right. 

  

					
		  	

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 (d) Termination. The Expansion Right shall, at Landlord’s option, terminate and
be of no further force or effect even after Tenant’s due and timely exercise of the Expansion Right, if, after such exercise, but prior to the commencement date of the lease of the Identified Available Space, (i) Tenant fails to timely
cure any default by Tenant under the Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of the Expansion Right to the date of the commencement of the lease of the Identified Available Space,
whether or not such Defaults are cured. 
 (e) Rights Personal. The Expansion Right is personal to Tenant and are not assignable
without Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in the Lease, except that it may be assigned in
connection with any Permitted Assignment of this Lease. 
 (f) No Extensions. The period of time within which the Expansion Right may
be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise the Expansion Right. 
 40. Right to
Extend Term. Tenant shall have the right to extend the Term of the Lease upon the following terms and conditions: 
 (a) Extension
Rights. Tenant shall have 2 consecutive rights (each, an “Extension Right”) to extend the term of this Lease for 5 years each (each, an “Extension Term”) on the same terms and conditions as this Lease
(other than Base Rent and the Work Letter) by giving Landlord written notice of its election to exercise each Extension Right (“Election Notice”) at least 12 months prior to the expiration of the Base Term of the Lease or the
expiration of the prior Extension Term, as applicable. 
 Upon the commencement of any Extension Term, Base Rent shall be payable at the
Market Rate (as defined below). Base Rent shall thereafter be adjusted on each annual anniversary of the commencement of such Extension Term by a percentage as determined by Landlord and agreed to by Tenant at the time the Market Rate is determined.
As used herein, “Market Rate” shall mean the rate that comparable landlords of comparable buildings have accepted in current transactions from non-equity (i.e., not being offered equity
in the buildings) and nonaffiliated tenants of similar financial strength for space of comparable size, quality (including all Tenant Improvements, Alterations and other improvements) and floor height in Class A laboratory/office buildings in
the vicinity of the Project for a comparable term, with the determination of the Market Rate to take into account all relevant factors, including tenant inducements, views, project amenities, parking costs, leasing commissions, allowances or
concessions, if any. 
 Tenant shall exercise each Extension Right, if at all, as follows: (i) Tenant shall deliver written notice to
Landlord (the “Interest Notice”) not more than 15 months nor less than 14 months prior to the expiration of the Base Term of the Lease or the expiration of the prior Extension Term, as applicable, stating that Tenant may be
interested in exercising such Extension Right; (ii) Landlord shall deliver written notice (the “Option Rent Notice”) to Tenant within 30 days after Landlord’s receipt of the Interest Notice setting forth
Landlord’s good faith determination of the Market Rate; and (iii) if Tenant wishes to exercise such Extension Right, Tenant shall, on or before the date (the “Exercise Date”) which is 12 months prior to the expiration of
the Base Term of the Lease or the expiration of the prior Extension Term, as applicable, exercise such Extension Right by delivering an Election Notice to Landlord. Concurrently with Tenant’s delivery of the Election Notice to Landlord, Tenant
may object, in writing (the “Objection Notice”), to Landlord’s determination of the Market Rate set forth in the Option Rent Notice, in which event such Market Rate shall be determined by arbitration pursuant to
Section 40(b) below). If Tenant does not deliver an Objection Notice pursuant to the immediately preceding sentence, Tenant shall be deemed to have accepted Landlord’s determination of the Market Rate. Tenant
acknowledges and agrees that, if Tenant has delivered an Election Notice to Landlord pursuant to this paragraph, Tenant shall have no right thereafter to rescind such Election Notice or elect not to extend the term of the Lease for the Extension
Term subject to the Election Notice. 

  

					
		  	

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 (b) Arbitration. 

(i) Within 10 days of Tenant’s notice to Landlord of its election (or deemed election) to arbitrate Market Rate and escalations, each
party shall deliver to the other a proposal containing the Market Rate and escalations that the submitting party believes to be correct (“Extension Proposal”). If either party fails to timely submit an Extension Proposal, the
other party’s submitted proposal shall determine the Base Rent and escalations for the Extension Term. If both parties submit Extension Proposals, then Landlord and Tenant shall meet within 7 days after delivery of the last Extension Proposal
and make a good faith attempt to mutually appoint a single Arbitrator (and defined below) to determine the Market Rate and escalations. If Landlord and Tenant are unable to agree upon a single Arbitrator, then each shall, by written notice delivered
to the other within 10 days after the meeting, select an Arbitrator. If either party fails to timely give notice of its selection for an Arbitrator, the other party’s submitted proposal shall determine the Base Rent for the Extension Term. The
2 Arbitrators so appointed shall, within 5 business days after their appointment, appoint a third Arbitrator. If the 2 Arbitrators so selected cannot agree on the selection of the third Arbitrator within the time above specified, then either party,
on behalf of both parties, may request such appointment of such third Arbitrator by application to any state court of general jurisdiction in the jurisdiction in which the Premises are located, upon 10 days prior written notice to the other party of
such intent. 
 (ii) The decision of the Arbitrator(s) shall be made within 30 days after the appointment of a single Arbitrator or the third
Arbitrator, as applicable. The decision of the single Arbitrator shall be final and binding upon the parties. The average of the two closest Arbitrators in a three Arbitrator panel shall be final and binding upon the parties. Each party shall pay
the fees and expenses of the Arbitrator appointed by or on behalf of such party and the fees and expenses of the third Arbitrator shall be borne equally by both parties. If the Market Rate and escalations are not determined by the first day of the
Extension Term, then Tenant shall pay Landlord Base Rent in an amount equal to the Base Rent in effect immediately prior to the Extension Term and increased by the Rent Adjustment Percentage until such determination is made. After the determination
of the Market Rate and escalations, the parties shall make any necessary adjustments to such payments made by Tenant. Landlord and Tenant shall then execute an amendment recognizing the Market Rate and escalations for the Extension Term. 

(iii) An “Arbitrator” shall be any person appointed by or on behalf of either party or appointed pursuant to the provisions
hereof and: (i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than 10 years of experience in the appraisal of improved office and high tech industrial real estate in the greater Cambridge
metropolitan area, or (B) a licensed commercial real estate broker with not less than 15 years experience representing landlords and/or tenants in the leasing of high tech or life sciences space in the greater Cambridge metropolitan area,
(ii) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (iii) be in all respects impartial and disinterested. 

(c) Rights Personal. The Extension Rights are personal to Tenant and are not assignable without Landlord’s consent, which may be
granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in the Lease, except that they may be assigned in connection with any Permitted Assignment of this
Lease. 
 (d) Exceptions. Notwithstanding anything set forth above to the contrary, the Extension Rights shall, at Landlord’s
option, not be in effect and Tenant may not exercise any of the Extension Rights: 
 (i) during any period of time that Tenant is in Default
under any provision of this Lease; or 
 (ii) if Tenant has been in Default under any provision of this Lease 3 or more times, whether or not
the Defaults are cured, during the 12 month period immediately prior to the date that Tenant intends to exercise an Extension Right, whether or not the Defaults are cured; or 

  

					
		  	

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 (iii) if Tenant and/or any entity under a Permitted Assignment is not in occupancy of at
least 75% of the Premises demised hereunder both at the time of the exercise of an Extension Right and at the time of the commencement date of the applicable Extension Term. 

(e) No Extensions. The period of time within which an Extension Right may be exercised shall not be extended or enlarged by reason of
Tenant’s inability to exercise such Extension Right. 
 (f) Termination. The Extension Rights shall, at Landlord’s option,
terminate and be of no further force or effect even after Tenant’s due and timely exercise of an Extension Right, if, after such exercise, but prior to the commencement date of an Extension Term, (i) Tenant fails to timely cure any default
by Tenant under this Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of an Extension Right to the date of the commencement of the Extension Term, whether or not such Defaults are cured. 

41. Intentionally Omitted. 

42. Miscellaneous. 
 (a)
Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly given upon delivery or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if
delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above. Landlord and Tenant may from time to time by written notice to the other designate another address for receipt of future
notices. 
 (b) Joint and Several Liability. If and when included within the term “Tenant,” as used in this
instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant. 
 (c)
Financial Information. Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s most recent audited annual financial statements within 150 days of the end of each of Tenant’s fiscal years during the Term, and
(ii) Tenant’s most recent unaudited quarterly financial statements within 45 days of the end of each of Tenant’s first three fiscal quarters of each of Tenant’s fiscal years during the Term. Notwithstanding the foregoing, in no
event shall Tenant be required to provide any financial information to Landlord which Tenant does not otherwise prepare (or cause to be prepared) for its own purposes. So long as Tenant is a “public company” and its financial information
is publicly available, then the foregoing delivery requirements of this Section 42(c) shall not apply. 
 (d)
Recordation. Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease. 

(e) Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party
shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include
the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the
interpretation of this Lease. 
 (f) Not Binding Until Executed. The submission by Landlord to Tenant of this Lease shall have no
binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties. 

  

					
		  	

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 (g) Limitations on Interest. It is expressly the intent of Landlord and Tenant at all
times to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease,
or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or,
if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution
of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 

(h) Choice of Law. Construction and interpretation of this Lease shall be governed by the internal laws of the state in which the
Premises are located, excluding any principles of conflicts of laws. 
 (i) Time. Time is of the essence as to the performance of
Tenant’s obligations under this Lease. 
 (j) OFAC. Tenant, and all beneficial owners of Tenant, are currently (a) in
compliance with and shall at all times during the Term of this Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or
regulation relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List maintained by OFAC and/or on any
other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or entity with whom a U.S. person is prohibited from conducting business under the
OFAC Rules. 
 (k) Incorporation by Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease and
made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control. 

(l) Entire Agreement. This Lease, including the exhibits attached hereto, constitutes the entire agreement between Landlord and Tenant
pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties, and there are no warranties, representations
or other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof except as specifically set forth herein. 

(m) No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Base Rent
or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement or statement on any check or letter accompanying a check for payment of any Base Rent or Additional Rent be an
accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue any other remedy provided in this Lease. 

(n) Hazardous Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents and
contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require any form of protective
clothing or equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord shall, to the extent
required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant. 

[ Signatures on next page ] 

  

					
		  	

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

									
	TENANT:
	
	 MODERNA THERAPEUTICS, INC.,

a Delaware corporation

		
	By:	 	 /s/ Stéphane Bancel

	Its:	 	Stéphane Bancel
		 	Chief Executive Officer
	
	LANDLORD:
	
	ARE-TECH SQUARE, LLC,
	a Delaware limited liability company
		
	By:	 	ARE-MA REGION NO. 31, LLC,
		 	a Delaware limited liability company,
		 	its manager
			
		 	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
		 		 	 a Delaware limited partnership,

managing member

				
		 		 	By:	 	ARE-QRS CORP.,
		 		 		 	 a Maryland corporation,
 general
partner

					
		 		 		 	By:	 	 /s/ Eric S. Johnson

		 		 		 	Its:	 	Eric S. Johnson
		 		 		 		 	Senior Vice President
		 		 		 		 	RE Legal Affairs

  

					
		  	

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 EXHIBIT A-1 TO LEASE  

DESCRIPTION OF PREMISES 
  

			
	 Phase
	  	 RSF

		
	1	  	1,845 rsf
		
	2	  	52,627 rsf
		
	3	  	18,263 rsf
		
	4	  	17,857 rsf
		
	5	  	16,188 rsf
		
	6	  	17,980 rsf

  

					
		  	

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 EXHIBIT A-2 TO LEASE 

DEPICTION OF PREMISES 

  

					
		  		  	

			
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 EXHIBIT B TO LEASE  

DESCRIPTION OF PROJECT 
 The
following parcels of land in Cambridge, Middlesex County, Massachusetts: 
 The Registered Land shown as Lots 15,16 and 19 on Land Court
Plan No. 30711E, Lot 43 on Land Court Plan No. 30711J and Lots 46 and 47 on Land Court Plan No. 30711K, and 
 The Unregistered Land shown
as Area No. 1, Area No. 2, Area No. 3, Area No. 4, Area No. 5, Area No. 6, Area No. 7, Area No. 8 and Area No. 9 on a plan entitled “Plan of Land and Easements, Cambridge, Mass.” Prepared by
Raymond C. Pressey, Inc., dated June 1970 and recorded with the Middlesex South Registry of Deeds in Book 11879, Page 393, Plan 852 (A of 2) of 1970. 

Excepting therefrom that portion taken by the Cambridge Redevelopment Authority Eminent Domain Taking dated April 12, 1982 and recorded
in Book 14590, Page 221 and that portion taken by the Cambridge Redevelopment Authority Eminent Domain Taking dated January 27, 1983 and recorded in Book 14891, Page 556. 

Said parcels are also described as Units 100, 200, 300, 400, 500, 600 and 700 of that certain condominium known as the Technology Square
Condominium, as set forth in that certain Master Deed dated November 30, 2000, executed by Technology Square LLC, and recorded with the Registry in Book 32159, at Page 490, and registered with the Land Court as Document No. 1158816, under
Certificate of Title No. C404, as the same has been amended by that certain Amendment to Master Deed dated May 28, 2002, and recorded with the Registry as Instrument No. 690 on September 6, 2002, and registered with the Land Court as
Document No. 1226564, and as the same has been amended by that certain Second Amendment to Master Deed dated as of November 15, 2002, and recorded with the Registry as Instrument No. 1617 on September 23, 2003, and registered
with the Land Court as Document No. 1293465. 
 Together with the benefit of and subject to the following: 

1. Terms and provisions of Reciprocal Easement Agreement dated April 18, 2000 by and between Technology Square LLC and the Charles Stark
Draper Laboratory, Inc. recorded in Book 31324, Page 262 and filed as Document No. 1137080, as amended by First Amendment to Reciprocal Easement Agreement dated February 6, 2003 recorded in Book 38441, Page 415 and filed as Document
No. 1261130, and as amended by Second Amendment to Reciprocal Easement Agreement dated March 26, 2004 recorded in Book 42362, Page 126 and filed as Document No. 1315537. 

2. Terms and provisions of Foundation, Grade Beam and Encroachment Agreement dated March 11, 1975, filed as Document No. 531493, as
amended by an Amendment to Foundation Grade Beam and Encroachment Agreement, dated September 1, 1976, filed as Document No. 547840, affecting Lots 19 and 20, as affected by Reciprocal Easement Agreement dated April 18, 2000 recorded
in Book 31324, Page 262 and filed as Document No. 1137080, as amended by Amendment to Foundation, Grade Beam and Encroachment Agreement, dated September 1, 1976, filed with the Registry District as Document No. 547840, affecting Lots
19 and 20, as affected by the Reciprocal Easement Agreement. 
 All as affected by Voluntary Withdrawal from Registration filed January 16, 2008 as
Document No. 1462980. For title see Deed in Book 42269, Page 372 and Notice of Lease in Book 42269, Page 395. 

  

					
		  	

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 EXHIBIT C TO LEASE  

WORK LETTER 
 THIS
WORK LETTER (this “Work Letter”) is incorporated into that certain Lease Agreement (the “Lease”) dated as of            
,         by and between ARE-TECH SQUARE, LLC, a Delaware limited liability company (“Landlord”), and MODERNA THERAPEUTICS, INC., a
Delaware corporation (“Tenant”). Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

1. General Requirements. 

(a) Tenant’s Authorized Representative. Tenant designates Steven Harbin (“Tenant’s Representative”) as the
only person authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other communication (“Communication”) from or on behalf of Tenant in
connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change Tenant’s Representative at any time upon not less than 5 business days advance written notice to Landlord. 

(b) Landlord’s Authorized Representative. Landlord designates Tim White and Dan Cordeau (either such individual acting alone,
“Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be obligated to respond to or act upon any request, approval, inquiry or other Communication from or
on behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s Representative. Landlord may change either Landlord’s Representative at any time upon not less than 5 business days advance
written notice to Tenant. 
 (c) Architects, Consultants and Contractors. Landlord and Tenant hereby acknowledge and agree that the
architect (the “TI Architect”) for the Tenant Improvements (as defined in Section 2(a) below), the general contractor and
any subcontractors for the Tenant Improvements shall be selected by Tenant, subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord shall be named a third party beneficiary of any
contract entered into by Tenant with the TI Architect, any consultant, any contractor or any subcontractor, and of any warranty made by any contractor or any subcontractor. Tenant may retain a third party project manager reasonably acceptable to
Landlord to oversee the construction of the Tenant Improvements. The reasonable costs and fees of such project manager may be paid for out of the TI Fund (as defined in Section 5(d) below)). 

2. Tenant Improvements. 

(a) Tenant Improvements Defined. As used herein, “Tenant Improvements” shall mean all improvements to the Premises
desired by Tenant of a fixed and permanent nature. Other than funding the TI Allowance (as defined below) as provided herein, Landlord shall not have any obligation whatsoever with respect to the finishing of the Premises for Tenant’s use and
occupancy. Landlord and Tenant acknowledge and agree that the Tenant Improvements shall be constructed in multiple phases. 
 (b)
Tenant’s Space Plans. Tenant shall deliver to Landlord schematic drawings and outline specifications (the “TI Design Drawings”) detailing Tenant’s requirements for the Tenant Improvements. Not more than 5 business days
thereafter, Landlord shall deliver to Tenant the written objections, questions or comments of Landlord and the TI Architect with regard to the TI Design Drawings. Tenant shall cause the TI Design Drawings to be revised to address such written
comments and shall resubmit said drawings to Landlord for approval. Such process shall continue until Landlord has approved the TI Design Drawings. 

  

					
		  	

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 (c) Working Drawings. Following the approval of the TI Design Drawings by Landlord,
Tenant shall cause the TI Architect to prepare and deliver to Landlord for review and comment construction plans, specifications and drawings for the Tenant Improvements (“TI Construction Drawings”), which TI Construction Drawings shall be
prepared substantially in accordance with the TI Design Drawings. Tenant shall be solely responsible for ensuring that the TI Construction Drawings reflect Tenant’s requirements for the Tenant Improvements. Landlord shall deliver its written
comments on the TI Construction Drawings to Tenant not later than 5 business days after Landlord’s receipt of the same; provided, however, that Landlord may not disapprove any matter that is consistent with the TI Design Drawings. Tenant and
the TI Architect shall consider all such comments in good faith and shall, within 5 business days after receipt, notify Landlord how Tenant proposes to respond to such comments. Any disputes in connection with such comments shall be resolved in
accordance with Section 2(d) hereof. Provided that the design reflected in the TI Construction Drawings is consistent with the TI Design Drawings, Landlord shall approve the TI Construction Drawings submitted by Tenant.
Once approved by Landlord, subject to the provisions of Section 4 below, Tenant shall not materially modify the TI Construction Drawings except as may be reasonably required in connection with the issuance of the TI Permit
(as defined in Section 3(a) below). 
 (d) Approval and Completion. If any dispute regarding the design of
the Tenant Improvements is not settled within 10 business days after notice of such dispute is delivered by one party to the other, Tenant may make the final decision regarding the design of the Tenant Improvements, provided (i) Tenant acts
reasonably, (ii) that all costs and expenses resulting from any such decision by Tenant shall be payable out of the TI Fund, and (iii) Tenant’s decision will not affect the base Building, structural components of the Building or any
Building systems (in which case Landlord shall make the final decision). Any changes to the TI Construction Drawings following Landlord’s and Tenant’s approval of same requested by Tenant shall be processed as provided in
Section 4 hereof. 
 3. Performance of the Tenant Improvements. 

(a) Commencement and Permitting of the Tenant Improvements. Tenant shall commence construction of the Tenant Improvements upon obtaining
and delivering to Landlord a building permit (the “TI Permit”) authorizing the construction of the Tenant Improvements consistent with the TI Construction Drawings approved by Landlord. The cost of obtaining the TI Permit shall be payable
from the TI Fund. Landlord shall assist Tenant in obtaining the TI Permit. Prior to the commencement of the Tenant Improvements, Tenant shall deliver to Landlord a copy of any contract with Tenant’s contractors (including the TI Architect), and
certificates of insurance from any contractor performing any part of the Tenant Improvement evidencing industry standard commercial general liability, automotive liability, “builder’s risk”, and workers’ compensation insurance.
Tenant shall cause the general contractor to provide a certificate of insurance naming Landlord, Alexandria Real Estate Equities, Inc., and Landlord’s lender (if any) as additional insureds for the general contractor’s liability coverages
required above. 
 (b) Selection of Materials, Etc. Where more than one type of material or structure is indicated on the TI
Construction Drawings approved by Tenant and Landlord, the option will be within Tenant’s reasonable discretion if the matter concerns the Tenant Improvements, and within Landlord’s sole and absolute subjective discretion if the matter
concerns the structural components of the Building or any Building system. 
 (c) Tenant Liability. Tenant shall be responsible for
correcting any deficiencies or defects in the Tenant Improvements. 
 (d) Substantial Completion. Tenant shall substantially complete
or cause to be substantially completed the Tenant Improvements in a good and workmanlike manner, in accordance with the TI Permit subject, in each case, to Minor Variations and normal “punch list” items of a
non-material nature which do not interfere with the use of the Premises, respectively (“Substantial Completion” or “Substantially Complete”). Upon Substantial Completion of
the Tenant Improvements in each Phase of the Premises, Tenant shall require the TI Architect and the general contractor to execute and deliver, for 

  

					
		  	

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the benefit of Tenant and Landlord, a Certificate of Substantial Completion in the form of the American Institute of Architects (“AIA”) document G704. For purposes of this Work
Letter, “Minor Variations” shall mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements and/or to obtain or to comply with any required permit (including the TI Permit); (ii) to comport
with good design, engineering, and construction practices which are not material; or (iii) to make reasonable adjustments for field deviations or conditions encountered during the construction of the Tenant Improvements. 

4. Changes. Any changes requested by Tenant to the Tenant Improvements after the delivery and approval by Landlord of the TI
Design Drawings, shall be requested and instituted in accordance with the provisions of this Section 4 and shall be subject to the written approval of Landlord, which approval shall not be unreasonably withheld, conditioned
or delayed. 
 (a) Tenant’s Right to Request Changes. If Tenant shall request changes (“Changes”), Tenant
shall request such Changes by notifying Landlord in writing in substantially the same form as the AIA standard change order form (a “Change Request”), which Change Request shall detail the nature and extent of any such Change. Such
Change Request must be signed by Tenant’s Representative. Landlord shall review and approve or disapprove such Change Request within 5 business days thereafter, provided that Landlord’s approval shall not be unreasonably withheld,
conditioned or delayed. 
 (b) Implementation of Changes. If Landlord approves such Change and Tenant deposits with Landlord
any Excess TI Costs (as defined in Section 5(d) below) required in connection with such Change, Tenant may cause the approved Change to be instituted. If any TI Permit modification or change is required as a result of such
Change, Tenant shall promptly provide Landlord with a copy of such TI Permit modification or change. 
 5. Costs. 

