Document:

Exhibit 10.1

 

Service Agreement

 

This SERVICE AGREEMENT (this “Agreement”) is made
as of December 31, 2016 (the “Effective Date”) by and among AEC Southern (Shenzhen) Management Co. Ltd. (the “Company”),
a wholly owned foreign enterprise organized and operating in the People’s Republic of China and a wholly owned Company of
the Parent (as defined below), American Education Center Inc., a Nevada Company (the “Parent”) and Qi Wu (“Service
Provider”) on the other hand.

 

WHEREAS, the Company intends
to engage the Service Provider to provide business development services to the Company and to secure contracts on behalf of the
Company (the “Services”); the Parent has agreed to compensate the Service Provider on behalf of the Company for the
Services;

 

WHEREAS, the Service Provider
desires to provide business development services to the Company including but not limited to, growing the Company’s sales
and/or revenue to meet certain milestones, in exchange for an aggregate of 10,000,000 shares of common stock of the Parent, at
par value $0.001 per share (collectively, the “Shares”) pursuant to the terms and conditions of this Agreement.

 

NOW, THEREFORE, in consideration
of the mutual promises contained herein and for other good and valuable consideration, the sufficiency of which is hereby acknowledged,
the parties hereto agree as follows:

 

1. Services. The Service Provider
desires to provide the Services to the Company subject to certain performance requirements as set forth in Section 2 of this Agreement.
The Service Provider warrants that it will perform its obligations under the Agreement in a professional manner consistent with
the level of care, skill, practice and judgment exercised by others in performing the Services of a similar nature under similar
circumstances.

 

2. Payment Terms. The Service
Provider shall receive from the Parent, an aggregate of 10,000,000 shares of common stock of the Parent,  par value $0.001 per
share (the “Shares”), of which [A] 6,000,000 of the Shares shall be issued to the Service Provider immediately after
the Effective Date (the “Service Shares”); [B] 2,000,000 of the Shares (the “Incentive Shares Tranche 1”)
shall be issued upon such time when the Company’s sales revenue generated by the Service Provider reaches at least US$ 20
million for any fiscal year ending December 31 after the Effective Date (the “Milestone 1”); and [C] the remaining
2,000,000 of the Shares (the “Incentive Shares Tranche 2”, together with Incentive Shares Tranche 1, the “Incentive
Shares”) shall be issued at such time when the Company’s sales revenue generated by the Service Provider reaches at
least US$30 million for any following fiscal year ending December 31 after Milestone 1 is achieved (the “Milestone 2”).

 

The issuance of Incentive Shares shall
be subject to and contingent upon the achievement of Milestone 1 and/or Milestone 2, as the case may be, and the number of the
Shares shall be adjusted for any stock split, stock dividend, reverse stock split or similar event. In the event that Milestone
1 and/or Milestone 2 are not achieved in the Company’s sole discretion, the Incentive Shares shall not be issued and the
obligations of the Parent to issue any portion or all of the Shares shall be thereafter terminated.

 

     

     

    

 

3. Term of Agreement. The term
of this Agreement shall commence on the Effective Date and shall end upon the completion of Milestone 2 and the issuance of Incentive
Shares Tranche 2 (the “Agreement Term”) on the terms and subject to the conditions set forth in this Agreement. The
Agreement Term may be extended automatically for 1-year periods until December 31, 2019 (“Agreement Extension Term”).

 

4. Termination.

 

(a)          During
the Agreement Term, the Company may terminate the Agreement with prior written notice for any reasons, without penalty.

 

(b) The Service
Provider may terminate the Agreement during the Agreement Term by written notice 3-months in advance. Upon termination of this
Agreement pursuant to this Section 4(b), the right to receive any unissued Incentive Shares by the Service Provider shall be terminated
immediately During the Agreement Extension Term, either the Company or the Service Provider may notify each other in writing 3-months
prior to the expiration of the Agreement Extension Term its intention to terminate the Agreement.

