Document:

ENGLISH SUMMARY OF SUBLEASE AGREEMENT DATED DECEMBER 12, 2000

 Exhibit 10.3 
  
 Technopark sublease 
  
 LEASE AGREEMENT 
 FOR
COMMERCIAL OFFICE SPACE 
  
 Between 
  
 The firm IXOS SOFTWARE AG, 
 Bretonischer Ring 12, 85630 Grasbrunn 
  
 - hereinafter “landlord” - 
  
 and 
  
 the firm Siemens Aktiengesellschaft, with headquarters in Berlin and Munich, 
 Mailing
Address: Siemens AG 
 SRE M AO P 
 Otto-Hahn-Ring 6, 81739 Munich 
  
 - hereinafter
“tenant” - 
  
 the following 
  
 SUBLEASE II (Building C) 
  
 Is concluded: 
  
 Preamble 
  
 The landlord is the tenant in the buildings C and D on the partial area on Lot No. 507 in the Grasbrunn District. 
  
 The landlord and tenant have already signed a sublease agreement for parts of the building D.
The tenant now wishes to also sublease from the landlord all the other areas in building D and the entire building C under the following conditions. 
  
 The landlord has already advised the owner regarding the planned sublease. The owner has approved the sublease. 
  
 § 1 
 Leased Property 
  
 The landlord leases on the partial area, Lot No. 507 of the Grasbrunn District all partial areas of the building D and the entire building C that have not yet been leased, namely: 
  

	 	a)	in building C: ground floor, 2nd floor,
3rd floor, 4th floor (ca. 16,117 m2 gross floor space) 

 

	 	b)	in building C and D: 1st basement floor, exposed
(ca. 1,503 m2 gross floor space) 

  

	 	c)	in buildings C and D: 1st basement floor,
unexposed (ca. 3,396 m2 gross floor space), minus the already leased basement areas amounting to ca. 400
m2 

  

	 	d)	in buildings C and D: 322 parking spaces in the underground parking garage in the 1st basement floor and the 2nd basement floor 

 

	 	e)	41 exterior parking spaces. 

  
 § 2 
 Term of Lease 
  
 1. The landlord/tenant relationship for the leased areas and for the parking spaces in the
underground garage shall commence with their readiness for occupancy, which is expected to be by 03-01-2001, with the lease commencing on 04-01-2001 at the latest. 
  
 If the building is not ready for occupancy by 05-01-2001 the landlord shall compensate the tenant with a contractual penalty in the amount
of one months rent. The contractual penalty is due on 05-01-2001 and is to be paid regardless of any losses incurred by the tenant, in other words it will not be based upon the losses of the tenant. 
  
 The landlord shall inform the tenant of the precise date of commencement of the lease as
early as possible in writing, at the least 2 month prior to the date of turnover. 
  
 2. The lease is concluded between the parties firmly for a period of 10 years, calculated from the date on which the premises are turned over to the tenant. The landlord shall afford the tenant a one-time special right to terminate in that
the tenant has the right to terminate the lease early one time, with a deadline of one year to the end of the fifth year, i.e. if the property is surrendered on 04-01-2001, this deadline is 03-31-2006. 
  
 After a period of 10 years the lease shall expire in any case, without requiring special
notification. A tacit renewal of the lease without a new written lease agreement between the parties is expressly excluded. 
  
 § 4 
 Rent Amount, Ancillary
Expenses 
  
 1. The monthly rent inclusive of data cable connection for
the leased areas (gross floor space) listed in § 1 Number 1a) and b) of this contract amounts to 
  
 EURO 14.83 
  
 Plus
applicable value-added tax per m2 leased space (gross floor space). 
  
 The monthly rent for the basement areas listed in § 1 Number 1c) of this contract
amounts to 

 EURO 7.40 
  

Plus applicable value-added tax per m2 leased space (gross floor space). 
  
 The monthly rent for the
parking spaces in the underground garage listed in § 1 Number 1c) of this contract amounts to 
  
 EURO 43.46 
  
 Plus
applicable value-added tax per parking space. 
  
 The exterior parking spaces are
relinquished at no charge. 
  
 Preliminarily, based upon the above-named areas in
accordance with § 1 of this contract, the total rent to be paid monthly amounts to 
  
 EURO 297,469.12 
  
 Plus applicable
value-added tax. 
  
 2. With respect to the rent amount agreed-upon above in
§ 4 line 1, for the entire duration of the lease, the following value index clause is agreed-upon by the parties: 
  
 From the date of commencement of the lease, the rent amount agreed-upon above in § 4 line 1 shall increase or decrease by the same proportion in which the cost of
living for a 4-person working household of average income in the Federal Republic of Germany increases or decreases in accordance with the index calculations of the Federal Office of Statistics in Wiesbaden. Decisive for the change are the
statistical reports of the Bavarian Land Office for Statistics and Data Processing, calculated on the basis of 1991 = 100. In this, the above agreed-upon rent amount corresponds to the price index published by the Statistical Land Office for the
month prior to the commencement of the lease. 
  
 Any increase or decrease in the
rental amount, however, shall take place only once per year, irrespective of the amount of increase or decrease, and shall take place on the 1st of January of a given year. 
  
 3. The rent payments are to be made monthly, in advance, at the latest by the third of the month, free from postage and charges at the risk of the tenant, to the landlord, in the account in the Hypo Vereinsbank Munich, Routing No. 700
202 70, Account No. 35 359 923, unless the landlord specifies another account. 
  
 4. No ancillary expenses are included in the rent amount. Prepayments for ancillary expenses are to be paid monthly together with and in the same manner as the rent. The tenant is obligated to pay for all ancillary expenses associated with
the management and operation of the property C, and a proportional payment of all ancillary expenses directly 

 associated with the underground parking garage and the above-ground parking lot (in each case including ramps, entryways,
accesses and lighting). In particular, the tenant is required to bear all operating costs that can be allocated in accordance with § 27 of the 2nd Calculation Regulation. 
  