(a) Budget For Tenant Improvements. Before the commencement of construction of the Tenant Improvements, Tenant shall obtain a
detailed breakdown, by trade, of the costs incurred or that will be incurred, in connection with the design and construction of the Tenant Improvements (the “Budget”), and deliver a copy of the Budget to Landlord. The Budget shall
be based upon the TI Construction Drawings approved by Landlord. 
 (b) TI Allowance. Landlord shall provide to Tenant a tenant
improvement allowance (collectively, the “TI Allowance”) as follows: 
 1. a “Tenant Improvement Allowance” in the
maximum amount of $10.00 per rentable square foot in the Premises, or $1,247,600 in the aggregate, which is included in the Base Rent set forth in the Lease; and 

2. an “Additional Tenant Improvement Allowance” in the maximum amount of $30.00 per rentable square foot in the Premises, or
$3,742,800 in the aggregate, which shall, to the extent used, result in Additional Rent as set forth in Section 4(b) of the Lease. 

The TI Allowance shall be disbursed in accordance with this Work Letter. Tenant shall have no right to the use or benefit (including any
reduction to Base Rent) of any portion of the TI Allowance not required for the construction of (i) the Tenant Improvements described in the TI Construction Drawings approved pursuant to Section 2(d) or (ii) any
Changes pursuant to Section 4. Tenant shall have no right to any portion of the TI Allowance that is not disbursed before November 30, 2021. 

  

					
		  	

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		  	200 Technology Square/Moderna - Page 4

  

 (c) Costs Includable in TI Fund. The TI Fund shall be used solely for the payment of
design (including A&E drawings), permits and construction costs in connection with the construction of the Tenant Improvements, including, without limitation, the cost of electrical power and other utilities used in connection with the
construction of the Tenant Improvements, the cost of preparing the TI Design Drawings and the TI Construction Drawings, all costs set forth in the Budget, including and the cost of Changes (collectively, “TI Costs”). Notwithstanding
anything to the contrary contained herein, except as provided below, the TI Fund shall not be used to purchase any furniture, personal property or other non-Building system materials or equipment, including,
but not be limited to, non-ducted biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements; provided, however, that the TI Fund may be used for Tenant’s
voice and data cabling, special electrical power distribution, telephone and security systems. 
 (d) Excess TI Costs. Landlord shall
have no obligation to bear any portion of the cost of any of the Tenant Improvements except to the extent of the TI Allowance. If at any time and from time-to-time, the
remaining TI Costs under the Budget exceed the remaining unexpended TI Allowance (“Excess TI Costs”), monthly disbursements of the TI Allowance shall be made in the proportion that the remaining TI Allowance bears to the outstanding
TI Costs under the Budget, and Tenant shall fund the balance of each such monthly draw. For purposes of any litigation instituted with regard to such amounts, those amounts required to be paid by Tenant will be deemed Rent under the Lease. The TI
Allowance and Excess TI Costs is herein referred to as the “TI Fund.” Notwithstanding anything to the contrary set forth in this Section 5(d), Tenant shall be fully and solely liable for TI Costs and the cost of
Minor Variations in excess of the TI Allowance. 
 (e) Payment for TI Costs. During the course of design and construction of the
Tenant Improvements, Landlord shall reimburse Tenant for TI Costs once a month against a draw request in Landlord’s standard form, containing evidence of payment of such TI Costs by Tenant and such certifications, lien waivers (including a
conditional lien release for each progress payment and unconditional lien releases for the prior month’s progress payments), inspection reports and other matters as Landlord customarily obtains, to the extent of Landlord’s approval thereof
for payment, no later than 30 days following receipt of such draw request. Upon completion of the Tenant Improvements (and prior to any final disbursement of the TI Fund), Tenant shall deliver to Landlord: (i) sworn statements setting forth the
names of all contractors and first tier subcontractors who did the work and final, unconditional lien waivers from all such contractors and first tier subcontractors; (ii) as-built plans (one copy in
print format and two copies in electronic CAD format) for such Tenant Improvements; (iii) a certification of substantial completion in Form AIA G704, (iv) a certificate of occupancy for the Premises; and (v) copies of all operation and
maintenance manuals and warranties affecting the Premises. 
 6. Miscellaneous. 

(a) Consents. Whenever consent or approval of either party is required under this Work Letter, that party shall not unreasonably
withhold, condition or delay such consent or approval, except as may be expressly set forth herein to the contrary. 
 (b)
Modification. No modification, waiver or amendment of this Work Letter or of any of its conditions or provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 

(c) Default. Notwithstanding anything set forth herein or in the Lease to the contrary, Landlord shall not have any obligation to fund
any portion of the TI Fund during any period Tenant is in Default under the Lease. 

  

					
		  	

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	Acknowledgment of Commencement Date	  	200 Technology Square/Moderna - Page 1

  

 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made as of this             
day of        ,                 ,             between ARE-TECH SQUARE, LLC, a Delaware limited liability company (“Landlord”), and MODERNA THERAPEUTICS, INC., a Delaware corporation (“Tenant”), and is attached to and made a
part of the Lease dated as of                         ,            
(the “Lease”), by and between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

Landlord and Tenant hereby acknowledge and agree, for all purposes of the Lease, that the Phase 1 Premises Commencement Date is
                        ,            , the Phase 2 Non-Sublease Premises Commencement Date is
                        ,            , the Phase 2 Non-Sublease Premises Commencement Date is
                        ,            , the Phase 3 Premises
Commencement Date is                         ,            , the Phase
4 Premises Commencement Date is
                        ,            , the Phase 5 Premises
Commencement Date is                         ,            , the Phase
6 Premises Commencement Date is
                        ,            , and the expiration date of the
Base Term of the Lease shall be midnight on December 31, 2027. In case of a conflict between the terms of the Lease and the terms of this Acknowledgment of Commencement Date, this Acknowledgment of Commencement Date shall control for all
purposes. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date
first above written. 
  

									
	TENANT:
	
	 MODERNA THERAPEUTICS, INC.,

a Delaware corporation

		
	By:	 	  

	Its:	 	  

	
	LANDLORD:
	
	ARE-TECH SQUARE, LLC,
	a Delaware limited liability company
		
	By:	 	 ARE-MA REGION NO. 31, LLC,

a Delaware limited liability company, its manager

			
		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership, managing member

				
		 		 	By:	 	ARE-QRS CORP.,
		 		 		 	a Maryland corporation, general partner

 
									
					
		 		 		 	By:	 	  

		 		 		 	Its:	 	  

  

					
		  	

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	Rules and Regulations	  	200 Technology Square/Moderna - Page 1

  

 EXHIBIT E TO LEASE  

Rules and Regulations 

1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used by them for any purpose
other than ingress and egress to and from the Premises. 
 2. Tenant shall not place any objects, including antennas, outdoor furniture,
etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 
 3. Except for animals
assisting the disabled, no animals shall be allowed in the Premises, offices, halls, or corridors in the Project. 
 4. Tenant shall not
disturb the occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises. 

5. If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician
as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenant’s expense. 

6. Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as specifically
approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project. 

7. Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the overnight parking of operative
vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked
vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as
specified by Landlord. 
 8. Tenant shall maintain the Premises free from rodents, insects and other pests. 

9. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the
influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 
 10. Tenant
shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring,
or for any damage done to the effects of Tenant by the janitors or any other employee or person. 
 11. Tenant shall give Landlord prompt
notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. 

12. Tenant shall not permit storage outside the Premises, including without limitation, outside storage of trucks and other vehicles, or
dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 

  

					
		  	

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	Rules and Regulations	  	200 Technology Square/Moderna - Page 2

  

 13. All moveable trash receptacles provided by the trash disposal firm for the Premises must
be kept in the trash enclosure areas, if any, provided for that purpose. 
 14. No auction, public or private, will be permitted on the
Premises or the Project. 
 15. No awnings shall be placed over the windows in the Premises except with the prior written consent of
Landlord. 
 16. The Premises shall not be used for lodging, sleeping or cooking or for any immoral or illegal purposes or for any purpose
other than that specified in the Lease. No gaming devices shall be operated in the Premises. 
 17. Tenant shall ascertain from Landlord the
maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity.
Landlord’s consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 

18. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 

19. Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s
ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted beyond the Premises. 

  

					
		  	

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	Net Multi-Tenant Laboratory	  	200 Technology Square/Moderna - Page 1

  

 EXHIBIT F TO LEASE  

TENANT’S PERSONAL PROPERTY 

None. 

  

					
		  	

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 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (this “First Amendment”) is made as of August 31, 2016, by and between ARE-TECH SQUARE, LLC, a Delaware limited liability company (“Landlord”), and MODERNA THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
Landlord and Tenant are now parties to that certain Lease Agreement dated as of May 26, 2016 (as amended, the “Lease”). Pursuant to the Lease, Tenant leases certain premises consisting of approximately 124,760 rentable
square feet of space (“Premises”) in a building located at 200 Technology Square, Cambridge, Massachusetts (“Building”). The Premises are more particularly described in the Lease. Capitalized terms used herein
without definition shall have the meanings defined for such terms in the Lease. 
 B. Pursuant to
Section 2(d) of the Lease, if the Capsugel Lease terminates prior to May 1, 2019, then the Early Phase 4 Premises Commencement Date shall occur on the day immediately following such early termination of the Capsugel
Lease. 
 C. Concurrently with Landlord entering into this First Amendment with Tenant, Landlord is entering into an agreement with
Capsugel pursuant to which the Capsugel Lease shall terminate on March 30, 2017. 
 D. Landlord and Tenant desire, subject to the
terms and conditions set forth below, to amend the Lease to, among other things, acknowledge the early commencement of the Lease with respect to the Phase 4 Premises as of the Early Phase 4 Premises Commencement Date. 

NOW, THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and
conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 

 

	1.	 Phase 4 Premises Commencement Date. Notwithstanding anything to the contrary
contained in the Lease, Landlord and Tenant acknowledge and agree that the Early Phase 4 Premises Commencement Date shall occur on April 1, 2017. 

  

	2.	 Base Rent. Commencing on the Early Phase 4 Premises Commencement Date, Tenant shall
pay Base Rent with respect to the Phase 4 Premises pursuant to the following table: 

  

			
	 Period
	  	 Base Rent

	4/1/17 – 4/30/17	  	$55.00 per rsf of the Phase 4 Premises per year
	5/1/17 – 4/30/18	  	$56.00 per rsf of the Phase 4 Premises per year
	5/1/18 – 4/30/19	  	$57.00 per rsf of the Phase 4 Premises per year

 Commencing on May 1, 2019, Tenant shall commence paying Base Rent with respect to the Phase 4
Premises at the same rate per rentable square foot then being paid by Tenant with respect to the Phase 1 Premises, as adjusted pursuant to Section 4(a) of the Lease. 

 

	3.	 Operating Expenses. Commencing on the Early Phase 4 Premises Commencement Date,
Tenant shall commence paying Tenant’s Share of Operating Expenses under the Lease with respect to the Phase 4 Premises, which is equal to 10.08%. 

  

					
		  	

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1 

	4.	 Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any
broker, agent or other person (collectively, “Broker”) in connection with the transaction reflected in this First Amendment and that no Broker brought about this transaction. Landlord and Tenant each hereby agrees to indemnify and
hold the other harmless from and against any claims by any Broker claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this First Amendment. 

 

	5.	 OFAC. Tenant and all beneficial owners of Tenant are currently (a) in compliance with
and shall at all times during the Term of the Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation
relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of the Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List or the
Sectoral Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a
person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

 6.
Miscellaneous. 
 a. This First Amendment is the entire agreement between the parties with respect to the subject matter
hereof and supersedes all prior and contemporaneous oral and written agreements and discussions. This First Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

b. This First Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective successors and assigns.

 c. This First Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which
when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other
counterpart identical thereto except having additional signature pages executed by other parties to this First Amendment attached thereto. 

d. Except as amended and/or modified by this First Amendment, the Lease is hereby ratified and confirmed and all other terms of the
Lease shall remain in full force and effect, unaltered and unchanged by this First Amendment. In the event of any conflict between the provisions of this First Amendment and the provisions of the Lease, the provisions of this First Amendment shall
prevail. Whether or not specifically amended by this First Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this First Amendment. 

  

					
		  	

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2 

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

									
	TENANT:
	
	 MODERNA THERAPEUTICS, INC.,

a Delaware corporation

		
	By:	 	 /s/ Steve Harbin

	Its:	 	SVP Manufacturing & Quality Facilities
	
	LANDLORD:
	
	 ARE-TECH SQUARE, LLC,

a Delaware limited liability company

		
	By:	 	 ARE-MA REGION NO. 31, LLC,

a Delaware limited liability company,
 its manager

			
		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership,
 managing member

				
		 		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation, general partner

					
		 		 		 	By:	 	 /s/ Eric S. Johnson

		 		 		 	Name:	 	Eric S. Johnson
		 		 		 	Title:	 	 Senior Vice President

RE Legal Affairs-

  

					
		  	

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RIGHTS RESERVED. Confidential and Proprietary - Do Not
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3 

 SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Second Amendment”) is made as of December 31, 2016, by and between ARE-TECH SQUARE,
LLC, a Delaware limited liability company (“Landlord”), and MODERNA THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
Landlord and Tenant are now parties to that certain Lease Agreement dated as of May 26, 2016, as amended by that certain First Amendment to Lease dated as of August 31, 2016 (as amended, the “Lease”). Pursuant to the
Lease, Tenant leases certain premises consisting of approximately 124,760 rentable square feet of space (“Premises”) in a building located at 200 Technology Square, Cambridge, Massachusetts (“Building”). The
Premises are more particularly described in the Lease. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease. 

B. Pursuant to Section 2(b) of the Lease, if the GSK Lease terminates prior to January 1, 2018,
then the Early Phase 2 Premises Commencement Date shall occur on the day immediately following such early termination of the GSK Lease. 

C. Concurrently with Landlord entering into this Second Amendment with Tenant, Landlord is entering into an agreement with GSK pursuant
to which the GSK Lease with respect to the Phase 2 Sublease Premises shall terminate on January 31, 2017. 
 D. Landlord and
Tenant desire, subject to the terms and conditions set forth below, to amend the Lease to, among other things, acknowledge the early commencement of the Lease with respect to the Phase 2 Sublease Premises as of the Early Phase 2 Premises
Commencement Date. 
 NOW, THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by this reference,
the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 

 

	1.	 Phase 2 Sublease Premises Commencement Date. Notwithstanding anything to the contrary contained
in the Lease, Landlord and Tenant acknowledge and agree that the Early Phase 2 Premises Commencement Date shall occur on February 1, 2017. 

  

	2.	 Base Rent. Commencing on the Early Phase 2 Premises Commencement Date through
December 31, 2017, Tenant shall pay Base Rent with respect to the Phase 2 Sublease Premises only in the amount of $53.00 per rentable square foot of the Phase 2 Sublease Premises per year. 

Commencing on January 1, 2018, Tenant shall commence paying Base Rent with respect to the Phase 2 Sublease Premises at the same rate per
rentable square foot then being paid by Tenant with respect to the Phase 1 Premises, as adjusted pursuant to Section 4(a) of the Lease. 
  

	3.	 Operating Expenses. Commencing on the Early Phase 2 Premises Commencement Date, Tenant shall
commence paying Tenant’s Share of Operating Expenses under the Lease with respect to the Phase 2 Sublease Premises, which is equal to 35.05%. 

  

	4.	 Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker,
agent or other person (collectively, “Broker”) in connection with the transaction reflected in this Second Amendment and that no Broker brought about this transaction. Landlord and Tenant each hereby agrees to indemnify and hold the
other harmless from and against any claims by any Broker claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this Second Amendment. 

  

					
		  	

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1 

	5.	 OFAC. Tenant and all beneficial owners of Tenant are currently (a) in compliance with and
shall at all times during the Term of the Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation relating
thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of the Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List or the Sectoral
Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a
person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

  

	6.	 Miscellaneous. 

a. This Second Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior
and contemporaneous oral and written agreements and discussions. This Second Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

b. This Second Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective successors and assigns.

 c. This Second Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which
when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other
counterpart identical thereto except having additional signature pages executed by other parties to this Second Amendment attached thereto. 

d. Except as amended and/or modified by this Second Amendment, the Lease is hereby ratified and confirmed and all other terms of the
Lease shall remain in full force and effect, unaltered and unchanged by this Second Amendment. In the event of any conflict between the provisions of this Second Amendment and the provisions of the Lease, the provisions of this Second Amendment
shall prevail. Whether or not specifically amended by this Second Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this Second Amendment. 

  

					
		  	

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RIGHTS RESERVED. Confidential and Proprietary - Do Not
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2 

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

									
	TENANT:
	
	 MODERNA THERAPEUTICS, INC.,

a Delaware corporation

		
	By:	 	 /s/ Steve Harbin

	Its:	 	 Steve Harbin
 SVP Manufacturing,
Quality and Facilities

	
	LANDLORD:
	
	 ARE-TECH SQUARE, LLC,

a Delaware limited liability company

		
	By:	 	 ARE-MA REGION NO. 31, LLC,

a Delaware limited liability company,

 its
manager

			
		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership, managing member

				
		 		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,

 general partner

 
									
					
		 		 		 	By:	 	 /s/ Eric S. Johnson

		 		 		 	Name:	 	Eric S. Johnson
		 		 		 	Title:	 	 Senior Vice President

 RE Legal
Affairs

  

					
		  	

	  	 Copyright © 2005. Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary - Do Not
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3 

 THIRD AMENDMENT TO LEASE 

THIS THIRD AMENDMENT TO LEASE (this “Third Amendment”) is made as of April 24, 2017, by and between ARE-TECH SQUARE, LLC, a Delaware limited liability company (“Landlord”), and MODERNA THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
Landlord and Tenant are now parties to that certain Lease Agreement dated as of May 26, 2016, as amended by that certain First Amendment to Lease dated as of August 31, 2016, and as further amended by that certain Second Amendment to Lease
dated as of December 31, 2016 (the “Second Amendment”) (as amended, the “Lease”). Pursuant to the Lease, Tenant leases certain premises consisting of approximately 124,760 rentable square feet of space
(“Premises”) in a building located at 200 Technology Square, Cambridge, Massachusetts (“Building”). The Premises are more particularly described in the Lease. Capitalized terms used herein without definition shall
have the meanings defined for such terms in the Lease. 
 B. Landlord and Tenant desire, subject to the terms and conditions set forth
below, to amend the Lease to, among other things, clarify Tenant’s Share of Operating Expenses as of April 1, 2017. 
 NOW,
THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	 Operating Expenses. Commencing on the April 1, 2017, Tenant’s Share of Operating Expenses
payable under the Lease is equal to 35.82%. 

  

	2.	 Indemnity. Landlord and Tenant hereby agree that, in order to reflect changes in
applicable Legal Requirements, retroactive to the date of the original Lease, the language of Section 16 of the original Lease which reads “unless caused solely by the willful misconduct or negligence of
Landlord,” is hereby deleted in its entirety and replaced with the following: “except to the extent caused by the willful misconduct or negligence of Landlord”. 

 

	3.	 Energy Use Reporting. Tenant agrees to provide, within 10 business days of request by
Landlord, such information and documentation as may be needed for compliance with the City of Cambridge Building Energy Use Disclosure Ordinance, Section 8.67.010 et seq. of the Municipal Code of the City of Cambridge (as the same may be
amended, the “Cambridge Building Energy Use Disclosure Ordinance”), and other such energy or sustainability requirements as may be adopted from time to time by the City of Cambridge or any other governmental authority with
jurisdiction over the Building, which information shall include without limitation usage at or by the Leased Premises of electricity, natural gas, steam, hot or chilled water or other energy. Landlord shall report to the applicable governmental
authority such energy usage for the Building and other Building information as required by the Cambridge Building Energy Use Disclosure Ordinance. 

  

	4.	 Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any
broker, agent or other person (collectively, “Broker”) in connection with the transaction reflected in this Third Amendment and that no Broker brought about this transaction. Landlord and Tenant each hereby agrees to indemnify and
hold the other harmless from and against any claims by any Broker claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this Third Amendment. 

  

					
		  	

	  	 Copyright © 2005. Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary - Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

1 

	5.	 OFAC. Tenant and all beneficial owners of Tenant are currently (a) in compliance with
and shall at all times during the Term of the Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation
relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of the Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List or the
Sectoral Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a
person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

  

	6.	 Miscellaneous. 

a. This Third Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior
and contemporaneous oral and written agreements and discussions. This Third Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

b. This Third Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective successors and assigns.

 c. This Third Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which
when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other
counterpart identical thereto except having additional signature pages executed by other parties to this Third Amendment attached thereto. 

d. Except as amended and/or modified by this Third Amendment, the Lease is hereby ratified and confirmed and all other terms of the
Lease shall remain in full force and effect, unaltered and unchanged by this Third Amendment. In the event of any conflict between the provisions of this Third Amendment and the provisions of the Lease, the provisions of this Third Amendment shall
prevail. Whether or not specifically amended by this Third Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this Third Amendment. 

  

					
		  	

	  	 Copyright © 2005. Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary - Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

2 

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

									
	TENANT:
	
	 MODERNA THERAPEUTICS, INC.,

a Delaware corporation

		
	By:	 	 /s/ Steve Harbin

	Its:	 	 Steve Harbin
 SVP Manufacturing,
Quality and Facilities

	
	LANDLORD:
	
	 ARE-TECH SQUARE, LLC,

a Delaware limited liability company

		
	By:	 	 ARE-MA REGION NO. 31, LLC,

a Delaware limited liability company,
 its manager

			
		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership, managing member

				
		 		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 general partner 

					
		 		 		 	By:	 	 /s/ Eric S. Johnson

		 		 		 	Name:	 	Eric S. Johnson
		 		 		 	Title:	 	 Senior Vice President
 RE Legal
Affairs

  

					
		  	

	  	 Copyright © 2005. Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary - Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

3 

 FOURTH AMENDMENT TO LEASE 

THIS FOURTH AMENDMENT TO LEASE (this “Fourth Amendment”) is made as of April 13th, 2018, by and between ARE-TECH SQUARE, LLC, a Delaware limited liability company (“Landlord”), and MODERNA THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
Landlord and Tenant are now parties to that certain Lease Agreement dated as of May 26, 2016 (the “Original Lease”), as amended by that certain First Amendment to Lease dated as of August 31, 2016, as further amended
by that certain Second Amendment to Lease dated as of December 31, 2016, as further amended by that certain Third Amendment to Lease dated April 24, 2017 (as amended, the “Lease”). Pursuant to the Lease, Tenant leases
certain premises consisting of approximately 124,760 rentable square feet of space (“Premises”) in a building located at 200 Technology Square, Cambridge, Massachusetts (“Building”). The Premises are more
particularly described in the Lease. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease. 

B. Concurrently with Landlord entering into this Fourth Amendment with Tenant, Landlord is entering into an agreement with the tenant
currently occupying the Phase 3 Premises to terminate such existing tenant’s lease as to the Phase 3 Premises as of May 3, 2018. 

C. Landlord and Tenant desire, subject to the terms and conditions set forth below, to amend the Lease to, among other things,
acknowledge the early commencement of the Lease with respect to the Phase 3 Premises as of May 4, 2018. 
 NOW, THEREFORE, in
consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	 Phase 3 Premises Commencement Date. Notwithstanding anything to the contrary contained in
Section 2(c) of the Original Lease, Landlord and Tenant acknowledge and agree that the Phase 3 Premises Commencement Date shall occur on May 4, 2018. As consideration for accelerating the Phase 3 Premises Commencement Date, Tenant
hereby agrees to assume all liabilities and obligations of Proteostasis Therapeutics, Inc. (“PTI”) to surrender the Premises in the condition required under PTI’s lease with Landlord, including, without limitation, remediating and
removing any Hazardous Materials from the Premises and Project to ensure that the Premises are free from any and all residual impact from PTI’s hazardous materials operations. 

