Document:

EX-10.23

 Exhibit 10.23 

Agreement Terms and Conditions 
  

			
	 Lessor

(Landlord)
	  	Ollie Co., Ltd.
		
	 Lessee

(Tenant)
	  	Mediasite Co., Ltd.

  

									
	 	  	Section	  	 Related

Art.
	  	Summary
	(1)	  	 Leased

Property
	  	Art. 1	  	 Name
  
	  	 Mori Kaikan (referred to below as the “Building”)

 

	  	  	  	 Location

(Listed Address)
  
	  	1-11-5 Kudankita, Chiyoda Ward, Tokyo
	  	  	  	 Location

(Listed Parcel)
  
	  	1-18-3,20,28 Kudankita, Chiyoda Ward, Tokyo
	  	  	  	 Building No.
  
	  	 18-3-2
  

	  	  	  	 Construction
  
	  	 Steel reinforced concrete flat roof
 1
basement floor, 8 above-ground floors
  

	  	  	  	Contracted Area	  	3rd Floor, 358.14 m2
				
	(2)	  	 Intended

Use and
 Application
	  	Art. 2	  	Intended Use (Application): Office space
				
	(3)	  	Lease Term	  	Art. 3	  	 September 1, 2011 to August 31, 2013

Contract term after renewal is for 2 years

				
	(4)	  	Renewal fee	  	Art. 19	  	None
				
	(5)	  	Rent	  	Art. 4	  	 Total monthly payment: JPY 1,706,355

(Breakdown – Rent: JPY 1,625,100; Consumption tax: JPY 81,255)

(Base price per tsubo not including tax: JPY 15,000)

				
	(6)	  	 Common

Area Charges
	  	Art. 4	  	 Total monthly payment: JPY 455,028

(Breakdown – Common area charges: JPY 433,360; Consumption tax: JPY 21,668)

(Base price per tsubo not including tax: JPY 4,000)

				
	(7)	  	 Rent Start

Date
	  	Art. 4	  	April 1, 2012
				
	(8)	  	 Common

Area Charges
 Start
Date
	  	Art. 4	  	September 1, 2011
				
	(9)	  	 Security

Deposit
	  	Art. 6	  	JPY 13,000,800 (equivalent to 8 months rent, excluding tax)
				
	(10)	  	 Cancellation

Notification
 Period

(Landlord)
	  	Art. 18	  	Landlord: 6 months in advance
				
	(11)	  	 Cancellation

Notification
 Period

(Tenant)
	  	Art. 18	  	Tenant: 6 months in advance

									
				
	(12)		 Rent

Payment
 Due Date
		Art. 5		End of each month (if falling on a banking holiday, the first business day prior)
				
	(13)		 Bank

Transfer
 Account

Information
		Art. 5		 Mitsui-Sumitomo Bank, Main Branch Business Division (ordinary) account number 4724590

Account Holder: Real Estate Trustee Sumitomo Trust Bank Limited Mori Kaikan Account

				
	(14)				 Specific

Terms and
 Conditions
		 1.      The Tenant shall accept the following terms and
conditions.
 (i)     The building is a trust property that is owned by Sumitomo Trust Bank
Limited (referred to below as the “current owner”); the Landlord shall lease the building based on a master lease agreement (referred to below as the “master lease”) that it has entered into with the Owner; and the Tenant shall
sublease the Building from the Landlord based on the Agreement.
 (ii)    Only the Landlord is
responsible for returning the security deposit (referred to below as the “security deposit”), placed in escrow with the Landlord by the Tenant in accordance with the Agreement, to the Tenant; the current owner and other third parties are
not under obligation to reimburse the security deposit; and the Tenant shall not make any attempt to claim reimbursement of this debt from any third party, including the current owner, except for the Landlord.

(iii)  In the event that the master lease is terminated, the current owner or the party who has newly leased
the Building as a whole from the current owner (referred to below as the “new master tenant”), shall succeed the Landlord as the lessor in this Agreement without recourse, and the current owner or the new master tenant shall also take on,
without recourse, the obligation to reimburse the security deposit from the lessor.
 (iv)   The
Tenant shall only use the leased property (defined in Art. 1) in accordance with the regulations under the Building Standards Act and other statutes and for the intended use indicated in Section (2) of this Agreement.

2.      In the event that the Agreement is canceled according to Art. 16 after its
execution date and before August 31, 2013, in addition to the amount defined in Art. 17, the Tenant shall pay JPY 11,375,700 (excluding consumption tax) to the Landlord as a penalty. However, this does not preclude claims by the Landlord
against the Tenant for damages.

									
				
							 3.      In the event that the Tenant cancels within the
period defined in Art. 18, Par. 1, and before August 31, 2013, the Tenant shall pay JPY 11,375,700 (excluding consumption tax) to the Landlord as a penalty. However, this does not preclude claims by the Landlord against the Tenant for
damages.
 4.      After the execution date of the Agreement, in the event that the
Tenant immediately cancels as defined in Art. 18, Par. 2, and before August 31, 2013, in addition to the amount defined in Art. 18, Par. 2, the Tenant shall pay JPY 11,375,700 (excluding consumption tax) to the Landlord as a penalty. However,
this does not preclude claims by the Landlord against the Tenant for damages.

5.      After the execution date of the Agreement, in the event that the Tenant cancels
or proposes cancellation before November 30, 2011, regardless of what is defined in the Specific Terms and Conditions, and in addition to the amount defined in Art. 18, Par. 1 or Par. 2, the Tenant shall pay JPY 4,875,300 (excluding consumption
tax) to the Landlord as a penalty, and the starting date for rent defined in Art. 4 shall become December 1, 2011. In addition, this does not preclude claims by the Landlord against the Tenant for damages.

	Article 1	(Leased Property) 

 The Landlord offers for lease to the Tenant, and the Tenant accepts, the
leased property (referred to below as the “leased space”) indicated in Section (1) of the agreement summary according to the terms defined in the Agreement. 
  

	Article 2	(Intended Use) 

 The Tenant may only use the leased space for the intended use and application
indicated in Section (2) of the agreement summary. 
  

	Article 3	(Lease Term) 

 The lease term is indicated in Section (3) of the agreement summary. 

 

	Article 4	(Rent, Common Area Charges, Fees and Consumption Tax) 

  

	 	1.	The rent is indicated in Section (5) of the agreement summary. 

  

	 	    	In addition, the starting date for rent is indicated in Section (7) of the agreement summary. 

  

	 	2.	The common area charges are indicated in Section (6) of the agreement summary. 

  

	 	    	In addition, the starting date for common area charges is indicated in Section (8) of the agreement summary. 