 Furthermore, the tenant is required to pay the following ancillary expenses: 
  

	 	a)	property management fees 

  

	 	b)	the costs of regular cleaning of the exterior window surfaces and facades 

  

	 	c)	the costs of the ventilation, heating and air conditioning, and fire alarm systems, and the costs of the sprinkler systems, included in which are the costs of servicing, monitoring,
and repairing the systems, regular inspections for operability and safety, including adjustment by a professional, and maintenance and repair. 

  

	 	d)	The costs of cleaning the underground parking garage and the above-ground parking lot, including the entryway 

  
 For the ancillary expenses to be assigned to the tenant in accordance with the provisions of
this contract, the tenant shall pay monthly, together with the rent, an ancillary expense prepayment in the amount of ca. 16 % of the current basic rent, plus applicable value-added tax. 
  
 All ancillary expenses are, to the extent that this is technically feasible, to be metered separately for the tenant. They are then to be
calculated based upon the actually metered usage. If a measurement is not possible and is not carried out, ancillary expenses incurred – to the extent that their payment is only proportional – shall be established by the landlord at his
reasonable discretion, adhering to the principle of fair treatment of all tenants. 
  
 5. The settlement of ancillary expenses to be assessed to and paid by the tenant shall take place one time annually by the landlord, at the latest by October 31st of the year following the accounting period. Overdue ancillary expense prepayments and back payments shall be charged interest at a rate of 4 percent over the
basic interest rate, which replaces the discount rate as of 01-01-1999, from the due date on. 
  
 § 5 
 Security Deposit 
  
 No rent security / security deposit is required. 
  
 § 7 
 Use and Maintenance of Leased
Areas 
  
 If after taking over the leased property, the tenant should
undertake structural changes and installations, the landlord may require upon expiration of the lease that they be 

 returned to their original condition at the expense of the tenant. Installations and fixtures with which the tenant has
equipped the rooms are to be removed upon expiration of the lease. 
  
 The
landlord shall remove no installations and fixtures, however the landlord may require, in agreement with the tenant, that installations and fixtures be left in the leased areas upon expiration of the lease, if the landlord pays the tenant the
current market value for them. Quite generally, the tenant is liable for all damages resulting from his construction measures and installations, and is responsible for any permit fees. 
  
 § 8 
 Subleasing 
  
 1. The tenant has the right to assign use of the
leased property to a third party – entirely or in part – especially to sublease the property. The tenant shall inform the landlord as to the sublease. 
  

The landlord may reject a sublease if grounds are present in the person or the behavior of the third party that, if present in the person of the tenant, would give the
landlord grounds for termination without prior notification. The same applies if the subtenant uses the leased property for sales that exclude the input tax deduction. A justified refusal by the landlord does not give the tenant the right to
terminate the lease. § 549, para 1 sentence 2 of the Federal Civil Code is excluded. 
  
 2. In the case of a sublease and other assignment of use, the tenant is liable for all acts and omissions of the subtenant/user regardless of who is at fault. 
  
 § 10 
 Expiration of Lease 
  
 1. Upon expiration of the landlord/tenant relationship, the tenant must return the leased areas in the condition that was established in the protocol determined at the commencement of the lease. Any structural alterations carried out during
the term of the lease are to be returned to their original state. In particular the tenant must perform the interior decorative repairs upon expiration of the lease, regardless of whether and when the tenant performed them beforehand, and must
completely clean the leased areas. If the floor coverings are in a condition, due to excessive use and/or renovations, that is not acceptable to a subsequent tenant, the tenant is required to replace them. If, with technical systems, the tenant can
provide no proof that he has performed the necessary maintenance procedures, the landlord has the right to undertake said maintenance work at the cost of the tenant. 

 2. If the lease should end with a termination without notification by the landlord, the tenant must compensate the
landlord for any losses incurred as a result. This applies especially if the leased areas must stand empty from the time the tenant vacates them until the agreed-upon expiration of the lease, or if they must be leased at a lower rate. In this, the
landlord must keep the losses as low as possible. 
  
 3. Upon expiration of the
lease and once the leased areas have been vacated, a final inspection protocol shall be prepared and signed by the parties to the contract, in which all deficiencies and interior decorating repairs identified during the inspection are to be remedied
through cleaning and maintenance work. The deficiencies or uncompleted work identified during the inspection are considered accepted by the signature of the tenant. 
  
 Appendices considered significant components of contract: 
  

			
	 Appendix 1:
	 	Lease plan ground floor through 4th floor
	 Appendix 2:
	 	Lease plan basement 1 and basement 2
	 Appendix 3:
	 	Structural description
	 Appendix 4:
	 	Omitted
	 Appendix 5:
	 	List of Operating Expenses (Appendix 3 to § 27 of 2nd
Calculation Regulation)

  
 [Signatures] 

 Addendum 
  
 To the 
 SUBLEASE AGREEMENT FOR COMMERCIAL OFFICE SPACE 
 Dated 12-12-2000 
  
 Between 
  
 The firm IXOS SOFTWARE AG, 
 Bretonischer Ring 12, 85630 Grasbrunn 
  
 - hereinafter “landlord” - 
  
 and 

 
 the firm Siemens Aktiengesellschaft, with headquarters in Berlin and
Munich, 
 Mailing Address: Siemens AG 
 SRE M AO P 
 Otto-Hahn-Ring 6, 81739 Munich 
  

- hereinafter “tenant” - 

 Based upon the decisive new calculation of the gross floor space of the Technopark II by the architecture firm Aigner and
Partners (see § 1 Number 1, last paragraph of the sublease agreement), the parties agree to the following regulations that deviate from the main contract: 
  

Re § 1 
 Leased Property

  
 The landlord leases on a partial area, Lot No. 507 of the Grasbrunn
District, the following areas in the building D: 
  

					
	 a)
	  	 Office space:
	  	 10,091.28 m2

	 b)
	  	 Basement:
	  	     400.00 m2

	 c)
	  	 Parking spaces in underground garage:
	  	       300

	 	  	 Parking spaces in exterior parking lot:
	  	         20

  
 The above change in gross floor space
shall take effect with the commencement of the lease. (See also § 1 Number 1, last paragraph of the main contract.) 
  