 

	2.	 Base Rent. Tenant shall commence paying Base Rent with respect to the Phase 3 Premises as of the
amended Phase 3 Premises Commencement Date in an amount equal to $72.00 per rentable square foot of the Phase 3 Premises, subject to adjustment pursuant to Section 4 of the Original Lease. 

 

	3.	 Operating Expenses. Commencing on the Phase 3 Premises Commencement Date, Tenant shall commence
paying Tenant’s Share of Operating Expenses under the Lease with respect to the Phase 3 Premises. As of the Phase 3 Premises Commencement Date, the Tenant’s Share of Operating Expenses as of such date shall be deemed to be 51.15%.

  

	4.	 Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker,
agent or other person (collectively, “Broker”) in connection with the transaction reflected in this Fourth Amendment and that no Broker brought about this transaction. Landlord and Tenant each hereby agrees to indemnify and hold the
other harmless from and against any claims by any Broker claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this Fourth Amendment. 

  

					
		  	

	  	 Copyright © 2005. Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary - Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

1 

	5.	 OFAC. Tenant and all beneficial owners of Tenant are currently (a) in compliance with and
shall at all times during the Term of the Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation relating thereto
(collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of the Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List or the Sectoral Sanctions
Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or entity with
whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

  

	6.	 Miscellaneous. 

a. This Fourth Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior
and contemporaneous oral and written agreements and discussions. This Fourth Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

b. This Fourth Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective successors and assigns.

 c. This Fourth Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which
when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other
counterpart identical thereto except having additional signature pages executed by other parties to this Fourth Amendment attached thereto. 

d. Except as amended and/or modified by this Fourth Amendment, the Lease is hereby ratified and confirmed and all other terms of the
Lease shall remain in full force and effect, unaltered and unchanged by this Fourth Amendment. In the event of any conflict between the provisions of this Fourth Amendment and the provisions of the Lease, the provisions of this fourth Amendment
shall prevail. Whether or not specifically amended by this Fourth Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this Fourth Amendment. 

[remainder of page intentionally left blank] 

  

					
		  	

	  	 Copyright © 2005. Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary - Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

2 

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

									
	TENANT:
	
	 MODERNA THERAPEUTICS, INC.,

a Delaware corporation

		
	By:	 	 /s/ Steve Harbin

	Its:	 	 Steve Harbin
 SVP Manufacturing,
Quality and Facilities

	
	LANDLORD:
	
	 ARE-TECH SQUARE, LLC,

a Delaware limited liability company

		
	By:	 	 ARE-MA REGION NO. 31, LLC,

a Delaware limited liability company,
 its manager

			
		 	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P., a Delaware limited partnership, managing member
				
		 		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 general partner 

					
		 		 		 	By:	 	 /s/ Eric S. Johnson

		 		 		 	Name:	 	Eric S. Johnson
		 		 		 	Title:	 	 Senior Vice President
 RE Legal
Affairs

  

					
		  	

	  	 Copyright © 2005. Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary - Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

3EX-10.10

 Exhibit 10.10 

Net Lease 
 by and between 

Campanelli-TriGate Norwood Upland, LLC, 

a Delaware limited liability company, 

as Landlord, 
 And 

Moderna Therapeutics, Inc., 
 a
Delaware corporation, 
 as Tenant, 

August 29, 2016 

 Table of Contents 

 

							
	 ARTICLE I Reference Data
	  	 	1	 
	 1.1
	  	Subjects Referred To	  	 	1	 
		
	 ARTICLE II Premises and Term
	  	 	3	 
	 2.1
	  	Premises	  	 	3	 
	 2.2
	  	Term	  	 	3	 
		
	 ARTICLE III Initial Construction Work
	  	 	3	 
	 3.1
	  	Preparation of Premises	  	 	3	 
	 3.2
	  	Representatives	  	 	5	 
	 3.3
	  	Tenant Delays	  	 	5	 
	 3.4
	  	Landlord’s Warranty	  	 	5	 
	 3.5
	  	Condition of Premises	  	 	6	 
		
	 ARTICLE IV Rent
	  	 	6	 
	 4.1
	  	The Fixed Rent	  	 	6	 
	 4.2
	  	Additional Rent	  	 	6	 
	 4.3
	  	Late Payment of Rent	  	 	10	 
	 4.4
	  	Independent Covenants	  	 	10	 
		
	 ARTICLE V Tenant’s Additional Covenants
	  	 	10	 
	 5.1
	  	Affirmative Covenants	  	 	10	 
	 5.2
	  	Negative Covenants	  	 	15	 
		
	 ARTICLE VI Casualty or Taking
	  	 	19	 
	 6.1
	  	Damage or Destruction of Premises	  	 	19	 
	 6.2
	  	Restoration	  	 	20	 
	 6.3
	  	Eminent Domain	  	 	22	 
		
	 ARTICLE VII Defaults
	  	 	22	 
	 7.1
	  	Events of Default	  	 	22	 
	 7.2
	  	Remedies	  	 	23	 
	 7.3
	  	Remedies Cumulative	  	 	24	 
	 7.4
	  	Landlord’s Right to Cure Defaults	  	 	24	 
	 7.5
	  	Effect of Waivers of Default	  	 	25	 
	 7.6
	  	No Accord and Satisfaction	  	 	25	 
		
	 ARTICLE VIII Mortgages
	  	 	25	 
	 8.1
	  	Rights of Mortgage Holders	  	 	25	 
	 8.2
	  	Lease Subordinate to Mortgages	  	 	26	 
		
	 ARTICLE IX Miscellaneous Provisions
	  	 	27	 
	 9.1
	  	Notices from One Party to the Other	  	 	27	 
	 9.2
	  	Quiet Enjoyment	  	 	27	 
	 9.3
	  	Lease not to be Recorded	  	 	27	 

							
	 9.4
	  	Bind and Inure; Limitation of Landlord’s Liability	  	 	27	 
	 9.5
	  	Landlord’s Default	  	 	27	 
	 9.6
	  	Brokerage	  	 	28	 
	 9.7
	  	Applicable Law and Construction	  	 	28	 
	 9.8
	  	Security Deposit	  	 	29	 
	 9.9
	  	Submission Not an Offer	  	 	30	 
	 9.10
	  	Authority	  	 	31	 
	 9.11
	  	Force Majeure	  	 	31	 
	 9.12
	  	Landlord’s Estoppel Certificate	  	 	31	 
	 9.13
	  	Park Covenants	  	 	31	 
	 9.14
	  	No Consequential Damages	  	 	32	 
		
	 ARTICLE X Determination of Fair Market Rent and Tenant Option to Extend
	  	 	32	 
	 10.1
	  	Fair Market Rent	  	 	32	 
	 10.2
	  	Options to Extend	  	 	33	 
		
	 ARTICLE XI Opportunity to Purchase
	  	 	33	 
	 11.1
	  	Right of First Opportunity to Purchase	  	 	33	 
	 11.2
	  	Option to Purchase	  	 	34	 

  

					
	Schedule and Exhibits  

	Schedule I	  	—	  	Fixed Rent
	Exhibit A	  	—	  	Description of Lot
	Exhibit A-1	  	—	  	Plans for Area 1, Area 2A and Area 2B Premises
	Exhibit B-1	  	—	  	Description of Landlord’s Work (Area 2A)
	Exhibit B-2	  	—	  	Description of Landlord’s Work (Area 2B)
	Exhibit B-3	  	—	  	Description of Landlord’s Work (N2X)
	Exhibit C	  	—	  	Plan Showing N2X
	Exhibit D	  	—	  	Environmental Site Assessments
	Exhibit E	  	—	  	Tenant’s Portion of Park Monument Sign
	Exhibit F	  	—	  	Premises’ and Park Monument Sign Locations
	Exhibit G	  	—	  	Form of SNDA
	Exhibit H	  	—	  	Initial Approved Plans and Specifications for Initial Tenant Work

  
 ii 

 ARTICLE I  

Reference Data 
 1.1
Subjects Referred To. 
 Each reference in this Lease to any of the following subjects shall be construed to incorporate the data stated for that subject in
this Section 1.1. 
  

			
		
	 Date of this Lease:
	  	August 29, 2016
		
	 Lot:
	  	The lot known as 100 Tech Drive, Norwood, Massachusetts (“Lot”), as more particularly described in Exhibit A.
		
	 Premises:
	  	The Lot, together with the approximately 200,431 rentable square feet of space in the building (“Building”) located on the Lot (specifically the portions of the Building Shown as Area 1 (“Area 1”), Area 2A
(“Area 2A”) and Area 2B (“Area 2B”) on Exhibit A-1), including all parking lots, travel lanes, loading docks, landscaping and walkways and sidewalks on the Lot, together with all
right, title and interest of Landlord in and to all rights, privileges, rights of way and easements appurtenant to the Lot, including, without limitation, any easements, rights of way or other interests in, on, or under any land, highway, alley,
street or right of way abutting or adjoining the Lot.
		
	 Landlord:
	  	Campanelli-TriGate Norwood Upland, LLC, a Delaware limited liability company
		
	 Address of Landlord:
	  	 One Campanelli Drive
 Braintree, MA 02184

Attention: Mr. Daniel R. DeMarco

		
	 Tenant:
	  	Moderna Therapeutics, Inc., a Delaware corporation
		
	 Address of Tenant:
	  	 200 Technology Square
 Cambridge, MA 02139

Attention: Mr. Steve Harbin

		
		  	With a copy to:
		
		  	 320 Bent Street
 Cambridge, MA 02141

Attention: General Counsel

			
		
	 Term:
	  	Commencing on the Commencement Date, and, unless sooner terminated pursuant to the provisions hereof, ending at 11:59 p.m. on the last day of the 15th Lease Year, subject to
extension pursuant to Article X.
		
	 Commencement Date:
	  	The date of Substantial Completion, as defined in Section 3.1(d), which Landlord estimates will occur on or about October 1, 2016 (the “Estimated Substantial Completion Date”).
		
	 Rent Commencement Date:
	  	The date twelve (12) months after the Commencement Date.
		
	 Annual Fixed Rent:
	  	As set forth in Schedule 1
		
	 Lease Year:
	  	The first “Lease Year” shall commence on the Rent Commencement Date, or, if the Rent Commencement Date does not fall on the first day of a calendar month, the first Lease Year shall consist of the partial calendar month
starting on the Rent Commencement Date and the succeeding twelve full calendar months. Each successive Lease Year shall be comprised of succeeding periods of twelve (12) calendar months.
		
	 Permitted Uses:
	  	Light manufacturing, laboratory, research, development, office use and ancillary uses supporting the foregoing, all in accordance with the Norwood Zoning By-Laws and in compliance with
applicable laws, rules and regulations and the Park Covenants. In no event shall any portion of the Premises be used for operations classified as so-called “Biohazard Level 3” or “Biohazard
Level 4”.
		
	 Park Covenants:
	  	That certain Declaration of Covenants, Easements and Restrictions recorded in the Norfolk Registry of Deeds in Book 22094, Page 439, to which this Lease is subject. For the purposes of this Lease, “Park” shall mean the
Upland Woods Business Park, as more particularly described in the Park Covenants.
	 Commercial General

Liability Insurance

Limits:
	  	$10,000,000 combined single limit per occurrence; $10,000,000 annual aggregate.
		
	 Security Deposit
	  	$8,869,071.75, subject to adjustment as set forth in Section 9.8 hereof.

  
 2 

 ARTICLE II 

Premises and Term 
 2.1
Premises. Landlord hereby leases and demises to Tenant and Tenant hereby leases from Landlord, subject to and with the benefit of the terms, covenants, conditions and provisions of this Lease, the Premises. Landlord shall deliver to Tenant
possession of the Premises in accordance with Article III below. Except for Landlord’s Work, Landlord shall not have the right to make any installation, improvement, alteration, addition or improvement to the Premises without Tenant’s
prior written consent, which consent shall be in Tenant’s sole and absolute discretion. 
 2.2 Term. TO HAVE AND TO HOLD for a
term beginning on the Commencement Date and continuing for the Term, unless sooner terminated as hereinafter provided. 
 ARTICLE III 

Initial Construction Work 

3.1 Preparation of Premises. Landlord shall deliver the Premises to Tenant in accordance with this Section 3.1 upon Substantial
Completion of the work described in Sections 3.1(b), 3.1(c) and 3.1(d) (collectively, “Landlord’s Work”). “Substantial Completion” of Landlord’s Work shall be deemed to have occurred as of the date on which
Landlord’s Work has been completed with the exception of minor items of which Landlord informs Tenant which can be fully completed without material interference with the Initial Tenant Work (“punchlist items”). For purposes of
determining the Commencement Date, such Substantial Completion shall be evidenced by the issuance of a Certificate of Substantial Completion by Landlord’s architect. Except for portions of the Lot to be modified by Landlord’s Work,
Landlord shall leave the Lot in the condition which exists as of the date of this Lease. 
 (a) Area 1. Area 1 shall be delivered to
Tenant in its “as-is” condition, with all existing systems and infrastructure in good condition and working order. 

(b) Area 2A. Area 2A shall be delivered by Landlord to Tenant in “Shell Condition” as described in Exhibit B-1, the cost of which shall be solely borne by Landlord. Tenant shall perform all Initial Tenant Work in Area 2A in accordance with Section 5.1.6 and Section 5.2.3 below, the cost of which shall be
funded in accordance with clause (f) below. 
 (c) Area 2B. Area 2B shall be delivered by Landlord to Tenant in “Shell
Condition” as described in Exhibit B-2, the cost of which shall be solely borne by Landlord. Tenant shall perform all Initial Tenant Work in Area 2B in accordance with Section 5.1.6 and
Section 5.2.3 below, the cost of which shall be funded in accordance with clause (f) below. 
 (d) Additional Landlord Work.
Landlord shall perform the demolition of the “N2X Facility” in accordance with Exhibit B-3, the cost of which shall be solely borne by Landlord. 

  
 3 

 (e) Tenant Delay. In the event that Landlord is delayed completing Landlord’s Work by
the dates set forth in this Section 3.1 due to a Tenant Delay (as defined below), Landlord’s Work shall be deemed to be completed for purposes of this Lease on that date on which Landlord’s Work would have occurred, but for the
applicable Tenant Delay, as reasonably determined by Landlord’s architect. If the portion of Landlord’s Work to be performed within the Building (excluding elements of such work that will be affected by work on the exterior walls of the
Building) (the “Interior Work”) is not Substantially Complete on or before October 16, 2016, then, to the extent such failure to complete such work is not due to force majeure or Tenant Delay, Tenant shall be entitled to a credit
equal to one day of Fixed Rent first due under the Lease for each day that the Interior Work is not Substantially Complete thereafter. If the Interior Work is Substantially Complete but the portion of Landlord’s Work not constituting Interior
Work (“Exterior Work”) is not Substantially Complete on or before December 16, 2016, then, to the extent such failure to complete such work is not due to force majeure or Tenant Delay, Tenant shall be entitled to a credit equal to one
day of Fixed Rent first due under the Lease for each day that the Exterior Work is not Substantially Complete thereafter. Notwithstanding anything to the contrary herein, if actual Substantial Completion has not occurred on or before
November 1, 2016, Tenant shall have access to the Premises commencing on November 1, 2016 to commence the Initial Tenant Work. Such access and the conduct of Initial Tenant Work prior to the Commencement Date shall be subject to and upon
all of the terms and conditions of this Lease, other than the obligation to pay Fixed Rent or Additional Rent on account of Taxes and Assessments and the obligation to obtain (or pay for) insurance (but Tenant shall be required to pay utilities from
and after the commencement of any significant activity by Tenant in the Premises). Tenant shall coordinate any such access with Landlord in such a manner so as not to delay the remaining portions of Landlord’s Work. 

(f) Initial Tenant Work Allowance; Budget: Funding of Cost of Initial Tenant Work. Except with respect to the Landlord’s
Work, Tenant shall be responsible for any demolition of existing improvements within the Premises any landscaping and sitework (including, without limitation, fencing, gates, repair/resurface of parking areas, curbing, sidewalks, etc.), within the
Premises (“Sitework”), any desired construction within the Premises and installation of all tenant improvements within the Premises (such demolition, Sitework and tenant improvements, collectively, “Initial Tenant Work”). Tenant
shall perform the Initial Tenant Work in accordance with Section 5.1.6 and Section 5.2.3, below. Landlord shall provide to Tenant an Initial Tenant Work Allowance, of up to $24,152,582.00 as hereinafter set forth, to be used for the
Initial Tenant Work (“Initial Tenant Work Allowance”); provided, however, that no more than $100,862.00 (the “Sitework Amount”) of the Initial Tenant Work Allowance may be used for Sitework and Landlord shall remit the Sitework
Amount (or, if less, the total cost incurred by Tenant for the Sitework) within thirty (30) days of Tenant providing Evidence of Completion (as hereinafter defined) with respect to the Sitework. Prior to commencing any Initial Tenant Work,
Tenant shall prepare and deliver to Landlord a detailed line item budget for the Initial Tenant Work (the “Tenant Work Budget”). The Tenant Work Budget shall be comprehensive, including all soft and hard costs. Tenant shall be responsible
for all costs associated with the Initial Tenant Work in excess of the Initial Tenant Work Allowance and all costs of the Sitework in excess of the Sitework Amount. During Tenant’s construction of the Initial Tenant Work, the cost of the
Initial Tenant Work (other than with respect to Sitework) shall be paid for as follows: (a) the first $36,077,580.00 of the cost of the Initial Tenant Work (other than with respect to Sitework) shall be paid for in regular installments (no more
frequently than monthly), 50% by Landlord (i.e., $ 18,038,790) and 50% by Tenant, with Landlord obligated to make such installment payments within thirty (30) days of requisition therefor by Tenant to Landlord, provided that each such
requisition includes evidence of Tenant’s payment of an 

  
 4 

 
amount matching the amount so requested, the contractor’s application for payment for the relevant work together with lien waivers and the supervising architect’s approval thereof and
(b) thereafter, the cost of the Initial Tenant Work (other than with respect to Sitework) shall be timely paid for by Tenant (with the provision to Landlord on a monthly basis of copies of requisitions, lien waivers and evidence of payment by
Tenant, and, upon completion, the following (the “Evidence of Completion”): final lien waivers, certificates of substantial completion, and the certificate of occupancy obtained by Tenant from the Town of Norwood). Within thirty
(30) days of request therefor made by Tenant delivered to Landlord after the delivery of the Evidence of Completion, Landlord shall, from the Initial Tenant Work Allowance, remit to Tenant an amount equal to the lesser of (x) the sum
expended (and documented) by Tenant pursuant to clause (b) of the preceding sentence and (y) $6,012,930. In no event shall the Tenant Improvement Work Allowance be available for any work completed (or reimbursement requested) after the date
that is twenty-four (24) months after the Commencement Date. It is expressly agreed that the Initial Tenant Work Allowance shall be used only for demolition and the cost of constructing the Initial Tenant Work, and shall not be used for
furniture, equipment or moving expenses. If Tenant has obtained a final non-appealable judgment from a court of competent jurisdiction with respect thereto, then, any portion of the Initial Tenant Work
Allowance that has not been funded by Landlord within thirty (30) days following a complete requisition by Tenant may be offset by Tenant against any amounts of Fixed Rent and Additional Rent payable to Landlord under this Lease, together with
interest on such unpaid amounts from the date originally due at the rate set forth in Section 4.3. 
 3.2 Representatives. Each
party authorizes the other to rely in connection with their respective rights and obligations under this Article III upon approval and other actions on the party’s behalf by Landlord’s Representative in the case of Landlord or
Tenant’s Representative in the case of Tenant or by any person designated in substitution or addition by notice to the party relying. “Landlord’s Representative” shall mean Stephen Murphy. “Tenant’s Representative”
shall mean Steve Harbin. 
 3.3 Tenant Delays. For purposes of this Lease, any act, omission or delay by Tenant, or its contractors,
employees, agents or representatives which actually delays Landlord’s Work, including any early access pursuant to Section 3.1(f), shall be deemed to be a “Tenant Delay.” Landlord shall provide Tenant with notice within five
(5) business days of becoming aware of any Tenant Delay. Tenant shall pay to Landlord any and all actual (but not consequential) additional costs incurred by Landlord as a result of a Tenant Delay, as substantiated by Landlord by invoices or
other reasonable written documentation. 
 3.4 Landlord’s Warranty. Landlord hereby agrees to correct all defects in
Landlord’s Work at Landlord’s sole cost and expense as to which Landlord has been given written notice by Tenant prior to the date that is one (1) year after the Commencement Date. In addition, Landlord shall assign to Tenant all
third party guarantees and warranties of fixtures or equipment installed in the Premises as part of Landlord’s construction of Landlord’s Work, from and after the date that is one (1) year after the Commencement Date, unless such
third-party guarantee or warranty relates to items for which Tenant is responsible to maintain pursuant to the terms and conditions of this Lease, in which case, Landlord will assign such guarantees or warranties to Tenant upon request therefor. In
addition, with respect to any existing third party warranties or guaranties with respect to the Building, to the extent the same are assignable and relate to items which 

  
 5 

 
Tenant is responsible to maintain pursuant to the terms of this Lease, Landlord will assign the same to Tenant upon request therefor. In the event that any such warranties or guaranties cannot be
assigned by Landlord, then, to the extent the same relate to items which Tenant is responsible to maintain pursuant to the terms of this Lease, Landlord, upon request by Tenant, agrees to enforce such warranties or guaranties for Tenant’s
benefit, and Tenant shall reimburse Landlord for Landlord’s out of pocket cost and expense with respect to such enforcement. 
 3.5
Condition of Premises. Except for Landlord’s Work described in this Article III and subject to Landlord’s obligations under Section 5.2.2 below with respect to Hazardous Materials, the Premises are leased to Tenant in their “as-is, where-is” condition; provided, however, that Landlord shall deliver the Building envelope and structure, including roof, in good condition and working order
and Landlord shall deliver the Premises to the Tenant on the Commencement Date with no knowledge (after due inquiry) of the presence of any Hazardous Materials in the Building or on the Lot except to the extent in compliance with applicable law.

 ARTICLE IV 
 Rent 

4.1 The Fixed Rent. From and after the Rent Commencement Date, Tenant covenants and agrees to pay rent to Landlord at the Original
Address of Landlord or at such other place or to such other person or entity as Landlord may by written notice to Tenant from time to time direct, Annual Fixed Rent, in equal installments of 1/12th of the Annual Fixed Rent in advance on the first
day of each calendar month included in the Term from and after the Rent Commencement Date. In the event that the Rent Commencement Date occurs on a day other than the first (1st) day of a month,
Tenant shall pay to Landlord Annual Fixed Rent for such partial month on a per diem basis, which payment shall be made by Tenant to Landlord within ten (10) days of the Rent Commencement Date. 