 

6. Nondisclosure and Nonuse of Confidential
Information. The Service Provider agrees as follows:

 

(a) The Service
Provider will not disclose or use at any time, either during the Agreement Term (including any extension period) (the “Confidential
Period”) or thereafter, any Confidential Information (as hereinafter defined) of which the Service Provider is or becomes
aware, whether or not such information is developed by him, except to the extent that such disclosure or use is required pursuant
to an order of a court of competent jurisdiction. The Service Provider will take all appropriate steps to safeguard Confidential
Information and to protect it against disclosure, misuse, espionage, loss and theft.

 

The Service Provider
shall deliver to the Parent at the termination of the Confidential Period, or at any time the Parent may request, all memoranda,
notes, plans, records, reports, computer tapes and software and other documents and data (and copies thereof) relating to the Confidential
Information or the Work Product (as hereinafter defined) of the business of the Parent which the Service Provider may then possess
or have under his or her control.

 

(b) As used in
this Agreement, the term “Confidential Information” means information that is used, developed or obtained by
the Parent or the Company in connection with their business, including, but not limited to, information, observations and data
obtained by the Service Provider during the Agreement Term (including those obtained prior to the date of this Agreement) concerning
(i) the businesses or affairs of the Parent or the Company (or such predecessors), (ii) products or services, (iii) fees, costs
and pricing structures, (iv) designs, (v) analyses, (vi) drawings, photographs and reports, (vii) computer software, including
operating systems, applications and program listings, (viii) flow charts, manuals and documentation, (ix) data bases, (x) accounting
and business methods, (xi) inventions, devices, new developments, methods and processes, whether patentable or unpatentable and
whether or not reduced to practice, (xii) customers and clients and customer or client lists, (xiii) other copyrightable works,
(xiv) all production methods, processes, technology and trade secrets, and (xv) all similar and related information in whatever
form. Confidential Information will not include any information that has been published in a form generally available to the public
prior to the date the Service Provider proposes to disclose or use such information. Confidential Information will not be deemed
to have been published merely because individual portions of the information have been separately published, but only if all material
features comprising such information have been published in combination.

 

     

     

    

 

(c) As used in
this Agreement, the term “Work Product” means all inventions, innovations, improvements, technical information,
systems, software developments, methods, designs, analyses, drawings, reports, service marks, trademarks, trade names, logos and
all similar or related information (whether patentable or unpatentable) which relates to the Parent’s actual or anticipated
business, research and development or existing or future products or services and which are conceived, developed or made by the
Service Provider (whether or not during usual business hours and whether or not alone or in conjunction with any other person)
during the Agreement Term if and to the extent such Work Product results from any work performed for the Parent or the Company,
any use of the Parent’s or the Company’s premises or property or any use of the Confidential Information) by the Service
Provider (including those conceived, developed or made prior to the date of this Agreement) together with all patent applications,
letters patent, trademark, trade name and service mark applications or registrations, copyrights and reissues thereof that may
be granted for or upon any of the foregoing.

 

7. Non-Solicitation.
During the period commencing on the date hereof and ending on the first anniversary of the date of termination of the Confidential
Period, the Service Provider shall not directly or indirectly through another Person (i) induce or attempt to induce any employee
of the Parent or the Company to leave the employ of the Parent or the Company or in any way interfere with the relationship between
the Parent and/or the Company, on the one hand, and any employee thereof, on the other hand, (ii) hire any person who was an employee
of the Parent or the Company until six (6) months after such individual’s employment relationship with the Parent or the
Company, as the case may be, has been terminated or (iii) induce or attempt to induce any customer, supplier, licensee or other
business relation of the Parent or the Company to cease doing business with the Parent or the Company, or in any way interfere
with the relationship between any such customer, supplier, licensee or business relation, on the one hand, and the Parent, on the
other hand.