 Re § 4 
 Rent Amount, Ancillary
Expenses 
  
 Re 1. The monthly rent inclusive of data cable connection for the
leased areas (gross floor space) listed in § 1 Number 1a) and b) of the contract and this addendum amounts to 
  
 EURO 13.29 
  
 Plus
applicable value-added tax per m2 leased space (gross floor space). 
  
 The monthly rent for the basement areas (gross floor space) listed in § 1 Number 1b) of
the contract and this addendum amounts to 
  
 EURO 6.90

  
 Plus applicable value-added tax per m2 leased space (gross floor space). 
  
 The monthly rent for the parking spaces in the underground garage listed in § 1 Number 1c) of the contract and this addendum amounts to 
  
 EURO 43.46 
  
 Plus applicable value-added tax per parking space. 
  
 Based upon the above-named areas in accordance with § 1 of this addendum, the total rent
to be paid monthly amounts to 

 EURO 149,911.11 
  
 Plus applicable value-added tax. 
  
 The amount of rent shall remain unchanged for a period of three years. After the 37th rent month the monthly rent amount shall increase – based upon the square meter figures listed under Number 1, to a total of 
  
 EURO 158,905.78 
  
 Plus applicable value-added tax. 
  
 Re 3. For the ancillary expenses to be assigned to the tenant in accordance with the provisions of the existing contract, the tenant shall pay monthly, together with the
rent, an ancillary cost prepayment in the amount of EURO 2.37 per m2 for the areas in the building D, plus applicable value-added tax. 
  
 This corresponds, based upon a square meter price of EURO 2.37 per m2 and the current value-added tax of 16 %, with an area of 10,491.28 m2, for a total amount of EURO 28,842.63. 
  
 The
tenant is required to pay this amount to the landlord for the duration of the lease of the listed areas in the building D. 
  
 The above change in the regulation of the main contract with respect to the payment of an ancillary expense prepayment shall take effect on January 1st 2002. Until that date the regulation of the main contract shall remain in effect. 
  
 The ancillary expense prepayment shall increase or decrease in the same proportion at which
the cost of living for a 4-person working household of average income in the Federal Republic of Germany increases or decreases in accordance with the index calculations of the Federal Office of Statistics in Wiesbaden. Decisive for the change are
the statistical reports of the Bavarian Land Office for Statistics and Data Processing, calculated on the basis of 1991 = 100. An increase or decrease in the ancillary expense prepayment will take place only one yearly, starting on January
1st, 2003. 
  
 [Signatures] 

 Addendum II  
  
 To the 
 SUBLEASE AGREEMENT FOR COMMERCIAL OFFICE SPACE 
 Dated 12-12-2000 
  
 Between 
  
 The firm IXOS SOFTWARE AG, 
 Bretonischer Ring 12, 85630 Grasbrunn 
  
 - hereinafter “landlord” - 
  
 and 

 
 the firm Siemens Aktiengesellschaft, with headquarters in Berlin and
Munich, 
 Postal address: Siemens AG 
 SRE M AO P 
 Otto-Hahn-Ring 6, 81739 Munich 
  

- hereinafter “tenant” - 

 The price index used up to now in the lease agreement and/or in the addendum to the lease agreement dated 05-22-2002 as
the basis for the adjustment of the rent amount or the adjustment of the ancillary cost prepayments is no longer being calculated as of 01-01-2003. Since that time the Federal Office of Statistics has been publishing instead the “consumer price
index for Germany”. The parties thus agree that as of 01-01-2003 the “consumer price index for Germany” shall serve as the basis for the adjustment of the rent amount and/or the ancillary expense prepayments. 
  
 The remaining regulations of the main contract and the addendum dated 05-22-2002 remain
unaffected. 
  
 [Signatures] 

 LEASE AGREEMENT 
 FOR COMMERCIAL OFFICE SPACE 
  
 Between 
  
 The firm IXOS SOFTWARE
AG, 
 Bretonischer Ring 12, 85630 Grasbrunn 
  
 - hereinafter “landlord” - 
  
 and 
  
 the firm Siemens Aktiengesellschaft, with headquarters in Berlin and Munich, 
 Postal
address: Siemens AG 
 SRE M AO P 
 Otto-Hahn-Ring 6, 81739 Munich 
  
 - hereinafter
“tenant” - 
  
 the following 
  
 SUBLEASE 
  
 Is concluded: 
  
 Preamble 
  
 The landlord is the tenant in the building D, among others, in the partial area on Lot No. 507 of the Grasbrunn District. The landlord has already advised the owner as to the planned sublease. The owner has approved
the sublease. 
  
 § 1 
 Leased Property 
  
 The landlord leases on the partial area, Lot No. 507 of the Grasbrunn District the following partial areas of the building D: 
  

	 	a)	office space in the ground floor, the 2nd floor,
and the 3rd floor, for a total office space of ca. 10,064 m2 gross floor space 

  

	 	b)	basement space in the first basement floor amounting to ca. 400 m2 

  

	 	c)	300 parking spaces in the underground parking garage, and 20 spaces in the exterior parking lot, the precise location of which will be officially decided by the parties prior to
occupancy of the building. 

 § 2 
 Term of Lease 
  
 1. The
landlord/tenant relationship for the leased areas and for the parking spaces in the underground garage shall commence with their readiness for occupancy, which is expected to be by 03-01-2001, with the lease commencing on 04-01-2001 at the latest.

  
 If the building is not ready for occupancy by 05-01-2001 the landlord shall
compensate the tenant with a contractual penalty in the amount of one months rent. The contractual penalty is due on 05-01-2001 and is to be paid regardless of any losses incurred by the tenant, in other words it will not be based upon the losses of
the tenant. 
  
 The landlord shall inform the tenant of the precise date of
commencement of the lease as early as possible in writing, at the least 2 month prior to the date of turnover. 
  