  

	 	3.	The Tenant shall pay for electricity, water and other tenant-owed fees that correspond to use by the leased space based on invoicing from the Landlord. 

 

	 	4.	The Tenant shall pay the consumption tax owed on the payments indicated in the previous paragraph, as well as other consumption taxes (referred to below together as the “consumption taxes”) . In addition, if
there is a change in the consumption tax rate during the Agreement term, the Tenant provides its prior approval to the automatic adjustment of the consumption tax rate retroactive to the date of the change, and to pay the consumption taxes at the
post-change rate for rents after that point. 

  

	Article 5	(Method of Payment) 

 The Tenant shall pay the rent, common area charges, miscellaneous fees
and consumption taxes related to these by the payment date indicated in Section (12) of the agreement summary for the following month, by means of bank transfer to the financial institution account indicated by the Landlord in Section (13) of the
agreement summary. In addition, the Tenant shall pay the bank transfer fees. 
  

	Article 6	(Security Deposit) 

  

	 	1.	Upon entering into this Agreement, the Tenant shall place in escrow with the Landlord the amount indicated in Section (9) of the agreement summary as a security deposit, to ensure the execution of the Tenant’s
obligations to the Landlord based on Arts. 8 and 20, and the obligations based on the Agreement and associated agreements that have been entered into. 

  

	 	2.	Upon termination of the Agreement, when the Tenant has fully vacated the leased space and after the security deposit has been applied to the Tenant’s obligations, if there is a remaining balance, the Landlord shall
return to the Tenant that remaining balance 3 months, calculated from the date following the date the premises were vacated. 

  

	 	3.	The security deposit shall not bear interest. 

  

	 	4.	The Tenant may not claim offsets against its rights to return of the security deposit for any obligations it has towards the Landlord. 

 

	 	5.	The Tenant may not assign, pledge or otherwise dispose its claim to the security deposit refund. 

  

	 	6.	In the event that the Tenant is late in the payment to the Landlord of its monetary obligations or obligations for damages, the Landlord may apply all or part of the security deposit to cover those payments without
notification. 

  

	 	7.	In the event that, in accordance with the previous paragraph, the Landlord applies the security deposit to cover the Tenant’s obligations, the Landlord shall notify the Tenant of its actions, and the Tenant must
replenish the security deposit for the corresponding amount within 5 business days from the date on which it received this notification. 

	 	8.	In the event that the rent amount is increased or decreased, the security deposit shall also change to the amount as defined in Section (9) of the agreement summary as it corresponds to the revised rent, and the
Landlord or Tenant shall make the additional deposit or settlement of the difference from the original security deposit within the designated period. 

  

	Article 7	(Revision of Lease Terms and Conditions) 

  

	 	1.	The Landlord and the Tenant may revise the rent and the common area charges after joint consultation when the Agreement is renewed. 

  

	 	2.	Notwithstanding the previous paragraph, in the event that there is a surge in prices, significant increases in the rents of neighboring land and buildings or taxes for land and buildings, or fluctuations of other
economic circumstances, or in the event that remodeling or renovation has been performed on the building or the leased space, the rent and common area charges may be revised after joint consultation by the Parties. 

 

	Article 8	(Interior Fixture, Facilities and Construction) 

  

	 	1.	In the event the Tenant intends to carry out the types of construction indicated below (referred to below as the “Construction”), the Tenant must request prior written consent from the Landlord (referred to
below as the “Construction Approval Request and Written Approval Form”), receive prior written approval from the Landlord, and shall order the Construction work from a party allowed or designated by the Landlord. All expenses required by
the Construction shall be paid by the Tenant. In addition, even in the event that the Landlord gives its prior written consent for the Construction, the Tenant shall make every effort to ensure that when the Construction is being carried out that
the Landlord, the trust beneficiaries that hold the Building as a trust property (referred to below as “Beneficiaries”), and other Building tenants are not disturbed; and in the event that the Landlord, the Beneficiaries or a third party
suffer damages related to the Construction, the Tenant must indemnify the associated damages. 

  

	 	(1)	Addition, renovation, removal, modification, replacement, or other changes to original state of internal fixtures and other equipment 

 

	 	(2)	Display of company name sign or other signs 

  

	 	(3)	Replication of keys 

  

	 	2.	The Construction shall be performed within the lease term. 

  

	 	3.	In the event that the Tenant carries out the Construction without having obtained the Landlord’s prior written consent by means of the Construction Approval Request and Written Approval Form, or if the Tenant
carries out the Construction deviating from the specifications or plans approved by the Landlord, the Landlord may suspend the Construction or demand restoration to its original state, and the Tenant must comply with this. In the event that the
Tenant does not comply, the Landlord may carry out construction to return the premises to their original state, and the Tenant shall approve this. In addition, any expenses related to the suspension of work or the restoration shall be paid by the
Tenant, and in the event that the Landlord incurs damages, it may claim compensation for damages. 

  

	 	4.	Ownership of internal fixtures and other equipment added or installed by the Tenant shall be attributed to the Tenant. However, ownership sections that would be difficult to separate from the main structure of the
Building or that would affect the main structure shall be transferred to the landlord upon termination of the lease. 

  

	 	5.	Taxes levied against internal fixtures and other equipment added or installed by the Tenant shall be paid by the Tenant regardless of the registered name and address. 

	Article 9	(Tenant’s Management Responsibilities) 

  

	 	1.	The Tenant must manage the leased spaces at its own risk and expense, and must treat the entrance, corridors and shared areas with the care of good administrator. In addition, it is assumed that all operational
management of the leased spaces shall be handled at the Tenant’s expense. 

  

	 	2.	The Tenant may not perform the following acts within the Building. 

  

	 	(1)	Bring in heavy loads, highly flammable goods, items with strong odors, or other hazardous materials, or actions that are otherwise harmful relating to building storage 

 

	 	(2)	Other acts that disturb the Landlord or other tenants 

  

	 	3.	After receiving a delivery in the leased space, the Tenant shall comply with the Building Standards Act, the Fire Service Act and other laws and regulations that apply to the Tenant or the Building as they relate to the
leased space. In the event that the Landlord deems it necessary to perform any legally corrective construction on the leased space, or there is a revision to relevant laws and regulations, or there is an administrative directive by a regulatory
agency, the Tenant shall make these corrections at its own risk and expense. 

  

	Article 10	(Compensation for Damages) 

 In the event that the Tenant, its representatives, employees,
contractors or clients (referred to below collectively as the “Tenant and its parties”) intentionally or negligently cause personal or physical damage (including breakdowns and failures) to the Building, the Landlord, the Beneficiaries,
other tenants or third parties (referred to below collectively as the “Landlord and its parties”), the Tenant shall notify the Landlord of this immediately and shall compensate all damages suffered by the Landlord and its parties. 