 

 

8.Investment
Representations. The Service Provider hereby represents and warrants, solely with respect to the Parent as follows:

 

(1)
Acknowledgment. The Service Provider understands and agrees that the Shares to be issued pursuant to this Agreement
have not been registered under the Securities Act or the securities laws of any state of the U.S. and that the issuance of the
Shares is being effected in reliance upon an exemption from registration afforded under Section 4(2) of the Securities Act for
transactions by an issuer not involving a public offering.

 

(2)
Exemption. The issuance of the Shares shall be exempt from registration under the Securities Act, pursuant to Section 4(2)(a)
thereof.

 

(3)
Stock Legends. The Service Provider hereby agrees with the Parent as follows:

 

(a)          Securities
Act Legend. The certificate(s) evidencing the Shares issued to the Service Provider, and each certificate issued in transfer
thereof, will bear the following legend:

 

     

     

    

 

THESE SECURITIES REPRESENTED BY THIS CERTIFICATE (THE “SECURITIES”) HAVE NOT BEEN REGISTERED
UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “SECURITIES ACT”). THE SECURITIES WERE ISSUED IN A TRANSACTION EXEMPT
FROM THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT PURSUANT TO REGULATION S PROMULGATED UNDER IT. THE SECURITIES MAY NOT
BE SOLD, TRANSFERRED OR OTHERWISE DISPOSED OF IN THE UNITED STATES UNLESS REGISTERED UNDER THE SECURITIES ACT AND UNDER APPLICABLE
STATE SECURITIES LAWS OR THE ISSUER SHALL HAVE RECEIVED AN OPINION OF COUNSEL THAT REGISTRATION OF SUCH SECURITIES UNDER THE SECURITIES
ACT IS NOT REQUIRED. FURTHER, HEDGING TRANSACTIONS WITH REGARD TO THE SECURITIES MAY NOT BE CONDUCTED UNLESS IN COMPLIANCE WITH
THE SECURITIES ACT.

 

(b)          Other
Legends. The certificate(s) representing such Shares, and each certificate issued in transfer thereof, will also bear any other
legend required under any applicable Law, including, without limitation, any U.S. state corporate and state securities law, or
contract.

 

(c)          Opinion.
The Service Provider will not transfer any or all of the Shares absent an effective registration statement under the Securities
Act and applicable state securities law covering the disposition of the Service Provider’s Shares, as the case may be, without
first providing the Parent with an opinion of counsel (which counsel and opinion are reasonably satisfactory to the Parent) to
the effect that such transfer will be exempt from the registration and the prospectus delivery requirements of the Securities Act
and the registration or qualification requirements of any applicable U.S. state securities laws.

 

(d)          Consent.
The Service Provider understands and acknowledges that the Parent may refuse to transfer the Shares, unless the Service Provider
comply with this Section 8. The Service Provider consents to the Parent making a notation on its records or giving instructions
to any transfer agent of the Parent’s Shares in order to implement the restrictions on transfer of the Shares.

 

9. Material Non-Public Information.
Service Provider is expressly prohibited from purchasing or selling securities of the Parent based on any material non-public information
obtained during the course of performing services to the Parent. In addition, Service Provider is prohibited from informing, or
"tipping," any other person about such material information. Service Provider also agrees to comply with the Parent's
Insider Trading Policy, as updated and amended from time to time.

 

(1) “Non-public”
information is any information that has not been previously disclosed and is not otherwise available to investors generally.

