Document:

<Page>

                                                                    Exhibit 10.8

PINNACLE PROPERTIES MANAGEMENT, INC.
STANDARD FORM
COMMERCIAL LEASE

In consideration of the covenants herein contained, 6-8 PRESTON COURT, L.L.C., a
Delaware limited liability company, ("LESSOR"), does hereby lease to Asiana
Pharmaceuticals Corporation, a Delaware corporation ("LESSEE"), the following
described premises, (the "leased premises"): approximately 4,000 square feet as
depicted on Exhibit "A" located at 8-A Preston Court, Bedford, MA 01730 to have
and hold the leased premises for a term of five (5) years commencing at noon on
June 1, 1999 and ending at noon on May 30, 2004 unless sooner terminated as
herein provided. LESSOR and LESSEE now covenant and agree that the following
terms and conditions shall govern this lease during the term hereof and for such
further time as LESSEE shall hold the leased premises.

1. RENT. LESSEE shall pay to LESSOR base rent of seventy-one thousand eight
hundred U.S. Dollars ($71,800.00) per year, drawn on a U.S. Bank, in monthly
installments of $5,983.33 payable on the first day in each calendar month in
advance, without demand or any right of set-off or deduction whatsoever, the
first monthly payment to be made upon LESSEE's execution of this lease,
including payment in advance of appropriate fractions of a monthly payment for
any portion of a month at the commencement or end of said lease term. All
payments shall be made to LESSOR or LESSOR's agent: 6-8 Preston Court, L.L.C.
c/o Pinnacle Properties Management Inc., 3740 Beach Blvd., Suite 306,
Jacksonville, FL 32207, or at such other place as LESSOR shall from time to time
in writing designate. The amount of base rent due during each calendar year of
this lease and any extensions thereof shall be annually increased by the
increase in the "Cost of Living" as shown by the Consumer Price Index (Boston,
Massachusetts, All Items, All Urban Consumers), United States Department of
Labor, Bureau of Labor Statistics (the "Index"). All such adjustments shall take
place with the rent due on January 1 of each year during the lease term. The
base month from which to determine the amount of each increase in the Index
shall be January 1999, which figure shall be compared with the figure for
November 1999, and each November thereafter to determine the percentage increase
(if any). The increase will be multiplied by the base rent to determine the
increased base rent (if any) to be paid during the following calendar year. In
the event that the Consumer Price Index as presently computed is discontinued as
a measure of "Cost of Living" changes, any adjustment shall then be made on the
basis of a comparable index then in general use as selected by LESSOR.

2. SECURITY DEPOSIT. LESSEE shall pay to LESSOR a security deposit in the amount
of eleven thousand eight hundred dollars ($11,800.00) upon the execution of this
lease by LESSEE, which shall be held, as security for LESSEE's performance as
herein provided and refunded to LESSEE without interest at the end of this lease
subject to LESSEE's satisfactory compliance with the conditions hereof. LESSEE
may not apply the security deposit to payment of any rent. In the event of any
default or breach of this lease by LESSEE, LESSOR may apply the security deposit
first to any unamortized improvements completed for LESSEE's occupancy, then to
offset any outstanding invoice or other payment due to LESSOR, with the balance
applied to outstanding rent. If all or any portion of the security deposit is
applied to cure a default or breach during the term of the lease, (i) such
application of the security deposit shall not constitute a waiver of such
default or deprive LESSOR of any other remedy LESSOR may have

<Page>

on account of such default, and (ii) LESSEE shall be responsible for immediately
restoring said deposit to its full original amount and failure to do so shall be
considered a substantial default under this lease. LESSEE's failure to remit the
full security deposit or any portion thereof when due shall also constitute a
substantial lease default. LESSOR may deliver the Security Deposit to the
purchaser of LESSOR's interest in the leased premises in the event such interest
is sold, and thereupon LESSOR shall be discharged from any further liability
with respect to such Security Deposit.

3. USE OF PREMISES. LESSEE shall use the leased premises only for the purpose of
executive and administrative offices, research & development, and storage.

4. ADDITIONAL RENT AND TAX ESCALATION. LESSEE shall pay to LESSOR as additional
rent per annum ("Additional Rent") a proportionate share (9.02%) of any increase
in the Operating Costs (defined below) in the building (including the related
land, driveways, parking facilities, and similar improvements) of which the
leased premises are a part (hereinafter called the building), for a given
calendar year over the actual Operating Costs in the building for the calendar
year 1999 (the "Operating Expense Stop"). LESSOR may collect such amount in a
lump sum, which shall be due within thirty (30) days after LESSOR furnishes to
LESSEE the Operating Costs and Tax Statement (defined below). Alternatively,
LESSOR may make a good faith estimate of the Additional Rent to be due by LESSEE
for any calendar year or part thereof during the lease term, and LESSEE shall
pay to LESSOR at the commencement of the lease and on the first day of each
calendar month thereafter, an amount equal to the estimated Additional Rent for
such calendar year or part thereof divided by the number of months therein. From
time to time, LESSOR may estimate and re-estimate the Additional Rent to be due
by LESSEE and deliver a copy of the estimate or re-estimate to LESSEE.
Thereafter, the monthly installments of Additional Rent payable to LESSEE shall
be appropriately adjusted in accordance with the estimations so that, by the end
of the calendar year in question, LESSEE shall have paid all of the Additional
Rent as estimated by LESSOR. Any amounts paid based on such an estimate shall be
subject to adjustment as herein provided when actual Operating Costs are
available for each calendar year. The term "Operating Costs" shall mean all
expenses and disbursements that LESSOR incurs in connection with the ownership,
operation, and maintenance of the building including, but not limited to, the
following costs: a) wages and salaries (including management fees) of all
employees engaged in the operation, maintenance, and security of the building,
including taxes, insurance, and benefits relating thereto; b) all supplies and
materials used in the operation, maintenance, repair, replacement, and security
of the building; c) costs for improvements made to the building which, although
capital in nature, are expected to reduce the normal operating costs of the
building, as well as capital improvements made in order to comply with any law
hereafter promulgated by any governmental authority, as amortized over the
useful economic life of such improvements as determined by LESSOR in its
reasonable discretion; d) cost of all utilities, except the cost of utilities
reimbursable to LESSOR by the building's tenants; e) insurance expenses; f)
repairs, replacements, and general maintenance of the building; and g) service
or maintenance contracts with independent contractors for the operation,
maintenance, repair, replacement, or security of the building (including,
without limitation, alarm service, window cleaning, and elevator maintenance).

LESSEE shall also pay to LESSOR as additional rent a proportionate share (9.02%)
(based on square footage leased by LESSEE as compared with the total leasable
square footage of the

<Page>

building) of any increase in the Taxes ("Tax Escalation") levied against the
land and building. LESSEE shall pay the Tax Escalation in the same manner as
provided above for Additional Rent with regard to Operating Costs. The base from
which to determine the amount of any increase in taxes shall be the rate and the
assessment in effect as of fiscal year 1999 ("Real Estate Tax Stop"). `Taxes"
shall mean taxes, assessments, and governmental charges whether federal, state,
county or municipal, and whether they be by taxing districts or authorities
presently taxing or by others, subsequently created or otherwise, and any other
taxes and assessments attributable to the building (or its operation),
excluding, however, penalties and interest thereon and federal and state taxes
on income (if the present method of taxation changes so that in lieu of the
whole or any part of any Taxes, there is levied on LESSOR a capital tax directly
on the rents received therefrom or a franchise tax, assessment, or charge based,
in whole or in part, upon such rents for the building, then all such taxes,
assessments, or charges, or the part thereof so based, shall be deemed to be
included within the term "Taxes" for purposes hereof).

By April 1 of each calendar year, or as soon thereafter as practicable, LESSOR
shall furnish to LESSEE a statement of Operating Costs and Taxes for the
previous year (the "Operating Costs and Tax Statement"). With respect to any
calendar year or partial calendar year in which the building is not occupied to
the extent of 95% of the leasable area thereof, the Operating Costs for such
period shall, for the purposes hereof, be increased to the amount which would
have been incurred had the building been occupied to the extent of 95% of the
rental area thereof. If the Operating Costs and Tax Statement reveals that
LESSEE paid more for Operating Costs than the actual Additional Rent and more
for Taxes than Tax Escalation for the year for which such statement was
prepared, then LESSOR shall promptly credit LESSEE for such excess; likewise, if
LESSEE paid less than the actual Additional Rent or Tax Escalation due, then
LESSEE Shall promptly pay LESSOR such deficiency, within thirty (30) days after
receiving notice from LESSOR of the amount of such deficiency.

5. UTILITIES. LESSEE may utilize the existing equipment serving the leased
premises to heat the leased premises in season and cool all office areas between
May 1 and November 1. LESSEE shall pay all charges for utilities used on the
leased premises, including electricity, gas, oil, water, and sewer. LESSEE shall
pay the utility provider or LESSOR, as applicable, for all such utility charges
as determined either by separate meters serving the leased premises or as a
proportionate share of the utility charges as determined by LESSOR if not
separately metered. LESSEE shall also pay LESSOR a proportionate share of any
other fees and charges relating in any way to utility use at the building. No
plumbing, construction or electrical work of any type shall be conducted by
LESSEE or its agents without LESSOR's prior written approval and LESSEE
obtaining the appropriate municipal permit.

6. COMPLIANCE WITH LAWS. LESSEE acknowledges that no trade, occupation, activity
or work shall be conducted in the leased premises or use made thereof which may
be unlawful, improper, noisy, offensive, or contrary to any applicable statute,
law, regulation, restriction, ordinance or bylaw. LESSEE shall keep all
employees working in the leased premises covered by Worker's Compensation
Insurance and shall obtain any licenses and permits necessary for LESSEE's
occupancy. LESSEE shall comply with all Federal, state, municipal and other
laws, ordinances, rules and regulations applicable to the leased premises and
the business conducted therein and LESSEE shall comply with the rules and
recommendations of landlord's insurance carriers. Any cost for alterations.
additions or improvements required to

<Page>

modify the common areas of the building in conjunction with any applicable law,
regulation, including the Americans With Disabilities Act, shall be paid by
LESSOR. Such alterations, additions, or improvements shall be made in the sole
discretion of LESSOR. Any alterations, additions or improvements required to
modify the leased premises in conjunction with any law or regulation, including
the American's With Disabilities Act, shall be approved by LESSOR and paid by
LESSEE.