 2. The lease is concluded between the parties firmly for a period of 5 years, calculated from the date on which the premises are turned over to the tenant. The landlord shall afford the tenant a one-time special right
to terminate in that the tenant has the right to terminate the lease early one time, with a notification deadline of 6 months, at the end of the month, but beginning only after expiration of the 36th rental month, i.e. if the property is turned over to the tenant on 04-01-2001, this deadline would be 03-31-2004. 
  
 After a period of 5 years the lease shall expire in any case, without requiring special
notification. A tacit renewal of the lease without a new written lease agreement between the parties is expressly excluded. 
  
 § 4 
 Rent Amount, Ancillary
Expenses 
  
 1. The monthly rent inclusive of data cable connection for
the leased areas (gross floor space) listed in § 1 Number 1a) of this contract amounts to 
  
 EURO 13.29 
  
 Plus applicable value-added
tax per m2 leased space (gross floor space). 
  
 The monthly rent for the basement areas listed in § 1 Number 1b) of this contract amounts to 
  
 EURO 6.90 
  
 Plus applicable value-added tax per m2 leased space (gross floor space). 
  
 The monthly rent for the parking spaces in the underground garage listed in § 1 Number 1c) of this contract amounts to 

 EURO 43.46 
  

Plus applicable value-added tax per parking space. 
  
 The exterior parking spaces are relinquished at no charge. 
  
 Preliminarily, based upon the above-named areas in accordance with § 1 of this contract, the total rent to be paid monthly amounts to 
  
 EURO 149,548.56 
  
 Plus applicable value-added tax. 
  
 The rent amount shall remain unchanged for a period of three years. As of the 37th rent month the monthly rent shall increase – based upon the square meter figures in § 1 Number 1, to a total of

  
 Euro 158, 521.47 
  
 Plus applicable value-added tax. 
  
 2. The rent payments are to be made monthly, in advance, at the latest by the third of the
current month, free from postage and charges at the risk of the tenant, to the landlord, in the account in the Hypo Vereinsbank Munich, Routing No. 700 202 70, Account No. 35 359 923, unless the landlord specifies another account. 

 
 3. No ancillary expenses are included in the rent amount. Prepayments for ancillary
expenses are to be paid monthly, together with and in the same manner as the rent. The tenant is obligated to pay all ancillary expenses associated with the management and operation of the property D, and a proportional payment of all ancillary
expenses directly associated with the underground parking garage and the above-ground parking lot (in each case including ramps, entryways, accesses and lighting). In particular, the tenant is required to bear all operating costs that can be
allocated in accordance with § 27 of the 2nd Calculation Regulation. (attached as Appendix 5)

  
 Furthermore, the tenant is required to pay the following ancillary expenses:

  

	 	a)	property management fees 

  

	 	b)	the costs of regular cleaning of the exterior window surfaces and facades (maximum of 2 times per calendar year) 

  

	 	c)	the costs of the ventilation, heating and air conditioning, and fire alarm systems, and the costs of the sprinkler systems, and the other technical fixtures provided by the
landlord, as listed in the structural description, included in which are the costs of servicing, monitoring, and repairing the systems, regular inspections for operability and safety, including adjustment by a professional, and maintenance and
repair. 

	 	d)	The costs of cleaning the underground parking garage and the above-ground parking lot, including the entryway. 

  
 For the ancillary expenses to be assigned to the tenant in accordance with the provisions of
this contract, the tenant shall pay monthly, together with the rent, an ancillary expense prepayment in the amount of ca. 16 % of the current basic rent for the leased areas listed in § 1 Number 1 a) and b) of this contract, plus applicable
value-added tax. 
  
 All ancillary expenses are, to the extent that this is
technically feasible, to be metered separately for the tenant. They are then to be calculated based upon the actually metered usage. If a measurement is not possible and is not carried out, ancillary expenses incurred – to the extent that their
payment is only proportional – shall be established by the landlord at his reasonable discretion, adhering to the principle of fair treatment of all tenants. 
  
 4. The settlement of ancillary expenses to be assessed to and paid by the tenant shall take place one time annually by the landlord, at the
latest by October 31st of the year following the accounting period. The tenant is required to pay the additional
amount to the landlord within 4 weeks following the increase in the final accounting of the ancillary expenses. The landlord is required within the same time period to reimburse the tenant any amount due to him as a result of the calculation.

  
 Overdue ancillary expense prepayments and back payments shall be charged
interest at a rate of 4 percent over the basic interest rate, which replaces the discount rate as of 01-01-1999, from the due date on. 
  
 § 5 
 Security Deposit 

 
 No rent security / security deposit is required. 
  
 § 7 
 Use and Maintenance of Leased Areas 
  
 If after taking over the leased property, the tenant should undertake structural changes and installations, the landlord may require upon expiration of the lease that they be returned to their original condition at
the expense of the tenant. Installations and fixtures with which the tenant has equipped the rooms are to be removed upon expiration of the lease. 
  
 The landlord shall remove no installations and fixtures, however the landlord may require, in agreement with the tenant, that installations and fixtures be left in the
leased areas upon expiration of the lease, if the landlord pays the tenant the current market value for them. Quite generally, the tenant is liable for all damages resulting from his construction measures and installations, and is responsible for
any permit fees. 

 § 8 
 Subleasing 
  
 1. The tenant has the right
to assign use of the leased property to a third party – entirely or in part – especially to sublease the property. The tenant shall inform the landlord as to the sublease. 
  
 The landlord can reject a sublease if grounds are present in the person or the behavior of the third party that, if present in the person of
the tenant, would give the landlord grounds for termination without prior notification. The same applies if the subtenant uses the leased property for sales that exclude the input tax deduction. A justified refusal by the landlord does not give the
tenant the right to terminate the lease. § 549, para 1 sentence 2 of the Federal Civil Code is excluded. 
  
 2. In the case of a sublease and other assignment of use, the tenant is liable for all acts and omissions of the subtenant/user regardless of who is at fault. 
  