 

(2) Information
is generally deemed to be “material” if there is a substantial likelihood a “reasonable investor” would
rely on it in deciding to purchase, sell or hold a security to which the information relates. As a practical matter, materiality
often is determined after the fact, when it is known that someone has traded on the information and after the information itself
has been made public and its effects upon the market are more certain. Examples of information that is generally regarded as material
are:

•          Financial
results;

•          Projections
of future results or other guidance;

•          Major
proposed or pending acquisitions, investments or divestitures;

•          Significant
project or product developments;

 

     

     

    

 

•          Changes
in key personnel;

•          Changes
in dividends;

•          Stock
splits;

•          Stock
buy-backs;

•          New
equity or debt offerings;

•          Positive
or negative developments in outstanding significant litigation;

•          Events
that may result in the creation of a significant reserve or write-off or other significant adjustments to the financial statements;

•          Actual
or threatened significant litigation or inquiry by a governmental or regulatory authority; and

•          Any
other facts which might cause the Parent’s financial results to be substantially affected.

 

10. Intellectual Property. This
Agreement does not grant to the Service Provider the right to use any intellectual property right or other proprietary right of
the Parent or the Company, including any patent, copyright, corporate name, trademark, trade dress, trade name, logo, electronic
graphic mark, domain name or service mark, the rights to which are owned or controlled by the Parent, the Company or their affiliates
(the foregoing being referred to hereinafter collectively as “AEC IP Rights”). Any use by the Service Provider or its
employees, agents, contractors of consultants of AEC IP Rights shall be subject to the Parent’s prior written approval, which
approval may be conditioned or withheld by the Parent in its sole discretion. All use of the AEC IP Rights by the Service Provider
shall inure to the sole benefit of the Parent.

 

11. Indemnification. Service
Provider shall indemnify and hold harmless the Parent and the Company, their partners, their affiliated companies, and all of their
respective partners, directors, officers, agents and employees, from claims, losses, damages, liabilities or expenses, including
reasonable attorneys’ fees, on account of damages to any person, including the Parent and the Company’s employees or
agents, fines or penalties, to the extent arising in whole or in part from (i) the negligent performance of the Services by Service
Provider or its employees, agents, contractors or consultants except for those claims arising from the negligence or willful misconduct
of the Parent or the Company and (ii) the breach of the Agreement by Service Provider or its employees, agents, contractors or
consultants.

 

12. Miscellaneous.

(1) Entire
Agreement. This Agreement constitutes the entire agreement of the parties and supersedes all prior written or oral agreements,
contemporaneous oral agreements, understandings and negotiations between the parties with respect to the subject matter hereof.
Each Holder that is a party to the Old Management Incentive Agreement, the Investor Rights Agreement and/or any Retention Agreement
hereby acknowledges and agrees that the foregoing agreements, to the extent applicable to such Holder, are terminated and replaced
in their entirety by this Agreement.

 

(2) Exclusive
Jurisdiction. Any suit, action or proceeding seeking to enforce any provision of, or based on any matter arising out of or
in connection with, this Agreement or the transactions contemplated hereby shall be brought in a federal or state court located
in the State of New York, and each of the parties hereby consents to the exclusive jurisdiction of such courts (and of the appropriate
appellate courts therefrom) in any such suit, action or proceeding and irrevocably waives, to the fullest extent permitted by law,
any objection which it may now or hereafter have to the laying of the venue of any such suit, action or proceeding which is brought
in any such court has been brought in an inconvenient forum. Process in any such suit, action or proceeding may be served on any
party anywhere in the world, whether within or without the jurisdiction of any such court. Each party shall bear its own expenses
incurred in connection with any suit, action or proceeding.

 

     

     

    

 

(3) Applicable
Law. THIS AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED AND INTERPRETED IN ACCORDANCE WITH, THE LAW OF THE STATE OF NEW YORK
WITHOUT REGARD TO ANY CHOICE OF LAW PROVISIONS.

 

(4) Waiver
of Jury Trial. EACH OF THE PARTIES HERETO HEREBY IRREVOCABLY WAIVES ANY AND ALL RIGHT TO TRIAL BY JURY IN ANY LEGAL PROCEEDING
ARISING OUT OF OR RELATED TO THIS AGREEMENT OR THE TRANSACTIONS CONTEMPLATED HEREBY.