4.2 Additional Rent. As and to the extent set forth herein, this Lease is a NET LEASE, and Landlord shall not be obligated to pay any
charge or bear any expense whatsoever against or with respect to the Premises except as expressly set forth herein, nor shall the rent payable hereunder be subject to any reduction or offset whatsoever on account of any such charge or otherwise
except as expressly set forth herein. Tenant covenants and agrees to pay, as Additional Rent, from and after the Commencement Date, Taxes and Assessments, insurance costs, utility charges and management fees with respect to the Premises as provided
in this Section 4.2 as follows (and CAM Costs as described in Section 9.13): 
 4.2.1 Real Estate Taxes. Tenant shall be
responsible for the payment of (and shall pay the appropriate authority timely and directly) all of the following accruing during, and allocable to, the Term: (i) all taxes, assessments, levies, fees, water and sewer rents and charges, and all
other government levies and charges, general and special, ordinary and extraordinary, foreseen and unforeseen, which are, at any time during the Term hereof, payable, imposed or levied upon or assessed against the Building and the Lot, and all taxes
assessed against (A) any Annual Fixed Rent, Additional Rent or other sum payable hereunder, or (B) this Lease, or the leasehold estate hereby created, or which arise in respect of the operation, possession or use of the Premises;
(ii) all gross receipts or similar taxes imposed or levied upon, assessed against or measured by any Fixed Rent, Additional Rent or other sum payable hereunder; (iii) all sales, 

  
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value added, use and similar taxes at any time levied, assessed or payable on account of the leasing or use of the Premises; and (iv) all charges for utilities furnished to the Premises
which may become a lien on the Premises (collectively “Taxes and Assessments” or if singular “Tax or Assessment”). Landlord and Tenant acknowledge that (A) the Lot has not, as of the Date of this Lease, been created as a
separate legal lot, (B) promptly after the execution of this Lease, Landlord will, in good faith, diligently take all steps necessary to cause the Lot to constitute a separate legal lot and (3) that there may be a period of time during the
Term where the Lot (and the improvements thereon) is taxed as part of a larger tax lot (the “Existing Tax Parcel”). Until such time as the Lot is separately assessed for tax purposes, Tenant shall pay to the taxing authority, within
thirty (30) days after delivery to Tenant by Landlord of the tax assessor’s invoice for the Existing Tax Parcel the entire amount payable for the Existing Tax Parcel, less a sum equal to the product of (I) the Landlord’s Tax
Percentage (as hereinafter defined) multiplied by (II) the amount payable for the land portion under the tax assessor’s invoice on the Existing Tax Parcel (to reflect the fact that the assessed improvements will be the same under the
existing and new tax parcels but the amount of land will be reduced by the Landlord’s Tax Percentage). Landlord shall timely pay to the taxing authority a percentage of the land allocation equal to the Landlord’s Tax Percentage. As used
herein, the “Landlord’s Tax Percentage” shall be the quotient, expressed as a percentage, equal to the number of acres of land in the Existing Tax Parcel not part of the Lot divided by the total number of acres of land
in the Existing Tax Parcel, as reasonably certified by Landlord. 
 Nothing contained in this Lease shall, however, require Tenant to pay any
franchise, corporate, estate, inheritance, succession capital levy or transfer tax of Landlord, or any income, profits or revenue tax or charge upon the rent payable by Tenant under this Lease unless (a) such Tax is imposed, levied or assessed
in substitution for any other Tax or Assessment which Tenant is required to pay pursuant to this Section 4.2.1, or (b) if at any time during the Term of this Lease, the method of taxation shall be such that there shall be levied, assessed
or imposed on Landlord a capital levy or other tax directly on the rents received from the Premises and/or any Tax or Assessment measured by or based, in whole or in part, upon such rents or measured in whole or in part by income from the Premises
(if in computing such rents or income there is not allowable as a deduction for the taxable year substantially all of the depreciation or interest deductions allowed for federal income tax purposes for the taxable year), or upon the value of the
Premises or any present or future improvement or improvements on the Premises, in which case all such Taxes and Assessments or the part thereof so measured or based (“Substitute Taxes”), shall be payable by Tenant, provided however,
Tenant’s obligation with respect to the aforesaid Substitute Taxes shall be limited to the amount thereof as computed at the rates that would be payable if the Premises were the only property of Landlord. 

4.2.2 Tax Contests. Notwithstanding the foregoing, Tenant shall not be required to pay any Taxes and Assessments so long as Tenant shall
contest, in good faith and at its expense, the existence, the amount or the validity thereof by appropriate proceedings which shall operate during the pendency thereof to prevent the collection of, or other realization upon, the imposition of any
lien and the sale, forfeiture or loss of the Premises. Landlord shall reasonably cooperate with Tenant in connection therewith, at no out-of-pocket cost to Landlord, it
being agreed that Tenant shall indemnify, defend and hold Landlord harmless from any and all loss, cost or damage arising out of any such contest. 

  
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 4.2.3 Insurance. Tenant shall provide and maintain insurance throughout the Term
protecting Landlord (as an Additional Named Insured as respects the real property and loss of rents at the Lot with respect to Sections 4.2.3.1, 4.2.3.2 and 4.2.3.5) and Landlord’s Mortgagee (as set forth in Sections 4.2.3.3 and 4.2.3.7). 

4.2.3.1 “All-risk” or “special form” insurance (or an equivalent form reasonably
approved by Landlord) covering the Building and improvements now existing or hereafter erected upon the Premises installed in or used in connection with the Premises (including without limitation, the Initial Tenant Work, and any replacements
thereof), that includes building replacement cost coverage with such additional endorsements as may be necessary to include coverage for “building laws” (including coverages for “demolition,” “increased costs of
construction” and “value of undamaged portions of the building” in an aggregate amount of not less than $2,000,000), terrorism (in compliance with the Terrorist Risk Insurance Program Reauthorization and Extension Act of 2007,
including all amendments thereto), vandalism and malicious conduct, flood, water damage, earthquake and debris removal. Such policy shall include an agreed amount clause, equal to the replacement cost of the Building. Replacement cost shall be
determined by agreement or by appraisal by an accredited insurance appraiser reasonably approved by Landlord. Either party may require a re-appraisal whenever three (3) years have elapsed since the last
such agreement or appraisal, or when alterations or additions increasing cost have been made. 
 4.2.3.2 Rental value or similar business
interruption insurance against loss of rent in an amount equal to at least all the Fixed Rent and Additional Rent payable for twelve (12) months under this Article IV. 

4.2.3.3 Commercial general liability insurance indemnifying Tenant, and Landlord and Landlord’s Mortgagee as Additional Insured against
liability for bodily injury, property damage or personal injury occurrences which may be claimed to have occurred on or about the Premises or on the sidewalks or ways adjoining the Premises, with combined single limit and annual aggregate coverage
at least equal to the amounts set forth in Section 1.1. 
 4.2.3.4 Workmen’s compensation insurance with statutory limits covering
all of Tenant’s employees working on the Premises to the extent required by law. 
 4.2.3.5 Insurance against loss or damage from
sprinklers and from leakage or explosion or cracking of boilers, pipes carrying steam or water, or both, pressure vessels or similar apparatus, in the so-called “broad form” in an amount not less
than $1,000,000.00. 
 4.2.3.6 Builder’s risk insurance on all work being performed on the Premises by Tenant, in such amounts as may
reasonably afford one hundred percent (100%) coverage against loss to the Building or Improvements. 
 4.2.3.7 Proceeds from policies of
insurance required under the provisions of Sections 4.2.3.1, 4.2.3.2, 4.2.3.5, and 4.2.3.6 shall be first payable to Landlord’s Mortgagee under a standard non-contributing mortgagee’s clause (or to
Landlord, if there is no Mortgagee), to be held and disbursed as provided in Section 6.3 or 6.4, as applicable. 

  
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 4.2.3.8 All such insurance required under this Section 4.2.3 shall be written by insurance
companies licensed to do business in the state in which the Premises are located and approved by that state’s insurance department and reasonably acceptable to Landlord. Insurance companies with a current A. M. Best’s rating of “A-” and a Financial Category Class IX or better shall be deemed to be reasonably acceptable to Landlord. Tenant agrees to furnish Landlord with binding certificates evidencing the maintenance by
Tenant of all such insurance prior to the beginning of the Term hereof and of each renewal policy 30 days prior to its expiration. Each certificate shall provide that the policies evidenced thereby shall be
non-cancellable with respect to the interest of Landlord and the holders of any mortgages on the Premises without at least 30 days’ prior written notice thereto. Tenant shall deliver complete copies of
all insurance policies carried hereunder within ten (10) days of request therefor by Landlord. 
 If, in the reasonable opinion of the
independent insurance advisor or insurance broker retained by Landlord, the amount of liability and property damage insurance coverage, or the types of coverage required hereunder, at any time during the Term are not adequate, Tenant shall increase
the insurance coverage, or obtain such new insurance coverages, as reasonably required by Landlord’s insurance broker. 
 4.2.3.9 All
insurance which is carried by either party with respect to the Premises or to furniture, furnishings, fixtures or equipment therein or alterations or improvements thereto, whether or not required, shall include a waiver of subrogation against the
other party. Tenant’s policies shall also state that its insurance shall be primary and non-contributing with respect to the Landlord’s insurance. Each party shall be entitled to have certificates of
any policies evidencing satisfaction of the requirements of Section 4.2.3. Each party hereby waives all rights of recovery against the other for loss or injury against which the waiving party is protected by insurance containing said non-subrogation provisions, reserving, however, any rights with respect to any excess of loss or injury over the amount recovered by such insurance. 

4.2.4 Utilities. Tenant shall pay directly to the proper authorities charged with the collection thereof all charges for water, sewer,
gas, electricity, telephone and other utilities or services used or consumed on the Premises, whether called charge, tax, assessment, fee or otherwise, including, without limitation, water and sewer use charges and taxes, if any, all such charges to
be paid as the same from time to time become due. Tenant shall make its own arrangement for such utilities and Landlord shall be under no obligation to furnish any utilities to the Premises and shall not be liable for any interruption or failure in
the supply of any such utilities to the Premises. 
 4.2.5 Management. Tenant shall pay to Landlord, as Additional Rent, within thirty
(30) days of Landlord’s invoice therefor, the charges actually incurred by Landlord for commercially reasonable management fees, not to exceed 1.5% of Annual Fixed Rent accruing over the applicable time period. 

  
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 4.3 Late Payment of Rent. If any installment of Fixed Rent or payment of Additional Rent
is paid more than five (5) days after the date the same was due more than once in any twelve (12) month period (a) such amount shall bear interest from the due date at the prime commercial rate published by The Wall Street Journal, as
it may be adjusted from time to time, plus four percent (4%) per annum, but in no event more than the maximum rate of interest allowed by law, the payment of which shall be Additional Rent, and (b) Tenant shall pay, to Landlord on demand, as
Additional Rent, a late fee of four percent (4%) of the amount not paid when due. 
 4.4 Independent Covenants. The foregoing
covenants of Tenant are independent covenants and, except as otherwise set forth in this Lease, Tenant shall have no right to withhold or abate any payment of Fixed Rent, Additional Rent or other payment, or to set off any amount against the Fixed
Rent, Additional Rent or other payment then due and payable, or to terminate this Lease, because of any breach or alleged breach by Landlord of this Lease; Tenant hereby acknowledges and agrees that it has been represented by counsel of its choice
and has participated fully in the negotiation of this Lease, that Tenant understands that the remedies available to Tenant in the event of a default by Landlord may be more limited than those that would otherwise be available to Tenant under the
common law in the absence of certain provisions of this Lease, and that the so-called “dependent covenants” rule as developed under the common law (including, without limitation, the statement of
such rule as set forth in the Restatement (Second) of Property, Section 7.1) shall not apply to this Lease or to the relationship of landlord and tenant created hereunder. 

ARTICLE V  

Tenant’s Additional Covenants 

5.1 Affirmative Covenants. Tenant covenants at its sole expense at all times during the Term and for such prior or subsequent time as
Tenant occupies the Premises or any part thereof: 
 5.1.1 Perform Obligations. To perform promptly all of the obligations of Tenant
set forth in this Lease; and to pay when due the Fixed Rent and Additional Rent and all charges, rates and other sums which by the terms of this Lease are to be paid by Tenant. 

5.1.2 Use. To use the Premises only for the Permitted Uses, and from time to time to procure all licenses and permits necessary therefor
at Tenant’s sole expense, including without limitation, the building permit and certificate of occupancy for the Initial Tenant Work. 

5.1.3 Repair and Maintenance. To keep the Premises including, without limitation, all improvements therein and all heating, plumbing,
hot water, ventilating, electrical, air-conditioning, security, alarm, mechanical and other fixtures and equipment now or hereafter on the Premises in good order, condition and repair and in at least as good
order, condition and repair as they are in upon completion of the same by Tenant as required under Article III above; and to make all repairs and all capital replacements and to do all other work necessary for the foregoing purposes whether the same
may be ordinary or extraordinary, foreseen or unforeseen. Tenant shall secure, pay for and keep in force contracts with appropriate and reputable service companies providing for the regular and proper maintenance of the security, alarm, elevator,
heating, ventilating, and air-conditioning systems and copies of such contracts shall be furnished to Landlord upon request. It is expressly understood and agreed that, except for Landlord’s Work under
Article III, Landlord shall not be obligated during the Term of this Lease to make 

  
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any repairs, alterations, or replacements, whether structural or otherwise, of any kind whatsoever to the Premises. Notwithstanding the foregoing, except to the extent of any repair, maintenance
or replacement occasioned by the act or wrongful omission of Tenant or by any casualty (which shall be subject to Article VI), Landlord shall be responsible for the repair and maintenance of the structural elements of the Building (including the
structural elements of the roof system) at its sole cost and expense, and Tenant shall provide reasonable access to Landlord in connection therewith. 

5.1.4 Exterior Maintenance. From and after the Commencement Date, throughout the Term, except as set forth in the next succeeding
sentence, to keep all exterior elements of the Premises in good order, condition and repair and in at least as good order, condition and repair as they are in upon completion of the same by Tenant as required under Article III, including, without
limitation, (a) snow and ice removal (including sweeping) from surfaced roadways, walks, roofs and parking and loading areas, (b) mowing and maintenance of all lawns and planted areas on the Lot, and (c) maintenance, repair, and
replacement, as necessary, of all surface roadways, walks and parking and loading areas on the Lot. Landlord and Tenant acknowledge that some such services, such as snowplowing and landscaping, may be provided to the entire Park, in which event the
cost thereof shall be allocated to the Premises on an equitable basis as more particularly described in the Park Covenants. 
 5.1.5
Compliance with Law. To make all repairs, alterations, additions or replacements to the Premises required by any law or ordinance or any order or regulation of any public authority (collectively, “Laws”); to keep the Premises
equipped with all safety equipment so required; to comply with the orders, regulations, variances, licenses and permits of or granted by governmental authorities with respect to zoning, building, fire, health and other codes, regulations, ordinances
or laws applicable to the Premises, and the condition, use or occupancy thereof, except that Tenant may defer compliance so long as the validity of any such order, regulation, code, ordinance or law shall be contested by Tenant in good faith and by
appropriate legal proceedings, and provided such contest shall not subject Landlord to criminal penalties or civil sanctions, loss of property, material civil liability or mortgage default. Tenant shall also comply with the reasonable requirements
of insurance underwriters with respect to Tenant’s business activities in the Premises. 
 5.1.6 Tenant’s Work. To procure
at Tenant’s sole expense all necessary permits and licenses before undertaking any alteration work on the Premises; to do all such work in compliance with the applicable provisions of Section 5.2.3 hereof, to do all such work in a good and
workmanlike manner employing materials of good quality and so as to conform with all applicable zoning, building, fire, health and other codes, regulations, ordinances and laws; and to pay promptly when due the entire cost of any work on the
Premises undertaken by Tenant so that the Premises shall be free of liens for labor and materials; to employ for such work one or more responsible contractors (whose labor will work without interference with other labor working in the Premises if
such work is proceeding while Landlord performs Landlord’s Work); to require such contractors employed by Tenant to carry workmen’s compensation insurance in accordance with statutory requirements and commercial general liability insurance
covering such contractors on or about the Premises in an amount not less than $2,000,000 and to submit certificates evidencing such coverage to Landlord prior to the commencement of such work; and to save Landlord harmless and indemnified from all
injury, loss, claims or damage to any person or property occasioned by or growing out of such work. 

  
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 5.1.7 Indemnity. Except if caused by the negligence or willful misconduct of Landlord or
its agents, employees or contractors, Tenant shall defend, with counsel chosen by Tenant’s insurer or otherwise reasonably acceptable to Landlord, all actions against Landlord, any member, partner, trustee, stockholder, officer, director,
employee or beneficiary of Landlord, holders of mortgages on the Premises, any other party having an interest in the Premises and any property or asset manager employed by Landlord (individually an “Indemnified Party” and collectively the
“Indemnified Parties”) with respect to, and shall pay, protect, indemnify and save harmless, to the extent permitted by law, all Indemnified Parties from and against, any and all liabilities, losses, damages, costs, expenses (including
reasonable attorneys’ fees and expenses), causes of action, suits, claims, demands or judgments of any nature arising from (a) injury to or death of any person, or damage to or loss of property, on the Premises or connected with the use,
condition or occupancy of the Premises, (b) to the extent related to the Premises or this Lease, any act, fault, omission or other misconduct of Tenant or its agents, contractors, licensees, sublessees or invitees, or (c) the existence,
use, generation, storage or disposal of Hazardous Materials (as defined in Section 5.2.2 hereof) on, in or about the Premises, the Building or the Lot or any surrounding area by or for Tenant or any agent, employee, contractor, licensee,
sublessee or invitee of Tenant, including, without limitation, any and all liabilities, losses, damages, costs, expenses (including reasonable attorneys’ fees and expenses), causes of action, suits, claims, demands or judgments of any nature
arising from or related to removal of or other remediation respecting any and all such Hazardous Materials. 
 Except if Tenant is required to indemnify
Landlord as provided above, Landlord shall defend, with counsel chosen by Landlord’s insurer or otherwise reasonably acceptable to Tenant, all actions against Tenant with respect to, and shall pay, protect, indemnify and save harmless, to the
extent permitted by law, Tenant from and against, any and all liabilities, losses, damages, costs, expenses (including reasonable attorneys’ fees and expenses), causes of action, suits, claims, demands or judgments of any nature arising from
the gross negligence or willful misconduct of Landlord or its agents, or contractors. 
 5.1.8 Landlord’s Right to Enter. To
permit Landlord and its agents to enter the Premises, at reasonable times and upon reasonable prior notice, subject to Tenant’s reasonable security and confidentiality requirements: (i) to examine the Premises and perform its obligations
under Section 5.1.3; (ii) to show the Premises to prospective purchasers, investors and lenders throughout the Term, (iii) in case of emergency threatening persons or property; and (iv) during the last eighteen (18) months of the
Term, to have access to the Premises for the purpose of showing the Premises to prospective tenants and to keep affixed in suitable places notices of availability of the Premises. 

5.1.9 Personal Property at Tenant’s Risk. All of the furnishings, fixtures, equipment, effects and property of every kind, nature
and description of Tenant, including consequential loss sustained by Tenant including loss of income or extra expenses in continuing to operate, and of all persons claiming by, through or under Tenant which, during the continuance of this Lease or
any occupancy of the Premises by Tenant or anyone claiming under Tenant, may be on the Premises, shall be at the sole risk and hazard of Tenant and if the whole or any part thereof shall be destroyed or damaged by fire, water or otherwise, or by the
leakage or bursting of water pipes, steam pipes, or other pipes, by theft or from any other cause, no part of said loss or damage is to be charged to or to be borne by Landlord. 

  
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 5.1.10 Yield Up. Subject to the provisions of Section 5.2.3 (which the parties
acknowledge limit what alterations Tenant must remove) and the provisions of Article VI, at the expiration of the Term or earlier termination of this Lease: to surrender all keys to the Premises, to remove (a) all furnishings, fixtures,
equipment and other personal property now or hereafter located in the Premises, which are not affixed to the Building or Lot nor tied into the Building’s systems, excluding fixtures and equipment which Landlord agreed in writing may remain at
the time it approved the same (b) all alterations Landlord otherwise requires to be removed at the expiration of the Term to the extent permitted under Section 5.2.3, and (c) all Tenant’s signs wherever located, to repair all
damage caused by such removal and to yield up the Premises (including all installations and improvements made by Tenant, except for fixtures and equipment and such of said installations or improvements as are not to be removed as set forth above),
broom-clean and in the same good order and repair in which Tenant is obliged to keep and maintain the Premises by the provisions of this Lease, free of Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or released
or disposed of from, the Premises by Tenant or any party claiming by, through or under Tenant (a “Tenant Party”) (collectively, “Tenant HazMat Operations”) and released of all licenses, clearances or other authorizations of any
kind required by any governmental authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (collectively “Hazardous Materials Clearances”). For
purposes of clarification, in no event shall Tenant’s obligations under this Section 5.1.10 require Tenant to remove, remediate or encapsulate any Hazardous Materials from the Premises which existed in, on or under the Premises, prior to
the Commencement Date. Any property not so removed shall be deemed abandoned and may be retained by Landlord or may be removed and disposed of by Landlord in such manner as Landlord shall determine and Tenant shall pay Landlord the entire cost and
expense incurred by Landlord in effecting such removal and disposition and in making any repairs and replacements to the Premises necessitated by the removal of such property. For each day after the expiration of the Term, or the earlier termination
of this Lease, and prior to Tenant’s performance of its obligation to yield up the Premises under this Section 5.1.10, Tenant shall pay to Landlord, for use and occupancy, an amount equal to 150% of the Fixed Rent in effect at the
termination of the Lease computed on a daily basis, plus a sum equal to all Additional Rent which would have been payable with respect to each such day if this Lease were still in effect. 

At least six (6) months prior to the surrender of the Premises, Tenant shall deliver to Landlord a narrative description of the actions
proposed (or required by any governmental authority) to be taken by Tenant in order to surrender the Premises (including any alterations permitted by Landlord to remain in the Premises) at the expiration or earlier termination of the Term, free from
any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Surrender Plan”). Such Surrender Plan shall be accompanied by a current listing of (i) all Hazardous Materials
licenses and permits held by or on behalf of any Tenant Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises, and shall be subject to the
review and approval of Landlord’s environmental consultant. In connection with 

  
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the review and approval of the Surrender Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such additional
non-proprietary information concerning Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Surrender Plan shall have
been satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such additional procedures
as may be deemed reasonably necessary to confirm that the Premises are, as of the effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant HazMat Operations. Tenant shall reimburse Landlord, as
Additional Rent, for the actual out of pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the Surrender Plan and to visit the Premises and verify satisfactory completion of the same, which cost
shall not exceed $5,000. Landlord shall have the unrestricted right to deliver such Surrender Plan and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. 

If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender
Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about the Premises, Landlord shall have the right to take such actions as Landlord may
deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the cost of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the
limitation set forth in the second paragraph of this section. 
 5.1.11 Estoppel Certificate. Upon not less than ten
(10) days’ prior notice by Landlord, to execute, acknowledge and deliver to Landlord a statement in writing, addressed to such party as Landlord shall designate in its notice to Tenant, certifying that this Lease is unmodified and in full
force and effect and that Tenant has no defenses, offsets or counterclaims against its obligations to pay the Fixed Rent and Additional Rent and any other charges and to perform its other covenants under this Lease (or, if there have been any
modifications that the same is in full force and effect as modified and stating the modifications and, if there are any defenses, offsets or counterclaims, setting them forth in reasonable detail), the dates to which the Fixed Rent and Additional
Rent and other charges have been paid, a statement that Landlord is not in default hereunder (or if in default, the nature of such default, in reasonable detail), and such other information as Landlord may reasonably request. Any such statement
delivered pursuant to this Section 5.1.11 may be relied upon by any prospective purchaser or mortgagee of the Premises, or any prospective assignee of any such mortgagee. 