 

	Article 11	(Repairs) 

  

	 	1.	In the event that there are locations that require repairs for damages, or damage occurs to the leased space or building fixtures or equipment, the Tenant shall notify the Landlord of this in writing immediately.

  

	 	2.	Upon notification according to the previous paragraph, the Landlord shall make repairs that it determines are necessary for the maintenance and preservation of the Building, and the Landlord shall also perform repairs
it deems necessary even when not notified by the Tenant, which the Landlord shall perform at its own expense. In the case of these repairs, the Tenant shall cooperate as much as possible with the Landlord so as not to impede this repair work. In
this case, even in the event that the Tenant is prevented or restricted from using all or part of the leased space, or forced to go without any services, the Tenant shall accept this and shall not make any monetary or in kind claims for damage
compensation against the Landlord. 

  

	 	3.	Notwithstanding what is stipulated in the preceding paragraph, the Tenant shall pay for the following repairs. 

  

	 	 ̈	Repair and replacement of glass, including leased space windows and doorways, lighting fixtures, switches and outlets, and accessories. Except in cases where they cannot be attributed the Tenant. 

 

	 	 ̈	Painting, re-covering and other small repairs for leased space interior floors, walls and ceilings. 

  

	 	 ̈	Repair of intentional or negligent damage caused by the Tenant and its parties. 

  

	 	 ̈	Repairs related to fixtures or equipment belonging to the Tenant. 

  

	 	4.	In the event that the Tenant performs repairs of fixtures or equipment installed in the leased space according to Art. 8, even at its own expense, it must first obtain prior written consent from the Landlord regarding
the method of those repairs. However, in the event of an emergency, it must obtain Landlord consent as soon as possible after the fact. 

	 	5.	In the event that the Landlord deems it necessary to carry out any corrective construction required by law, if there has been a revision to related laws and regulations, or if an administrative directive has been
received from regulatory authorities, the Tenant may not object and must provide its full cooperation for Building construction or for repairs, renovations, or remodeling work that the Landlord performs. In this case, when the Tenant is prevented or
restricted from using all or part of the Building’s common areas, or forced to go without any services due to the carrying out of such construction, the Tenant shall accept this and shall not make any monetary or in kind claims for damage
compensation against the Landlord. 

  

	Article 12	(Compliance with Building Regulations) 

 The Tenant shall comply with the building regulations
stipulated by the Landlord and with the regulations necessary for the management of the building that the Landlord has reported to the Tenant, and must ensure compliance by the Tenant’s employees, contractors and the like. 

 

	Article 13	(Prohibitions) 

 In addition to the items stipulated in attachments to the Agreement, the
Tenant may not perform the actions stipulated in the following list. However, these shall not apply if prior written consent is obtained from the Landlord. 
  

	 	(1)	Assignment in whole or in part to a third party of lease rights, or use of these as collateral. 

  

	 	(2)	Subletting or allowing to use some or all of the leased space to or by a third party. 

  

	 	(3)	Allowing a third party to use some or all of the leased space, regardless of assignment of business rights, delegation of management, joint management or any other nominal reason, allowing the leased space to be used as
a residence, or allowing the display of an occupant name other than that of the Tenant. 

  

	 	(4)	The installation of telephone or fax lines in the leased space in a name other than that of the Tenant. 

  

	 	(5)	Placing articles in the Building’s common areas, or using or occupying the Building’s common areas. 

  

	 	(6)	Use other than the intended use and application indicated in Section (2) of the agreement summary. 

  

	 	(7)	Bringing or raising animals in the Building. 

  

	Article 14	(Notification Obligations) 

 In the event that any of the following items apply, the Tenant
shall notify the Landlord in writing within 7 days of the date of change. 
  

	 	(1)	When there has been a change to the Tenant’s commercial registration, branch name, address, contact address, registered address, leased space management supervisor, or representative. 

 

	 	(2)	When there has been a significant change to the Tenant’s capital structure. 

  

	Article 15	(Access) 

 The Landlord or its appointee may enter the leased space after advanced notice to
the Tenant when the Landlord has requested to do so in order confirm the intended use from Art. 2, or for reasons such as building safety, security, pest control, fire prevention. However, in the event that emergency repairs to the building are
needed, and the Landlord is unable to notify the Tenant in advance, the Landlord may enter the leased space without notifying the Tenant in advance, in which case the Landlord shall report this to the Tenant as soon as possible after the fact. 

 

	 	2.	The Tenant may not refuse access by the Landlord or its appointee, as defined in the previous paragraph, without reasonable justification. 

	Article 16	(Agreement Cancellation) 

 In the event that any of the following items apply to the Tenant,
the Landlord may cancel the Agreement without any notification, and the Tenant must vacate the leased space immediately. In these cases, the Landlord will not obtain prior consent from the Tenant, and the Tenant gives its prior consent for the
Landlord to cancel supply of electricity and water, replace locks on the leased space, and take measures to prevent use of the leased space. 
  

	 	(1)	If rent, common area charges, additional security deposit or other liabilities are in arrears for 2 months or more. 

  

	 	(2)	Upon breach of one of the terms and conditions of the Agreement or a contract concluded in association with the Agreement 

  

	 	(3)	Upon having its banking transactions suspended. 

  

	 	(4)	Upon receiving a petition to for provisional seizure, attachment, compulsory execution or auction, or upon initiating or receiving a petition to open bankruptcy, civil rehabilitation, corporate reorganization, special
liquidation, or other proceedings of this type. 

  

	 	(5)	When the leased space has not been in continuous use for 2 or more months without justifiable reason. 

  

	 	(6)	Upon revocation of a business license, stoppage of business or being subject to another such government provision. 

  

	 	(7)	If the Tenant performs acts contrary to public order, or significantly antisocial acts. 

  

	 	(8)	In the event that the Landlord determines that a situation has arisen that would make continuation of the Agreement difficult, such as due to a merger or the occurrence of significant changes to the Tenant including to
its assets, credit, organization or business purpose. 

  

	 	(9)	If there have been false statements in the Agreement or in the lease occupancy application, or the leased space has been otherwise occupied under false pretenses. 

 

	 	(10)	If it is found that the Tenant is a company or individual associated with an organized crime group or other violent organization. 

  

	 	(11)	If it is found that a representative of the Tenant, a party having significant managerial control, or the individual Tenant, is a member or quasi-member of an organized crime group or other violent organization.

  

	 	(12)	Upon the posting of business cards, name plates, names, signs, crests or light banks that would suggest the presence of an organized crime group or other violent organization within the Building. 

 

	 	(13)	If an organized crime group member or quasi-member is residing in the leased space. 