7. FIRE, CASUALTY, EMINENT DOMAIN. Should a substantial portion of the leased
premises, or of the property of which they are a part, be substantially damaged
by fire or other casualty, or be taken by eminent domain, LESSOR may elect to
terminate this lease. When such fire, casualty, or taking renders the leased
premises substantially unsuitable for their intended use, a just and
proportionate abatement of rent shall be made, and LESSEE may elect to terminate
this lease if: (a) LESSOR fails to give written notice within thirty (30) days
of such fire, casualty or taking of its intention to restore the leased
premises, or (b) LESSOR fails to restore the leased premises to a condition
substantially suitable for their intended use within one hundred eighty (180)
days of said fire, casualty or taking. LESSOR reserves all rights for damages or
injury to the leased premises for any taking by eminent domain and LESSEE shall
release the entire condemnation award, and LESSEE hereby assigns to LESSOR all
of LESSEE's interest therein.

8. FIRE INSURANCE. LESSEE shall not permit any use of the leased premises which
will adversely affect or make voidable any insurance on the property of which
the leased premises are a part, or on the contents of said property, or which
shall be contrary to any law or regulation from time to time established by the
Insurance Services Office (or successor), local Fire Department, LESSOR's
insurer, or any similar body. LESSEE shall on demand reimburse LESSOR, and all
other tenants, all extra insurance premiums caused by LESSEE's use of the leased
premises. LESSEE shall not vacate the leased premises or permit same to be
unoccupied other than during LESSEE's customary non-business days or hours.

9. MAINTENANCE OF PREMISES. LESSOR will be responsible for all structural and
roof maintenance of the leased premises but specifically excluding damage caused
by the careless, malicious, willful, or negligent acts of LESSEE or others,
chemical, water or corrosion damage from any source, and maintenance of the
space heating, ventilating, and cooling units exclusively serving the leased
premises (collectively, the "HVAC Unit") and of any non "building standard"
leasehold improvements.

LESSOR shall not be deemed to have breached its obligation to make the repairs
required to be made by LESSOR unless LESSOR fails to make the same within a
reasonable period (taking into consideration the type of repair involved) after
receiving written notice from LESSEE of the need therefor. LESSEE agrees to
maintain at its expense the HVAC Unit and all other aspects of the leased
premises in the same condition as they are at the commencement of the term or as
they may be put in during the term of this lease, normal wear and tear and
damage by fire or other casualty only excepted, and whenever necessary, to
replace light bulbs, plate glass and other glass therein, acknowledging that the
leased premises are now in good order and the light bulbs and glass whole. If
LESSOR so directs, LESSEE shall enter into a preventive maintenance/service
contract acceptable to LESSOR with a maintenance contractor acceptable to LESSOR
at LESSEE's sole cost and expense for servicing all air conditioning, heating,

<Page>

ventilating, and other equipment or other equipment located within or serving
the leased premises. LESSEE will properly control or vent all solvents,
degreasers, smoke, odors, etc. and shall not cause the area surrounding the
leased premises to be in anything other than a neat and clean condition,
depositing all waste in appropriate receptacles. LESSEE shall be solely
responsible for any damage to plumbing equipment, sanitary lines, or any other
portion of the building which results from the discharge or use of any acid or
corrosive substance by LESSEE. LESSEE shall not permit the leased premises to be
overloaded, damaged, stripped or defaced, nor suffer any waste, and will not
keep animals within the leased premises. LESSEE will protect any carpet with
plastic or masonite chair pads under any rolling chairs. Unless heat is provided
at LESSOR's expense, LESSEE shall maintain sufficient heat to prevent freezing
of pipes or other damage. Any increase in air conditioning equipment or
electrical capacity, or any installation and/or maintenance of equipment which
is necessitated by some specific aspect of LESSEE's use of the leased premises
shall be at LESSEE's expense. All maintenance provided by LESSOR shall be during
LESSOR's normal business hours.

10. ALTERATIONS. LESSEE shall not make structural alterations or additions of
any kind to the leased premises, but may make nonstructural alterations provided
LESSOR consents thereto in writing. All such allowed alterations shall be at
LESSEE's expense and shall conform to LESSOR's construction specifications. If
LESSOR or LESSOR's agent provides any services or maintenance for LESSEE in
connection with such alterations or otherwise under this lease, any just invoice
of LESSOR or its contractors will be promptly paid by LESSEE. LESSEE shall not
permit any mechanics' liens, or similar liens, to remain upon the leased
premises in connection with work of any character performed or claimed to have
been performed at the direction of LESSEE and shall cause any such lien to be
released or removed forthwith without cost to LESSOR. Any alterations or
additions shall become part of the leased premises and the property of LESSOR.
Any alterations completed by LESSOR shall be LESSOR's "building standard" unless
noted otherwise. LESSOR shall have the right at any time to change the size,
area, level and location of parking areas, stairs, walkways, pathways,
entrances, driveways, landscaped areas or other common areas of the building.

11. ASSIGNMENT OR SUBLEASING. LESSEE shall not voluntarily, involuntarily or by
operation of law assign or encumber this lease or sublet or allow any other firm
or individual to occupy the whole or any part of the leased premises without
LESSOR's prior written consent such consent shall not be unreasonably withheld.
Notwithstanding such assignment or subleasing, LESSEE and GUARANTOR shall remain
liable to LESSOR for the payment of all rent and for the full performance of the
covenants and conditions of this lease. LESSEE shall pay LESSOR promptly for
legal and administrative expenses incurred by LESSOR in connection with any
consent requested hereunder by LESSEE. LESSEE shall be deemed to be in default
hereunder if the cumulative total of more than forty-nine percent (49%) of
LESSEE's stock, partnership interest or membership interest (as applicable)
shall be transferred in any manner during the term of this lease to other than
the present holders thereof or the spouse or lineal descendant of any present
holder who is a natural person. If LESSOR conveys or transfers its interest in
the building, upon such conveyance or transfer, LESSOR (and in the case of any
subsequent conveyances or transfers, the then grantor or transferor) shall be
entirely released from all liability with respect to the performance of any
obligation on the part of the landlord to be performed hereunder from and after
the date of such conveyance or transfer.

<Page>

12. SUBORDINATION. This lease shall be subject and subordinate to any and all
mortgages and other instruments in the nature of a mortgage, now or at any time
hereafter, and LESSEE shall, when requested, promptly execute and deliver such
written instruments as shall be requested to show the subordination of this
lease to said mortgages or other such instruments in the nature of a mortgage.
Notwithstanding the foregoing, if the mortgagee elects to have this lease
superior to such mortgage, then upon mortgagee's request LESSEE shall execute,
acknowledge and deliver an instrument, in form used by said mortgagee, effecting
such priority. In the event proceedings are brought for foreclosure of, or the
exercise of a power of sale under any such mortgage, LESSEE shall attorn to the
purchaser upon any such foreclosure or sale and recognize such purchaser as
landlord under this lease. LESSEE, upon request from LESSOR or any successor in
interest, shall execute, acknowledge and deliver such instruments as are
required to effect the intent of this section.

13. LESSOR'S ACCESS. LESSOR or agents of LESSOR may at any reasonable time enter
to view the leased premises, to make repairs and alterations as LESSOR should
elect to do for the leased premises, the common areas or any other portions of
the building, to make repairs which LESSEE is required but has failed to do, and
to show the leased premises to others.

14. SNOW REMOVAL. The plowing of snow from all roadways and unobstructed parking
areas shall be the sole responsibility of LESSOR, the expense of which shall be
included in Operating Costs. The control of snow and ice on all walkways, steps,
and loading areas serving the leased premises and all other areas not readily
accessible to plows unless they serve multiple tenants shall be the sole
responsibility of LESSEE. Notwithstanding the foregoing, however, LESSEE shall
hold LESSOR harmless from any and all claims by LESSEE's agents,
representatives, employees, callers or invitees for damage or personal injury
resulting in any way from snow or ice on any area serving the leased premises.

15. ACCESS AND PARKING. LESSEE shall have the right to use parking facilities
provided for the leased premises in common with others entitled to the use
thereof. Said parking area plus any stairs, walkways, elevators or other common
areas shall in all cases be considered a part of the leased premises when they
are used by LESSEE or LESSEE's employees, agents, callers or invitees. LESSEE
will not obstruct in any manner any portion of the building or the walkways or
approaches to the building, and will conform to all rules and regulations now or
hereafter made by LESSOR for parking, and for the care, use, or alteration of
the building, its facilities and approaches. LESSEE further warrants that LESSEE
will not permit any employee or visitor to violate this or any other covenant or
obligation of LESSEE. No unattended parking will be permitted between 7:00 PM
and 7:00 AM without LESSOR's prior written approval, and from December 1 through
March 31 annually, such parking shall be permitted only in those areas
specifically designated for assigned overnight parking. Unregistered or disabled
vehicles, or storage trailers of any type, may not be parked at any time. LESSOR
may tow, at LESSEE's sole risk and expense, any misparked vehicle belonging to
LESSEE or LESSEE's agents, employees, invitees or callers, at any time. LESSOR
shall not be responsible for providing any security services for the leased
premises.

16. LIABILITY. LESSEE shall be solely responsible as between LESSOR and LESSEE
for deaths or personal injuries to all persons whomsoever occurring in or on the
leased premises (including any common areas that are considered part of the
leased premises hereunder) from

<Page>

whatever cause arising, and damage to property to whomsoever belonging arising
out of the use, control, condition or occupation of the leased premises by
LESSEE; and LESSEE agrees to indemnify and save harmless LESSOR from any and all
liability, including but not limited to costs, expenses, damages, causes of
action, claims, judgments and attorney's fees of any kind which may be asserted
against or incurred by LESSOR as a result of any occurrence in or about the
leased premises or by reason of LESSEE's use or occupancy of the leased
premises, or by reason of a failure of LESSEE to perform any of its obligations
under this lease, or otherwise caused by or in any way growing out of any
matters aforesaid, except for death, personal injuries or property damage solely
and directly resulting from the gross negligence or willful misconduct of
LESSOR.