5.1.12 Landlord’s Expenses Re Consents. To reimburse Landlord promptly on demand for all reasonable third-party expenses incurred
by Landlord in connection with all requests by Tenant for consent or approval hereunder. 
 5.1.13 Financial Statements. To furnish to
Landlord within forty-five (45) days after written request by Landlord (which request may not be given more than once in any twelve (12) month period), Tenant’s most recent audited financial statements (including any notes to them)
or, if no such audited statements have been prepared, such other financial statements (and notes to them) as may have been most recently prepared by an independent certified public 

  
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accountant or, if no such statements have been prepared, current internally prepared financial statements in form reasonably acceptable to Landlord, certified by Tenant’s Chief Financial
Officer. Tenant agrees that if Tenant’s entity structure is altered through merger, acquisition or other transaction, such that Tenant becomes a subsidiary of another entity, the financial statements delivered pursuant to this
Section 5.1.13 shall contain financial information pertaining only to Tenant’s operations and not to any parent thereof (unless the parent is liable for the obligations of Tenant under this Lease). In addition, within fifteen
(15) days after delivery to Tenant of Landlord’s request to do so, Tenant shall furnish Tenant’s most recent quarterly financial statements certified by Tenant’s Chief Financial Officer. Tenant will discuss its financial
statements with Landlord upon request in order to enable Landlord to verify the financial statements. The foregoing shall not be deemed to constitute Landlord’s consent to any assignment of the Lease or subletting of the Premises or in any way
derogate from the provisions of Section 5.2.1. Tenant represents and warrants that the initial financial statements provided by it to Landlord prior to execution of this Lease were true, correct and complete in all material respects when
provided, and that no material adverse change has occurred since that date which would render them inaccurate or misleading in any material respect, and each future delivery of financial statements hereunder to Landlord shall be deemed a
representation and warranty that such statements are true, correct and complete in all material respects as of the date of delivery to Landlord. So long as Tenant is a “public company” and its financial information is publicly available,
then the foregoing delivery requirements shall not apply. Upon Tenant’s request, Landlord shall execute a commercially reasonable form of non-disclosure agreement with respect to and prior to
Tenant’s delivery of such financial statements. 
 5.2 Negative Covenants. Tenant covenants at all times during the Term and for
such further time as Tenant occupies the Premises or any part thereof: 
 5.2.1 Assignment and Subletting. Not to assign, transfer,
mortgage or pledge this Lease or to grant a security interest in Tenant’s rights hereunder, or to sublease (which term shall be deemed to include the granting of concessions and licenses and the like) or permit anyone other than Tenant to
occupy all or any part of the Premises or suffer or permit this Lease or the leasehold interest hereby created or any other rights arising under this Lease to be assigned, transferred or encumbered, in whole or in part, whether voluntarily,
involuntarily or by operation of law without the prior written consent of Landlord, subject to the terms and provisions of this Section 5.2.1, such consent from Landlord not to be unreasonably withheld, conditioned or delayed. 

5.2.1.1 For the purposes of this Section 5.2.1, the transfer in the aggregate in any one transaction or series of related transactions of
a majority of the direct or indirect interest in Tenant (whether stock, partnership interest or other form of ownership or control) by any person or persons having an interest in ownership or control of Tenant (except for transfers of publicly
traded securities and transfers to or among family members, existing owners, or persons or entities controlling, controlled by, or under common control with Tenant or existing owners) shall be deemed an assignment of this Lease (a “Corporate
Transfer”). Landlord shall not unreasonably withhold, condition or delay its consent to any assignment or subletting of the Premises by Tenant, provided that the proposed assignee or sublessee is determined by Landlord in its reasonable
judgment to be creditworthy (taking into consideration Tenant’s ongoing liability for all of the obligations of this Lease), is qualified to do business in the state in which 

  
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the Premises are located, shall use the Premises only for the Permitted Uses hereunder, and shall not involve the use of hazardous substances not otherwise permitted by the terms and provisions
of this Lease therein. Notwithstanding anything to the contrary, Tenant shall have the right, without Landlord’s consent, to assign this Lease to, or sublease all or any part of the Premises to, or permit all or part of the premises to be used
or occupied by (a) any entity controlling, controlled by, or under common control with Tenant, or (b) a successor to Tenant by consolidation, merger, or sale of the entire company or all or any substantial portion of its assets (or Tenant
after a Corporate Transfer), provided that in the event of a transaction subject to this clause (b) the successor entity (or Tenant after a Corporate Transfer) has a tangible net worth (as determined in accordance with generally accepted
accounting principles) after such transaction at least equal to the greater of (x) the tangible net worth of Tenant as of the date hereof or (y) the tangible net worth of Tenant prior to such transaction. In addition to the foregoing,
Tenant shall be permitted to sublease or license space to, or otherwise permit occupancy of portions of the Premises by, entities with which Tenant does business whose presence in the Premises is a necessary or convenient component of its working
relationship with Tenant, without requiring any consent from Landlord, but upon prior written notice to Landlord, provided that such entity shall comply with the terms of this Lease, including without limitation, the Permitted Uses hereunder. 

5.2.1.2 Any attempted assignment, transfer, mortgage, pledge, grant of security interest, sublease or other encumbrance, except as permitted
by this Section 5.2.1, shall be void. No assignment, transfer, mortgage, grant of security interest, sublease or other encumbrance, whether or not approved, and no indulgence granted by Landlord to any assignee, sublessee or occupant shall in
any way impair Tenant’s continuing primary liability (which after an assignment or subletting shall be joint and several with the assignee or sublessee) of Tenant hereunder, and no approval in a particular instance shall be deemed to be a
waiver of the obligation to obtain Landlord’s approval in any other case. 
 5.2.1.3 If for any assignment or sublease or occupancy by
another permitted by Landlord hereunder, Tenant receives rent or other consideration, either initially or over the term of the assignment, sublease or occupancy, in excess of the rent called for hereunder, or in case of sublease of part of the
Premises, in excess of such rent fairly allocable to the part so subleased, Tenant shall pay to Landlord, as Additional Rent, fifty percent (50%) of the excess of each such payment of rent or other consideration received by Tenant promptly after its
receipt, after the deduction therefrom of reasonable legal, brokerage and tenant improvement expenses, amortized over the remaining term of the Lease, in the case of an assignment, and over the term of the sublease, in the case of a sublease. 

5.2.2 Occupancy and Use. To use the Premises only for the Permitted Uses; not to injure, overload, deface or otherwise harm the
Building, the Lot or any common facilities appurtenant thereto; not to make, allow or suffer any waste; to comply in all respects with the Park Covenants; and not to permit in the Building any use thereof which is contrary to law or ordinances, or
to create a nuisance or to invalidate any insurance on the Building or its contents; not to dump, flush, or in any way introduce any Hazardous Materials into the septic, sewage or other waste disposal system serving the Premises or to introduce,
generate, store, use or dispose of Hazardous Materials in, on or about the Premises, the Lot or any common facilities appurtenant thereto except in compliance with the requirements of applicable law in connection 

  
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with Tenant’s business activities in the Premises for the Permitted Uses; not to dispose of Hazardous Materials from the Premises to any other location except as permitted by applicable law;
to notify Landlord of any violation of applicable federal, state, or local law on the Premises, the Lot or any common facilities appurtenant thereto which requires the filing by Tenant of a notice; to comply with all laws, regulations and orders of
governmental authorities, including without limitation those relating to zoning, building, fire, health and safety, applicable to the Premises, the Lot or any common facilities appurtenant thereto, including the Americans with Disabilities Act, as
amended. As used herein, “Hazardous Materials” shall mean and include, but shall not be limited to, any petroleum product and all hazardous or toxic wastes or substances, any substances which because of their quantitative concentration,
chemical, radioactive, flammable, explosive, infectious or other characteristics, constitute or may reasonably be expected to constitute or contribute to a danger or hazard to public health, safety or welfare or to the environment, including,
without limitation, any asbestos (whether or not friable) and any asbestos-containing materials, waste oils, solvents and chlorinated oils, polychlorinated biphenyls (PCBs), toxic metals, etchants, pickling and plating wastes, explosives, reactive
metals and compounds, pesticides, herbicides, radon gas, urea formaldehyde foam insulation and chemical, biological and radioactive wastes, or any other similar materials or any hazardous or toxic wastes or substances which are included under or
regulated by any federal, state or local law, rule or regulation (whether now existing or hereafter enacted or promulgated, as they may be amended from time to time) pertaining to environmental regulations, contamination, clean-up or disclosures, and any judicial or administrative interpretation thereof, including any judicial or administrative orders or judgments including, without limitation, the Comprehensive Environmental
Response, Compensation and Liability Act of 1980, 42 U.S.C. Section 9601 et seq. (“CERCLA”); the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq. (“RCRA”);
Superfund Amendments and Reauthorization Act of 1986, Public Law No. 99-499 (signed into law October 17, 1986) (“SARA”); Toxic Substances Control Act, 15 U.S.C. Section 2601 et
seq. (“TSCA”); Massachusetts Oil and Hazardous Material Release Prevention and Response Act, M.G.L. c. 21E; Massachusetts Hazardous Waste Management Act, M.G.L. c. 21C; the Hazardous Materials Transportation Act, 49 U.S.C.
Section 1801 et seq.; or any other state superlien or environmental clean-up or disclosure statutes (all such laws, rules and regulations being referred to collectively as the
“Environmental Laws”). Tenant shall, upon request of Landlord, deliver to Landlord a certification as to all Hazardous Materials used by Tenant in the Premises, together with copies of all permits, manifests, and other non-proprietary documentation requested by Landlord to confirm Tenant’s compliance with the requirements of this Lease. Without limitation of the foregoing, Landlord reserves the right to conduct environmental
assessments of Tenant’s activities in the Premises from time to time (but in no event more than once in any twelve month period except if Landlord has a reasonable basis to do so), the cost of which shall be borne by Tenant in the event that
any such assessment discloses any violation by Tenant of this Section 5.2.2. The foregoing is not intended to and does not create any liability of Tenant arising from the mere presence of Hazardous Materials on the Premises prior to the
commencement of the Term. Landlord represents and warrants to Tenant that it has no knowledge of any Hazardous Materials on the Premises in violation of law as of the date hereof except to the extent set forth in the environmental site assessments
listed on Exhibit D, copies of which Landlord has delivered to Tenant. If any Hazardous Materials are identified at the Premises as having been in existence at the Premises prior to the date hereof and as to which remediation is required by
law (and such Hazardous Materials cannot be appropriately encapsulated), Landlord shall promptly after notice from Tenant, and at Landlord’s sole cost and expense, remove and/or remediate such Hazardous Materials in compliance with all
Environmental Laws. 

  
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 5.2.3 Installation, Alterations or Additions. Except as otherwise set forth in this
Section 5.2.3, not to make any installations, alterations or additions in, to or on the Building or Lot (including, without limitation, buildings, lawns, planted areas, walks, roadways, parking and loading areas, or excavation of any area), nor
permit the painting or placing of any exterior signs (except as hereinafter provided), placards or other advertising media, awning, aerials, antennas, or flagpoles, or the like on the exterior of the Building or visible from outside of the Premises,
without on each occasion obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Landlord hereby approves the initial plans and specifications for the Initial Tenant Work previously
submitted by Tenant to Landlord and attached to this Lease as Exhibit H. Landlord shall not charge any overhead, coordination or supervisory or other fees in connection with the review of Tenant’s plans or monitoring of Tenant’s
work, but Tenant shall pay Landlord, as Additional Rent, the reasonable out-of-pocket cost of Landlord’s third party consultants who review such plans. Prior to
commencing any work in the Premises, Tenant shall submit the plans therefor to Landlord for approval in accordance with the notice requirements of Section 9.1. If Landlord fails to approve or disapprove the plans, or to approve the same with
reasonable conditions, within ten (10) business days after receipt thereof, Tenant may send a second notice with respect to such submission that includes in at least 14 point-type and all capitals (with the rest of the notice in standard font
and type-size) the phrase “FAILURE TO IMMEDIATELY RESPOND COULD RESULT IN THE FORFEITURE OF RIGHTS” (a “Second Plans Notice”), and if Landlord fails to approve or disapprove the plans or to
approve the same with reasonable conditions within five (5) business days of receipt of the Second Plans Notice, such plans shall be deemed approved by Landlord. Subject to the provisions of this Section 5.2.3, Landlord shall notify Tenant
at the time of approval as to any alterations Tenant shall be required to remove prior to yielding up the Premises upon the expiration or earlier termination of the Term. Tenant shall provide Landlord with a payment, performance and lien bond naming
Landlord as co-obligee with respect to any alterations having a cost in excess of $5,000,000, it being agreed, however that no such bond shall be required for the Initial Tenant Work if Tenant’s general
contractor is any of the following: The Richmond Group or Wise Construction Corp. In the event of any alteration, Tenant shall perform the same in accordance with the requirements of this Lease, including without limitation the provisions of
Section 5.1.6 above, and shall provide Landlord with as-built plans thereof upon the completion of the same. Subject to this Section 5.2.3 and Section 5.1.10, all such alterations of the
Building and the Lot shall become part of the Premises and the property of Landlord. The Initial Tenant Work shall be subject to the provisions of this Section 5.2.3. Notwithstanding the foregoing, alterations that are (a) entirely inside
of the Building, (b) non-structural, (c) do not adversely affect the Building’s systems, and (d) are substantially consistent with the Building’s intended use for non-good manufacturing process pre-clinical discovery, good laboratory practice toxicology, current good manufacturing process clinical development supply, and comparable
activities consistent with the primary business of Moderna Therapeutics Inc., and (e) are generally consistent with the Initial Tenant Work (such Alterations being referred to herein as “No Consent Alterations”) may be undertaken
without Landlord’s prior consent but otherwise in accordance with this Section 5.2.3. Notwithstanding anything in this Lease to the contrary, Tenant shall not be required to remove from the Premises pursuant to Section 5.1.10 any of
the Initial Tenant Work nor any No Consent Alterations. 

  
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 5.2.4 Signage. Tenant shall have the right, subject to Landlord’s prior written
approval in accordance with Sections 5.2.3 and 5.1.6, and in compliance with applicable legal requirements, including, without limitation, all local permits and approvals and the Park Covenants (including without limitation any conditions and/or
restrictions imposed by the Norwood Planning Board) (the “Sign Compliance Obligations”), to install signage on the Building façade, and on the Premises’ monument signage at the entrance to the Lot, in locations and of
size and design approved by Landlord in its good faith discretion. Subject to compliance with the Sign Compliance Obligations, Landlord agrees that Tenant shall have the right to use the portion of the Park monument sign so indicated on Exhibit
E and the Premises’ monument sign, the locations of which are shown on Exhibit F. The cost of fabrication and installation of all signs shall be Tenant’s responsibility. All work shall be performed at Tenant’s expense by a
sign installer approved by Landlord in compliance with all applicable laws, codes and regulations and the provisions of Section 5.1.6. 

ARTICLE VI 
 Casualty or Taking

 6.1 Damage or Destruction of Premises. 

6.1.1 If the Premises or any part thereof are damaged by fire or other casualty, Tenant shall promptly notify Landlord thereof. 

6.1.2 If the entire Building is destroyed or is so damaged by fire or other casualty that no portion of it can be occupied by Tenant for the
normal conduct of its business operations, then Tenant may terminate this Lease by giving written notice to Landlord within forty-five (45) days after the date of such damage, in which event this Lease shall terminate thirty (30) days
after such notice is so given, with the same effect as if such date was the last day of the Term. 
 6.1.3 If less than the entire Building
is destroyed or damaged by fire or other casualty, or if Tenant does not elect to terminate this Lease as provided in Section 6.1.2, and if a reputable contractor or architect engaged by Tenant and reasonably approved by Landlord estimates (the
“Casualty Restoration Estimate”) that either (a) the time required (from the date of such casualty) to restore the Building to substantially the condition in which the same existed immediately prior to the casualty (subject to
then-applicable Laws) (“Restoration”) exceeds eighteen (18) months or (b) the time required for Restoration from the commencement to substantial completion of the Restoration exceeds twelve (12) months, then Tenant may
terminate this Lease by giving written notice to Landlord within forty-five (45) days after the date of such damage, in which event this Lease shall terminate thirty (30) days after such notice is so given, with the same effect as if such
date was the last day of the Term. 
 6.1.4 Notwithstanding the preceding provisions of this Section 6.1, if any casualty occurs to the
Building during the last Lease Year of the Term such that Tenant is unable to continue normal business operations in a material portion of the Building, and the Casualty 

  
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Restoration Estimate provided by Tenant to Landlord sets forth a Restoration period of more than sixty (60) days from the date such damage occurred, then Tenant shall have the right to
terminate this Lease by giving written notice to Landlord within thirty (30) days after the date of such damage, in which event this Lease shall terminate ten (10) days after such notice is so given, with the same effect as if such date
was the last day of the Term. 
 6.1.5 If Tenant does not terminate this Lease as provided in this Section 6.1, then Tenant shall
perform the Restoration in accordance with the provisions of Section 6.2 below. 
 6.2 Restoration. If this Lease is not
terminated in accordance with Section 6.1, this Lease shall continue in full force and effect and Tenant shall promptly and diligently perform the Restoration of the Building at Tenant’s sole cost and expense, but including use of the Net
Proceeds (defined below). Tenant shall continue to pay all Fixed Rent and Additional Rent due under this Lease during any period of Restoration, subject to a credit for any rent loss insurance proceeds actually received by Landlord from the
insurance to be carried pursuant to Section 4.2.3.2. Tenant shall adjust, collect and compromise any and all claims for damage to the Building and the improvements therein. Exclusive of proceeds allocated to Tenant’s personal property and
moveable trade fixtures, the holder under a first mortgage on the Premises (the “Mortgagee”), if any, and Landlord, shall have the right to join with Tenant therein and approve such settlement, such approval not to be unreasonably
withheld, conditioned or delayed. Such proceeds of insurance (exclusive of proceeds allocated to Tenant’s personal property and moveable trade fixtures), less any actual and reasonable expenses incurred by Tenant in collecting such proceeds
(the “Net Proceeds”), shall be paid to Mortgagee (or to Landlord, if there is no Mortgagee) and disbursed to Tenant for Restoration, in accordance with the provisions of Section 6.3. 

6.3 Net Proceeds for Restoration. The Net Proceeds shall be held and disbursed by Mortgagee, or if there is no Mortgagee at such time,
by Landlord in accordance with the following conditions: 
 6.3.1 Prior to commencement of the Restoration, the architects, general
contractor(s), and plans and specifications for the Restoration shall be approved by Landlord, as and to the extent required by the provisions of Sections 5.1.6 and 5.2.3, and the general contractor shall have provided to Mortgagee and Landlord an
estimate of the cost of Restoration. 
 6.3.2 At the time of any disbursement, no Event of Default shall exist and no mechanics’ or
materialmen’s liens shall have been filed and remain undischarged or unbonded. 
 6.3.3 If the estimated Restoration cost is less than
$250,000, the Net Proceeds shall be disbursed to Tenant within thirty (30) days after Mortgagee’s (or Landlord’s, as applicable) receipt thereof. Disbursements with respect to Restorations estimated to exceed $250,000 will be governed
by Sections 6.3.4 through 6.3.8. 

  
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 6.3.4 To the extent the estimated cost of Restoration exceeds the Net Proceeds, Tenant shall
itself fund such excess first, prior to disbursement of any portion of the Net Proceeds, so that at all times the Net Proceeds remaining to be disbursed will be sufficient to allow for completion of the Restoration. 

6.3.5 Disbursements shall be made from time to time in an amount not exceeding the hard and soft costs of the work and costs incurred since the
last disbursement upon receipt of (a) satisfactory evidence, including architects’ certificates of the stage of completion, of the estimated cost of completion and of performance of the work to date in a good and workmanlike manner in
accordance with the contracts and plans and specifications, (b) partial releases of liens, and (c) other reasonable evidence of cost and payment so that Mortgagee (or Landlord, as applicable) can verify that the amounts disbursed from time
to time are represented by work that is completed, in place or delivered to the site and free and clear of mechanics’ lien claims. 

6.3.6 Each request for disbursement shall be sent by Tenant to Landlord and Mortgagee (if any), accompanied by a certificate of Tenant
describing the work, materials or other costs or expenses, for which payment is requested, stating: (a) the cost incurred in connection therewith; (b) that no Event of Default exists; (c) that no mechanics’ or materialmen’s
liens shall have been filed and remain undischarged or unbonded; (d) that Tenant has not previously received payment for such work or expense; and (e) that the remainder of the Restoration can be completed with the remaining undisbursed
Net Proceeds (failing which Tenant shall itself fund any gap until the Restoration project is again in balance); and the certificate to be delivered by Tenant upon completion of the work shall, in addition, state that the work has been substantially
completed and complies with the applicable requirements of this Lease. 
 6.3.7 Ten percent (10%) of the Net Proceeds, or such lower amount
as may be permitted by the Massachusetts Retainage Act (M.G.L. ch. 149, Section 29F), shall be retained by Mortgagee (or Landlord, as applicable) until the Restoration is at least fifty percent (50%) complete, and thereafter five percent (5%)
until the Restoration is substantially complete. 
 6.3.8 At all times the undisbursed balance of the Net Proceeds, plus any funds
contributed toward Restoration by Tenant, shall be not less than the cost of completing the Restoration (as reasonably estimated by Tenant, provided that Tenant shall provide to Landlord the basis for such estimate, in reasonable detail, promptly
after Landlord’s request therefor, and as confirmed in writing to Landlord), free and clear of all liens. In addition, prior to commencement of Restoration and at any time during Restoration, if the estimated cost of Restoration, as reasonably
determined by Landlord, exceeds the amount of the Net Proceeds, Tenant shall fund at its own expense the costs of such Restoration until the remaining Net Proceeds is sufficient for the completion of the Restoration. Any sum in the Net Proceeds
which remains in the Net Proceeds upon the completion of Restoration shall be paid to Tenant. 
 6.4 Net Proceeds Upon Termination. If
this Lease is terminated in accordance with Section 6.1 or Section 7.1, the entire Net Proceeds of insurance received in accordance with Section 6.2 shall paid to Landlord, and Landlord, not Tenant, shall have the power to adjust,
compromise and settle all claims with the insurer. 