 § 10 
 Expiration of Lease 
  
 1. Upon expiration of the landlord/tenant relationship, the tenant must return the leased areas in the condition that was established in the protocol determined at the commencement of the lease. Any structural alterations carried out during
the term of the lease are to be returned to their original state. In particular the tenant must perform the interior decorative repairs upon expiration of the lease, regardless of whether and when the tenant performed them beforehand, and must
completely clean the leased areas. If the floor coverings are in a condition, due to excessive use and/or renovations, that is not acceptable to a subsequent tenant, the tenant is required to replace them. Alternatively, the tenant has the right to
dispose of the above obligation to perform interior decorative repairs and to replace the floor coverings by paying a one-time fee in the amount of Euro 200,000.00 plus applicable value-added tax, due upon expiration of the lease. If, with technical
systems, the tenant can provide no proof that he has performed the necessary maintenance procedures, the landlord has the right to undertake said maintenance work at the cost of the tenant. 
  
 2. If the lease should end with a termination without notification by the landlord, the
tenant must compensate the landlord for any losses incurred as a result. This applies especially if the leased areas must stand empty from the time the tenant vacates them until the agreed-upon expiration of the lease, or if they must be leased at a
lower rate. In this, the landlord must keep the losses as low as possible. 

 3. Upon expiration of the landlord/tenant relationship and once the leased areas have been vacated, a final inspection
protocol shall be prepared and signed by the parties to the contract, in which all deficiencies and interior decorating repairs identified during the inspection are to be remedied through cleaning and maintenance work. The deficiencies or
uncompleted work identified during the inspection are considered accepted with the signature of the tenant. 
  
 Appendices considered significant components of lease: 
  

			
	 Appendix 1:
	 	 Lease plan ground floor

	 Appendix 2:
	 	 Lease plan 2nd floor

	 Appendix 3:
	 	 Lease plan 3rd floor

	 Appendix 4:
	 	 Please plan basement floor to be provided later

	 Appendix 5:
	 	 List of Operating Expenses

	 Appendix 6:
	 	 Structural description

  
 [Signatures] 

 Addendum II [Handwritten C + D] 
  
 To the 
 SUBLEASE AGREEMENT FOR COMMERCIAL OFFICE SPACE 
 Dated 12-12-2000

  
 Between 
  
 The firm IXOS SOFTWARE AG, 
 Bretonischer Ring 12, 85630 Grasbrunn 
  
 - hereinafter “landlord” - 
  
 and 
  
 the firm Siemens Aktiengesellschaft, with headquarters in Berlin and Munich, 
 Postal
address: Siemens AG 
 SRE M AO P 
 Otto-Hahn-Ring 6, 81739 Munich 
  
 - hereinafter
“tenant” - 

 The price index used up to now in the lease agreement and/or in the addendum to the lease agreement dated 05-22-2002 as
the basis for the adjustment of the rent amount or the adjustment of the ancillary expense prepayments is no longer being calculated as of 01-01-2003. Since that time the Federal Office of Statistics has been publishing instead the “consumer
price index for Germany”. The parties thus agree that as of 01-01-2003 the “consumer price index for Germany” shall serve as the basis for the adjustment of the rent amount and/or the ancillary expense prepayments. 
  
 The remaining regulations of the main contract and the addendum dated 05-22-2002 remain
unaffected. 
  
 [Signatures] 

 Addendum 
  
 To the 
 SUBLEASE AGREEMENT FOR COMMERCIAL OFFICE SPACES 
 Dated 12-12-2000 
  
 Between 
  
 The firm IXOS SOFTWARE AG, 
 Bretonischer Ring 12, 85630 Grasbrunn 
  
 - hereinafter “landlord” - 
  
 and 

 
 the firm Siemens Aktiengesellschaft, with headquarters in Berlin and
Munich, 
 Postal address: Siemens AG 
 SRE M AO P 
 Otto-Hahn-Ring 6, 81739 Munich 
  

- hereinafter “tenant” - 

 Based upon the decisive new calculation of the gross floor space in the Technopark II by the architecture firm Aigner and
Partners (see § 1 Number 1, last paragraph of the sublease agreement), the parties agree to the following regulations that deviate from the main contract: 
  

Re § 1 
 Leased Property

  
 The landlord leases on a partial area, Lot No. 507 of the Grasbrunn
District, the following areas in the buildings C and D: 
  

					
	 Re a)
	  	 Office spaces (2nd + 3rd + 4th floors):
	 	16,280.46 m2
	 Re b)
	  	 Exposed areas: 
	 	  1,316.61 m2
	 Re c)
	  	 Unexposed areas: 
	 	  3,424.54 m2
	 Re d)
	  	 Parking spaces in underground garage:
	 	    320
	 Re e)
	  	 Parking spaces in exterior parking lot:
	 	      41
	 	  	 	 	 

  
 The above change in gross floor space
shall take effect with the commencement of the lease. (See also § 1 Number 1, last paragraph of the main contract.) 
  
 Re § 4 
 Rent Amount, Ancillary
Expenses 
  
 Re 1. The monthly rent inclusive of data cable connection for the
leased areas (gross floor space) listed in § 1 Number 1a) and b) of the contract and this addendum amounts to 
  
 EURO 14.83 
  
 Plus
applicable value-added tax per m2 leased space (gross floor space). 
  
 The monthly rent for the basement areas (gross floor space) listed in § 1 Number 1c) of
the contract and this addendum amounts to 
  
 EURO 7.40

  
 Plus applicable value-added tax per m2 leased space (gross floor space). 
  
 The monthly rent for the parking spaces in the underground garage listed in § 1 Number 1d) of the contract and this addendum amounts to 
  
 EURO 43.46 
  
 Plus applicable value-added tax per parking space. 

 Based upon the above-named areas in accordance with § 1 of this addendum, the total rent to be paid monthly amounts
to 
  
 EURO 300,213.34 
  
 Plus applicable value-added tax. 
  