 

(5) Amendments
and Waivers. This Agreement may be amended or waived from time to time by an instrument in writing signed by (i) the Service
Provider, (ii) the Company, and (iii) the Parent.

 

(6) Notices.
All notices and other communications provided for or permitted hereunder shall be made by hand-delivery, registered first-class
mail, next-day air courier, telex, facsimile, telecopier, or similar writing:

 

(7) Successors
and Assigns. This Agreement shall be binding upon the parties hereto and their respective successors and permitted assigns.
This Agreement shall not be assignable by the Service Provider. This Agreement shall be assignable by the Parent only to an entity
which is owned, directly or indirectly, in whole or in part by the Parent or by any successor to the Parent or an acquirer of all
or substantially all of the assets of the Parent or all or substantially all of the assets of a group of subsidiaries and divisions
of the Parent.

 

(8) Severability.
In the event that any provision of this Agreement or the application of any provision hereof is declared to be illegal, invalid
or otherwise unenforceable by a court of contempt jurisdiction, such provision shall be reformed, if possible, to the extent necessary
to render it legal, valid and enforceable, or otherwise deleted, and the remainder of this Agreement shall not be affected except
to the extent necessary to reform or delete such illegal, invalid or unenforceable provision.

 

(9) Further
Assurances. Each party shall cooperate and take such action as may be reasonably requested by the other party in order to carry
out the provisions and purposes of this Agreement and the transactions contemplated hereby.

 

(10) Counterparts.
This Agreement may be executed in any number of separate counterparts (including by facsimile), each of which shall be an original
and all of which taken together shall constitute one and the same instrument.

 

[REMAINDER OF
THE PAGE INTENTIONALLY LEFT BLANK;

SIGNATURE PAGE
FOLLOWS]

 

     

     

    

 

IN WITNESS
WHEREOF, this Agreement is executed by the Parent, the Company and the Service Provider to be effective as of the date
first above written.

 

	COMPANY:
	AEC Southern (Shenzhen) Management Co. Ltd.
	 
	/s/ Ye Tian
	NAME: Ye Tian
	TITLE: Legal Representative
	 
	PARENT:
	American Education Center Inc.
	 
	/s/ Max P. Chen
	NAME: Max P. Chen
	TITLE: President, and Chairman of the Board
	 
	SERVICE PROVIDER:
	 
	/s/ Qi Wu
	NAME: Qi WuEX-10.1

 Exhibit 10.1 

115 HARTWELL AVENUE 
 Lexington,
Massachusetts 02421 
 (the “Building”) 

FIRST AMENDMENT 
  

			
	EXECUTION DATE:	  	December 31, 2016
		
	LANDLORD:	  	King 115 Hartwell LLC, a Delaware limited liability company
		
	TENANT:	  	WAVE Life Sciences USA, Inc., a Delaware corporation
		
	ORIGINAL
PREMISES:	  	Approximately 57,561 rentable square feet of laboratory, office and space for Tenant’s PH system equipment (collectively, the “Premises”), located on the first
(1st) and second (2nd) floors of the Building as shown on the Lease Plan attached to the Lease as Exhibit 1A.
		
	ADDITIONAL
PREMISES:	  	The Additional Premises contain approximately 33,650 rentable square feet of space in the Building, in the aggregate, and consists of four (4) areas: (i) approximately 32,575 rentable square of additional Office/Lab Premises on the
third floor of the Building, (ii) approximately 345 rentable square feet of additional PH Systems Premises on the first floor of the Building, (iii) approximately 88 rentable square feet of additional Loading Dock Premises on the first floor of the
Building, and (iv) approximately 642 rentable square feet of additional Penthouse Premises. The Additional Premises are shown on Exhibit 1A, First Amendment, Sheets 1, 2, and 3 attached hereto, except that the additional Penthouse Premises
are shown on Exhibit 1B, First Amendment.
		