17. INSURANCE. LESSEE will secure and carry at its own expense worker's
compensation insurance at the minimum statutory amount, comprehensive general
public liability insurance under which LESSOR and LESSEE are named insureds,
against any claims based on bodily injury (including death) or property damage
arising out of the condition of the leased premises (including any common areas
that are considered part of the leased premises hereunder) or their use by
LESSEE, such policy to insure LESSEE, LESSOR and OWNER against any claim up to
Two Million Dollars (2,000,000) in the case of any one accident involving bodily
injury (including death), and up to Two Million Dollars ($2,000,000) against any
claim for damage to property and containing a contractual endorsement covering
LESSEE's indemnity obligation under this section. LESSOR and OWNER shall be
included in each such policy as additional insureds using ISO form CG 20 26 11
85 or some other form approved by LESSOR. LESSEE will file with LESSOR prior to
occupancy certificates and any applicable riders or endorsements showing that
such insurance is in force, and thereafter will file renewal certificates prior
to the expiration of any such policies. All such insurance certificates shall
provide that such policies shall not be cancelled without at least ten (10) days
prior written notice to each insured. In the event LESSEE shall fail to provide
or maintain such insurance at any time during the term of this lease, then
LESSOR may elect to contract for such insurance at LESSEE's expense. Anything in
this lease to the contrary notwithstanding, it is agreed that each party (the
"Releasing Party") hereby releases the other (the "Released Party") from any
liability from which the Released Party would, but for this section, have had to
the Releasing Party during the term of this lease, resulting from the occurrence
of any accident or occurrence or casualty (i) which is or would be covered by a
policy of physical hazard insurance of the type commonly referred to as an
"all-risk" policy affording coverage for the perils (u) of fire; (v) of
windstorm, (w) of flood, (x) of earthquake, (y) covered by broad form extended
coverage insurance as included in the standard form used in the Commonwealth of
Massachusetts, including, in particular without limitation, sprinkler leakage,
and (z) of explosion of steam pressure boilers and other similar apparatus
located in, on or about the building (irrespective of whether such coverage is
carried by the Releasing Party); or (ii) covered by any other casualty or
property damage insurance being carried by the Releasing Party at the time of
such occurrence, which accident, occurrence or casualty may have resulted in
whole or in part from any act or neglect of the Released Party, its officers,
agents or employees; provided, however, the release here and above set forth
shall become inoperative and null and void if the Releasing Party wishes to
place the appropriate insurance with an insurance company which (y) takes the
position that the existence of such release vitiates or would adversely affect
the policy so insuring the Releasing Party in a substantial manner and notice
thereof is given to the Released Party, or (z) requires the payment of a higher
premium by reason of the existence of such release, unless in the latter case
the

<Page>

Released Party within ten (10) days after notice thereof from the Releasing
Party pays such increase in premium.

18. SIGNS. LESSOR authorizes, and LESSEE at LESSEE's expense agrees to erect,
signage for the leased premises in accordance with all applicable governmental
regulations and with LESSOR's building standards for style, size, location, etc.
LESSEE shall obtain the prior written consent of LESSOR before erecting any sign
on the leased premises, which consent shall include approval as to size,
wording, design, and location. LESSOR may remove and dispose of any sign not
approved, erected or displayed in conformance with this lease.

19. BROKERAGE. LESSEE warrants and represents to LESSOR that LESSEE has dealt
with no broker or third person except Brad Spencer of Grubb & Ellis who will be
paid by LESSOR in accordance with LESSOR's standard fee schedule with respect to
this lease and LESSEE agrees to indemnify LESSOR against any brokerage claims
arising by virtue of this lease. LESSOR warrants and represents to LESSEE that
LESSOR has employed no exclusive broker or agent in connection with the letting
of the leased premises.

20. DEFAULT AND ACCELERATION OF RENT. In the event that: (a) any assignment for
the benefit of creditors, trust mortgage, receivership or other insolvency
proceeding shall be made or instituted with respect to LESSEE or LESSEE's
property; (b) LESSEE shall default in the observance or performance of any of
LESSEE's covenants, agreements, or obligations hereunder, other than substantial
monetary payments as provided below, and such default shall not be corrected
within ten (10) days after written notice thereof; or (c) LESSEE vacates the
leased premises for twenty (20) consecutive days, then LESSOR shall have the
right thereafter, while such default continues and without demand or further
notice, at LESSOR's option, either (i) to terminate this lease, or (ii) without
terminating this lease, to take possession of the leased premises, with or
without process of law, using such force as may be necessary to remove all
persons and personal property therefrom, and in the event of such re-entry
without termination, LESSOR may (but shall have no obligation to do so) lease
the leased premises for the remainder of the term or for a lesser longer period
on such terms and conditions as LESSOR, in its sole judgment, deems advisable
and for the purpose of such re-letting, LESSOR is hereby authorized to make such
repairs and alterations as LESSOR deems necessary. Notwithstanding any
re-letting without termination, (y) LESSEE shall remain liable for payment of
the base rent, Additional Rent and all other charges and for the performance of
all other obligations to be performed by LESSEE under this lease, and (z) LESSOR
may at any time thereafter elect to terminate this lease for such previous
breach. The rentals received from such re-letting shall first be applied to the
expenses of such re-letting (including alteration and repair expenses and
reasonable brokerage and attorneys' fees); and second to the payment of rent and
other charges due and paid hereunder. LESSEE shall not be entitled to receive
any surplus funds received by LESSOR from such re-letting. If such funds from
the re-letting are less than those required to be paid by LESSEE or under for
any month, such deficiency shall be calculated and payable monthly by LESSEE.
LESSOR shall also be entitled to collect from LESSEE any other loss or damage
which LESSOR may sustain by reason of LESSEE's default under this lease. In
addition to the foregoing, LESSOR shall have all other rights and remedies
available to it at law or in equity. If LESSEE shall default in the payment of
the security deposit, rent, taxes, substantial invoice from LESSOR or LESSOR's
agent for goods and/or services or other sum herein specified, and such default
shall continue for ten (10) days after written notice thereof, and,

<Page>

because both parties agree that nonpayment of said sums when due is a
substantial breach of the lease, and, because the payment of rent in monthly
installments is for the sole benefit and convenience of LESSEE, then in addition
to the foregoing remedies the entire balance of rent which is due hereunder
shall become immediately due and payable as liquidated damages. LESSOR, without
being under any obligation to do so and without thereby waiving any default, may
remedy any such default of LESSEE for the account and at the expense of LESSEE.
If LESSOR pays or incurs any obligations for the payment of money in connection
therewith, such sums paid or obligations incurred plus interest and costs, shall
be paid to LESSOR by LESSEE as additional rent. Any sums received by LESSOR from
or on behalf of LESSEE at any time shall be applied first to any unamortized
improvements completed for LESSEE's occupancy, then to offset any outstanding
invoice or other payment due to LESSOR, with the balance applied to outstanding
rent. LESSEE agrees to pay reasonable attorney's fees and/or administrative
costs incurred by LESSOR in enforcing any or all obligations of LESSEE under
this lease at any time. LESSEE shall pay LESSOR interest at the rate of eighteen
percent (18%) per annum on any payment from LESSEE to LESSOR which is past due.
If LESSEE fails to perform any obligations on its part to be performed under
this lease, LESSOR shall have the right (i) if no emergency exists, to perform
the same after giving ten (10) days notice to LESSEE; and (ii) in any emergency
situation perform the same immediately without notice or delay. LESSEE shall on
demand reimburse LESSOR for costs incurred by LESSOR in rectifying LESSEE's
defaults as aforesaid, including reasonable attorneys' fees. Except for the
gross negligence or willful misconduct by LESSOR, LESSOR shall not be liable or
in any way responsible for any loss, inconvenience or damage resulting to LESSEE
for any action taken by LESSOR pursuant to this section.

21. NOTICE. Any notice from LESSOR to LESSEE relating to the leased premises or
to the occupancy thereof shall be deemed duly served when left at the leased
premises addressed to LESSEE, or served by constable, or sent to the leased
premises by certified mail, return receipt requested, postage prepaid, addressed
to LESSEE, or by nationally recognized overnight delivery. Any notice from
LESSEE to LESSOR relating to the leased premises or to the occupancy thereof
shall be deemed duly served when served by constable, or delivered to LESSOR by
certified mail, return receipt requested, postage prepaid, or by nationally
recognized overnight delivery addressed to LESSOR c/o Pinnacle Properties
Management, Inc. at 56 Roland Street, Boston, MA 02129 or at LESSOR's last
designated address with a copy to Frank P. Brady, Esq., Polsinelli, White,
Vardeman & Shalton, 7500 College Boulevard, Suite 750, Overland Park, KS 66210.
No oral notice or representation shall have any force or effect. Time is of the
essence in service of any notice.

22. OCCUPANCY. In the event that LESSEE takes possession of said leased premises
prior to the start of said term, LESSEE will perform and observe all of LESSEE's
covenants from the date upon which LESSEE takes possession except the obligation
for the payment of extra rent for any period of less than one month. LESSEE
shall not remove LESSEE's goods or property from the leased premises other than
in the ordinary and usual course of business, without having first paid and
satisfied LESSOR for all rent which may become due during the entire term of
this lease. LESSOR shall have the right to relocate LESSEE to another facility
upon prior written notice to LESSEE and on terms comparable to those herein. If
LESSOR relocates LESSEE, LESSOR shall reimburse LESSEE for LESSEE's reasonable
out-of-pocket expenses for moving LESSEE's furniture, equipment, and supplies
from the leased premises to the relocation space

<Page>

and for reprinting LESSEE's stationery of the same quality and quantity as
LESSEE's stationery supply on hand immediately before LESSOR's notice to LESSEE
of the exercise of this relocation right. Upon such relocation, the relocation
space shall be deemed to be the leased premises and the terms of the lease shall
remain in full force and shall apply to the relocation space. In the event that
LESSEE continues to occupy or control all or any part of the leased premises
after the agreed termination of this lease without the written permission of
LESSOR, then LESSEE shall be liable to LESSOR for any and all loss, damages or
expenses incurred by LESSOR, and all other terms of this lease shall continue to
apply except that rent shall be due in full monthly installments at a rate of
one hundred fifty percent (150%) of that which would otherwise be due under this
lease, it being understood between the parties that such extended occupancy is
as a tenant at sufferance and is solely for the benefit and convenience of
LESSEE and as such has greater rental value. LESSEE's control or occupancy of
all or any part of the leased premises beyond noon on the last day of any
monthly rental period shall constitute LESSEE's occupancy for an entire
additional month, and increased rent as provided in this section shall be due
and payable immediately in advance. LESSOR's acceptance of any payments from
LESSEE during such extended occupancy shall not alter LESSEE's status as a
tenant at sufferance.

23. FIRE PREVENTION. LESSEE agrees to use every reasonable precaution against
fire and agrees to provide and maintain approved, labeled fire extinguishers,
emergency lighting equipment, and exit signs and complete any other
modifications within the leased premises as required or recommended by the
Insurance Services Office (or successor organization), OSHA, the local Fire
Department, or any similar body.