 Re 3. For the ancillary expenses to be assigned to the tenant in accordance with the
provisions of the existing contract, the tenant shall pay monthly, together with the rent, an ancillary cost prepayment in the amount of EURO 2.37 per m2 for the areas in the buildings C and D, plus applicable value-added tax. 
  
 This corresponds, based upon a square meter price of EURO 2.37 per m2 and the current value-added tax rate of 16 %, with an area of
17,597.07 m2, to a total amount of EURO 48,377.86. 
  
 The tenant is required to pay this amount to the landlord for the duration of the lease for
the listed areas in the buildings C and D. 
  
 The above change in the regulation
of the main contract with respect to the payment of an ancillary expense prepayment shall take effect on January 1st
2002. Until that date the regulations in the main contract shall remain in effect. 
  
 The ancillary expense prepayment shall increase or decrease by the same proportion at which the cost of living for a 4-person working household of average income in the Federal Republic of Germany increases or decreases in accordance with
the index calculations of the Federal Office of Statistics in Wiesbaden. Decisive for the change are the statistical reports of the Bavarian Land Office for Statistics and Data Processing, calculated on the basis of 1991 = 100. An increase or
decrease in the ancillary expense prepayment will take place only once yearly, starting on January 1st, 2003.

  
 [Signatures]ENGLISH SUMMARY OF LEASE AGREEMENT DATED DECEMBER 8, 2000

 Exhibit 10.4 
  
 Basel Lease Summary 
  
 1. Leases for the premises and parking spaces 80 Peter Merian-Strasse, Basel, Switzerland 
  

					
	•	  	Property Information – Premises address: Peter Merian-Strasse 80
	 	  	 	  	      4002 Basel

	 	  	 	  	      [Switzerland]

			
	•	  	Lease Term and Type:	  	Commencement Date:
	 	  	 	  	[as per original lease of 12/8/2000 - 1/17/2001:]
	 	  	 	  	April 1, 2001.
			
	 	  	 	  	Expiry Date:
	 	  	 	  	[as per original lease of 12/8/2000 - 1/17/2001:]
	 	  	 	  	March 31, 2009
			
	 	  	 	  	Duration of lease:
	 	  	 	  	[as per original lease of 12/8/2000 - 1/17/2001:]
	 	  	 	  	 Rent payments begin on April 1, 2001. Duration of lease is for 8 years thereafter, until Mar. 31, 2009

			
	 	  	 	  	Type of lease:
	 	  	 	  	[as per original leasse of 12/8/2000 - 1/17/2001:]
	 	  	 	  	Net
			
	•	  	Payment Information -	  	Basic Rent:
	 	  	 	  	[as per original leases of 12/8/2000 - 1/17/2001:]
	 	  	 	  	1st and 2nd basements (1,650 m2):
	 	  	 	  	 180 Sw. Fr. per m2 per yr.
= 297,000.00 Sw. Fr.

	 	  	 	  	Ground floor (1,100 m2):
	 	  	 	  	 300 Sw. Fr. per m2 per yr.
=  330,000.00 Sw. Fr.

	 	  	 	  	1st-5th [American: 2nd-6th] floors (7,300 m2):
	 	  	 	  	 300 Sw. Fr. per m2 per yr.
= 2,190,000.00 Sw.Fr.

	 	  	 	  	6th [American: 7th] floor (180 m2):
	 	  	 	  	 0 Sw. Fr. per m2 per yr.
=                    0.00 Sw.Fr.

			
	 	  	 	  	[as per supplement to lease dated 11/8/2002:]
	 	  	 	  	(for spaces still being rented after April 1, 2003)
	 	  	 	  	Net rent for Feb. 2003: Sw. Fr. 176,277.00
	 	  	 	  	Net rent for Mar. 2003: Sw. Fr. 110,039.00

							
	 	 	 	 	As of April 1, 2003, net rent per annum for spaces still being rented:
	 	 	 	 	1st and 2nd basement level:	  	 
	 	 	 	 	(Sw. Fr. 181.00 per m2)	  	Sw. Fr.    298,200.00
	 	 	 	 	Ground floor:	  	 
	 	 	 	 	(Sw. Fr. 301.00 per m2)	  	Sw. Fr.    331,320.00
	 	 	 	 	1st (American: 2nd) floor:	  	 
	 	 	 	 	(Sw. Fr. 301.00 per m2)	  	Sw. Fr.    492,910.00
	 	 	 	 	16 parking spaces	  	 
	 	 	 	 	(Sw. Fr. 4,317.00 per m2)	  	Sw. Fr.      69,072.00
	 	 	 	 	 	  	

	 	 	 	 	Total net rent:	  	Sw. Fr. 1,191,502.00
	 	 	 	 	 	  	

			
	 	 	 	 	[as per rent increase notice dated June 17, 2003:]
	 	 	 	 	(prior to increase effective 8/1/2003:)
	 	 	 	 	 	  	Sw. Fr.      99,291.95
	 	 	 	 	(after increase effective 08/01/2003:)
	 	 	 	 	 	  	Sw. Fr.    101,158.00
			
	 	 	 	 	Security Deposit: Not mentioned
			
	 	 	 	 	Pre-paid Rents: Not mentioned
			
	 	 	 	 	Operating Expenses and Taxes:
	 	 	 	 	[as per original leases of 12/8/2000 - 1/17/2001:]
	 	 	 	 	 Operating Exp.: Sw. Fr. 20,930.00 per mo.

	 	 	 	 	 (Note: Operating expenses for the parking spots are included in the rent.)

	 	 	 	 	 Shared Costs: Sw. Fr. 16,750.00 per mo.

	 	 	 	 	 (Note: the shared costs for the parking spots are included in the rent.)

	 	 	 	 	 Value-added tax not included.

	 	 	 	 	[as per supplement to lease dated 11/8/2002:]
	 	 	 	 	 Operating expenses and shared costs will be adjusted proportionately to the amount of office space still being rented.