	DATE OF LEASE:	  	September 26, 2016

 WHEREAS, Tenant desires to lease additional space in the Building, to wit, the Additional Premises, upon the
terms and conditions hereinafter set forth; and 
 WHEREAS, Landlord is willing to lease the Additional Premises to Tenant upon the terms
and conditions hereinafter set forth. 
 NOW, THEREFORE, the above-described lease (the “Existing Lease”) is hereby amended
as follows (the Existing Lease, as amended by this First Amendment, shall hereinafter 

 
be referred to as the “Lease”). Any capitalized terms used herein shall have the same definition as set forth in the Existing Lease, except to the extent otherwise set forth in
this First Amendment. 
  

	1.	DEMISE OF ADDITIONAL PREMISES 

 Landlord hereby demises and leases to Tenant, and Tenant
hereby leases from Landlord, the Additional Premises. Said demise of the Additional Premises shall be upon all of the terms and conditions set forth in the Lease applicable to the Existing Premises, except as follows: 

 

	 	(A)	The Term Commencement Date with respect to Additional Premises (the “Additional Premises Term Commencement Date”) shall be: (i) the earlier of the date that Tenant first commences to perform any
Tenant Improvement Work in the Additional Premises, or (ii) the later of: (x) the Substantial Completion of the Base Building Work, or (y) March 21, 2017; 

 

	 	(B)	Subject to the provisions of Section 3A of this First Amendment, Tenant’s obligation to pay Tenant’s Share of Operating Costs and Tenant’s Share of Taxes with respect to the Additional Premises shall
commence as of September 1, 2017 (“Additional Premises Additional Rent Commencement Date”); 

  

	 	(C)	Subject to the provisions of Section 3A of this First Amendment, Tenant’s obligation to pay Base Rent with respect to the Additional Premises shall commence as of October 1, 2017 (“Additional
Premises Base Rent Commencement Date”); 

  

	 	(D)	Effective as of the Term Commencement Date with respect to the Additional Premises, (i) all references in the Lease to “Premises” shall be deemed to mean the “Existing Premises” and the
“Additional Premises” collectively, (ii) the Premises shall then contain a total of 91,211 rentable square feet, and (iii) Tenant’s Share shall be increased to 100%; 

 

	 	(E)	Tenant’s use of each portion of the Additional Premises shall be subject to the terms and limitations which are applicable to the corresponding portion of the Existing Premises (e.g., the additional Office/Lab
Premises may only be used for the uses which Tenant is permitted to use for the Office/Lab Premises which are part of the Existing Premises, the additional Penthouse Premises may only be used for the uses which Tenant is permitted to use for the
Penthouse Premises which are part of the Existing Premises and Section 1.6 shall apply to the use of the additional Penthouse Premises, etc.); 

  

	 	(F)	Tenant shall not be entitled to any additional Parking Area Premises as the result of Tenant’s demise of the Additional Premises; and 

 

	 	(G)	In the event of any conflict provisions of the Existing Lease and the provisions of this First Amendment the provisions of this First Amendment shall control. 

 

	2.	RENT—ADDITIONAL PREMISES (33,650 Rentable Square Feet) 

 A. Base Rent.
Commencing as of October 1, 2017 and continuing thereafter throughout the remainder of the term of the Lease, Tenant shall pay Base Rent for the Additional Premises in accordance with the schedule set forth below. For the purposes hereof,
“Additional  

  
 2 

 
Premises Rent Year” shall be the twelve month period commencing as of the Additional Premises Base Rent Commencement Date, or any anniversary thereof, except that Additional Premises
Rent Year 12 shall commence as of the eleventh anniversary of the Additional Premises Base Rent Commencement Date and expire as of the Expiration Date: 
  