24. OUTSIDE AREA. No goods, equipment, or things of any type or description
shall be held or stored outside the leased premises at any time without prior
written consent from LESSOR. Any goods, equipment or things left outside the
leased premises without LESSOR's prior written consent shall be deemed abandoned
and may be removed at LESSEE's expense without notice by LESSOR. LESSEE shall
have a building standard size dumpster in a location approved by LESSOR,
provided and serviced at LESSEE's expense by whichever disposal firm may from
time to time be designated by LESSOR, unless a shared dumpster or compactor is
provided by LESSOR, in which case LESSEE shall pay its proportionate share of
any costs associated therewith.

25. ENVIRONMENT. LESSEE will so conduct and operate the leased premises as not
to interfere in any way with the use and enjoyment of other portions of the same
or neighboring buildings by others by reason of odors, smoke, smells, noise,
pets, accumulation of garbage or trash, vermin or other pests, or otherwise, and
will at its expense employ a professional pest control service if necessary.
LESSEE agrees to maintain efficient and effective devices for preventing damage
to heating equipment from solvents, degreasers, cutting oils, propellants, etc.
which may be present at the leased premises. No hazardous materials or wastes
shall be stored, disposed of, or allowed to remain at the leased premises at any
time, and LESSEE shall be solely responsible for any and all corrosion or other
damage associated with the use, storage and/or disposal of same by LESSEE.
LESSEE agrees not to unreasonably or unlawfully introduce any hazard or toxic
materials onto the leased premises without (a) first obtaining LESSOR's written
consent, and (b) complying with all applicable Federal, state and local laws or
ordinances pertaining to the transportation, storage, use or disposal of such
materials, including but not

<Page>

limited to, obtaining proper permits. If LESSEE's transportation, storage, use
or disposal of hazardous or toxic materials on the leased premises results in
(i) contamination of the soil or surface or ground water or (ii) loss or damage
to persons or property, then LESSEE agrees (1) to notify LESSOR immediately of
any contamination, claim of contamination, loss or damage, (2) after
consultation and approval by LESSOR, to clean-up, at LESSEE's sole expense,
contamination in full compliance with all applicable statutes, regulations and
standards, and (3) to indemnify, defend and hold LESSOR harmless from and
against any claims, suits, causes of action, costs and fees, including
reasonable attorneys' fees arising from or connected with any such
contamination, claim of contamination, loss, damage or clean-up. This provision
shall survive termination of this lease.

26. RESPONSIBILITY. LESSOR shall not be held liable to anyone for loss or damage
caused in any way by the use, leakage, seepage or escape of water from any
source, or for the cessation of any service rendered customarily to said leased
premises or buildings, or agreed to by the terms of this lease, due to any
accident, the making of repairs, alterations or improvements, labor
difficulties, weather conditions, mechanical breakdowns, trouble or scarcity in
obtaining fuel, electricity, service or supplies from the sources from which
they are usually obtained for said building, or any cause beyond LESSOR's
immediate control.

27. SURRENDER. LESSEE shall at the termination of this lease remove all of
LESSEE's goods and effects from the leased premises. LESSEE shall deliver to
LESSOR the leased premises and all keys and locks thereto, all fixtures and
equipment connected therewith, and all alterations, additions and improvements
made to or upon the leased premises, whether completed by LESSEE, LESSOR, or
others, including but not limited to any offices, partitions (except movable
partitions supplied and installed by LESSEE), window blinds, floor coverings
(including computer floors), plumbing and plumbing fixtures, air conditioning
equipment and ductwork of any type, exhaust fans or heaters, water coolers,
burglar alarms, telephone wiring, telephone equipment, air or gas distribution
piping, compressors, overhead cranes, hoists, trolleys or conveyors, counters,
shelving or signs attached to walls or floors, all electrical work, including
but not limited to lighting fixtures of any type, wiring, conduit, EMT,
transformers, distribution panels, bus ducts, raceways, outlets and disconnects,
and furnishings (except kitchen-type appliances supplied and installed by
LESSEE) or equipment which have been bolted, welded, nailed, screwed, glued or
otherwise attached to any wall, floor or ceiling, or which have been directly
wired to any portion of the electrical system or which have been plumbed to the
water supply, drainage or venting systems serving the leased premises. LESSEE
shall deliver the leased premises sanitized from any chemicals or other
contaminants, and broom clean and in the same condition as they were at the
commencement of this lease or any prior lease between the parties for the leased
premises, or as they were modified during said term with LESSOR's written
consent, reasonable wear and tear and damage by fire or other casualty only
excepted. In the event of LESSEE's failure to remove any of LESSEE's property
from the leased premises upon termination of the lease, LESSOR is hereby
authorized, without liability to LESSEE for loss or damage thereto, and at the
sole risk of LESSEE, to remove and store any such property at LESSEE's expense,
or to retain same under LESSOR's control, or to sell at public or private sale
(without notice), any or all of the property not so removed and to apply the net
proceeds of such sale to the payment of any sum due hereunder, or to destroy
such abandoned property. In no case shall the leased premises be deemed
surrendered to LESSOR

<Page>

until the termination date provided herein or such other date as may be
specified in a written agreement between the parties, notwithstanding the
delivery of any keys to LESSOR.

28. GENERAL. (a) The invalidity or unenforceability of any provision of this
lease shall not affect or render invalid or unenforceable any other provision
hereof. (b) The obligations of this lease shall run with the land, and this
lease shall be binding upon and inure to the benefit of the parties hereto and
their respective successors and assigns, except that LESSOR shall be liable only
for obligations occurring while lessor, owner, or master lessee of the leased
premises. (c) Any action or proceeding arising out of the subject matter of this
lease shall be brought by LESSEE within one year after the cause of action has
occurred and only in a court of the Commonwealth of Massachusetts. (d) If LESSOR
is acting under or as agent for any trust or corporation, the obligations of
LESSOR shall be binding upon the trust or corporation, but not upon any trustee,
officer, director, shareholder, or beneficiary of the trust or corporation
individually. (f) This lease is made and delivered in the Commonwealth of
Massachusetts, and shall be interpreted, construed, and enforced in accordance
with the laws thereof. (g) This lease was the result of negotiations between
parties of equal bargaining strength, and when executed by both parties shall
constitute the entire agreement between said parties. No other oral or written
representation shall have any effect hereon, and this agreement may not be
altered, extended or amended except by written agreement attached hereto or as
otherwise provided herein. (h) Notwithstanding any other statements herein,
LESSOR makes no warranty, express or implied, concerning the suitability of the
leased premises for LESSEE's intended use. (i) LESSEE agrees that if LESSOR does
not deliver possession of the leased premises as herein provided for any reason,
LESSOR shall not be liable for any damages to LESSEE for such failure, but
LESSOR agrees to use reasonable efforts to deliver possession to LESSEE at the
earliest possible date, and a proportionate abatement of rent for such time as
LESSEE may be deprived of possession of said leased premises shall be LESSEE's
sole remedy. (j) Neither the submission of this lease form, nor the prospective
acceptance of the security deposit and/or rent shall constitute a reservation of
or option for the leased premises, or an offer to lease, it being expressly
understood and agreed that this lease shall not bind either party in any manner
whatsoever until it has been executed by both parties. (k) LESSEE shall not be
entitled to exercise any option contained herein if LESSEE is in default of any
terms or conditions hereof. (1) The headings in this lease are for convenience
only and shall not be considered part of the terms hereof. (m) No endorsement by
LESSEE on any check shall bind LESSOR in any way.

29. SECURITY AGREEMENT. LESSEE hereby grants LESSOR a continuing security
interest in all existing or hereafter acquired property of LESSEE which is in
the leased premises to secure the payment of rent, the cost of leasehold
improvements, and the performance of any other obligations of LESSEE under this
lease. Default in the payment or performance of any of LESSEE's obligations
hereunder is a default under this security agreement, and shall entitle LESSOR
to immediately exercise all of the rights and remedies of a secured party under
the Uniform Commercial Code. LESSEE also agrees to execute a UCC-1 Financing
Statement and any other financing agreement required by LESSOR in connection
with this security interest.

30. WAIVERS, ETC. No consent or waiver, express or implied, by LESSOR, to or of
any breach of any covenant, condition or duty of LESSEE shall be construed as a
consent or waiver to or of any other breach of the same or any other covenant,
condition or duty. If LESSEE is several persons, several corporations or a
partnership, LESSEE's obligations are joint or

<Page>

partnership and also several. Unless repugnant to the context, "LESSOR" and
"LESSEE" mean the person or persons, natural or corporate, named above as LESSOR
and as LESSEE respectively, and their respective heirs, executors,
administrators, successors and assigns.

31. AUTOMATIC FIVE YEAR EXTENSIONS. This lease, including all terms, conditions,
escalations, etc. shall be automatically extended for additional successive
periods of five (5) years each unless LESSOR or LESSEE shall serve written
notice, either party to the other, of either party's desire not to so extend the
lease. The time for serving such written notice shall be not more than twelve
(12) months or less than six (6) months prior to the expiration of the then
current lease period. Time is of the essence.

32. JURY TRIAL. LESSOR and LESSEE hereby waive any and all rights to a jury
trial in any summary process or eviction proceeding in any way arising out of
the lease.

33. ESTOPPEL CERTIFICATES. From time to time, LESSEE shall furnish to any party
designated by LESSOR, within ten (10) days after a request therefor, a
certificate signed by LESSEE confirming and containing such factual
certifications and representations as to this lease as LESSOR may reasonably
request.

34. CORPORATE APPROVAL. Concurrently with its execution of the lease, LESSEE
shall provide LESSOR with duly authorized and executed corporate resolutions (in
form and substance satisfactory to LESSOR) authorizing the entering into and
consummation of the transactions contemplated by this lease and designating the
corporate or other officer or officers to execute this lease on behalf of
LESSEE.

35. FINANCIAL REPORTS. Within fifteen (15) days after LESSOR's request, LESSEE
shall furnish LESSEE's most recent audited financial statements (including any
notes to them) to LESSOR, or, if no such audited statements have been prepared,
such other financial statements (and notes to them) as may have been prepared by
an independent certified public accountant or, failing those, LESSEE's
internally prepared financial statements. LESSEE will discuss its financial
statements with LESSOR and will give LESSOR access to LESSEE's books and records
in order to enable LESSOR to verify the financial statements. LESSOR will not
disclose any aspect of LESSEE's financial statements that LESSEE designates to
LESSOR as confidential except (i) to LESSOR's lenders or prospective purchasers
of the property, (ii) in litigation between LESSOR and LESSEE, and (iii) if
required by court order.