	 	 	 	 	[as per rent increase notice dated June 17, 2003:]
	 	 	 	 	 HK and BK Account:

	 	 	 	 	 (prior to increase effective 8/1/2003:)

	 	 	 	 	 	  	Sw. Fr. 15,792.00
	 	 	 	 	 (after increase effective 08/01/2003:)

	 	 	 	 	 	  	Sw. Fr. 15,792.00
	 	 	 	 	 7.60% Value Added Tax:

	 	 	 	 	 (prior to increase effective 8/1/2003:)

	 	 	 	 	 	  	Sw. Fr.      437.45
	 	 	 	 	 (after increase effective 08/01/2003:)

	 	 	 	 	 	  	Sw. Fr. 15,792.00
			
	 	 	 	 	Rent Increases (CPI & other indexes, etc.)

							
	 	  	 	  	[as per original leases of 12/8/2000 - 1/17/2001:]	  	 
	 	  	 	  	 Rents are adjusted, with the rent in the original lease as the base rent, according to the changes in the Regional Consumer Price Index of the Federal Authority
for Industry, Trade and Labor. If the index has changed since the beginning of the lease or the last rent adjustment, whichever applies, the rent may be adjusted on April 1 of every year, beginning on April 1, 2002.
	  	 
	 	  	 	  	[as per rent increase notice of June 17, 2003:]	  	 
				
	 	  	 	  	 Rent Increase Adjustment of 101.40 P. as of 09/30/2001 to 102.80 P. as of 05/31/2003
	  	 
	 	  	 	  	 (after increase effective 8/1/2003:)
	  	 
	 	  	 	  	 	  	Sw. Fr.     1,866.15
		
	 •
	  	Critical Date – Tenant’s Option/Right to Renew:
	 	  	 [as per original leases of 12/8/2000 - 1/17/2001:]

	 	  	 The tenant has the right to renewing the original lease for another 3 years.

	 	  	 Effective date: March 31, 2009 (upon expiry of original lease)

	 	  	 Notice period: At least 12 months before expiry of original lease.

		
	 •
	  	Critical Date – Tenant’s Option/Right to Expand: Not mentioned
		
	 •
	  	Critical Date – Tenant’s Option/Right to Terminate:
	 	  	 [as per original leases of 12/8/2000 - 1/17/2001:]

	 	  	 During the 8-year firm duration of the lease the tenant has the right to terminate the lease, effective 3/31/2009, with a notice period of 12
months.

	 	  	 During the firm duration of a possible renewed lease (4/1/2009-3/31/2012) the tenant has the option of terminating the lease effective at the end of
any month, with a notice period of 12 years.

	 	  	 [as per supplement to lease dated 11/8/2002:]

	 	  	 The tenant, with the landlord’s consent, is terminating the lease with regard to the following areas in a phased schedule, with the lease for
these areas being taken over by Novartis Pharma AG:

	 	  	 2nd [American:
3rd] floor: by January 31, 2003

	 	  	 3rd [American:
4th] floor: by January 31, 2003

	 	  	 4th [American:
5th] floor: by February 28, 2003

	 	  	 5th [American:
6th] floor: by February 28, 2003

	 	  	 20 parking spots: by January 31, 2003

	 	  	 30 parking spots: by March 31, 2003.

	 	  	 For the remaining leased areas, the existing leases remain in effect unchanged.

							
	•	  	Critical Date – Rent Review Dates & Percentage of Increase:
	 	  	 [as per original leases of 12/8/2000 - 1/17/2001:]

	 	  	 Adjustments may be made on April 1 of every year, starting with April 1, 2002. See “Rent Increases” above for
details.

	 	  	 The increase is calculated according to the formula:

	 	  	 : 80% of base rent x new index + 20% of base rent = new rent

	 	  	                 base index

	 	  	 That is, 80% of the base rent is adjusted, while 20% of the base rent remains stable..

		
	•	  	Premises Rentable Area:
	 	  	 [as per original lease, 12/8/2000-1/17/2001:]

	 	  	 6th [American:
7th] floor (Technology):
	  	180    m2
	 	  	 1st-5th [American: 2nd-6th] floors
(Offices):
	  	7,300 m2
	 	  	 Ground floor (Offices):
	  	1,100 m2
	 	  	 1st and
2nd basement levels (Storage):
	  	1,650 m2
	 	  	 (of which 775 m2 with daylight, and 875m2 solely for storage)
	  	 
	 	  	 [as per supplement to lease dated 11/8/2002 (as of April 1, 2003):]

	 	  	 1st and
2nd basement levels
	  	1,650 m2
	 	  	 Ground floor:
	  	1,100 m2
	 	  	 1st [American:
2nd] floor
	  	1,635 m2
		
	•	  	Number of Parking spots and associated costs:
	 	  	 [as per original lease, 12/8/2000-1/17/2001:]

	 	  	 2nd
Basement:
	  	37 parking spots	  	 
	 	  	 Ground floor:
	  	29 parking spots	  	 
	 	  	 Total:
	  	66 parking spots	  	 
			
	 	  	 Rent: 2nd
Basement:
	  	37 spots @4,300 Sw. Fr. = 159,100.00 Sw. Fr.
	 	  	           Ground Floor:
	  	29 spots @4,300 Sw. Fr. = 124,700.00 Sw. Fr.
	 	  	           Total:
	  	66 spots @4,300 Sw. Fr. = 283,800.00 Sw. Fr.
		
	 	  	 [as per supplement to lease dated 11/8/2002 (as of April 1, 2003):]

	 	  	 16 parking spots (Nos. 100-115)
	  	 
	 	  	 Basic rent for the 16 parking spaces:
	  	 
	 	  	 (Sw. Fr. 4,317.00 per m2)                            Sw. Fr. 69,072.00

			
	•	  	Documentation Reviewed-	  	 1.      Lease for the office space, dated 12/8/2000-1/17/2001, signed by tenant and
landlord.