  

	 	(14)	If members or quasi-members of an organized crime group or other violent organization continue to repeatedly enter and exit the Building. 

 

	 	(15)	In the event that the Tenant’s officers, employees or related parties commit crimes in or around the Building such as the illegal possession of stimulants or firearms, or violations of the act relating to
regulating the control and operation of the sex business, prostitution and gambling (Law No. 122 of 1948, as amended; referred to below as the Law Regulating Adult Entertainment Business (LRAEB)), are charged with assembling with dangerous
weapons, are imprisoned, or commit property damage, extortion, intimidation, injury or violence. 

  

	 	(16)	When occupants, administrators, visitors or neighborhood residents are troubled, discomforted or feel unsafe due to the rude or violent attitude, words or deeds framed by the power of an organized crime group or other
violent organization in or around the Building. 

	 	(17)	If the Tenant has a relationship with an organized crime group, a violent organization or similar persons related to these, or the leased space is shared with these types of person as a shared contact communications
location. 

  

	 	(18)	If it is found that the Tenant is a person to which any of the following items apply. 

  

	 	(i)	A person who belongs to an organization that has been punished under the law relating to the control of groups have committed indiscriminate mass murder (Law No. 147 of 1999, as amended), or someone who has done
business with these people. 

  

	 	(ii)	A person who has carried out a sex business as defined in Art. 2, Par. 1 of the LRAEB, a specific sex-related business as defined in Art. 2, Par. 5 of the LRAEB, or a service related to these, or someone who intends to
use the leased space for such purposes. 

  

	 	(iii)	A person who has carried out or is suspected of carrying out the collection or concealment of criminal proceeds as defined in the law related to the control of criminal proceeds and punishment of organized crime (Law
No. 136 of 1999, as amended), or someone who is transacting with such persons. 

  

	 	(iv)	A person restricted from collecting as defined in Art. 24, Par. 3 of the Moneylending Act (Law No. 32 of 1983, as amended), or someone related to these persons. 

 

	Article 17	(Agreement Cancellation Penalties) 

 In the event that the Landlord cancels the Agreement due
to a breach by the Tenant of the provisions under Art. 6, the Tenant must pay as a penalty to the Landlord an amount equivalent to 6 months’ of rent as indicated in Section (5) of the agreement summary, of the common area charges as indicated
in Section (6) of the agreement summary, and of the totals for applicable consumption taxes. However, this does not preclude claims by the Landlord against the Tenant for damages. 

 

	Article 18	(Cancellation during the Lease Term) 

  

	 	1.	The Landlord or Tenant may, even during the lease term, terminate the Agreement by requesting termination in writing to the other Party, with the Landlord having the cancellation notice period indicated in Section (10),
and the Tenant having that indicated in Section (11) of the agreement summary. 

  

	 	2.	After conclusion of the Agreement, the Tenant may immediately terminate the Agreement by paying the Landlord the rent, common area charges and applicable taxes corresponding to the cancellation period indicated in
Section (11) of the agreement summary. However, in the event that the Tenant immediately terminates the Agreement before the start of the lease, in addition to the provisions of this paragraph, the Landlord’s claims against the Tenant for
compensation of damages shall not be precluded. 

  

	Article 19	(Renewal upon Term Expiration) 

  

	 	1.	Unless the Landlord or Tenant communicates cancellation or refuses renewal in writing to the other Party at least 6 months prior to the expiration of the lease term, the day after the expiration of the lease agreement
term, the renewal period indicated in Section (3) of the agreement summary shall be applied, and shall be applied subsequently in the same manner. In addition, the lease terms and conditions after renewal shall be stipulated in Art. 7.

  

	 	2.	In the event that the preceding paragraph applies and the Agreement is subject to statutory renewal, the Tenant shall pay the Landlord the renewal fee and applicable consumption tax indicated in Section (4) of the
agreement summary as a renewal fee. 

	Article 20	(Vacating and Restoring to Original Condition of the Leased Space) 

  

	 	1.	Regardless of the length of time that the leased space has been used, before the termination of the Agreement, the Tenant shall remove at its own risk and expense the fixtures, equipment, inside directory boards and
personal property; shall remove at its own expense, if requested to do so by the Landlord, those articles owned by the Landlord that it installed at the Tenant’s request; shall perform those measures for restoring to original condition as
stipulated in the attached “Rules Relating to Restoration to Original Condition”; and vacate the leased space for the Landlord (referred to below as the “restoration to original condition work”). However, in the event that the
prior written approval of the Landlord is obtained, or the Landlord provides prior written instructions, the Tenant shall waive the right to keep equipment belong to the Tenant, and may vacate the leased space according to the Landlord’s
consent or instructions. The Tenant shall order the restoration to original condition work from the Landlord, the Landlord’s appointee, or a party accepted by the Landlord, and shall pay any expenses necessary for this work. In the event that
the Tenant has not performed the restoration to original condition work before the termination of the Agreement, the Landlord may optionally perform those removals and repairs. However, the Tenant shall pay for these expenses. 

 

	 	2.	In the event that the Tenant has not vacated the leased space in a condition that has fulfilled the restoration to original condition work by the termination of the Agreement, the Tenant must pay a penalty equivalent to
two times the rent and common area charges for the period from the day after termination of the Agreement until complete vacation, any attributable expenses such as lighting, the associated consumption taxes and compensate the Landlord for damages
incurred due to the delay in vacating. In this case, in the event that articles, telephones and the like are left behind, the Tenant will be deemed to have waived its ownership rights, or if the abandoned items belonged to third parties other than
the Tenant, the Tenant will be deemed to have ensured waiver of ownership from these third parties, and the Landlord may dispose of them as it sees fit. In addition, the expenses necessary for the disposal of these items shall be paid by the Tenant,
and the day on which the Landlord’s disposal has been fully completed shall be considered the day on which the leased space is vacated. 

  

	 	3.	When the Tenant has vacated the leased space, if there are articles, telephones and the like left behind, the Tenant will be deemed to have waived its ownership rights, or if the abandoned items belonged to third
parties other than the Tenant, the Tenant will be deemed to have ensured waiver of ownership from these third parties, and the Landlord may dispose of them as it sees fit. In this situation, the expenses necessary for the disposal of these items
shall be paid by the Tenant, and the day on which the Landlord’s disposal has been fully completed shall be considered the day on which the leased space is vacated. 

 

	 	4.	Upon vacating, regardless of the reason or pretext, the Tenant may claim reimbursement of beneficial or necessary expenses paid, the purchase of internal fixtures or equipment, transfer fees, or eviction fees, and may
not claim leasing or business rights. 

  

	Article 21	(Agreement Extinction) 

  

	 	1.	In the event of the complete or partial destruction of the building, or if it becomes impossible to use the lease space, due to a natural disaster or other form of force majeure, the Agreement shall automatically
terminate. 