36. CONFIDENTIALITY. LESSEE acknowledges that the terms and conditions of this
lease are to remain confidential for the LESSOR's benefit, and may not be
disclosed by LESSEE to anyone, by any manner or means, directly or indirectly,
without LESSOR's prior written consent.

37. LEGAL EXPENSE; REMEDIES CUMULATIVE. In case suit should be brought because
of the breach by LESSEE of any of its obligations under this lease, LESSOR shall
be entitled to recover all expenses incurred in connection with such breach,
including reasonable attorneys' fees. LESSOR's rights and remedies shall be
cumulative and may be exercised and enforced concurrently, and no right or
remedy of LESSOR shall be deemed to be exclusive of any other right or remedy it
may have.

<Page>

38. LIMITATION ON LESSOR'S LIABILITY. Notwithstanding anything set forth in this
lease to the contrary, it is agreed that LESSEE shall look solely to the equity
of LESSOR in the building for the satisfaction of the remedies of LESSEE in the
event of a breach by LESSOR of any of the provisions of this lease, and LESSOR
shall not be liable for any such breach except to the extent of LESSOR's equity
in the building.

39. ADDITIONAL PROVISIONS. (Continued on attached rider if necessary.)

LESSOR at no additional cost to LESSEE, shall perform the following work at the
leased premises:
Remove the existing tile in the rear portion of the leased premises;
Replace the existing carpet in the existing office area and perimeter
offices with new carpet and vinyl cove base; and
Perform punchlist items including: installing covers over existing electrical
outlets, replacing damaged ceiling tiles, and painting the back double metal
doors.

LESSOR, at LESSOR's option, may construct up to an additional 10,000 square feet
onto the existing building as shown on Exhibit "B" attached hereto ("Potential
Addition") that may temporarily or permanently affect LESSEE's access to and
from its tenant entry door and may involve relocating LESSEE's tenant entry
door. In the event that the LESSOR makes the Potential Addition, LESSEE's
proportionate share of Operating Costs and Taxes shall be equitably adjusted to
reflect the new square footage of the building. In such event, LESSOR shall
diligently pursue the completion of the Potential Addition and shall use
reasonable efforts to complete the Potential Addition without undue delay and in
a manner which does not materially and unreasonably affect LESSEE's use,
enjoyment and occupation of the leased premises.

IN WITNESS WHEREOF, LESSOR AND LESSEE have hereunto set their hands and common
seals and intend to be legally bound hereby this 13th day of May

LESSOR:  6-8 PRESTON COURT, L.L.C.
             LESSEE: ASIANA PHARMACEUTICALS CORPORATION

By: PINNACLE PROPERTIES MANAGEMENT, INC., its manager

                                 /s/ FREDERICK D. KEEFE
                                 President, Pinnacle Properties Management, Inc.

By:
   -----------------------------------------------

         /s/ LAN BO CHEN                                          By:
--------------------------------------------------
         President Asiana Pharmaceuticals

GUARANTY

IN CONSIDERATION of the making of the above lease by 6-8 Preston Court, L.L.C
with Asiana Pharmaceuticals Corporation at the request of the undersigned and in
reliance on this

<Page>

guaranty, the undersigned (GUARANTOR) hereby personally guarantees the prompt
payment of rent by LESSEE and the performance by LESSEE of all the terms,
conditions, covenants and agreements of the lease, any amendments thereto and
any extensions or assignments thereof, and the undersigned promises to pay all
expenses, including reasonable attorney's fees, incurred by LESSOR in enforcing
all obligations of LESSEE under the lease or incurred by LESSOR in enforcing
this guaranty. LESSOR's consent to any assignments, subleases, amendments and
extensions by LESSEE or to any compromise or release of LESSEE's liability
hereunder, with or without notice to the undersigned, or LESSOR's failure to
notify the undersigned of any default and/or reinstatement of the lease by
LESSEE, shall not relieve the undersigned from liability as GUARANTOR.

IN WITNESS WHEREOF, the undersigned GUARANTOR has hereunto set his/her/its hand
and common seal intending to be legally bound hereby this 13th day of May.

12/98

                  /s/ LAN BO CHEN
       -----------------------------------------

<Page>

ADDENDUM

         This Addendum shall constitute an integral part of the Lease ("Lease")
of even date herewith between 6-8 Preston Court, L.L.C. ("Lessor") and Asiana
Pharmaceuticals Corporation ("Lessee") with respect to the Premises commonly
known as 8A Preston Court. To the extent any of the terms and conditions set
forth in this Addendum are inconsistent with the terms and conditions set forth
in the Lease, the terms and conditions of this Addendum shall supercede the
terms and conditions of the Lease and the terms and conditions of this Addendum
shall govern.

         The parties agree as follows:

         1. Lessee shall immediately provide Lessor with telephonic notice,
which shall promptly be confirmed by written notice, of any and all spillage,
discharge, release and disposal of Hazardous Material onto or within the
Premises, including the soils and subsurface waters thereof, which by law must
be reported to any federal, state or local agency, and any injuries or damages
resulting directly or indirectly therefrom. Further, Lessee shall deliver to
Lessor each and every notice or order, when said order or notice identifies a
violation which may have the potential to adversely impact the Premises,
received from any federal, state or local agency concerning Hazardous Material
and the possession, use and/or accumulation thereof promptly upon receipt of
each such notice or order by Lessee. Lessor shall have the right, upon
reasonable notice, to inspect and copy each and every notice or order received
from any federal, state or local agency concerning Hazardous Material and the
possession, use and/or accumulation thereof.

         2. Lessee shall be responsible for and shall indemnify, protect, defend
and hold harmless Lessor and Lessor's Agents (defined as Lessor's members,
employees, agents, contractors, licensees or invitees) from any and all
liability, damages, injuries, causes of action, claims, judgments, costs,
penalties, fines, losses, and expenses which arise during or after the term of
this Lease and which result from Lessee's or from Lessee's Agents (defined as
Lessee's assignees, sublessees, employees, agents, contractors, licensees, or
invitees) receiving, handling, use, storage, accumulation, transportation,
generation, spillage, migration, discharge, release or disposal of Hazardous
Material in, upon or about the Premises, including without limitation (i)
diminution in value of the Premises, (ii) damages for the loss or restriction on
use of any portion or amenity of the Premises, (iii) damages arising from any
adverse impact on marketing of space in the Building, (iv) damages and the costs
of remedial work to other property in the vicinity of the Premises owned by
Lessor or an affiliate of Lessor, and (v) consultant fees, expert fees, and
attorneys' fees.

         3. The indemnification pursuant to the preceding Section 2 includes,
without limiting the generality of Section 2, reasonable costs incurred in
connection with any investigation of site conditions, cleanup, remedial, removal
or restoration work required by any federal, state or local governmental agency
or political subdivision because of Hazardous Material present in the soil,
subsoil, ground water, or elsewhere on, under or about the Premises, or on,
under or about any other property in the vicinity of the Premises owned by
Lessor or an affiliate of Lessor. Without limiting the foregoing, if the
presence of any Hazardous Material on the Premises caused or permitted by Lessee
results in any contamination of the Premises, or underlying soil or groundwater,
Lessee shall promptly take all actions at its sole expense as are

<Page>

necessary to return the Premises to the condition existing prior to the
introduction of any such Hazardous Material, provided that Lessor's approval of
such action shall first be obtained, which approval shall not be unreasonably
withheld so long as such actions would not potentially have any material adverse
long-term or short-term effect on the Premises, except that Lessee shall not be
required to obtain Lessor's prior approval of any action of an emergency nature
reasonably required or any action mandated by a governmental authority, but
Lessee shall give Lessor prompt notice thereof.

         4. Notwithstanding other provisions of this Addendum, it shall be a
default under this Lease, and Lessor shall have the right to terminate the Lease
and/or pursue its other remedies under the Lease, in the event that (i) Lessee's
use of the Premises for the generation, storage, use, treatment or disposal of
Hazardous Material is in a manner or for a purpose prohibited by applicable law
unless Lessee is diligently pursuing compliance with such law, (ii) Lessee has
been required by any governmental authority to take remedial action in
connection with Hazardous Material contaminating the Premises if the
contamination resulted from Lessee's action or use of the Premises, unless
Lessee is diligently pursuing compliance with such requirement, or (iii) Lessee
is subject to an enforcement order issued by any governmental authority in
connection with the use, disposal or storage of a Hazardous Material on the
Premises, unless Lessee is diligently seeking compliance with such enforcement
order.

         5. At any time prior to the expiration or earlier termination of the
term of the Lease, Lessor shall have the right to enter upon the Premises at all
reasonable times and at reasonable intervals in order to conduct appropriate
tests regarding the presence, use and storage of Hazardous Material, and to
inspect Lessee's records with regard thereto. Lessee will pay the reasonable
costs of any such test which demonstrates that contamination in excess of
permissible levels has occurred and such contamination was caused by use of the
Premises during the term of the Lease. Lessee shall correct any deficiencies
identified in any such tests in accordance with its obligations under this
Addendum.

         6. Lessee shall at its own expense cause an environmental site
assessment of the Premises to be conducted and a report thereof delivered to
Lessor upon the expiration or earlier termination of the Lease. This report
shall consist of a visual inspection of the premises for visible signs of
possible contamination and an inspection of records regarding the generation,
storage, use, disposal, and transport of Hazardous Materials within the Premises
during Lessee's occupancy (hereinafter referred to as the "Exit Report"), or a
more complete and broader report only if so recommended in the Exit Report to
investigate areas of possible contamination. Lessee shall correct any
deficiencies identified in such report in accordance with its obligations under
this Addendum prior to the expiration or earlier termination of this Lease.

         7. Lessee's obligations under this Addendum shall survive the
termination of the Lease. Should Lessee employ any period of time after the
expiration or earlier termination of this Lease, to complete the removal from
the Premises of any such Hazardous Material, Lessee shall be a Lessee at
sufferance subject to the provisions of Section 22 of the Lease.

         8. As used herein, the term "Hazardous Material" means any hazardous or
toxic substance, material or:waste which is or becomes regulated by any local
governmental authority, the State of Massachusetts or the United States
Government.