  
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 6.5 Eminent Domain. In the event that all or any substantial part of the Building (meaning
more than 30% of the rentable floor area), or a material portion of the Lot (meaning such portion of the Lot that would prevent or materially adversely affect Tenant’s ability to use the Premises for its then current operations) is taken (other
than for temporary use, as hereafter described) by public authority under power of eminent domain (or by conveyance in lieu thereof), then by notice given within three (3) months following the recording of such taking (or conveyance) in the
appropriate registry of deeds, this Lease may be terminated at Landlord’s or Tenant’s election effective upon the date on which physical possession of the Premises (or the portion thereof so taken) is taken by the condemning authority, and
Rent shall be apportioned as of the effective date of such termination. If this Lease is not terminated as aforesaid, the Premises (or what remain thereof) shall be restored consistent with the procedures set forth in Section 6.2 above, but
only to the extent of the net proceeds of damages award for such taking, so as to re-constitute the remaining portion of the Building as a complete and functional unit for use by Tenant for the Permitted Uses.
In the event that some portion of the floor area of the Building is taken (other than for temporary use) and this Lease is not terminated, Rent shall be proportionally abated for the remainder of the Term. In the event of any taking of the Premises
or any part thereof for temporary use, (i) this Lease shall be and remain unaffected thereby and rent shall not abate, and (ii) Tenant shall be entitled to receive for itself any award made for such use with respect to the period of the
taking which is within the Term. Irrespective of the form in which recovery may be had by law, all rights to damages or compensation for the Premises, the Building and the Lot, including the improvements thereto, shall belong to Landlord. Tenant
hereby grants to Landlord all of Tenant’s rights to such damages and covenants to deliver such further assignments thereof as Landlord may from time to time request. Tenant may separately pursue an award for the unamortized value of
improvements installed by Tenant at its expense, its personal property, fixtures, equipment, and moving expenses. 
 ARTICLE VII 

Defaults 
 7.1 Events of
Default. (a) If Tenant shall default in the performance of any of its obligations to pay the Fixed Rent or Additional Rent hereunder and if such default shall continue for five (5) business days after written notice, or (b) if
Tenant fails to provide an estoppel certificate to Landlord within the time period provided and otherwise in accordance with Section 5.1.11 hereof which continues for more than 5 business days after further written notice from Landlord, or
(c) if Tenant fails to timely procure and maintain any insurance as required by any provision of this Lease, and such failure continues for a period of 5 business days after written notice thereof, or (d) if Tenant assigns this Lease or
subleases any portion of the Premises in violation of Section 5.2.1, or (e) if, within thirty (30) days after written notice from Landlord specifying any other default or defaults, Tenant has not cured the same (or if the same is
curable but not within such 30-day period Tenant has either not commenced such cure within such 30 days and thereafter diligently prosecuted the same to completion, or not completed such cure within 90 days of
such notice), or (f) if Tenant or any guarantor of all or any portion of Tenant’s obligations under this Lease becomes insolvent or fails to pay its debts as they fall due, or (g) if a trust mortgage or assignment is made by Tenant or
by any guarantor for the benefit of creditors, or (h) if the leasehold estate under this Lease or any substantial part of the property of Tenant or of any guarantor is taken on execution, or by other process of law, or is attached or subjected
to any other involuntary encumbrance and the same is not dismissed, stayed or vacated within 60 

  
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days, or (i) if a receiver, trustee, custodian, guardian, liquidator or similar agent is appointed with respect to Tenant or any guarantor, or if any such person or a mortgagee, secured
party or other creditor takes possession of the Premises or of any substantial part of the property of Tenant or of any guarantor, and, in either case, if such appointment or taking of possession is not terminated within 60 days after it first
occurs, or (j) if a petition is filed by or with the consent of Tenant or of any guarantor under any federal or state law concerning bankruptcy, insolvency, reorganization, arrangement, or relief from creditors, or (k) if a petition is
filed against Tenant or against any guarantor under any federal or state law concerning bankruptcy, insolvency, reorganization, arrangement, or relief from creditors, and such petition is not dismissed, stayed or vacated within 60 days, or
(1) if Tenant or any guarantor which is a corporation dissolves or is dissolved or liquidates (each of (a)-(l) being agreed to constitute substantial defaults hereunder and being referred to herein as an “Event of Default”), then, and
in any of such cases, Landlord and the agents and servants of Landlord lawfully may, in addition to and not in derogation of any remedies for any preceding breach of covenant, immediately or at any time thereafter while such Event of Default
continues, in accordance with applicable laws, terminate this Lease by notice to Tenant, and repossess the same as of Landlord’s former estate and expel Tenant and those claiming through or under Tenant and remove its and their effects without
being deemed guilty of any manner of trespass and without prejudice to any remedies which might otherwise be used for arrears of rent or prior breach of covenant, and upon such entry or mailing as aforesaid this Lease shall terminate, Tenant hereby
waiving all rights of redemption, if any, to the extent such rights may be lawfully waived, and Landlord, upon such termination, without notice to Tenant, may store Tenant’s effects, and those of any person claiming through or under Tenant at
the expense and risk of Tenant, and, if Landlord so elects, may sell such effects at public auction or private sale and apply the net proceeds to the payment of all sums due to Landlord from Tenant, if any, and pay over the balance, if any, to the
party legally entitled thereto. 
 7.2 Remedies. In the event that this Lease is terminated under any of the provisions contained in
Section 7.1 or shall otherwise be terminated for breach of any obligation of Tenant, if Landlord so elects in writing (a “Landlord Section 7.2 Demand”), Tenant covenants to pay forthwith to Landlord, as full and final
compensation and in lieu of any further amounts from Tenant accruing under this Lease after a Landlord Section 7.2 Demand, the sum of the excess, discounted to present value at a rate equal to the prime rate of interest as of the Landlord
Section 7.2 Demand as reported by The Wall Street Journal minus 1.5% per annum, of (a) the total rent reserved for the residue of the Term over (b) the rental value of the Premises for said residue of the Term, taking into
account Landlord’s reasonable projections with respect to (i) costs of reletting (including brokerage costs, tenant improvement costs, legal fees and the like) and (ii) the period of time that the Premises are likely to remain fully
or partially untenanted. In calculating the rent reserved there shall be included, in addition to the Fixed Rent and Additional Rent, the value of all other considerations agreed to be paid or performed by Tenant for said residue. Tenant further
covenants with respect to any period prior to a Landlord Section 7.2 Demand, as additional and cumulative obligations after any such termination to pay punctually to Landlord all the sums and to perform all the obligations which Tenant
covenants in this Lease to pay and to perform in the same manner and to the same extent and at the same time as if this Lease had not been terminated. In calculating the amounts to be paid by Tenant pursuant to the next preceding sentence Tenant
shall be credited with the net proceeds of any rent obtained by Landlord by reletting the Premises, after deducting all Landlord’s expenses in connection with such reletting, including, without limitation, all repossession costs, brokerage
commissions, fees 

  
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for legal services and expenses of preparing the Premises for such reletting, it being agreed by Tenant that Landlord may, but shall not be obligated to, (i) relet the Premises or any part
or parts thereof, for a term or terms which may at Landlord’s option be equal to or less than or exceed the period which would otherwise have constituted the balance of the Term and may grant such concessions and free rent as Landlord in its
reasonable judgment considers advisable or necessary to relet the same, (ii) make such alterations, repairs and decorations in the Premises as Landlord in its reasonable judgment considers advisable or necessary to relet the same, and
(iii) keep the Premises vacant unless and until Landlord is able to rent the Premises to a Tenant which is at least as desirable and financially responsible as Tenant is on the date of this Lease, on terms not less favorable to Landlord than
those of this Lease. No action of Landlord in accordance with the foregoing or failure to relet or to collect rent under reletting shall operate or be construed to release or reduce Tenant’s liability as aforesaid. Notwithstanding the
foregoing, Landlord hereby agrees to use commercially reasonable efforts to mitigate any damages resulting from an Event of Default by Tenant leading to the termination of this Lease; provided that the engagement of a broker to market the Premises
shall be deemed to be the use of commercially reasonable efforts. 
 In lieu of any other damages or indemnity and in lieu of full recovery
by Landlord of all sums payable under all the foregoing provisions of this Section 7.2, Landlord may by notice to Tenant, at any time after this Lease is terminated under any of the provisions contained in Section 7.1 or is otherwise
terminated for breach of any obligation of Tenant and before such full recovery, elect to recover, and Tenant shall thereupon pay, as liquidated damages, an amount equal to the aggregate of the Fixed Rent and Additional Rent accrued in the 12 months
ended next prior to such termination (or, if such termination occurred prior to the first anniversary of the Rent Commencement Date, an annualized amount of the Fixed Rent and Additional Rent due or which would have been due in the 12 month period
commencing on the Rent Commencement Date), plus the amount of rent of any kind accrued and unpaid at the time of termination and less the amount of any recovery by Landlord under the foregoing provisions of this Section 7.2 up to the time of
payment of such liquidated damages. 
 Nothing contained in this Lease shall, however, limit or prejudice the right of Landlord to prove for
and obtain in proceedings under any federal or state law relating to bankruptcy or insolvency or reorganization or arrangement, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the
proceedings in which, the damages are to be proved, whether or not the amount be greater than the amount of the loss or damages referred to above. 

7.3 Remedies Cumulative. Any and all rights and remedies which Landlord may have under this Lease, and at law and equity, shall be
cumulative and shall not be deemed inconsistent with each other, and any two or more of all such rights and remedies may be exercised at the same time insofar as permitted by law. 

7.4 Landlord’s Right to Cure Defaults. Landlord may, but shall not be obligated to, cure, at any time, following ten
(10) days’ prior notice to Tenant (except in cases of emergency when no notice shall be required and except if Tenant is diligently prosecuting such cure and no Event of Default exists), any default by Tenant under this Lease; and whenever
Landlord so elects, all reasonable costs and expenses incurred by Landlord, including reasonable attorneys’ fees, in curing a default shall be paid by Tenant to Landlord as Additional Rent on demand, together with interest thereon at the rate
provided in Section 4.3 from the date of payment by Landlord to the date of payment by Tenant. 

  
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 7.5 Effect of Waivers of Default. Any consent or permission by Landlord to any act or
omission which otherwise would be a breach of any covenant or condition herein, or any waiver by Landlord of the breach of any covenant or condition herein, shall not in any way be held or construed (unless expressly so declared) to operate so as to
impair the continuing obligation of any covenant or condition herein, or otherwise, except as to the specific instance, operate to permit similar acts or omissions. The failure of Landlord to seek redress for violation of, or to insist upon the
strict performance of, any covenant or condition of this Lease shall not be deemed a waiver of such violation nor prevent a subsequent act, which would have originally constituted a violation, from having all the force and effect of an original
violation. The receipt by Landlord of Fixed Rent, Additional Rent or other charges due, with knowledge of the breach of any covenant of this Lease shall not be deemed to have been a waiver of such breach by Landlord, or by Tenant, unless such waiver
be in writing signed by the party to be charged. No consent or waiver, express or implied, by Landlord to or of any breach of any agreement or duty shall be construed as a waiver or consent to or of any other breach of the same or any other
agreement or duty. 
 Any consent or permission by Tenant to any act or omission which otherwise would be a breach of any covenant or
condition herein, or any waiver by Tenant of the breach of any covenant or condition herein, shall not in any way be held or construed (unless expressly so declared) to operate so as to impair the continuing obligation of any covenant or condition
herein, or otherwise, except as to the specific instance, operate to permit similar acts or omissions. The failure of Tenant to seek redress for violation of, or to insist upon the strict performance of, any covenant or condition of this Lease shall
not be deemed a waiver of such violation nor prevent a subsequent act, which would have originally constituted a violation, from having all the force and effect of an original violation. No consent or waiver, express or implied, by Tenant to or of
any breach of any agreement or duty shall be construed as a waiver or consent to or of any other breach of the same or any other agreement or duty. 

7.6 No Accord and Satisfaction. No acceptance by Landlord of a lesser sum than the Fixed Rent, Additional Rent or any other charge then
due shall be deemed to be other than on account of the earliest installment of such rent or charge due, unless Landlord elects by notice to Tenant to credit such sum against the most recent installment due, nor shall any endorsement or statement on
any check or any letter accompanying any check or payment as rent or other charge be deemed a waiver, an agreement or an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the
balance of such installment or pursue any other remedy in this Lease provided. 
 ARTICLE VIII 

Mortgages 
 8.1 Rights
of Mortgage Holders. The word “mortgage” as used herein includes mortgages, deeds of trust or other similar instruments evidencing other voluntary liens or encumbrances, and modifications, consolidations, extensions, renewals,
replacements and 

  
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substitutes thereof. The word “holder” shall mean a mortgagee, and any subsequent holder or holders of a mortgage. Until the holder of a mortgage shall enter and take possession of the
Premises for the purpose of foreclosure, such holder shall have only such rights of Landlord as are necessary to preserve the integrity of this Lease as security. Upon entry and taking possession of the Premises for the purpose of foreclosure, such
holder shall have all the rights of Landlord. Notwithstanding any other provision of this Lease to the contrary, including without limitation Section 9.4, no such holder of a mortgage shall be liable either as mortgagee or as assignee, to
perform, or be liable in damages for failure to perform, any of the obligations of Landlord unless and until such holder shall enter and take possession of the Premises for the purpose of foreclosure or deed in lieu thereof. Upon entry for the
purpose of foreclosure, such holder shall be liable to perform all of the obligations of Landlord accruing from and after such entry, subject to and with the benefit of the provisions of Section 9.4, provided that a discontinuance of any
foreclosure proceeding shall be deemed a conveyance under said provisions to the owner of the Premises. No Fixed Rent, Additional Rent or any other charge shall be paid more than 30 days prior to the due dates thereof and payments made in violation
of this provision shall (except to the extent that such payments are actually received by a mortgagee in possession or in the process of foreclosing its mortgage) be a nullity as against such mortgagee and Tenant shall be liable for the amount of
such payments to such mortgagee. 
 The covenants and agreements contained in this Lease with respect to the rights, powers and benefits of
a holder of a mortgage (including, without limitation, the covenants and agreements contained in this Section 8.1) constitute a continuing offer to any person, corporation or other entity, which by accepting a mortgage subject to this Lease,
assumes the obligations herein set forth with respect to such holder; such holder is hereby constituted a party of this Lease as an obligee hereunder to the same extent as though its name were written hereon as such; and such holder shall be
entitled to enforce such provisions in its own name. Tenant agrees on request of Landlord to execute and deliver from time to time any reasonable form agreement which may be necessary to implement the provisions of this Section 8.1. 

8.2 Lease Subordinate to Mortgages. This Lease shall be subject and subordinate to any mortgage which may now or hereafter affect the
Premises, and to all renewals, replacements or extensions thereof, provided and on condition that, with respect to any future mortgage, the mortgagee shall provide to Tenant a subordination non-disturbance
agreement (an “SNDA”) in either substantially the form attached hereto as Exhibit G or otherwise in a commercially reasonable form and, in any event, providing that so long as no Event of Default by Tenant under this Lease shall
have occurred and be continuing: (a) Tenant shall not be joined as a party defendant in any foreclosure action or proceeding which may be instituted or taken by said mortgagee, its successors and assigns unless such joinder is necessary to
institute such foreclosure action or proceeding; (b) Tenant shall not be evicted from the Premises; and (c) Tenant’s leasehold interest hereunder shall not be terminated or disturbed and such successor shall recognize Tenant’s
rights under this Lease. 

  
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 ARTICLE IX 

Miscellaneous Provisions 

9.1 Notices from One Party to the Other. All notices required or permitted hereunder shall be in writing and addressed, if to Tenant,
at the Address of Tenant set forth in Section 1.1 above, with a copy to Dain, Torpy, Le Ray, Wiest & Garner, P.C., 745 Atlantic Avenue, Boston, MA 02111, Attention: Eric Labbe, Esq., or such other address as Tenant shall have last
designated by notice in writing to Landlord and, if to Landlord, at the Address of Landlord set forth in Section 1.1 above or such other address as Landlord shall have last designated by notice in writing to Tenant, with a copy to WilmerHale,
60 State Street, Boston, MA 02109, Attention: Keith R. Barnett, Esq. Any notice shall be deemed duly given three (3) business days after depositing in the U.S. Mail, mailed to such address postage prepaid, registered or certified mail, return
receipt requested, or the next day after depositing with a recognized overnight courier service, or at the time of delivery when delivered to such address by hand with receipt acknowledged. 

9.2 Quiet Enjoyment. Landlord agrees that so long as no Event of Default exists hereunder that remains uncured, Tenant shall and may
peaceably and quietly have, hold and enjoy the Premises during the Term without any manner of hindrance or molestation from Landlord or anyone claiming under Landlord, subject, however, to the terms of this Lease. 

9.3 Lease not to be Recorded. Tenant agrees that it will not record this Lease. Both parties shall, upon the request of either, execute
and deliver a notice or short form of this Lease in such form, if any, as may be permitted by applicable statute. If this Lease is terminated before the Term expires the parties shall execute, deliver and record an instrument acknowledging such fact
and the actual date of termination of this Lease, and Tenant hereby appoints Landlord its attorney-in-fact, coupled with an interest, with full power of substitution to
execute such a notice of termination in Tenant’s name and on its behalf. 
 9.4 Bind and Inure; Limitation of Landlord’s
Liability. The obligations of this Lease shall run with the land, and this Lease shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. No owner of the Premises shall be liable under
this Lease except for breaches of Landlord’s obligations occurring while owner of the Premises. The obligations of Landlord shall be binding upon the assets of Landlord which comprise the Premises but not upon other assets of Landlord. No
individual member, partner, trustee, stockholder, officer, director, employee or direct or indirect beneficial owner of Landlord or of any member of Landlord shall be personally liable under this Lease and Tenant shall look solely to Landlord’s
interest in the Building, the Premises and the Lot in pursuit of its remedies upon an event of default hereunder, and the general assets of Landlord and of the individual members, partners, trustees, stockholders, officers, employees or direct or
indirect beneficial owner of Landlord or of any member of Landlord shall not be subject to levy, execution or other enforcement procedure for the satisfaction of the remedies of Tenant. 

9.5 Landlord’s Default. Landlord shall not be deemed to be in default in the performance of any of its obligations hereunder unless
it shall fail to perform such obligations and such failure shall continue for a period of 30 days following receipt of notice from Tenant or such additional time as is reasonably required to correct any such default after notice has been given by
Tenant to Landlord specifying the nature of Landlord’s alleged default, provided that Landlord has commenced to cure such default within such 30 day period and thereafter diligently pursues such cure to completion. Landlord shall not be liable
in any event for incidental or consequential damages to Tenant by reason of any default by Landlord hereunder, whether or not Landlord is notified that such damages may occur. Tenant shall have no right to terminate this Lease for any default by
Landlord hereunder and, except as set forth herein, no right, for any such default, to offset or counterclaim against any rent due hereunder. 

  
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 9.6 Brokerage. Each of Landlord and Tenant warrants and represents that it has had no
dealings with any broker or agent in connection with this Lease other than Newmark Grubb Knight Frank and Jones Lang LaSalle, who shall be paid by Landlord pursuant to separate written agreement, and covenants to defend with counsel reasonably
approved by the other, hold harmless and indemnify the other from and against any and all cost, expense or liability for any compensation, commissions and charges claimed by any other broker or agent with respect to the indemnifying party’s
dealings in connection with this Lease or the negotiation thereof. 
 9.7 Applicable Law and Construction. 

9.7.1 Applicable Law. This Lease shall be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts. If
any term, covenant, condition or provision of this Lease or the application thereof to any person or circumstances shall be declared invalid, or unenforceable by the final ruling of a court of competent jurisdiction having final review, the
remaining terms, covenants, conditions and provisions of this Lease and their application to persons or circumstances shall not be affected thereby and shall continue to be enforced and recognized as valid agreements of the parties, and in the place
of such invalid or unenforceable provision, there shall be substituted a like, but valid and enforceable provision which comports to the findings of the aforesaid court and most nearly accomplishes the original intention of the parties. 

9.7.2 No Other Agreement. There are no oral or written agreements between Landlord and Tenant affecting this Lease. This Lease may be
amended, and the provisions hereof may be waived or modified, only by instruments in writing executed by Landlord and Tenant. 
 9.7.3 No
Representations by Landlord. Neither Landlord nor any agent of Landlord has made any representations or promises with respect to the Premises or the Building except as herein expressly set forth, and no rights, privileges, easements or licenses
are granted to Tenant except as herein expressly set forth. 
 9.7.4 Titles. The titles of the Articles and Sections contained herein
are for convenience only and shall not be considered in construing this Lease. 
 9.7.5 “Landlord” and “Tenant”.
Unless repugnant to the context, the words “Landlord” and “Tenant” appearing in this Lease shall be construed to mean those named above and their respective heirs, executors, administrators, successors and assigns, and those
claiming through or under them respectively. If there be more than one tenant the obligations imposed by this Lease upon Tenant shall be joint and several. 

9.7.6 Business Days. For purposes hereof, a “business day” shall mean a weekday which is not a public holiday in Suffolk
County, Massachusetts. 
 9.7.7 Additional Rent. Any sum, charge or expense payable by Tenant hereunder shall constitute Additional
Rent. 

  
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 9.7.8 No Surrender. The delivery of keys to any employee of Landlord or to any manager or
any employee or agent thereof shall not operate as a termination of this Lease or a surrender of the Premises. No act by Landlord or any employee or agent thereof shall be deemed an acceptance of a surrender of the Premises. 

9.7.9 Cumulative Remedies. The specific remedies to which Landlord may resort under the terms of this Lease are cumulative and are not
intended to be exclusive of any other remedies or means of redress to which it may be lawfully entitled in case of any breach or threatened breach by Tenant of any provisions of this Lease. In addition to the other remedies provided in this Lease,
Landlord shall be entitled to the restraint by injunction of the violation or attempted or threatened violation of any of the covenants, conditions or provisions of this Lease or to a decree compelling specific performance of any such covenants,
conditions or provisions. 
 9.8 Security Deposit. 