  

	 	2.	In the case of the preceding paragraph, neither the Landlord or the Tenant shall bear any responsibility for damages incurred, and it is assumed that no monetary or other claims can be made regardless of the pretext.

  

	Article 22	(Arrears Penalties) 

 In the event that the Tenant is late in the payment of its liabilities
based on the Agreement, the Landlord may claim damages from the Tenant, calculated at a rate of 14.6% per annum against the amount in arrears (calculated per day). 
  

	Article 23	(Exemption from Liability) 

  

	 	1.	In the event that the Tenant incurs damages due to earthquake, flood and wind damage, fire, theft or other events not attributable to the Landlord, the Landlord is not liable for damage compensation. 

	 	2.	After the conclusion of the Agreement, the Tenant shall endure Tenant damages caused by partial or complete restriction of use of the common areas, building or leased space due to repair and remodeling work that the
Landlord does for the maintenance and management of the Building, and may not claim monetary or in-kind compensation for damages from the Landlord. 

  

	Article 24	(Casualty Insurance Policies) 

 The Tenant shall take out policies at its own expense for fire,
personal and property liability insurance on its own property within the leased space and relating to the Tenant’s business with details to the satisfaction of the Landlord, and shall maintain these polices for the term of the Agreement. 

 

	Article 25	(Environmental Matters) 

 During the lease term, the Tenant undertakes to comply with the
following items. 
  

	 	(1)	With regard to the Building and Building grounds (which are referred to below as the “Grounds”, and together with the Building as the “Property”), the Tenant shall (i) not allow there to be
regulated regulated or value impairment hazardous materials in excess of the standard values stipulated by the laws and regulations (including all laws and regulations relating to the environment; likewise below); (ii) not use for storage,
manufacturing, processing or disposal restricted hazardous or value impairment hazardous materials in any part of the Property (except when storing and processing in compliance with the laws and regulations); (iii) not use services for the
processing or disposal of industrial waste (except when disposing of legitimate and appropriate waste through a regular industrial waste disposal company); and shall utilize, in its objective and usage, aspects that comply with all laws and
regulations that apply to the Tenant and the Property. “Restricted hazardous materials” are those materials whose use is restricted or prohibited for their properties under Japanese laws and regulations and specific hazardous materials
defined in Soil Contamination Countermeasures Act; “value impairment hazardous materials” that comply with restrictions applicable in Japanese laws and regulations related to these materials, when owning, using, improving (including but
not limited to building renovation, repair, reconstruction or demolition) or assigning the Property, or materials that can be reasonably expected to be under some restrictions or obligation and expense (including but not limited to asbestos,
materials containing asbestos, PCBs (polychorlinated biphenyl) or materials and supplies containing PCBs (polychlorinated biphenyl), radioactive materials, dioxin, and oil contamination), or in order to avoid some responsibility that is borne under
Japanese law or regulations. The term “industrial waste” is defined in Art. 2, Par. 1 of the law relating to the promotion developing specific facilities related to the processing of industrial waste. 

 

	 	(2)	The Tenant shall not pollute the Property be means of the specific hazardous materials based on the Soil Contamination Countermeasures Act (Law No. 53 of 2002, as amended). 

 

	Article 26	(Competent Court) 

 The Tokyo District Court shall be the exclusive court of first instance for
any disputes relating to the Agreement. 
  

	Article 27	(Applicable Law) 

 The Agreement is governed by the laws of Japan. 

	Article 28	(Confidentiality) 

 Neither the Landlord or Tenant may disclose to third parties (although this
excludes trustees, beneficiaries, beneficiary asset managers, those lending to or investing in beneficiaries, or those who are considering doing so) without legitimate reason, the information they have learned regarding the other Party or the
details of the Agreement or terms entered into incidental with the Agreement. 
  

	Article 29	(Unspecified and Unresolved Items) 

 Items that have not been specified in the Agreement, or
questions that arise with regard to interpretation of any clause, shall be resolved through good faith consultation by both Parties, based on the Civil Code, the Land Lease and House Lease Act, other related laws and regulations and real estate
trade practices. 
 Two copies of the Agreement have been made, with the seals of the Landlord and Tenant affixed, as proof of its execution, with 1 copy
retained by each Party.EX-10.24

 Exhibit 10.24 

Lease Agreement 
 DSM Realty Co., Ltd (referred
to below as the “Landlord”) and Mediasite Co., Ltd (referred to below as the “Tenant”) have entered into the following agreement (referred to below as the “Agreement”) for the leasing of the leased spaces in the
building (referred to below as the “Building”) indicated in Section (1) of the attached agreement summary (referred to below as the “agreement summary”). 

 

	Article 1	(Leased Space Designation) 

 The Landlord offers for lease the leased space (referred to below
as the “leased space”) indicated in Section (1) of the agreement summary, and the Tenant accepts this lease. 
  

	2.	The area of the leased space shall be according to a gross floor area calculation. 

  

	Article 2	(Intended Use) 

 The Tenant shall use the leased space only for the use indicated in Section
(2) of the agreement summary, and will not use it for any other purpose. 
 In addition, the Tenant’s posted name shall be as
indicated in Section (2) of the agreement summary. 
  

	2.	If the Tenant changes the posted name defined in the previous paragraph, it must obtain prior written consent from the Landlord. 

  

	Article 3	(Lease Term) 

 The lease term shall be as indicated in Section (3) of the agreement
summary. 
  

	2.	The Agreement may be renewed for 2 years from the date following agreement termination, and will do so in the same way thereafter, unless the Landlord or Tenant provides written notification of its intent not to renew
at least 6 months prior to the expiration of the lease term. However, the rent and security deposit shall be handled according to the provisions in Art. 9 and Art. 10 Par. 2. 

 

	Article 4	(Rent) 

 Rent shall be as indicated in Section (4) of the agreement summary. 

 

	Article 5	(Common Area Charges) 

 In addition to the rent stipulated in Art. 4, the Tenant shall pay to
the Landlord the common area charges indicated in Section (4) of the agreement summary as an expense for maintenance and management of shared facilities and shared portions of the Building. 

 

	Article 6	(Expenses Payable by the Tenant) 

 In addition to the rent and common area charges stipulated in
the preceding two articles, the Tenant shall pay for the following miscellaneous expenses (referred to below as “miscellaneous expenses”) resulting in relation to the use of the leased space. 

 

	 	 ̈	Electricity fees for lighting, air conditioning and other equipment in the leased space. 

  

	 	 ̈	Rental rooms, keys for leased space interior doors, light fixtures, light bulbs, other miscellaneous fixtures, equipment, the cost of replacing or repairing goods, cleaning and moving costs. 