<Page>

         9. If Lessee shall request Lessor's consent to any assignment of this
Lease or to any subletting of all or any part of the Premises, Lessee shall
submit to Lessor with such request the name of the proposed assignee or
subLessee, such information concerning its business, financial responsibility
and standing as Lessor may reasonably require, and the consideration and rents
(and terms and conditions thereof) to be paid for and the effective date of the
proposed assignment or subletting. Upon receipt of such request and all such
information, Lessor shall have the right (without limiting Lessor's right of
consent in respect of such assignment or subletting), by giving notice to Lessee
within fifteen ;(15) days thereafter, (oseq level3 \*romanoio) to terminate this
Lease if the request is for an assignment or a subletting of all the Premises,
or (oseq level3 \*romanoiio) if such request is to sublet a portion of the
Premises only, to terminate this Lease with respect to such portion. If Lessor
exercises its right to terminate this Lease, the effective date of termination
shall be set forth in Lessor's notice to Lessee, but such date shall not be
earlier than the effective date of the proposed assignment or subletting nor
later than ninety (90) days thereafter. If Lessor so elects to terminate this
Lease, Lessee shall continue to pay the Rent and other charges hereunder to
Lessor until the effective date of termination, on which date Lessee will
surrender possession of the Premises, or the portion thereof subject to such
right of termination, to Lessor in accordance with the provisions hereof. If
Lessor shall terminate this Lease as to a portion of the Premises only, then
following such termination the Rent and Additional Rent shall be reduced in the
same proportion as the number of square feet of net rentable footage in such
portion of the Premises bears to the number of square feet of net rentable
footage in the Premises immediately prior to such termination.

         10. oseq level2 \h \rO ooseq level3 \h \r0 o If Lessee shall request
Lessor consent to an assignment of this Lease and Lessor shall consent thereto,
the assignee ("Assignee") shall pay directly to Lessor, as additional rent
hereunder, at such times as Assignee shall have agreed to pay Lessee, an amount
equal to any consideration Assignee shall have agreed to pay Lessee on account
of such assignment. If Assignee shall fail to pay Lessor any such consideration
when due, such failure shall constitute a default under this Lease.

         11. If Lessee shall request Lessor's consent to a subletting of the
Premises or any part thereof and Lessor shall consent thereto, Lessee shall pay
Lessor as Additional Rent, in addition to the Rent and other charges payable
hereunder, an amount equal to any consideration paid by the subtenant to Lessee
in excess of (oseq level3 \*romanoio) the Rent and other charges payable
hereunder if all of the Premises are so sublet, or (*seq level3 \*romanoiio) if
less than all, of the Premises are so sublet, the Rent and other charges payable
hereunder allocable to the portion of the Premises so sublet based on the number
of square feet of net useable footage the Premises so sublet to the total number
of square feet of net useable footage in the Premises. The foregoing amount
shall be determined monthly and paid by Lessee to Lessor on the first day of
each calendar month in advance during the term of such sublease. If Lessee shall
fail to pay Lessor any such consideration, such failure shall be a default under
this Lease.

<Page>

         IN WITNESS WHEREOF, the parties execute this Addendum on the 31st day
of May, 1999.

                           LESSOR:

                           6-8 PRESTON COURT, L.L.C.,
                           a Delaware limited liability company

                           By: Pinnacle Properties Management, Inc., its manager

                           By:    /s/ FRED KEEFE
                           Name:  Fred Keefe
                           Title: President

                           LESSEE:

                           ASIANA PHARMACEUTICALS CORPORATION

                           By:    /s/ LAN BO CHEN
                           Name:  Lan Bo Chen
                           Title: Founder

<Page>

                                    EXHIBIT A

                                   FLOOR PLAN

<Page>

                                    EXHIBIT B

                                   FLOOR PLAN

<Page>

                         PINNACLE PROPERTIES MANAGEMENT

                                  STANDARD FORM

                              AMENDMENT TO LEASE #1

IN CONNECTION WITH A LEASE CURRENTLY IN EFFECT BETWEEN THE PARTIES AT 8-A
PRESTON COURT, BEDFORD, MASSACHUSETTS, EXECUTED ON MAY 13, 1999 AND TERMINATING
MAY 30, 2004, AND IN CONSIDERATION OF THE MUTUAL BENEFITS TO BE DERIVED
HEREFROM, 6-8 PRESTON COURT, L.L.C., LESSOR AND ASIANA PHARMACEUTICALS
CORPORATION, LESSEE, HEREBY AGREE TO AMEND SAID LEASE AS FOLLOWS:

1. Provided LESSOR is able to obtain a building permit and all other permits and
approvals required from the City of Bedford, then LESSOR shall have the right at
LESSOR's sole option and at LESSOR's sole expense to construct up to an
additional 10,000 square feet of office space onto the existing Building, as
shown on Exhibit "A" attached hereto ("Addition") that may temporarily or
permanently affect LESSEE's access to and from its existing front entry door.

2. If LESSOR chooses to construct the Addition, then upon substantial completion
of the Addition, LESSEE shall lease 1,700 square feet (including common area)
additional as shown cross hatched on Exhibit "B" attached hereto ("Expansion
Space"). LESSEE's Proportionate Share of Operating Costs and Taxes shall be
equitably adjusted to reflect the new square footage of the Building and the
Expansion Space. The Expansion Space shall be finished at LESSOR's expense as
office space with LESSOR's building standard materials to consist of: carpeting
throughout, two partitioned offices, acoustical tile ceilings, standard
lighting, fire protection sprinklers, standard heating and cooling capacity, and
110V convenience electrical wall outlets at regular intervals. The Expansion
Space shall also be painted according to LESSOR's standards. All other terms,
conditions and covenants of this lease shall apply to the Expansion Space.

3. The Security Deposit referred to in Section 2 of the lease shall be increased
to $19,152.00 from $11,800.00. LESSEE shall pay the balance of $7,352.00 upon
substantial completion.

4. LESSEE and LESSOR each warrants and represents to the other party that it has
dealt with no broker or third person with respect to this lease amendment and
LESSEE and LESSOR each agrees to indemnify the other party against any brokerage
claims arising by any person or entity claiming by, through or under such party.

5. Commencing upon substantial completion of the Expansion Space, the lease
shall he amended and modified so that the adjusted base rent shall be increased
by $44,115.00 annually, from a total of $71,800.00 to an annual base rent of
$115,915.00, or $9,659.58 per month. Annual base rent for the purpose of
computing any future escalations thereon shall be $115,915.00.

6. Time is of the essence with respect to this Amendment.

EXCEPT AS SPECIFICALLY AMENDED HEREBY, THE LEASE AND ALL THE TERMS, CONDITIONS
AND COVENANTS CONTAINED THEREIN SHALL REMAIN IN FULL FORCE AND EFFECT AND ARE
HEREBY FULLY RATIFIED AND CONFIRMED. THIS AMENDMENT SHALL BE EFFECTIVE UPON FULL
EXECUTION AND SHALL

<Page>

CONTINUE THROUGH THE BALANCE OF THE LEASE AND ANY EXTENSIONS THEREOF UNLESS
FURTHER MODIFIED BY WRITTEN AMENDMENT(S).

In Witness Whereof, LESSOR and LESSEE have hereunto set their hands and common
seals this 31st day of July, 2000.

LESSOR: 52 & 56 ROLAND STREET, L.L.C.           LESSEE: ASIANA PHARMACEUTICALS
                                                CORPORATION

BY: PINNACLE PROPERTIES
MANAGEMENT, L.L.C., ITS MANAGER

By:      /s/ FREDERICK D. KEEFE                 By:    /s/ BRYAN G. KEANEY
   -------------------------------------               ------------------------
Frederick D. Keefe, President and Member        Name:  BRYAN G. KEANEY
                                                       ------------------------
                                                Title: CHIEF FINANCIAL OFFICER

<Page>

                                    EXHIBIT A

                                   FLOOR PLAN

<Page>

                                    EXHIBIT B

                                   FLOOR PLAN

<Page>

                     PINNACLE PROPERTIES MANAGEMENT, L.L.C.

                                  STANDARD FORM

                              AMENDMENT TO LEASE #2

IN CONNECTION WITH A LEASE CURRENTLY IN EFFECT BETWEEN THE PARTIES AT 8-A
PRESTON COURT, BEDFORD, MASSACHUSETTS, EXECUTED ON MAY 13, 1999 AND TERMINATING
MAY 30, 2004, AND IN CONSIDERATION OF THE MUTUAL BENEFITS TO BE DERIVED
HEREFROM, 6-8 PRESTON COURT, L.L.C., LESSOR AND ASIANA PHARMACEUTICALS
CORPORATION, LESSEE, HEREBY AGREE TO AMEND SAID LEASE AS FOLLOWS:

1. LESSEE shall lease the approximately 3,000 square feet (including common
area) additional as shown cross hatched on Exhibit "A" attached hereto
("Expansion Space") upon substantial completion of LESSOR's Work in the
Expansion Space. LESSEE's Proportionate Share of Operating Costs and Taxes shall
be equitably adjusted to reflect the new square footage of the Building and the
Expansion Space. The Expansion Space shall be finished at LESSOR's expense as
office space with LESSOR's building standard materials consisting solely of the
following ("LESSOR's Work"): carpeting throughout the front portion of the
Expansion Space, one partitioned office, acoustical tile ceilings, standard
painting, standard lighting, fire protection sprinklers, standard heating and
cooling capacity, and 110V convenience electrical wall outlets at regular
intervals. All other terms, conditions and covenants of this lease shall apply
to the Expansion Space.

2. The Security Deposit referred to in Section 2. of the lease shall be
increased to $28,832.00 from $19,152.00. LESSEE shall pay the balance of
$9,680.00 upon substantial completion of LESSOR's Work in the Expansion Space.

3. LESSEE and LESSOR each warrants and represents to the other party that it has
dealt with no broker or third person with respect to this lease amendment and
LESSEE and LESSOR each agrees to indemnify the other party against any brokerage
claims arising by any person or entity claiming by, through or under such party.

4. Commencing upon substantial completion of LESSOR's Work in the Expansion
Space, the lease shall be amended and modified so that the adjusted base rent
shall be increased by $54,085.00 annually, from a total of $115,915.00 to an
annual base rent of $170,000.00, or $14,166.67 per month. Annual base rent for
the purpose of computing any escalations thereon shall be $170,000.00.