9.8.1 Delivery of Security Deposit. On the Date of this Lease, Tenant shall deposit with Landlord an irrevocable, clean sight, standby
letter of credit (the “Letter of Credit”) in the amount set forth in Section 1.1 above, to be held by Landlord as security for the faithful performance of every provision of this Lease, including but not limited to the provisions
relating to the payment of Fixed Rent, Additional Rent and all other amounts for which Tenant is obligated hereunder (the Letter of Credit and all proceeds thereof being the “Security Deposit”), it being expressly understood that the
Security Deposit is not an advance payment of rent or any other amount and is not a measure of Landlord’s damages in case of default by Tenant. Landlord shall not be required to keep the Security Deposit separate from its general funds, and
Tenant has no, and expressly waives any, right or interest in the Security Deposit other than as set forth in the immediately following paragraph. The Letter of Credit shall be in form and substance, and from an issuer bank, acceptable to Landlord
(Landlord hereby agreeing that Silicon Valley Bank is an acceptable bank), in its sole but reasonable discretion, provided that if at any time the financial condition of the issuer bank changes in any materially adverse way, as determined in the
sole but reasonable discretion of the Landlord or its mortgagee, then Tenant shall within thirty (30) days of written notice from Landlord deliver to Landlord a replacement Letter of Credit, and Tenant’s failure to do so shall permit
Landlord to draw such Letter of Credit; provided, however, that if Tenant is diligently working toward obtaining the replacement Letter of Credit, and Tenant notifies Landlord thereof within the initial thirty (30) day period, which
notification shall contain reasonable documentation evidencing Tenant’s efforts, Tenant shall have an additional period of time, not to exceed an additional fifteen (15) days, in which to obtain such replacement Letter of Credit. The
Letter of Credit shall have a term no less than one (1) year, and shall be renewable for successive periods of one (1) year for the entire Term, unless the issuer bank gives Landlord at least sixty (60) days’ notice of
cancellation. If the Letter of Credit is not renewed or replaced within twenty (20) days prior to its scheduled expiration, the same shall constitute an Event of Default under this Lease for which there shall be no notice or grace or cure
periods applicable thereto and Landlord shall be allowed to draw on the Letter of Credit and hold the cash proceeds as the Security Deposit. In addition, Landlord shall be entitled to draw on the Letter of Credit at any time during the Term (and
during any period following the Term when any obligation of Tenant hereunder is continuing) if, pursuant to the terms of this Lease, an Event of Default has occurred that remains uncured. Landlord may (but shall not be required to) use, apply, or
retain (without any liability for interest) all or any part of the Security 

  
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 Deposit drawn by Landlord in accordance with this Section 9.8.1. for the payment of Fixed Rent, Additional
Rent or any other amount in default or that, at the time of any default, is owing by Tenant or is an accrued obligation of Tenant, or for the payment of any amount which Landlord may spend or become obligated to spend hereunder by reason of
Tenant’s default, or to compensate Landlord for other loss or damage authorized hereunder which Landlord may suffer hereunder by reason of Tenant’s default. The covenants in this Section 9.8.1 are personal covenants between Landlord
and Tenant and not covenants running with the land, and in no event shall Landlord’s mortgagee(s) or any purchaser at a foreclosure sale or a sale in lieu of foreclosure be liable to Tenant for the return of the Security Deposit except as
expressly set forth in the immediately following paragraph. If any portion of the Security Deposit is to be so used or applied, Tenant shall, within ten (10) business days after written demand therefor, provide a new Letter of Credit that
satisfies the requirements hereof and that is in the full amount set forth in Section 1.1, and Tenant’s failure to do so shall be deemed an Event of Default under this Lease. 

Provided Tenant shall comply and be in compliance with all of the terms of this Lease, Landlord shall surrender the Letter of Credit and any
remaining cash portion of the Security Deposit that has not been used or applied within sixty (60) days after the later of (a) the expiration of the Term and surrender of possession of the Premises to Landlord, or (b) such time as any
amount due or accrued or that may become due or may accrue from Tenant in accordance with this Lease has been determined and paid in full. In the event of a sale of the Lot or assignment of this Lease by Landlord to any person other than a
mortgagee, Landlord shall transfer the Security Deposit (whether Letter of Credit or cash) to its transferee or assignee, subject to Tenant’s aforesaid rights, and, upon such transfer, Landlord shall be released from any liability with respect
to the return of such Security Deposit to Tenant and such transferee or assignee shall be solely responsible to Tenant therefor. Any transfer of a Letter of Credit by Landlord shall be at Tenant’s sole expense and the form of Letter of Credit
shall so state. 
 Tenant shall not assign or encumber any interest in the Security Deposit, and neither Landlord nor its successors and
assigns shall be bound by any attempted assignment or encumbrance. 
 9.8.2 Increase and Decreases in Security Deposit. In the event
that there has been no Event of Default in the prior 18 months and there is no Event of Default then outstanding hereunder, the Security Deposit shall be reduced at the request of Tenant as follows: (a) On or after the fourth anniversary of the Rent
Commencement Date, to $5,912,714.50; (b) On or after the fifth anniversary of the Rent Commencement Date, to $4,434,535,87; and (c) On or after the fifth anniversary of the Rent Commencement Date, if Tenant has in its possession (and has had in
its possession at all times for at least the trailing 12 months), $500,000,000 in cash, to $2,956,357.25. Any such reduction in the Security Deposit shall be effective upon Tenant’s election pursuant to the preceding sentence together with
delivery to Landlord of a replacement Letter of Credit satisfying the requirements of Section 9.8.1. 
 9.9 Submission Not an
Offer. The submission of a draft of this Lease or a summary of some or all of its provisions does not constitute an offer to lease or demise the Premises, it being understood and agreed that neither Landlord nor Tenant shall be legally bound
with respect to the leasing of the Premises unless and until this Lease has been executed by both Landlord and Tenant and a fully executed copy delivered. 

  
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 9.10 Authority. Each party represents to the other party (which representations and
warranties shall survive the delivery of this Lease) that: (a) such party (i) is duly organized, validly existing and in good standing under the laws of its state of incorporation or creation, (ii) has the corporate or other power and
authority to carry on businesses now being conducted and is qualified to do business in the Commonwealth of Massachusetts, and (iii) has the corporate or other power to execute and deliver and perform its obligations under this Lease, and (b)
the execution, delivery and performance by such party of its obligations under this Lease have been duly authorized by all requisite corporate or other action and will not violate any provision of law, any order of any court or other agency of
government, the corporate charter or by-laws or other governing documents of such party or any indenture, agreement or other instrument to which it is a party or by which it is bound. 

9.11 Force Majeure. In any case where either party is required to do any act, delays caused by or resulting from Acts of God, war, civil
commotion, fire, flood or other casualty, labor difficulties, shortages of labor, materials or equipment, government regulations, unusually severe weather, or other causes beyond such party’s reasonable control shall not be counted in
determining the time during which work shall be completed, whether such time be designated by a fixed date, a fixed time or a “reasonable time”, and such time shall be deemed to be extended by the period of such delay; provided, however,
in no event shall this Section 9.11 be deemed to apply to financial incapacity of a party. 
 9.12 Landlord’s Estoppel
Certificate. Upon not less than fifteen (15) days’ prior notice by Tenant, Landlord shall execute, acknowledge and deliver to Tenant a statement in writing, addressed to such party as Tenant shall designate in its notice to Landlord,
certifying that this Lease is unmodified and in full force and effect (or, if there have been any modifications that the same is in full force and effect as modified and stating the modifications), the dates to which the Fixed Rent and Additional
Rent and other charges have been paid, and a statement that to the best of Landlord’s knowledge, Tenant is not in default hereunder (or if in default, the nature of such default, in reasonable detail) and such other information as Tenant may
reasonably request. 
 9.13 Park Covenants. This Lease is subordinate to that certain that certain Declaration of Covenants, Easements
and Restrictions recorded with the Norfolk Registry of Deeds in Book 22094, Page 439 (“Park Covenants”). From and after the Commencement Date, Tenant shall be solely responsible for compliance with the Park Covenants with respect to the
Premises (other than violations which exist prior to the Commencement Date – it being agreed that Landlord shall be responsible for promptly correcting the same at Landlord’s cost) and for all CAM Costs payable with respect to
the Premises pursuant to the Park Covenants related to the Term. Tenant shall have the benefit of all rights of Landlord under the Park Covenants relating to the use and occupancy of the Premises and the access thereto, and Landlord agrees, upon
written notice from Tenant, to use reasonable efforts to enforce its rights thereunder for the benefit of Tenant. In no event shall Landlord or any affiliate of Landlord modify or amend the Park Covenants that would increase materially increase
Tenant’s obligations under this Lease or adversely affect Tenant’s ability to use and occupy the Premise for the normal conduct of its business. Concurrent with the execution of this Lease, Landlord shall deliver an estoppel certificate
from the Manager under the Park Covenants which confirms that there are no outstanding amounts due from Landlord or related to the Premises under the Park Covenants and that there are no defaults by Landlord or related to the Premises under the Park
Covenants. 

  
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 9.14 No Consequential Damages. In no event shall Landlord or Tenant be liable to the other
party for any consequential, indirect or punitive damages suffered by such party from whatever cause. 
 ARTICLE X 

Determination of Fair Market Rent and Tenant Option to Extend 

10.1 Fair Market Rent. Whenever any provision of this Lease provides that the “Fair Market Rent” shall be calculated, it
shall mean that the fair rent for the Premises as of the commencement of the period in question under market conditions then existing shall be determined, as well as such annual increases in rent for the period in question as are consistent with
market conditions, taking into consideration the Permitted Uses and Additional Rent payments required under this Lease, the quality, size, design and location of the Premises and the rent for comparable buildings located in south suburban Boston,
Massachusetts area. Fair Market Rent shall be determined by agreement between Landlord and Tenant, but if Landlord and Tenant are unable to agree upon the Fair Market Rent at least six (6) months prior to the date upon which the Fair Market
Rent is to take effect, then each party will promptly hire and appoint a licensed broker, each of whom shall have at least ten (10) years of experience in the south suburban Boston, Massachusetts rental market for comparable properties and each
of whom is hereinafter referred to as “appraiser”. Following appointment of the second appraiser, the appraisers will each submit their estimated Fair Market Rent (a “Fair Market Determination”) to the other. If they are unable
to agree within thirty (30) days of the exchange of Fair Market Rent estimates, the appraisers will elect a third appraiser meeting the qualifications stated above and each such appraiser will present the third appraiser with his Fair Market
Rent Determination. The third appraiser shall then make a determination as to Fair Market Rent which shall be (and may only be) the Fair Market Rent Determinations previously submitted by the initial two appraisers which the third appraiser believes
is closest to the Fair Market Rent. 
 The third appraiser must be a person who has not previously acted in any capacity for either Landlord
or Tenant, or their affiliates. 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 Fair Market Rent is to be determined and shall designate the appraisers so appointed by notice to the other party. The Fair Market Rent of the Premises determined in accordance with the provisions of this Section shall be binding
and conclusive on Tenant and Landlord. 
 Notwithstanding the foregoing, if either party shall fail to appoint its appraiser within the
period specified above (such party referred to hereinafter as the “failing party”), the other party may serve notice on the failing party requiring the failing party to appoint its appraiser within ten (10) days of the giving of such
notice and if the failing party shall not respond by appointment of its appraiser within said ten (10) day period, then the appraiser appointed by the other party shall be the sole appraiser whose determination of the Fair Market Rent shall be
binding and conclusive upon Tenant and Landlord. 

  
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 10.2 Options to Extend. Tenant shall have the right and option to extend the Term for two
(2) additional periods (each, an “Extension Term”), in the case of the first Extension Term, commencing the day after the expiration of the original Term referred to in Section 1.1 (the “Original Term”), and ending on
the tenth (10th) anniversary of the expiration of the Original Term, and in the case of the second Extension Term, commencing on the day after the expiration of the first Extension Term, and
ending on the tenth (10th) anniversary of the expiration of the first Extension Term, provided that Tenant shall give Landlord notice of Tenant’s exercise of such option no sooner than
twenty-four (24) months and no later than eighteen (18) months prior to the expiration of the then current Term, and provided further that Tenant shall not be in default at the time of giving such notice under this Lease beyond applicable
notice and cure periods. Prior to the exercise by Tenant of such option, the expression “Term” shall mean the Original Term, and after the exercise by Tenant of such option, the expression “Term” shall mean the Term as it has
been then extended. It is a condition precedent to the exercise of the second Extension Term that Tenant shall have validly exercised the prior Extension Term. All of the terms, covenants, conditions, provisions and agreements in this Lease
contained shall be applicable to the additional period to which the Term shall be extended as aforesaid. If Tenant shall give notice of its exercise of this option to extend in the manner and within the time period provided aforesaid, the Term shall
be extended upon the giving of such notice without the requirement of any further action on the part of either Landlord or Tenant. If Tenant shall fail to give timely notice of the exercise of any such option as aforesaid, Tenant shall have no right
to extend the Term of this Lease, time being of the essence of the foregoing provisions. The Annual Fixed Rent payable during each Extension Term shall be 92% of the Fair Market Rent for the Premises for the Extension Term. The Fair Market Rent
shall be determined in accordance with the provisions of Section 10.1 above. 
 ARTICLE XI 

Opportunity to Purchase 

11.1 Right of First Opportunity to Purchase. Provided that no Event of Default has occurred during the previous twenty-four
(24) months before Landlord executes a binding agreement to sell the Premises, subject to the terms of clause (e) below, Landlord shall not during the Term sell the Premises to a third party without first complying with the following: 

(a) Landlord shall not sell the Premises to a third party unless it first gives Tenant written notice of its intention to sell or attempt to
sell the Premises and setting forth the terms and conditions upon which it would be willing to sell (a “Sale Offer”) the Premises to Tenant. 

(b) Tenant shall have thirty (30) days after receipt of a Sale Offer (the “Offer Period”) within which to accept any such Sale
Offer. Failure of Tenant to accept any such Sale Offer in accordance with its terms within such Offer Period shall constitute and be deemed a rejection of such Sale Offer. If Tenant accepts such Sale Offer within such Offer Period, the parties shall
consummate the sale upon the terms set forth in such Sale Offer. If Tenant shall fail to accept the Sale Offer within the Offer Period, or shall fail to consummate the sale within the time period set forth in the Sale Offer, the right granted to
Tenant under this Section 11.1 shall thereupon terminate (subject to Section 11.1(c) below), provided that Landlord executes a binding agreement to sell or commercially customary non-binding Letter
of Intent to sell the 

  
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Premises within eighteen (18) months thereafter and subsequently sells the Premises pursuant thereto. If Landlord shall fail to execute such agreement or Letter of Intent within such
eighteen (18) month period, or shall fail to subsequently close on such sale thereafter, Landlord shall again give a Sale Offer to Tenant pursuant to this Section 11.1 before Landlord executes a binding agreement to sell the Premises. 

(c) If Tenant does not accept such Sale Offer within the Offer Period, then Landlord shall thereafter be free to sell the Premises for a price
which is not less than ninety percent (90%) of the purchase price offered to Tenant (the “Offered Price”) in the Sale Offer. Upon completion of any sale of the Premises in accordance with this Section 11.1, Tenant’s rights under
this Section 11.1 shall terminate and have no further force or effect. 
 (d) In the event Landlord receives an offer acceptable to
Landlord in which the offer price (the “Reduced Offer”) is less than 90% of the Offered Price, Landlord shall notify Tenant, by written notice, of the Reduced Offer, whereupon Tenant shall have fifteen (15) days to accept the Reduced
Offer. If Tenant shall fall within such fifteen (15) day period to accept the Reduced Offer or if Tenant shall accept the Reduced Offer but shall fail to consummate the sale within thirty (30) days of acceptance of the Reduced Offer,
Tenant’s rights under this Section 11.1 shall terminate provided that Landlord executes a binding agreement to sell or commercially customary non-binding Letter of Intent to sell the Premises within
eighteen (18) months thereafter and subsequently sells the Premises pursuant thereto. If Landlord shall fail to execute such agreement or Letter of Intent within such eighteen (18) month period, or shall fail to subsequently close on such
sale thereafter, Landlord shall again give a Sale Offer to Tenant pursuant to this Section 11.1 before Landlord executes a binding agreement to sell the Premises. 

(e) Notwithstanding any provision hereof to the contrary, in no event shall Tenant’s rights under this Section 11.1 apply to any
transfer of the Premises by Landlord to any party directly or indirectly controlling, controlled by, or under common control with Landlord, to any portfolio transaction involving the sale of multiple properties including the Premises by any party
having a direct or indirect interest in Landlord, to any financing transaction involving the sale and leaseback of the Premises to a party directly or indirectly controlling, controlled by, or under common control with Landlord, or to any mortgage,
foreclosure or deed in lieu of foreclosure. 
 11.2 Option to Purchase. Provided that that there has been no Event of Default, at any
time between the Commencement Date and the date thirty (30) months after the Commencement Date, Tenant may, by notice (a “Purchase Notice”), irrevocably elect to purchase the Premises from Landlord. If Tenant validly and timely
delivers a Purchase Notice, Landlord shall, by quitclaim deed, convey fee simple title to the Premises to Tenant (in their then as-is, where-is condition, free and clear
of any voluntary liens created by Landlord and free and clear of mechanic’s liens for work performed by or on behalf of Landlord and not by or on behalf of Tenant, but otherwise subject to all matters of record as of the date of the Purchase
Notice except for such matters created by Landlord after the date hereof without Tenant’s consent) on a date (the “Sale Closing Date”) forty-five (45) business days after delivery of the Purchase Notice and, Tenant shall, in
consideration of such conveyance pay to Landlord a purchase price for the Premises equal to the quotient of (a) the Fixed Rent scheduled to accrue during the next succeeding Lease Year starting after delivery of the Purchase Notice (without
taking into account any abatement of Fixed Rent pursuant to Article VI) divided by (b) 0.07. Tenant shall remain responsible to Landlord for all obligations under this Lease accruing through the Sale Closing Date. 

[Signature Page Follows] 

  
 34 

 WITNESS the execution hereof under seal as of the day and year set forth in Section 1.1. 

 

							
	Landlord:	 		 	Campanelli-TriGate Norwood Upland, LLC, a Delaware limited liability company
				
		 		 	By:	 	/s/ Stephen J.T. Murphy
		 		 	Stephen J.T. Murphy, President
		 		 	Hereunto duly authorized
			
	Tenant:	 		 	Moderna Therapeutics, Inc., a Delaware corporation

							
				
		 		 	By:	 	/s/ Stephen W. Harbin
		 		 	Name: Stephen W. Harbin
		 		 	Hereunto duly authorized

 SCHEDULE I 

Fixed Rent 
  

					
	Lease Year	  	 Annual

Fixed Rent
	  	 Monthly

Fixed Rent

	 Lease Year 1
	  	$5,912,714.50	  	$492,726.21
	 Lease Year 2
	  	$6,060,532.36	  	$505,044.36
	 Lease Year 3
	  	$6,212,045.67	  	$517,670.47
	 Lease Year 4
	  	$6,367,346.81	  	$530,612.23
	 Lease Year 5
	  	$6,526,530.48	  	$543,877.54
	 Lease Year 6
	  	$6,689,693.75	  	$557,474.48
	 Lease Year 7
	  	$6,856,936.09	  	$571,411.34
	 Lease Year 8
	  	$7,028,359.49	  	$585,696.62
	 Lease Year 9
	  	$7,204,068.48	  	$600,339.04
	 Lease Year 10
	  	$7,384,170.19	  	$615,347.52
	 Lease Year 11
	  	$7,568,774.45	  	$630,731.20
	 Lease Year 12
	  	$7,757,993.81	  	$646,499.48
	 Lease Year 13
	  	$7,951,943.65	  	$662,661.97
	 Lease Year 14
	  	$8,150,742.24	  	$679,228.52
	 Lease Year 15
	  	$8,354,510.80	  	$696,209.23

 EXHIBIT A 

Legal Description of the Lot 
 Lot 2A as
shown on a plan dated 8/31/16 prepared by Kelly Engineering Group, Inc. entitled “Campanelli – Trigate Norwood Upland, LLC 100 Tech Drive, Norwood, Massachusetts Approved Not Required Plan”. 

 EXHIBIT A-1 

Plans for Area 1, Area 2A and Area 2B Premises 

(Follows this Page) 

 EXHIBIT B-l 

Description of Landlord’s Work (Area 2A) 
  

	 	•	 	 Area 2A will be delivered in shell condition as follows: 

 

	 	•	 	 Existing office finishes, walls, lighting, ductwork, vertical and overhead plumbing (except roof drains) and
former process piping and power systems in this area will be removed. 

  

	 	•	 	 Remaining interior walls will be limited to those shown on Exhibit B. 

 

	 	•	 	 Underfloor plumbing will remain in place. 

 

	 	•	 	 Existing unistrut hangers and cable trays will remain in place. 

 

	 	•	 	 Existing HVAC supply and return trunk ducts from a 50-ton packaged
rooftop unit will remain. 

  

	 	•	 	 The electric service will be removed entirely. 

 

	 	•	 	 No new electric panels or lighting will be installed. 

 EXHIBIT B-2 

Description of Landlord’s Work (Area 2B) 
  

	 	•	 	 Area 2B will be delivered in shell condition as follows: 

 

	 	•	 	 Existing office and storage area finishes, walls, lighting, ductwork, vertical and overhead plumbing (except roof
drains) and former process piping and power systems will be demolished. 

  

	 	•	 	 The existing mezzanines (two) in this area will be removed. 

 

	 	•	 	 Five (5) existing gas-fired unit heaters at the warehouse ceiling
will remain in place. 

  

	 	•	 	 The electric service in this area will be removed entirely. 

 

	 	•	 	 A temporary 400A/480V/3Ph panel and stepdown dry transformer to power a 120/277V subpanel will be installed.

  

	 	•	 	 Existing high-bay HID lights in the warehouse will be re-fed from the temporary subpanel and shall be operational. 

  

	 	•	 	 Underfloor plumbing will remain in place. 

 

	 	•	 	 Existing uni-strut hangers and cable trays will remain in place.

  

	 	•	 	 The existing steam/chilled water utility entrance pit at the north side of Area 2B will be filled and floored
over with a new 4” concrete slab. 

 EXHIBIT B-3 

Description of Landlord’s Work (N2X) 
  

	 	•	 	 The three-story addition shown on Exhibit C (N2X) will be demolished. 

 

	 	•	 	 The basement foundation wall will be removed to an elevation 2’ below finish grade. The foundation will be
filled with granular compacted fill to grade. 

  

	 	•	 	 The site will be loamed and seeded to match surrounding surface grades. 

 

	 	•	 	 Following the demolition of N2X, the existing 180’ long x 24’ high 8” CMU wall which separates
Building 100 from N2X will be repaired as necessary to provide a weather-tight building façade and painted to match existing concrete exterior. Any repairs made by Landlord to make the existing CMU wall weathertight shall conform to exterior
wall construction building codes for wind loading capability and insulation value. 

 EXHIBIT C 

Plan Showing N2X 
 (Follows
this Page) 

 EXHIBIT D 

Environmental Site Assessments 
 Phase II
Environmental Site Assessment, 1 Upland Road, Norwood, Massachusetts, prepared by GZA GeoEnvironmental, Inc. (“GZA”), dated August 2003. 

Project Closeout Report for Asbestos and Hazardous Materials Abatement, 1 Upland Drive, Norwood, Massachusetts, prepared by GZA, dated September 2006. 

Remedial Completion Report, Former Polaroid Facility, Building 100, One Upland Road, Norwood, Massachusetts, prepared by GZA, dated September 2009. 

Underground Storage Tank Closure Report, Former Polaroid Facility, 1 Upland Road, Norwood, Massachusetts, prepared by Coneco Engineers & Scientists,
Incorporated, dated September 20, 2011. 
 Draft ASTM Phase I Environmental Site Assessment, 1 Upland Road, Lot 3, Norwood, Massachusetts, prepared by
Haley & Aldrich, Inc., dated 18 November 2015. 

 EXHIBIT E 

Tenant’s Portion of Park Monument Sign 

(Follows this Page) 

 Exhibit E 

Tenant’s Portion of 
 Park Monument Sign 

 

 EXHIBIT F 

Premises’ and Park Monument Sign Locations 

(Follows this Page) 

 EXHIBIT G 

Form of SNDA 
 (Follows this
Page) 

 SUBORDINATION, NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT 
 This
Subordination, Non-Disturbance and Attornment Agreement (this “Agreement”) made
on                    , 2016, by and among Landlord, Tenant and Lender, all as hereinafter defined; 

W I T N E S S E T H:

 IN CONSIDERATION OF TEN AND NO/100 ($10.00) DOLLARS and other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, the undersigned Landlord, Tenant and Lender hereby covenant and agree as follows: 
 1. For purposes of this
Agreement the following terms shall be defined as set forth below: 
 A. Assignment of Leases: That certain Collateral Assignment of
Lessor’s Interest in Leases, Rents, and Profits executed by Landlord in favor of Lender, dated June 16, 2016 and recorded in the Norfolk Registry of Deeds (the “Registry”) at Book 34181, Page 219 (included in that term are all
amendments, additions and substitutions thereto). 
 B. Mortgage: That certain Mortgage and Security Agreement and Financing Statement
dated June 16, 2016 executed by Landlord in favor of Lender recorded in the Registry at Book 34181, Page 205 (included in the term are all amendments, additions and substitutions thereof). 