 

	 	 ̈	Leased space water bill. 

  

	 	 ̈	Other expenses resulting from the Tenant’s use of the leased space. 

  

	Article 7	(Payment of Consumption Taxes) 

 Payments owed that correspond to national and local consumption
taxes (referred to below as “consumption taxes”) on items from among the rent, common area charges, miscellaneous expenses and other amounts that the Tenant must pay the Landlord under the Agreement that are taxable under the Consumption
Tax Act and local tax laws (referred to below as “taxable items”) shall by paid by the Tenant to the Landlord in addition to the amounts for those taxable items. 

	Article 8	(Method of Payment) 

 The Tenant shall pay the rent, common area charges and miscellaneous
expenses by bank transfer to the account designated by the Landlord as indicated below. In addition, the transfer fees shall be paid by the Tenant. 
  

	 	 ̈	The rent, common area charges, and related consumption taxes shall be paid by the 25th of each month for the following month. 

  

	 	 ̈	Miscellaneous expenses and their related consumption taxes shall be paid for the amount invoiced by the Landlord or its designated agent by the specified date. 

 

	2.	If the rent and common area charges in the previous paragraph are for less than 1 month, they will be prorated for the number of days in that month 

 

	Article 9	(Revision of Rent) 

 If the Agreement is renewed, the Landlord may revise the rent and common
area charges, and may likewise do so at subsequent renewals. However, the Tenant shall be consulted in the case of the revision of rent. 
  

	2.	Notwithstanding the preceding paragraph, in the event of an increase in property or building taxes, a surge in prices, an increase in land or building administrative expenses, a rise in rents for neighboring buildings
or another change in economic circumstances; or in the event of a modification to the leased space or to equipment such that the rent and common area charges become unreasonable, the Landlord may revise the rent and common area charges. However, the
Tenant shall be consulted in the case of the revision of rent. 

  

	Article 10	(Security Deposit) 

 The Tenant shall place in escrow with the Landlord the amount indicated in
Section (4) of the agreement summary as a security deposit, in order to guarantee fulfillment of the Tenant’s liabilities based on the Agreement and on other agreements entered into between the Landlord and Tenant that are associated
thereto (referred to bellow as the “associated agreements”). The deposit shall be made on the date indicated in Section (5) of the agreement summary. In addition, the Landlord shall not pay interest on the security deposit. 

 

	2.	In the event that the rent is revised upward as stipulated in Art. 9, the security deposit amount that corresponds to this will be equal to 8 months of the rent increase amount, and the Tenant shall immediately make an
additional deposit for this difference in the security deposit. 

  

	3.	In the event that the Tenant is in arrears for rent or common area charges, owes compensation for damages, or is otherwise in breach of obligations based on the Agreement or associated agreements, the Landlord may apply
the security deposit to these without any notification, and in this event, the Tenant must replenish the security deposit within 5 business days after receiving notification of this application. 

 

	4.	During the lease term the Tenant may not claim the offset of rent and other liabilities against the security deposit. 

  

	5.	Upon termination of the Agreement due to expiration of the lease term, a refusal to renew, cancellation of the Agreement, or rescission, after the Tenant has fully vacated the leased space, if there is any remaining
balance after applying the security deposit to the Tenant’s liabilities related to the Tenant’s unpaid rent or common area charges, expenses necessary to return the premises to their original condition, or other Tenant liabilities related
to the Agreement or associated agreements, the Landlord shall return the balance to the Tenant within 2 months in exchange for the security deposit certificate issued by the Landlord. 

 

	6.	The Tenant shall not assign to third parties, pledge as security for another liability or otherwise liquidate its right to the security deposit. 

 

	Article 11	(Prohibition of Lease Rights Assignment and Subleasing) 

 The tenant shall not take the following actions. 

 

	 	 ̈	Alienation, such as assignment of lease rights, even for nominal transfer, of the leased space in whole or in part, subletting, or using as collateral 

 

	 	 ̈	Placing goods or fixtures in the common areas. 

	2.	The Tenant may not take the following actions without the prior written consent of the Landlord. 

  

	 	 ̈	Allowing third party use, such as allowing someone to use the leased space as a residence. 

  

	 	 ̈	Displaying an occupant name other than the one indicated in Section (2) of the agreement summary. 

  

	 	 ̈	Changing aspects of applications or business in leased space. 

  

	 	 ̈	Installing and using telecommunications facilities such as telephone, fax or telex in a name other than that of the Tenant 

  

	 	 ̈	A general succession due to assignment of business, merger or any other reason. 

  

	Article 12	(Changes to Original Condition) 

 In the event that the Tenant installs, removes, or changes
fixtures or equipment, or otherwise changes the original condition of the leased space, or if the Tenant places signs or bulletin boards within the leased space, it must first provide design drawings and execution plans to the Landlord and then
obtain the Landlord’s written permission. 
  

	2.	The construction related to the preceding paragraph and construction as a general rule shall be ordered by the Landlord or a contractor designated by the Landlord, and shall take place during the lease term.

  

	3.	The Tenant shall pay for all expenses required by changes to the original condition from Par. 1, and the Tenant shall pay for taxes levied on any fixtures or equipment that have been installed, added or inherited by the
Tenant, regardless of the registered name or address. 

  

	4.	In the event that the levy indicated in the previous paragraph is applied to the entire building structure, the Landlord will calculate apportionment of the taxes using a fair and reasonable method for the
Landlord’s prorated construction costs, and will invoice the Tenant in writing. 

  

	5.	In the event that trouble arises due to changes to original condition in relation to the Building Standards Act, the Fire Service Act or other related regulations, or in the event that instructions are received from
competent authorities, the Tenant shall be responsible to immediately remedy these at its own expense. 

  

	6.	The Tenant shall pay all expenses related to the maintenance and management of fixtures and equipment and installations carried out by the Tenant, which as a general rule shall be performed according to specifications
stipulated by the Landlord and by a party designated by the Landlord within said specifications. 

  

	Article 13	(Compensation for Damages) 

 In the event that damages are incurred by the Landlord, other
tenants or third parties, due to the intention or negligence of the Tenant, its representatives, employees or other related parties, or in the event that the Building or leased space are damaged, the Tenant shall be liable for compensation of all
damages. 
  

	2.	The Tenant may not make any claims against the Landlord for damages incurred by the Tenant due to acts or omissions by other tenants or third parties. 

 

	Article 14	(Repairs) 

 The Landlord shall perform repairs, changes and reconstruction necessary for the
maintenance and preservation of the Building itself and its ancillary facilities, in which the Tenant shall cooperate. 
  