					
	 Additional Premises Rent Years
	 	 Annual Base Rent
	 	 Monthly Payment

	1	 	$1,564,725.00  	 	$130,393.75
	2	 	$1,611,666.75  	 	$134,305.56
	3	 	$1,660,016.75  	 	$138,334.73
	4	 	$1,709,817.25  	 	$142,484.77
	5	 	$1,761,111.77  	 	$146,759.31
	6	 	$1,813,945.12  	 	$151,162.09
	7	 	$1,868,363.47  	 	$155,696.96
	8	 	$1,924,414.37  	 	$160,367.86
	9	 	$1,982,146.80  	 	$165,178.90
	10	 	$2,041,611.20  	 	$170,134.27
	11	 	$2,102,859.54  	 	$175,238.30
	Commencement of Additional Premises Rent Year 12 – Expiration Date	 	$2,165,945.33*	 	$180,495.44

  

	 	*	Annualized 

 B. Operating Expenses and Taxes. Tenant’s Share with respect to the
Additional Premises shall be 36.89%. 
  

	3.	CONDITION OF ADDITIONAL PREMISES 

 A. Landlord shall have no obligation to perform any
Tenant Improvement Work or other work in connection with the preparation of the Additional Premises for Tenant’s occupancy, except that Landlord shall perform the Base Building Work described on Exhibit 3-1 of the Lease to the extent
that the same relates to the Additional Premises (“Additional Premises Base Building Work”). Therefore: 
 (1) The
provisions of Article 3 of the Lease shall apply to the Additional Premises, subject to the following: 
 (a) The term “Landlord’s
Work”, as used in Article 3 of the Lease shall, in any context relating to the Additional Premises, be deemed to refer to the Additional Premises Base Building Work. 

(b) The term “Initial Portion of the Premises”, as used in Article 3 of the Lease shall, in any context relating to the Additional
Premises, be deemed to refer to the Additional Premises. 
 (c) Section 3.3(a) of the Lease shall have no applicability to the
Additional Premises, and, in lieu thereof, the following shall apply: 
  

	 	“(a)	 Landlord Delay Days. If the Additional Premises Base Building Work is not substantially complete on or
before March 21, 2017, then the Additional Premises Additional Rent Commencement Date and the Additional Premises Base Rent 

  
 3 

	 	
Commencement Date shall each be extended by the number of days, if any (“Landlord Delay Days”) that Tenant is actually delayed by such delay in the substantial completion of the
Additional Premises Base Building Work. For avoidance of doubt, if Tenant is not ready to commence performance of Tenant’s Additional Premises Work, as defined in Section 3B of the First Amendment, on or before the date March 21, 2017
(for example, without limitation, because Tenant does not, on or before March 21, 2017, submit plans and specifications to Landlord for such Tenant Improvement work), then there shall be no Landlord Delay Days and no extension of ether the
Additional Premises Additional Rent Commencement Date and the Additional Premises Base Rent Commencement Date.” 

 (d)
Section 3.3(b) shall not apply to the Additional Premises as a separate termination right based upon delays in the performance of the Additional Premises Base Building Work. However, if Tenant properly exercises its termination right pursuant
to Section 3.3(b) of the Lease with respect to the Original Premises, such termination shall also apply to the Additional Premises. 

(e) Section 3.4 of the Lease shall have no applicability to the Additional Premises. 

(2) Exhibit 3 of the Lease shall not apply to the Additional Premises other than Sections 16 (as modified by Section 3C), 17 and 18
thereof. 
 B. Except for Landlord’s obligation to provide Landlord’s Additional Premises Allowance (as hereinafter defined),
Tenant shall take the Additional Premises “as-is”, in the condition in which the Additional Premises is in as of the Additional Premises Commencement Date, without any representation or warranty by Landlord to Tenant, express or implied,
of any kind whatsoever. If Tenant desires to make any improvements to the Additional Premises (“Tenant’s Additional Premises Work”), said improvements shall be performed, at Tenant’s cost, subject to Landlord’s
Additional Premises Allowance, in accordance with the terms and conditions of Lease, including, without limitation, Section 11 thereof. The following shall be added to the definition of Alterations which Will Remain, as set forth in
Section 11 of the Lease: “(iii) Alterations performed in preparing the Additional Premises for Tenant’s occupancy to the extent that they are similar to Landlord’s Work.” 