5. Time is of the essence with respect to this Amendment.

EXCEPT AS SPECIFICALLY AMENDED HEREBY, THE LEASE AND ALL THE TERMS, CONDITIONS
AND COVENANTS CONTAINED THEREIN SHALL REMAIN IN FULL FORCE AND EFFECT AND ARE
HEREBY FULLY RATIFIED AND CONFIRMED. THIS AMENDMENT SHALL BE EFFECTIVE UPON FULL
EXECUTION AND SHALL CONTINUE THROUGH THE BALANCE OF THE LEASE AND ANY EXTENSIONS
THEREOF UNLESS FURTHER MODIFIED BY WRITTEN AMENDMENT(S).

<Page>

In Witness Whereof, LESSOR and LESSEE have hereunto set their hands and common
seals this 26th day of November 2001.

LESSOR: 6-8 PRESTON COURT, L.L.C.                 LESSEE: ASIANA PHARMACEUTICALS
                                                          CORPORATION

BY: PINNACLE PROPERTIES
MANAGEMENT, L.L.C., ITS MANAGING MEMBER

By:      /s/ FREDERICK D. KEEFE                   By:     /s/ BRYAN G. KEANEY
   -------------------------------------                  ----------------------
Frederick D. Keefe, President and Member          Name:   BRYAN G. KEANEY
                                                          ----------------------
                                                  Title:  CFO
                                                          ----------------------

<Page>

                                    EXHIBIT A

                                   FLOOR PLAN

<Page>

                     PINNACLE PROPERTIES MANAGEMENT, L.L.C.

                                  STANDARD FORM

                              AMENDMENT TO LEASE #3

IN CONNECTION WITH A LEASE CURRENTLY IN EFFECT BETWEEN THE PARTIES AT 8-A
PRESTON COURT, BEDFORD, MASSACHUSETTS, EXECUTED ON MAY 13, 1999 AND TERMINATING
MAY 30, 2004 ("LEASE"), AND IN CONSIDERATION OF THE MUTUAL BENEFITS TO BE
DERIVED HEREFROM, 6-8 PRESTON COURT, L.L.C., LESSOR AND ASIANA PHARMACEUTICALS
CORPORATION, LESSEE, HEREBY AGREE TO AMEND SAID LEASE AS FOLLOWS:

1. The leased premises shall be referred to as 6-A Preston Court rather than 8-A
Preston Court.

2. Per Section 31 of the Lease, the current lease term is hereby extended for an
additional five year term ("Extended Term") and shall now terminate on May 30,
2009 instead of on May 30, 2004. The base rent shall be in accordance with the
existing Lease and amendments including all escalations.

3. LESSEE shall accept the leased premises in "AS IS" "WHERE IS" condition,
without warranty or representation.

4. Notwithstanding anything in the Lease to the contrary, LESSEE may assign the
Lease or sublease all or part of the leased premises (a "PERMITTED TRANSFER") to
the following types of entities (a "PERMITTED TRANSFEREE") with written notice
to LESSOR but without the written consent of LESSOR: (1) an Affiliate (as
hereinafter defined) of LESSEE; (2) any corporation, limited partnership,
limited liability partnership, limited liability company or other business
entity in which or with which LESSEE, or its corporate successors or assigns, is
merged or consolidated, in accordance with applicable statutory provisions
governing merger and consolidation of business entities, so long as (A) LESSEE's
obligations hereunder are assumed by the entity surviving such merger or created
by such consolidation; and (B) the Tangible Net Worth (as hereinafter defined)
of the surviving or created entity is not less than the Tangible Net Worth of
LESSEE as of the date hereof; or (3) any corporation, limited partnership,
limited liability partnership, limited liability company or other business
entity acquiring all or substantially all of LESSEE's assets if such entity's
Tangible Net Worth after such acquisition is not less than the Tangible Net
Worth of LESSEE as of the date hereof. LESSEE shall promptly notify LESSOR of
any such Permitted Transfer. LESSEE shall remain liable for the performance of
all of the obligations of LESSEE hereunder, or if LESSEE no longer exists
because of a merger, consolidation, or acquisition, the surviving or acquiring
entity shall expressly assume in writing the obligations of LESSEE hereunder.
Additionally, the Permitted Transferee shall comply with all of the terms and
conditions of this Lease. No later than 30 days after the effective date of any
Permitted Transfer, LESSEE agrees to furnish LESSOR with (A) copies of the
instrument effecting the Permitted Transfer, (B) documentation establishing
LESSEE's satisfaction of the requirements set forth above applicable to any such
Permitted Transfer, and (C) evidence of insurance as required under the Lease
with respect to the Permitted Transferee. "TANGIBLE NET WORTH" means the excess
of total assets over total liabilities, in each case as

<Page>

determined in accordance with generally accepted accounting principles
consistently applied ("GAAP"), excluding, however, from the determination of
total assets all assets which would be classified as intangible assets under
GAAP including goodwill, licenses, patents, trademarks, trade names, copyrights,
and franchises. "Affiliate" means any person or entity which, directly or
indirectly, through one or more intermediaries, controls, is controlled by, or
is under common control with the party in question.

5. LESSEE represents that Munchi BioTherapeutics Corp. (a Delaware corporation)
has succeeded to the interests of Asiana Pharmaceuticals Corporation (a
Massachusetts corporation) as LESSEE of the leased premises, and Munchi
BioTherapeutics Corp. hereby assumes all obligations and liabilities of the
LESSEE under the Lease.

6. LESSOR agrees to maintain casualty insurance in a commercially reasonable
amount for the building of which the leased premises are a part.

7. LESSEE'S agreement to subordinate this Lease to any and all future mortgages
and/or other future instruments in the nature of a mortgage, is conditional upon
LESSOR using reasonable efforts and due diligence to obtain the future
mortgagee's agreement that LESSEE's possession will not thereafter be disturbed
so long as LESSEE is not in default in the payment of rent or other covenants or
obligations hereof.

8. In Section 21 of the Lease, the notice address for Frank Brady is changed to
the following: Frank Brady, Esq., Pinnacle Properties Management,. LLC, 10955
Lowell Avenue, Suite 600, Overland Park, KS 66210. Additionally, the following
is added at the end of the first sentence: "with a copy to Bryan Keaney, Synta
Pharmaceuticals, Inc., 45 Hartwell Avenue, Lexington, MA 02421".

9. The first, third, fourth and fifth sentences of Section 22 of the Lease are
hereby deleted.

10. In Section 25 of the Lease, the phrase "no hazardous materials or waste
shall be stored, disposed of, or allowed to remain at the leased premises at any
time, and" is hereby replaced with "no hazardous materials or waste shall be
stored, disposed of, or allowed to remain at the leased premises at any time
except in compliance with all applicable statutes, regulations, ordinances and
the like, and".

11. Per Section 35 of the Lease, provided LESSEE is not in default of the Lease,
LESSEE will not be required to provide financial statements more than one time
per year if requested by LESSOR.

12. Section 36 of the Lease is hereby deleted in its entirety.

13. Section 37 of the Lease shall be amended by the addition of the following
language to the end of that section: "The prevailing party may recover from the
non prevailing party reasonable attorney's fees."

14. LESSEE warrants and represents to LESSOR that it has not employed a broker
or third person with respect to this lease amendment and LESSEE agrees to
indemnify LESSOR against any brokerage claims arising by any person or entity
claiming by, through or under LESSEE.

<Page>

15. Time is of the essence with respect to this lease amendment.

EXCEPT AS SPECIFICALLY AMENDED HEREBY, THE LEASE AND ALL THE TERMS, CONDITIONS
AND COVENANTS CONTAINED THEREIN SHALL REMAIN IN FULL FORCE AND EFFECT AND ARE
HEREBY FULLY RATIFIED AND CONFIRMED. THIS LEASE AMENDMENT SHALL BE EFFECTIVE
UPON FULL EXECUTION AND SHALL CONTINUE THROUGH THE BALANCE OF THE LEASE AND ANY
EXTENSIONS THEREOF UNLESS FURTHER MODIFIED BY WRITTEN AMENDMENT(S).

In Witness Whereof, LESSOR and LESSEE have hereunto set their hands and common
seals this day of December 2003.

LESSOR: 6-8 PRESTON COURT, L.L.C.                 LESSEE: ASIANA PHARMACEUTICALS
                                                          CORPORATION

BY: PINNACLE PROPERTIES
MANAGEMENT, L.L.C., ITS MANAGING MEMBER

By:                                               By:    /s/ LAN BO CHEN
   -------------------------------------                 -----------------------
Frederick D. Keefe, President and Member          Name:  LAN BO CHEN
                                                         -----------------------
                                                  Title: FOUNDER
                                                         -----------------------

                                                  LESSEE: MUNCHI BIOTHERAPEUTICS
                                                          CORP.

                                                  By:    /s/ LAN BO CHEN
                                                         -----------------------
                                                  Name:  LAN BO CHEN
                                                         -----------------------
                                                  Title: FOUNDER
                                                         -----------------------

<Page>

                       ASSIGNMENT AND ASSUMPTION OF LEASE
                             AND LANDLORD'S CONSENT

     THIS ASSIGNMENT AND ASSUMPTION OF LEASE AND LANDLORD'S CONSENT (this
"Agreement"), dated as of May 25, 2005, by and among 6-8 PRESTON COURT, L.L.C.,
a Delaware limited liability company ("Landlord"), MUNCHI BIOTHERAPEUTICS CORP.,
a Delaware corporation, by assignment, ("Tenant"), and SYNTA PHARMACEUTICALS
CORP., a Massachusetts corporation ("Assignee").

     WHEREAS, by a lease dated as of May 13, 1999, as amended by that certain
Amendment to Lease #1, that certain Amendment to Lease #2 and that certain
Amendment to Lease #3 (collectively, the "Lease"), Landlord leased to Tenant's
predecessor-in-interest, ASIANA PHARMACEUTICALS CORPORATION, a Massachusetts
corporation, certain space (the "Premises") located in suite 6-A, consisting of
approximately 8,700 square feet of space, in the building known as 6-8 Preston
Court (the "Building") located in Bedford, Massachusetts (the "Property"); and

     WHEREAS, the Lease was assigned to Tenant by ASIANA PHARMACEUTICALS
CORPORATION by that certain Amendment to Lease #3, dated December, 2003; and

     WHEREAS, Tenant now desires to assign all of its right, title and interest
in and to the Lease to Assignee, and Assignee desires to accept such assignment,
effective as of the date hereof; and

     WHEREAS, Landlord has agreed to consent to the assignment as set forth
herein.