	2.	Repairs (including repainting) related to walls, ceiling and floor, The Tenant shall pay for the replacement of lighting, repair of blinds, switches and outlets, as well as the cost of repairs for reasons attributable
to the Tenant. 

  

	3.	When items are discovered that require repairs under the previous 2 paragraphs, the Tenant shall immediately report these to the Landlord, and even if the Tenant is responsible for the repairs itself, it shall carry
them out after consultation with the Landlord beforehand. However, in the event of an emergency, Landlord consent is obtained as soon as possible after the fact. 

	Article 15	(Exemption from Liability) 

 Landlord is not responsible for any restrictions in use or
temporary suspension of use of the leased space or common areas due to repairs, changes or reconstruction to the Building performed by the Landlord under paragraph 1 of the previous article. 

 

	2.	In the case referred to in the previous paragraph, the Tenant must cooperate in the construction, including vacating the leased space during the construction period. 

 

	3.	The Landlord shall not be responsible for damages to the Tenant due to natural disasters such as earthquake, fire, flood or other reasons not attributable to the Landlord, or for damages to the Tenant due to theft or
various equipment failures that are not due to the intent or gross negligence of the Landlord. 

  

	Article 16	(Access for Inspection) 

 After notifying the Tenant in advance, the Landlord or its designated
agent may enter and inspect the leased space when necessary for building management, such as building maintenance, sanitation, pest control, fire prevention, or relief work, and take appropriate measures related to these. However, in the event of an
emergency, if the Landlord cannot inform the Tenant of its actions in advance, it shall report this to the Tenant as soon as possible after the fact. 
  

	2.	In the case indicated in the paragraph above, the Tenant must cooperate with the Landlord’s measures. 

  

	Article 17	(Duty of Care) 

 The tenant must use the leased space and common areas with the care of a good
administrator. 
  

	2.	The tenant must not act in ways that inconvenience the other tenants or that damage the Building, including other leased spaces. 

  

	Article 18	(Management Regulations) 

 The tenant must comply with the “management regulations”
stipulated by the Landlord or its appointee as a part of the Agreement. 
  

	Article 19	(Cancellation of Agreement) 

 In the event that any of the items listed below apply to the
Tenant, the Landlord may notify the Tenant to remedy this item, stipulating a reasonable period, and if the item has not been remedied after expiration of the period, the Landlord may immediately cancel the Agreement. 

 

	 	 ̈	Upon failure to pay rent or other liabilities for more 2 or more months. 

  

	 	 ̈	Upon use for a purpose other than the intended use in Art. 2. 

  

	 	 ̈	When the leased space has not been used for two or more months. 

  

	 	 ̈	Upon breach of any of the terms and conditions of the Agreement or associated agreements. 

  

	 	 ̈	For failure to comply with the building regulations stipulated in Art. 18. 

  

	2.	Notwithstanding the stipulations in the previous paragraph, in the event that any of the following items apply to the Tenant, the Landlord may cancel the Agreement without any notification. 

 

	 	 ̈	Upon suspension of banking transactions or entering into procedures for foreclosure, provisional seizure, provisional disposition, forced execution or delinquent taxes. 

 

	 	 ̈	Upon petition to open proceedings such as for dissolution, bankruptcy, supervised corporate reorganization, reorganization, civil rehabilitation, or specific arbitration. 

 

	 	 ̈	If the Tenant is an individual, upon death or a petition to begin a trial to initiate guardianship, curatorship or assistance. 

  

	 	 ̈	Upon significantly interfering with use by other tenants. 

  

	 	 ̈	In the event of a significant loss of trust. 

	 	 ̈	When the tenant or occupants of the leased space (if this is an organization, the members of that organization) are an organization is an organization that aids in the carrying out of collective or habitual engagement
in illegal activities (including but not limited to actions in violation of laws regarding punishment for organized crime, the restriction of criminal profits and other criminal activities) or are members of a related organization (including but not
limited to members of the organization), or are deemed to be or have been under the influence of such groups or members. 

  

	 	 ̈	If the Landlord deems it impossible to continue the Agreement for a reason equivalent to any of those listed above. 

  

	3.	In the event that the Landlord cancels this agreement due to the items in the preceding two paragraphs, the Tenant must pay an equivalent of six months’ rent and common area charges as a penalty. However, this does
not preclude a claims by the Landlord against the Tenant for damages. 

  

	Article 20	(Cancellation during the Lease Term) 

 When intending to terminate the Agreement during the
lease term, the Landlord or the Tenant must provide written notice (referred to below as “termination notice”) at least 6 months in advance. However, the Tenant may terminate the Agreement immediately instead of providing a termination
notice with the payment equivalent to six months’ rent and common area charges. 
  

	2.	If the Tenant’s request to terminate this agreement does not fulfill the notice period set forth in the preceding paragraph, it may make a payment equivalent to the rent and common area charges for the unsatisfied
notification period. 

  

	3.	If the Tenant cancels the Agreement during the full two years from the lease commencement date to the lease expiration date, it shall pay the Landlord the equivalent of two years rent and common area charges as a
penalty, regardless of the provisions of paragraph 1. However, rent and common area charges paid up until the time of cancellation will be deducted from the amount. 

 

	4.	The Tenant cannot change its notice of termination or termination date without the consent of the Landlord. 

  

	Article 21	(Cancellation before the Start of the Lease Term) 

 If the Tenant cancels the Agreement in the
period between the Agreement signing date and the lease term start date indicated in Section (3) of the agreement summary (referred to below as the “lease start date”), the Tenant must pay the Landlord an amount equivalent to six
months’ rent and common area charges. However, this does not preclude the Landlord’s claims for damages against the Tenant. 
  

	Article 22	(Damages for Arrears) 

 In the event that the Tenant is overdue in payment of rent or other
liabilities, the Tenant shall pay damages to the Landlord at a rate of 14% per annum for the overdue amount (according to a per diem calculation for a 365 day year). However, payment of these damages by the Tenant does not exempt it from the
Landlord’s right to cancel the Agreement as stipulated in Art. 19. 
  

	Article 23	(Agreement Termination) 

 In the event of the complete or partial destruction of the building or
leased space, or it becomes impossible to use the damaged lease space, due to natural disaster or other form of force majeure, , or in the event that their repair would require great expense, the Agreement shall automatically terminate. 

 

	2.	In the case of the preceding paragraph, neither the Landlord nor the Tenant may claim damages against the other. 

	Article 24	(Vacating and Restoration to Original Condition) 

 Upon termination of the Agreement due to
agreement expiration, refusal to renew, cancellation, rescission or any other reason, the Tenant shall vacate the leased space in accordance with the following items. However, if this agreement is automatically terminated due to the provisions in
the preceding article, the provisions for vacating the leased space in this section will not apply. 
  