C. Tenant shall receive a tenant improvement allowance (the “Additional Premises Allowance”) for the Additional Premises of
up to $4,206,250.00 (i.e., $125.00 per rentable square foot of such Additional Premises) for the purpose of defraying the cost of performing any leasehold improvements Tenant desires to perform in the Additional Premises (the “Tenant’s
Additional Premises Work”). The Additional Premises Allowance shall be disbursed in accordance with the terms and conditions applicable to Landlord’s Phase II Contribution, as set forth in Section 16 of Exhibit 3 of the
Lease, with $4,206,250.00 being the Maximum Amount relating to the Additional Premises. 
  

	4.	PARKING 

 Effective as of Additional Premises Additional Rent Commencement Date and
continuing thereafter throughout the remainder of the Term of the Lease, Tenant shall have the right use up to an additional eighty-five (85) Tenant’s Unreserved Parking Spaces in the surface parking area serving the Property as the result
of Tenant’s demise of the Additional Premises. Tenant shall not be entitled to any additional Tenant’s Reserved Parking Spaces as the result of Tenant’s demise of the Additional Premises. 

  
 4 

	5.	ANNUAL BUDGET FOR OPERATING COSTS 

 So long as Tenant is then leasing the entirety of
the rentable area of the Building, Landlord shall deliver, on or before December 1 of each calendar year during the Term of this Lease, deliver a written estimate of Landlord’s good faith Operating Cost budget for the next following
calendar year. Landlord agrees, at Tenant’s written request, to meet with Tenant, at a mutually convenient time, on or before the December 15 after Landlord delivers such estimated budget to review and discuss such estimated budget with
Tenant. 
  

	6.	BROKER 

 Section 25.3 of the Lease shall have no applicability to the Existing
Premises, and, in lieu thereof, the following is substituted in its place: 
 “Tenant and Landlord each warrants and represents that it
has dealt with no broker in connection with the consummation of this Lease other than Jones Lang LaSalle and Colliers International (collectively, “Additional Premises Broker”). Tenant and Landlord each agrees to defend, indemnify
and save the other harmless from and against any Claims arising in breach of the representation and warranty set forth in the immediately preceding sentence. Landlord shall be solely responsible for the payment of any brokerage commissions to
Additional Premises Broker.” 
  

	7.	DELETED AND INAPPLICABLE LEASE PROVISIONS 

 Effective as of the date hereof,
Section 25.18 (Tenant’s Expansion Option) of the Lease is hereby deleted in its entirety and is of no further force and effect. Article 3, and Exhibit 3 of the Lease (other than as modified by Section 3 above, 17, and 18 of said
Exhibit 3) shall have no applicability to the Additional Premises. 
  

	8.	CONFLICT 

 In the event that any of the provisions of the Lease are inconsistent with
this First Amendment or the state of facts contemplated hereby, the provisions of this First Amendment shall control. 
 [Signatures on
following page] 

  
 5 

 EXECUTED under seal as of the date first above written. 

LANDLORD: 
 KING 115 HARTWELL LLC, 

a Delaware limited liability company 
 By: KING FORD LLC,

 a Massachusetts limited liability company, 
 its
Manager 
 By: KING STREET PROPERTIES INVESTMENTS, LLC, 

a Massachusetts limited liability company, 
 its Manager 

By: /s/ Thomas Ragno 
 Name: Thomas
Ragno 
 Title: Manager 
  

			
	 TENANT
  

WAVE LIFE SCIENCES USA, INC.,
 a Delaware
Corporation

		
	By:	 	/s/ Kyle Moran
		 	 Name: Kyle Moran
 Title: VP Supply Chain and
Operations

  
 6

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