C. Landlord: CAMPANELLI-TRIGATE NORWOOD UPLAND, LLC 

D. Lease: That certain Net Lease by and between Landlord and Tenant dated
                , 2016, affecting the Property. 
 E.
Property: All that tract or parcel of land lying and being in Norfolk County, Massachusetts, as more particularly described on Exhibit “A” attached hereto and made a part hereof. 

F. Tenant: MODERNA THERAPEUTICS, INC. 

G. Lender: CAMBRIDGE SAVINGS BANK 

2. Subject to and conditioned up on the terms and provisions of this Agreement, Tenant does hereby subordinate all of its rights in and to the
Property and in and to the Lease (including any options to purchase) to the lien of the Mortgage and Assignment of Leases and all renewals, substitutions, extensions, modifications, replacements or amendments of the Mortgage and Assignment of
Leases. Notwithstanding anything to the contrary contained herein or in the Lease, Tenant agrees that its right of first offer to purchase the Property set forth in Section 11.1 of the Lease shall not be binding upon (i) Lender or an
affiliate of Lender at a foreclosure sale of the Property, (ii) upon a transfer of the Property to Lender or an affiliate of Lender by deed in lieu of foreclosure, and (iii) upon the first transfer of the Property by Lender or an affiliate
of Lender to an unrelated third- party after (i) or (ii) above occurs. 

 3. Tenant shall give written notice to Lender of any default of Landlord under the Lease (at the
time it gives said notice to Landlord) and agrees that Lender shall have the time periods set forth in the Lease for cure to cure said Landlord default. 

4. So long as Tenant is not in default under the Lease in the payment of rent or additional rent or in the performance of any of the terms, or
conditions of the Lease, in any case, beyond applicable notice and cure periods under the Lease, Lender covenants and agrees that possession of the demised premises under the Lease and the rights and privileges of Tenant under the Lease shall not be
diminished or interfered with by the Lender in the exercise of any of its rights under the Mortgage. 
 5. If Lender, its successors or
assigns shall succeed to the interest of Landlord under the Lease in any manner, or if any other person or entity shall acquire Landlord’s interest in the Property upon any foreclosure of the Mortgage (Lender, its successors or assigns, or such
other person or entity, as the case may be, being hereinafter referred to as “Successor Landlord”), Tenant shall attorn to Successor Landlord upon such succession or foreclosure sale and shall recognize Successor Landlord as the landlord
under the Lease, and the Lease shall remain in full force and effect and shall inure to the benefit of Successor Landlord as landlord thereunder. Such attornment shall be effective and self-operative without the execution of any further instrument.
Tenant agrees, however, to execute and deliver at any time and from time to time, upon the request of Successor Landlord, any reasonable instrument or certificate that may be necessary or appropriate to evidence such attornment. From and after any
such attornment, Successor Landlord shall be bound to Tenant under all the terms, covenants and conditions of the Lease, except that Successor Landlord shall not (a) be liable for any act or omission of any prior landlord (including Landlord),
except to the extent that any such act or omission remains continuing and uncured after such attornment but only if Lender has received notice and an opportunity to cure as set forth in Section 3 above; or (b) be subject to any offset or
defenses which Tenant might have against any prior landlord (including Landlord); or (c) be bound by any rent or additional rent which Tenant might have paid for more than sixty (60) days in advance to any prior landlord (including
Landlord) unless the same shall have been actually received by or credited to Successor Landlord; or (d) be bound by any amendment or modification of the Lease made without the consent of Lender, excluding any amendments memorializing the
exercise of a right or option under the Lease, including, without limitation, extension rights and purchase rights. 
 6. Notwithstanding
anything to the contrary contained in the Mortgage and Assignment of Leases or other agreements between Lender and Landlord, Lender hereby agrees that so long as the Lease is in full force and effect, and no Event of Default exists under the Lease,
the disposition of insurance proceeds in the event of fire or other casualty at the Premises shall be handled and disbursed for purposes of restoration in accordance with the terms and conditions of the Lease. 

7. The agreements herein contained shall bind and inure to the benefit of successors in interest of the parties hereto. 

8. Any notice which by any provision of this Agreement is required or provided to be given shall be deemed to have been sufficiently given or
served for all purposes by being sent certified mail, postage and registration charges prepaid, or by recognized overnight carrier to the following addresses or such other address as the parties my designate in by written notice to the other
parties: 

  
 2 

 If to Landlord at: 

Campanelli-TriGate Norwood Upland, LLC 

One Campanelli Drive 

Braintree, MA 02184 

Attn: Daniel R. DeMarco 

With a copy to: 

Wilmer Cutler Pickering Hale and Dorr, LLP 

60 State Street 

Boston, MA 02109 

Attn: Katharine E. Bachman, Esq. 

If to Tenant: 

Moderna Pharmaceuticals, Inc. 

200 Technology Square 

Cambridge, MA 02139 

Attention: Mr. Steve Harbin 

With a copy to: 

Moderna Pharmaceuticals, Inc. 

320 Bent Street 

Cambridge, MA 02141 

Attention: General Counsel 

If to Lender at: 

Cambridge Savings Bank 

1374 Massachusetts Avenue 

Cambridge, MA 02138 

Attn: Commercial Real Estate 

With a copy to: 

Robinson & Cole LLP 

One Boston Place, 25th Floor 

Boston, MA 02108 

Attn: Amanda S. Eckhoff, Esq. 

  
 3 

 9. This instrument shall be governed by the laws of the Commonwealth of Massachusetts. 

[signature page follows] 

  
 4 

 IN WITNESS WHEREOF, the undersigned Tenant, Landlord, and Lender have hereunto caused this
instrument to be executed by its duly authorized corporate officials and its corporate seal to be affixed hereto as of the day and year first above written. 

 

			
	TENANT:
	MODERNA THERAPEUTICS, INC.
		
	By:	 	 
		
		 	                                     
                             
		
		 	By:
                                         
                   

 COMMONWEALTH OF MASSACHUSETTS 

                          
                          , ss. 

On this              day of
                        , 2016, before me, the undersigned notary public, personally appeared
                             proved to me through satisfactory evidence of identification, which was
                                 , to be the person whose name is signed on the preceding
or attached document, and acknowledged to me that he signed it voluntarily for its stated purposes as said
                         of Moderna Therapeutics, Inc.. 

 

			
		 	                                      
                      , Notary Public
		 	My commission expires:

 (SNDA) 

  
 5 

 
			
	LANDLORD:
	
	CAMPANELLI-TRIGATE NORWOOD UPLAND, LLC
		
	By:	 	 
		
		 	                                     
             
		
		 	 Its:
                                         
   

 STATE OF/COMMONWEALTH OF
                                         
            

                          
                      , ss. 
 On this
         day of                         , 2016, before me, the undersigned notary public,
personally appeared                          proved to me through satisfactory evidence of identification, which was
                                         
   , to be the person whose name is signed on the preceding or attached document, and acknowledged to me that he signed it voluntarily for its stated purposes as
said                         of the
                    . 
  

			
		  	                  , Notary
Public

		  	 My commission expires:

 (SNDA) 

  
 6 

					
		  	LENDER:
		
		  	CAMBRIDGE SAVINGS BANK
			
		  	By:	  	  

		  		  	 David A. Ault
 Its: First Vice
President

 STATE OF/COMMONWEALTH OF
                                         
            

                          
          , ss. 
 On this              day
of        , 2016, before me, the undersigned notary public, personally appeared
                             proved to me through satisfactory evidence of identification, which was
                            , to be the person whose name is signed on the preceding or attached document,
and acknowledged to me that he signed it voluntarily for its stated purposes as said
                                        of
the                    . 
  

			
		  	
                      
                   , Notary Public

		  	 My commission expires:

 (SNDA) 

  
 7 

 Exhibit A 

LEGAL DESCRIPTION OF THE LOT 
 Lot
2A shown on a plan entitled “Campanelli-Trigate Norwood Upland, LLC, 100 Tech Drive, Norwood, Massachusetts, Approval Not Required Plan”, dated 8/31/16, prepared by Kelly Engineering Group, Inc. 

  
 8 

 EXHIBIT H 

Initial Approved Plans and Specifications for Initial Tenant Work 

(Follows this Page) 

					
	

	  	 Green/Environmental -
 Example Facility
Initiatives
	  	 DOCUMENT NO
 816075-REP-001 
 REVISION:    A

DATE:    22-AUG-2016

  
  

The following is a list of proposed Green Initiatives that will be considered for implementation in the design of the 100 Tech Drive facility
for the Moderna Clinical / Manufacturing Expansion project. 
 Lighting 
  

	 	1.	 Auto controlled interior lights 

 

	 	2.	 LED lights to be used 

 

	 	3.	 “Sundoliers” on roof 

Mechanical Systems 
  

	 	1.	 Energy recovery unit (roof top unit to recover heat from air systems) 

 

	 	2.	 Use of natural gas for heating 

 

	 	3.	 High efficient motors with VFDs 

 

	 	4.	 High efficiency boilers and chillers 

 

	 	5.	 Boiler feed-water energy recovery 

 

	 	6.	 HVAC equipment and refrigerant specifications to limit emissions of ozone depleting compounds 

 Grey Water 
  

	 	1.	 AHU condensate to grey water tank, grey water tank to feed cooling towers 

 

	 	2.	 RO reject to grey water tank, grey water tank to feed cooling towers 

 

	 	3.	 Rain water collection system 

Building Material 
  

	 	1.	 Reuse of an existing building (reuse of wall, floor, and roof elements) 

 

	 	2.	 Specify low emitting paints and coatings 

 

	 	3.	 High recycled material content in casework, carpets, office furniture 

 

	 	4.	 Insulation wherever possible 

 

	 	5.	 Low water use rest rooms and services 

Green Power 
  

	 	1.	 Solar panels, of limited value for internals, but possible for facility peripherals (gates, charging stns) and
exterior lighting power 

 Roofing 
  

	 	1.	 White roof membrane 

Alternative Transportation 
  

	 	1.	 Bike storage facility for 5% of employees 

 

	 	2.	 Shower facilities for 0.5% employees 

 

	 	3.	 car/van pool parking for min of total provided parking 

 

	 	4.	 Public transport subsidy 

 

	 	5.	 Electrical car charging stations (solar fed) 

General 
  

	 	1.	 Recycling initiatives 

 

	 	2.	 Waste food management 

Clinical / Manufacturing Expansion Project 
 Green/Environmental
– Example Facility Initiatives 

 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (“First Amendment”) is made and entered into as of the 10th day of April, 2017 (the “Effective Date”), by and between CAMPANELLI-TRIGATE NORWOOD UPLAND, LLC, a Delaware limited liability company (“Landlord”) and MODERNA
THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 
 RECITALS: 

A. Tenant and Landlord entered into that certain Net Lease dated August 29, 2016 (the “Lease”). 

B. Tenant and Landlord have agreed to amend and modify the Lease as set forth herein. 

AGREEMENT: 
 NOW,
THEREFORE, in consideration of the recitals set forth above, the covenants and agreements contained herein, and other good and valuable consideration, the receipt, adequacy and sufficiency of which are hereby acknowledged, Tenant and Landlord hereby
agree as follows: 
 1. Incorporation of Defined Terms. Capitalized terms used but not otherwise defined herein shall have the same
meanings as are ascribed to such terms in the Lease. 
 2. Amendment to Definition of “Lot”. As of the Effective Date, the
definition of “Lot” in Section 1.1 of the Lease is hereby deleted in its entirety and replaced with the following: 

“The lot known as 100 Tech Drive, Norwood, Massachusetts, together with Lot 3A, adjacent thereto (collectively, “Lot”), as more
particularly described in Exhibit A.” 
 As of the Effective Date, the Legal Description of the Lot set forth on Exhibit
A to the Lease, is hereby deleted in its entirety and replaced with the following: 
 “Lot 2A (“Lot 2A”) and Lot 3A
(“Lot 3A”) as shown on a plan dated 8/31/16 prepared by Kelly Engineering Group, Inc., entitled “Campanelli – Trigate Norwood Upland, LLC 100 Tech Drive, Norwood, Massachusetts Approved Not Required Plan”.” 

3. Lot 3A Work; Lot 3A Allowance. In addition to the Initial Tenant Work to be performed by Tenant as provided in Section 3.1(f) of
the Lease, Tenant is responsible for any desired construction and installation of any improvements desired by Tenant to Lot 3A and/or improvement to Lot 2A necessary to facilitate access to Lot 3A (the “Lot 3A Work”). The Lot 3A
Work shall be performed by Tenant subject to and in accordance with Section 5.1.6 and 5.2.3 of the Lease. In addition to the Tenant Improvement Work Allowance (also referred to in the Lease as the Initial Tenant Work Allowance), Landlord shall
make available to Tenant up to $300,000 (the “Lot 3A Allowance”) to be applied to the costs and expenses incurred by Tenant 

 
for the Lot 3A Work. Landlord shall, within thirty (30) days of Tenant providing Evidence of Completion (as defined in Section 3.1(f) of the Lease) with respect to the Lot 3A Work,
remit to Tenant from the Lot 3A Allowance, the lesser of the Lot 3A Allowance or the total cost incurred by Tenant and reasonably documented to Landlord for the Lot 3A Work. In no event shall the Lot 3A Allowance be available for any work completed
(or reimbursement requested) after the date that is thirty (30) months after the Commencement Date. No portion of the Initial Tenant Work Allowance shall be available for the Lot 3A Work. It is expressly agreed that the Lot 3A Allowance shall
be used only for demolition and the cost of constructing the Lot 3A Work, and shall not be used for furniture, equipment or moving expenses. If Tenant has obtained a final non-appealable judgment from a court
of competent jurisdiction with respect thereto, then, any portion of the Lot 3A Allowance that has not been funded by Landlord within thirty (30) days following a complete requisition by Tenant may be offset by Tenant against any amounts of
Fixed Rent and Additional Rent payable to Landlord under this Lease, together with interest on such unpaid amounts from the date originally due at the rate set forth in Section 4.3 of the Lease. 

4. Amendment of Annual Fixed Rent. As of the Effective Date, Schedule I of the Lease is hereby deleted in its entirety and
replaced with Schedule I attached hereto and incorporated herein. 
 5. Brokerage. Each of Landlord and Tenant warrants and
represents that it has had no dealings with any broker or agent in connection with this First Amendment and covenants to defend with counsel reasonably approved by the other, hold harmless and indemnify the other from and against any and all cost,
expense or liability for any compensation, commissions and charges claimed by any broker or agent with respect to the indemnifying party’s dealings in connection with this First Amendment or the negotiation thereof. 

6. Ratifications. Except as expressly provided in this First Amendment, in all other respects the Lease is unmodified and remains in
full force and effect and is hereby ratified by the parties, and the provisions of this First Amendment shall govern and control over any contrary or inconsistent provisions of the Lease. 

7. Governing Law. This First Amendment shall be governed by and interpreted under the laws of the Commonwealth of Massachusetts without
giving effect to conflict of laws principles thereof. 
 8. Authority. Tenant and Landlord each represents and warrants that it has
full authority to execute and deliver this First Amendment. 
 9. Counterparts Deemed Original. This First Amendment may be executed
in one or more counterparts (including by PDF), all parties need not be signators to the same documents, and all counterpart-signed documents shall be deemed to be an original and one (1) instrument. 

[signature pages follow] 

  
 2 

 IN WITNESS WHEREOF, the parties have executed this First Amendment to Lease under seal as
of the date first above written. 
  

	
	TENANT:
	
	MODERNA THERAPEUTICS, INC.
	
	By: /s/ Stephen W.
Harbin                                    
	       Stephen W. Harbin

      Hereunto duly authorized

	
	LANDLORD:
	
	 CAMPANELLI-TRIGATE NORWOOD
 UPLAND,
LLC

	
	By: /s/ Stephen J.T.
Murphy                                
	       Stephen J.T. Murphy, President

      Hereunto duly authorized

 Reference is made to that certain Subordination, Non-Disturbance
and Attornment Agreement dated August 29, 2016 (the “SNDA”) among Tenant, Landlord and Cambridge Savings Bank (“Lender”). Lender joins in this instrument for the sole purpose of confirming its consent thereto and
acknowledging and agreeing that, as used in the SNDA, the term “Lease” shall refer to the Lease as hereby amended. 
  

	
	LENDER:
	
	CAMBRIDGE SAVINGS BANK
	
	By: /s/ David A.
Ault                                         
 
	       David A. Ault

      First Vice President

  
 3 

 SCHEDULE I 

Fixed Rent 
  

									
	 Lease Year
	  	Annual Fixed Rent	 	  	Monthly Fixed Rent	 
	 Lease Year 1
	  	$	6,193,317.90	 	  	$	516,109.83	 
	 Lease Year 2
	  	$	6,348,150.85	 	  	$	529,012.57	 
	 Lease Year 3
	  	$	6,506,854.62	 	  	$	542,237.89	 
	 Lease Year 4
	  	$	6,669,525.98	 	  	$	555,793.83	 
	 Lease Year 5
	  	$	6,836,264.13	 	  	$	569,688.68	 
	 Lease Year 6
	  	$	7,007,170.74	 	  	$	583,930.90	 
	 Lease Year 7
	  	$	7,182,350.01	 	  	$	598,529.17	 
	 Lease Year 8
	  	$	7,361,908.76	 	  	$	613,492.40	 
	 Lease Year 9
	  	$	7,545,956.48	 	  	$	628,829.71	 
	 Lease Year 10
	  	$	7,734,605.39	 	  	$	644,550.45	 
	 Lease Year 11
	  	$	7,927,970.53	 	  	$	660,664.21	 
	 Lease Year 12
	  	$	8,126,169.79	 	  	$	677,180.82	 
	 Lease Year 13
	  	$	8,329,324.03	 	  	$	694,110.34	 
	 Lease Year 14
	  	$	8,537,557.13	 	  	$	711,463.09	 
	 Lease Year 15
	  	$	8,750,996.06	 	  	$	729,249.67	 

 SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Second Amendment”) is made as of March 16, 2018, by and between ARE-MA REGION NO. 64, LLC, a Delaware limited liability company (“ARE”), and MODERNA THERAPEUTICS, INC., a Delaware corporation
(“Tenant”). 
 RECITALS 

A. Tenant and Campanelli-TriGate Norwood Upland, LLC, a Delaware limited liability company, (“Seller”)
are now parties to that certain Net Lease dated as of August 29, 2016, as amended by that certain First Amendment to Lease dated as of April 10, 2017 (as amended, the “Lease”). Pursuant to the Lease, Tenant
leases certain premises known as 100 Tech Drive, Norwood, Massachusetts (the “Premises”). The Premises are more particularly described in the Lease. Capitalized terms used herein without definition shall have the meanings defined
for such terms in the Lease. 
 B. ARE and Seller have entered into an Agreement of Purchase and Sale Agreement dated as of
February 14, 2018 (the “Purchase Agreement”), which contemplates the acquisition of the Premises by ARE (the “Acquisition”). 

C. If the closing of the Acquisition occurs, as of the date of such closing (the “Effective Date”), subject to
the terms and conditions set forth below, the Lease shall be amended as provided in this Second Amendment. 
 NOW, THEREFORE, in
consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	 Abatement of Rent. Annual Fixed Rent payable under the Lease shall be abated for the period
commencing on the Effective Date through the date that is 120 days after the Effective Date (the “Abatement Period”). Tenant shall resume paying full Annual Fixed Rent as required under the Lease commencing on
the day immediately following the expiration of the Abatement Period. 

  

	2.	 Option to Purchase. Section 11.2 of the original Lease is hereby
deleted in its entirety and is null and void and of no further force or effect. 

  

	3.	 Right of First Opportunity to Purchase. Tenant acknowledges that, pursuant to that certain side
letter agreement between Seller and Tenant dated January 30, 2018, Tenant has waived its rights under Section 11.1 of the original Lease in connection with the Acquisition including, without limitation, its right to
receive a Sale Offer in connection with the Acquisition. 

  

	4.	 Condition Precedent. Notwithstanding anything to the contrary contained in this Second
Amendment, Tenant and ARE acknowledge and agree that the effectiveness of this Second Amendment shall be subject to the following condition precedent (“Condition Precedent”) having been satisfied: the closing under the Purchase
Agreement shall have occurred on or before May 15, 2018. In the event that the Condition Precedent is not satisfied, this Second Amendment shall automatically terminate and shall be null and void and of no further force or effect. ARE shall
have no liability whatsoever to Tenant relating to or arising from ARE’s inability or failure to cause the Condition Precedent to be satisfied. 

 

	5.	 Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker,
agent or other person (collectively, “Broker”) in connection with the transaction reflected in this Second Amendment and that no Broker brought about this transaction. Landlord shall only

  

					
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pay commissions to Broker pursuant to a separate written agreement between Landlord and Broker. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any
claims by any Broker, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this Second Amendment. 

 

	6.	 OFAC. Tenant and all beneficial owners of Tenant are currently (a) in
compliance with and shall at all times during the Term of the Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or
regulation relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of the Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List or the
Sectoral Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a
person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

  

	7.	 Miscellaneous. 

 

	 	a.	 This Second Amendment is the entire agreement between the parties with respect to the subject matter
hereof and supersedes all prior and contemporaneous oral and written agreements and discussions. This Second Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

 

	 	b.	 This Second Amendment is binding upon and shall inure to the benefit of the parties hereto, and their
respective successors and assigns. 

  

	 	c.	 This Second Amendment may be executed in any number of counterparts, each of which shall be deemed an
original, but all of which when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page
is attached to any other counterpart identical thereto except having additional signature pages executed by other parties to this Second Amendment attached thereto. 

 

	 	d.	 Except as amended and/or modified by this Second Amendment, the Lease is hereby ratified and confirmed
and all other terms of the Lease shall remain in full force and effect, unaltered and unchanged by this Second Amendment. In the event of any conflict between the provisions of this Second Amendment and the provisions of the Lease, the provisions of
this Second Amendment shall prevail. Whether or not specifically amended by this Second Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this Second
Amendment. 

 [Signatures are on the next page.] 

  

					
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	  	 Copyright © 2005. Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary - Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

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

			
	ARE:	  	ARE-MA REGION NO. 64, LLC,
		  	a Delaware limited liability company
		
		  	 By: ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

       a Delaware limited partnership,

       managing member

		
		  	         By: ARE-QRS CORP.,

               a Maryland corporation, general partner

		
		  	                By: /s/ Eric S.
Johnson                            
		  	                Its: Eric S. Johnson
		  	
                        Senior Vice
President

                        RE Legal
Affairs

		
	TENANT:	  	MODERNA THERAPEUTICS, INC.,
		  	a Delaware corporation
		
		  	By: /s/ Steve
Harbin                                        
    
		  	Its: Chief of Staff & Norwood Ops

  

					
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	  	 Copyright © 2005. Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary - Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

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