	 	  	 	  	 2.      General provisions for all business leases in 80 Peter Merian-Strasse, Basel, applicable
unless other provisions are made for any specific point in the individual leases. Dated 12/8/2000-1/17/2001, signed by landlord and tenant.

					
	 	  	 	  	 3.      Separate unsigned page regarding architecture and art in the Peter Merian-Haus, labeled as an
integral part of the lease, dated 11/7/2000.

	 	  	 	  	 4.      Separate lease for the parking spaces, dated 12/8/2000-1/21/2001, signed by tenant and
landlord

	 	  	 	  	 5.      Supplement No. 1 to the lease for the office space, dated 1/16/2001, signed by tenant and
landlord.

	 	  	 	  	 6.      Supplement No. 1 to the lease for the parking spaces, dated 1/16/2001, signed by tenant and
landlord.

	 	  	 	  	 7.      Supplement to lease, dated 11/8/02, signed by landlord and tenant.

	 	  	 	  	 8.      Notification from management company dated Nov. 11, 2002, signed by the management company
(Wincasa)

	 	  	 	  	 9.      Amendment to Lease (tent increase notice) dated 06/17/2003, effective 08/01/2003, signed by
management company.

		
	•	  	Holdover Provision:
		
	 	  	 [as per original leases of 12/8/2000 - 1/17/2001:]

	 	  	 After the expiry of the 8-year period (or, if the lease is renewed, the 11-year period), the lease will automatically be extended from year to year,
so long as neither the landlord nor the tenant has exercised their right to terminate.

		
	•	  	Return of Premises:
	 	  	 [as per general provisions for all business leases at 80 Peter Merian-Strasse:]

	 	  	 Premises must be returned completely cleared and flawless. The tenant must return the premises to their original condition. Should the tenant not
make any repairs which he is obligated to make, the landlord may have them made at the tenant’s expense.

		
	•	  	Assignment/Subletting: Not mentioned.
		
	•	  	Letter of Credit / Bank Guarantee: Not mentioned.
		
	 	  	 Note: Both the original lease for the office space (§ 11) and the original lease for the parking spots (§ 13) state that in all
circumstances not expressly mentioned in the lease (presumably including also the general provisions), the provisions of the Swiss Code of Obligations, Title 8,

  

					
	 	  	 “Leases and Rentals,” and the Regulations Concerning the Leasing and Rental of Residential and Business Spaces of 05/09/1990,
automatically apply.

		
	•	  	Contact Information
	 	  	 [as per original leases, 12/8/2000-1/17/2001]

	 	  	 Office space:

			
	 	  	 Owner/Lessor:
	  	Swisscom Immobilien-Invest AG
	 	  	 	  	Laupenstrasse 10
	 	  	 	  	3050 Bern
	 	  	 	  	[Switzerland]
	 	  	 	  	(Value-added Tax No. 420 300)
			
	 	  	 Management Company:
	  	Swisscom Immobilien-Invest AG, Bern
	 	  	 	  	Distrikte Zentral- und Nordwestschweiz
	 	  	 	  	[Districts of Northwest and Central Switzerland
	 	  	 	  	Postfach [Post Office Box]
	 	  	 	  	6002 Luzern
	 	  	 	  	[Switzerland]
			
	 	  	 Lessee/Tenant:
	  	Obtree Technologies Inc.
	 	  	 	  	St. Alban-Tal 334
	 	  	 	  	CH-4002 Basel
	 	  	 	  	[Switzerland]
			
	 	  	 Parking Spots:
	  	 
			
	 	  	 Owner/Lessor:
	  	Stockwerkeigentümergemeinschaft Bahnhof
	 	  	 	  	 Ost [Bahnhof Ost (Railroad Station East)
 Urban Building Association]
 (value-added tax no. 461,056)

	 	  	 	  	Haus 80 [Building 80]:
	 	  	 	  	Swisscom Immobilien-Invest AG
	 	  	 	  	Laupenstrasse 10
	 	  	 	  	3050 Bern
	 	  	 	  	[Switzerland]
	 	  	 	  	(Value-added Tax No. 420 300)
			
	 	  	 Management Company:
	  	Swisscom Immobilien-Invest AG, Bern
	 	  	 	  	Distrikte Zentral- und Nordwestschweiz
	 	  	 	  	[Districts of Northwest and Central Switzerland
	 	  	 	  	Postfach [Post Office Box]
	 	  	 	  	6002 Luzern
	 	  	 	  	[Switzerland]

					
	 	 	 Lessee/Tenant:
	  	Obtree Technologies Inc.
	 	 	 	  	St. Alban-Tal 334
	 	 	 	  	CH-4002 Basel
	 	 	 	  	[Switzerland]
		
	 	 	[as per supplement to lease dated 11/08/2002, for both office space and parking spots:]
			
	 	 	 Owner/Lessor:
	  	SPS Immobilien AG
	 	 	 	  	[SPS Real Estate PLC]
	 	 	 Management Company:
	  	(Notified in separate letter of Nov. 11, 2002)
	 	 	 	  	Wincasa Immobilien-Dienstleistungen
	 	 	 	  	 [Wincasa Real Estate Services]

	 	 	 	  	Filiale Basel
	 	 	 	  	 [Basel Branch]

	 	 	 	  	Hardstrasse 11
	 	 	 	  	Postfach [P.O. Box] 568
	 	 	 	  	4020 Basel
	 	 	 	  	Telephone: 061 270 90 70
	 	 	 	  	Fax: 061 270 90 99
	 	 	 	  	Website: http://www.wincasa.ch
	 	 	 	  	 Person dealing with the account: Remo Fumagali

	 	 	 	  	 Tel.: 061/270 90 72;

	 	 	 	  	 E-mail: remo.fumagalli@wincasa.ch

			
	 	 	 Lessee/Tenant
	  	Obtree Technologies Inc.
	 	 	 	  	Peter Merian-Strasse 80
	 	 	 	  	4002 Basel
	 	 	 	  	[Switzerland]
	 	 	 	  	Contact person: Chris Jenni

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00066-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00066-of-00352.parquet"}]]