	2.	Before the termination of the Agreement, the Tenant shall remove at its own expense its installations, inherited fixtures and equipment, and items belonging to the Tenant that are within the leased space; if requested
to do so by the Landlord, remove at its own expense and deliver to the Landlord items that are owned by the Landlord and that were installed by the Landlord at the request of the Tenant; repair at its own expense the leased space and its ancillary
fixtures and equipment; return the leased space to its conditions at the time the Tenant took occupancy, and hand it over to the Landlord. 

  

	3.	The construction indicated in the previous paragraph shall be ordered by the Landlord or the contractor appointed by the Landlord, and the expenses shall be paid by the Tenant. 

 

	4.	If the tenant has not carried out this restoration to original condition before the Agreement terminates, the Landlord may perform the restoration to original condition at the Tenant’s expense, which the Tenant may
not oppose. 

  

	5.	If the Tenant leaves behind any items after vacating the leased space, the tenant is considered to have abandoned ownership of those items and the Landlord may dispose of them as it chooses. In this case, the landlord
may invoice the Tenant for the necessary removal and disposal costs. 

  

	6.	If the Tenant does not vacate the leased space by the termination of the Agreement, starting on the following day until its departure is complete the Tenant shall pay the Landlord the equivalent of two times rent and
common area charges in damages, as well as any costs and consumption taxes applicable to these; in addition, if the Landlord suffers from any damages due to the delay in vacating the premises, the Tenant shall compensate those damages.

  

	Article 25	(Right to Request Purchase of Fixtures) 

 Upon vacating the leased space, regardless of the
reason or pretext, the Tenant may not make any claim whatsoever for reimbursement of beneficial or necessary expenses paid, or for transfer fees, eviction fees or key money, relating to the leased space, fixtures and equipment, and is not entitled
to purchase from the Landlord any fixtures or equipment installed at its expense in the leased space. 
  

	Article 26	(Jurisdiction) 

 The Landlord and Tenant agree in advance that in the event that a dispute
arises between the Parties with regard to the Agreement, the Tokyo District Court shall be the exclusive court of first instance. 
  

	Article 27	(Applicable Law) 

 The applicable law for this Agreement shall be Japanese law, and it shall be
interpreted under Japanese law. 
  

	Article 28	(Joint Surety) 

 In the event that the tenant has a guarantor (referred to below as
“Guarantor”), the Guarantor shall be jointly and severally responsible for the fulfillment of any debts accrued by the tenant under this agreement (including updates or changes to the Agreement) or under any associated agreements. 

 

	2.	In the event that any item of Article 19 Paragraph 2 is applicable to the Guarantor, and the Landlord deems the Guarantor as ineligible, the Tenant must select another guarantor and obtain the consent of the Landlord in
writing. 

	Article 29	(Confidentiality) 

 The Tenant and Guarantor may not disclose the contents of the Agreement to
any third party. 
  

	Article 30	(Unspecified Matters) 

 In the event that there is a question regarding interpretation or there
are matters not provided for in the Agreement, the Landlord and the Tenant will consult in good faith to resolve these issues in accordance with applicable laws and customs. 
  

	Article 31	(Document Filing) 

 Upon conclusion of the Agreement, the Tenant and Guarantor shall present a
certified copy of their commercial registrations (if the Tenant or Guarantor are individuals, their resident registration forms) and one copy each of their seal registration certificates to the Landlord. 

 

	2.	After conclusion of the Agreement, if there is a change in the address, company name, representatives, business purpose or other commercial registration matters (or name or address or other identification matters if the
Tenant or Guarantor are individuals), or if there is a change in personal seals or mode of operations, they shall notify the Landlord immediately by attaching documents certifying these changes. 

 

	Article 32	(Sublease Consent) 

 In relation to the Agreement, the Tenant consents to the fact that the
Landlord is leasing the leased space from the owner, Mizuho Trust Bank Limited, for the purpose of subleasing, and that it is subleasing this to the Tenant through a leasing agreement. 

The following space left blank 

 Agreement Summary 
  

													
	(1)	  	 Leased

Property
	  	Building	  	 Name
  
	  	 Mori Kaikan
  

	  	  	  	 Location
  
	  	 1-11-5 Kudankita, Chiyoda Ward, Tokyo

 

	  	  	  	 Construction
  
	  	 Steel reinforced concrete
 1 floor
underground, 8 floors above ground,
 1 story loading dock
  

	  	  	Leased space	  	 By floor
  
	  	 Surface Area
  
	  	 Remarks
  

	  	  	  	 4th floor
  
	  	 357.64 m2

(108.18 tsubo)
  
	  	 According to the attached floor plan
  

	  	  	  	 Total area
  
	  	 357.64 m2

(108.18 tsubo)
  
	  	
				
	(2)	  	 Intended

Use
	  	 Application
  
	  	 Office (only for use as office space, not as a store or business)

 

	  	  	 Line of Business
  
	  	 Information processing services
  

	  	  	 Posted Name
  
	  	 and Mediasite Co., Ltd.
  

				
	(3)	  	 Lease

Term
	  	 From September 1, 2005

(however, the rent begins on October 1, 2005)
	  	To August 31, 2007
							
	(4)	  	 Lease

Terms and
 Conditions
	  	Rent	  	 By Floor
  
	  	 Area
  
	  	 Unit price per tsubo
  
	  	 Monthly Rent
  

	  	  	  	 4th floor
  
	  	 108.18 square meters
  
	  	 JPY 14,000
  
	  	 JPY 1,514,520
  

	  	  	  	 Sum total
  
	  	 108.18 square meters
  
	  	 —
  
	  	 JPY 1,514,520
  

	  	  	Common Area Charges	  	 By Floor
  
	  	 Area
  
	  	 Unit price per tsubo

 
	  	 Monthly common service fee

 

	  	  	  	 4th floor
  
	  	 108.18 tsubo
  
	  	 JPY 4,000
  
	  	 JPY 432,720
  

	  	  	  	 Sum total
  
	  	 108.18 tsubo
  
	  	 —
  
	  	 JPY 432,720
  

	  	  	Security Deposit	  	 By Floor
  
	  	 Area
  
	  	 Unit price per tsubo

 
	  	 Total Deposit
  

	  	  	  	 4th floor
  
	  	 108.18 tsubo
  
	  	 JPY 112,000
  
	  	 JPY 12,116,160
  

	  	  	  	 Sum total
  
	  	 108.18 tsubo
  
	  	 —
  
	  	 JPY 12,116,160

(8 months rent)
  

					
	(5)	  	 Security

Deposit
 Deadline
	  	Lump Sum	  	  
 August 31, 2005

(until the day before the start date of the lease agreement)
	  	JPY 12,116,160

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