     NOW, THEREFORE, in consideration of the foregoing, and for other good and
valuable consideration, each to the other paid, the receipt and sufficiency of
which are hereby acknowledged, Landlord, Tenant and Assignee hereby agree as
follows:

1.   ASSIGNMENT AND ASSUMPTION; INDEMNITY.
     -------------------------------------

     (a) Tenant transfers, assigns and sets over unto the Assignee all of its
right, title and interest in and obligations under the Lease as of the Effective
Date. For purposes of this Agreement, the term "Effective Date" shall be May 25,
2005.

     (b) Assignee assumes the performance of and agrees to be bound by all the
obligations of the Tenant as lessee under the Lease arising on or after the
Effective Date, including, without limitation, the obligation to pay monthly
rent and other amounts provided for thereunder.

     (c) Tenant agrees with Assignee to indemnify and hold Assignee harmless
from and

                                      -1-
<Page>

against any and all loss, cost, damage and expense suffered by Assignee
(including without limitation reasonable attorneys' fees and costs of defense)
as a result of any claim under or in respect of the Lease, to the extent such
claim arises from or relates to the period on or prior to the Effective Date.

     (d) Assignee agrees with Tenant to indemnify and hold Tenant harmless from
and against any and all loss, cost, damage and expense suffered by Tenant
(including without limitation reasonable attorneys' fees and costs of defense)
as a result of any claim under or in respect of the Lease, to the extent such
claim relates to the period subsequent to the Effective Date.

     (e) Each of Assignee and Tenant represents that it has not dealt with any
broker or other person or firm to whom a commission or fee is or may be due in
respect of this assignment, and each party hereby agrees to indemnify and hold
the other harmless from and against any and all loss, cost, damage and expense
(including without limitation reasonable attorneys' fees and costs) suffered by
the other as a result of any claim against the representing party that a fee or
commission is due on account of a relationship between the claimant and the
representing party.

2. NO RELEASE OF TENANT; CONTINUATION OF GUARANTY. Tenant and ASIANA
      -------------------------------------------
PHARMACEUTICALS CORPORATION shall remain liable under the Lease and the
Landlord's consent to the assignment of the Lease is absolutely contingent upon
the Guaranty of the Lease by Lan Bo Chen remaining in full force and effect,
subsequent to the Effective Date.

3. LANDLORD'S REPRESENTATIONS REGARDING LEASE. Landlord represents,
   ------------------------------------------
warrants and covenants to the parties hereto that, as of the date hereof (i) the
Lease is in full force and effect and, to Landlord's actual knowledge, Tenant is
not in default thereunder; (ii) Landlord has received no notice that it is in
default under the Lease nor has Landlord any actual knowledge of the existence
of any condition or the occurrence of any event which, if not timely acted upon,
would result in Landlord's default under the Lease; and (iii) Landlord has the
right, power and authority to execute this Agreement.

4. TENANT'S REPRESENTATIONS REGARDING LEASE. Tenant represents, warrants
   ----------------------------------------
and covenants to the parties hereto that, as of the date hereof, (i) the Lease
is in full force and effect and, to the best of Tenant's knowledge, Landlord is
not in default thereunder; (ii) Tenant has received no notice that it is in
default under the Lease nor has Tenant any knowledge of the existence of any
condition or the occurrence of any event which, if not timely acted upon, would
result in Tenant's default under the Lease; (iii) to the best of Tenant's
knowledge, Tenant is in compliance with all applicable environmental laws; (iv)
to the best of Tenant's knowledge, neither Tenant nor Tenant's agents, employees
or contractors has caused or permitted any hazardous substances to be brought
upon, kept or used in or about the Premises except in compliance with applicable
environmental laws and as permitted by the Lease; and (v) Tenant has the right,
power and authority to execute this Agreement.

                                      -2-
<Page>

     5. LANDLORD'S CONSENT. Landlord hereby consents to this Agreement on the
        ------------------
terms contained herein and on the following terms and conditions:

          (i)  The giving of this consent shall not be construed either as a
               consent by Landlord to, or as permitting, any other or further
               assignment of the Lease, whether in whole or in part, or any
               subletting of the Premises or any part thereof, or as a waiver of
               the requirement of obtaining Landlord's consent thereto, to the
               extent required under the Lease.

          (ii) The giving of this Consent shall not result in any liability on
               the part of Landlord for the payment of any commissions or fees
               in connection with the proposed assignment transaction herein
               contemplated by Tenant and Assignee; Landlord hereby represents
               that it has dealt with no broker or other party to whom a
               commission is due as a result of this Agreement.

6. MORTGAGEE, ETC. Landlord represents that that presently there is no
   --------------
mortgage on the Building and the Property, except the lien of that certain
Mortgage, Assignment of Rents and Security Agreement dated November 15, 2000,
recorded in the Middlesex South District Registry of Deeds in Book 52035, Page
552, securing a debt to Heller Financial, Inc. (the "MORTGAGEE"). As further
security for such debt, Landlord's interest in the Lease has been assigned to
Mortgagee.

7. RATIFICATION. Except as hereinabove specifically assigned, the Lease is
   ------------
hereby ratified and confirmed.

8. COUNTERPARTS. This Agreement may be executed in counterparts and, taken
   ------------
together, such counterparts shall constitute one and the same Agreement, valid
and binding on the parties.

9. NOTICES. From and after the Effective Date, notices to Tenant shall be
   -------
addressed to Assignee at: Attention: Vice President of Finance & Administration,
Synta Pharmaceuticals Corp., 45 Hartwell Avenue, Lexington, MA 02421; with a
copy to: Jonathan L. Kravetz, Esq., Mintz, Levin, Cohn, Ferris, Glovsky and
Popeo, P.C., One Financial Center, Boston, Massachusetts 02111.

                                      -3-
<Page>

     IN WITNESS WHEREOF, Landlord, Tenant and Assignee have signed and sealed
this Agreement as of the day and year first above written.

LANDLORD:                          6-8 PRESTON COURT, L.L.C.
                                   By: /s/ FREDERICK D. KEEFE
                                       -----------------------------------------
                                   Name: FREDERICK D. KEEFE
                                         ---------------------------------------
                                   Its: PRESIDENT / AUTHORIZED SIGNATORY
                                        ----------------------------------------

TENANT:                            MUNCHI BIOTHERAPEUTICS CORP.

                                   By: /s/ LAN BO CHEN
                                         ---------------------------------------
                                   Name: LAN BO CHEN
                                         ---------------------------------------
                                   Its: FOUNDER
                                        ----------------------------------------

ASSIGNEE:                          SYNTA PHARMACEUTICALS CORP.

                                   By: /s/ KEITH EHRLICH
                                       -----------------------------------------
                                   Name: KEITH EHRLICH
                                         ---------------------------------------
                                   Its: VICE PRESIDENT, FINANCE & ADMINISTRATION

GUARANTOR:

The undersigned executes this Agreement for the
purpose of confirming that his Guaranty of the
Lease shall remain in full force and effect
subsequent to the Effective Date.

 /s/ LAN BO CHEN
---------------------------
Lan Bo Chen

                                      -4-
<Page>

                                 ACKNOWLEDGMENTS

                             STATE OF MASSACHUSETTS

Suffolk, ss.                                                      June 21, 2005

     On this 21 day of June, 2005, before me, the undersigned notary public,
personally appeared Frederick D. Keefe, proved to me through satisfactory
evidence of identification, which were MA Driver's License, to be the person
whose name is signed on the preceding or attached document, and acknowledged to
me that (he) (she) signed it voluntarily, as authorized signature, for 6-8
PRESTON COURT, L.L.C., a Delaware limited liability company, for its stated
purpose.

                                                   /s/ DAVID TONELLI
                                                  -------------------
                                                  Notary Public
                                                  My Commission Expires:

                                                  -----------------------------
                                                         David Tonelli
                                                         Notary Public
                                                  Commonwealth of Massachusetts
                                                     My Commission Expires
                                                          July 2, 2005
                                                  -----------------------------

                             STATE OF MASSACHUSETTS

Middlesex, ss.                                                   May 25th, 2005

     On this 25th day of May, 2005, before me, the undersigned notary public,
personally appeared Lam Bo Chen, proved to me through satisfactory evidence of
identification, which were the driver's license, to be the person whose name is
signed on the preceding or attached document, and acknowledged to me that (he)
(she) signed it voluntarily, as founder, for MUNCHI BIO THERAPEUTICS CORP., a
Delaware corporation, for its stated purpose.

                                                  /s/ XIU LING HU
                                                  -----------------------------
                                                  Notary Public Commonwealth of
                                                  Massachusetts
                                                  My Commission Expires 4/24/09

                                      -5-
<Page>

                         COMMONWEALTH OF MASSACHUSETTS

Middlesex, ss.                                                   May 25th, 2005

     On this 25th day of May, 2005, before me, the undersigned notary public,
personally appeared Keith Erlich, proved to me through satisfactory evidence of
identification, which were the driver's license, to be the person whose name is
signed on the preceding or attached document, and acknowledged to me that (he)
(she) signed it voluntarily, as VP of Finance & Admin, for SYNTA PHARMACEUTICALS
CORP., a Delaware corporation, for its stated purpose.

                                                /s/ XIU LING HU
                                                -----------------------------
                                                Notary Public Commonwealth of
                                                Massachusetts
                                                My Commission Expires April 24,
                                                2009

                                      -6-
<Page>

                       SUBORDINATION, NON-DISTURBANCE AND
                              ATTORNMENT AGREEMENT

     THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (this
"AGREEMENT") is made as of this 25th day of March, 2005, by and among HELLER
FINANCIAL, INC., a Delaware corporation with an office and place of business at
125 Park Avenue, Ninth Floor, New York, New York 10017 (the "LENDER"), 6-8
PRESTON COURT, L.L.C., a Delaware limited liability company with an office and
place of business at 56 Roland St, Boston, MA 02129 (the "LANDLORD") and SYNTA
PHARMACEUTICALS CORP, a Delaware corporation with an office and place of
business at 6-8 Preston Court, Suite 6-A, Bedford, Massachusetts (the "TENANT").

                                    RECITALS

     A. Asiana Pharmaceuticals Corporation, a Massachusetts corporation, entered
into a lease with Landlord dated May 13, 1999 (the "ORIGINAL LEASE") covering
certain premises ("PREMISES") in the improvements located on certain real
property owned by Landlord commonly known as Suite 6-A Preston Court, Bedford,
Massachusetts 01730 (the "PROPERTY"). The Original Lease was amended by that
certain Amendment to Lease # 1, that certain Amendment to Lease # 2 and that
certain Amendment to Lease # 3. The Original Lease, as amended, was assigned to
Munchi Biotherapeutics Corp., a Delaware corporation ("MUNCHI") pursuant to the
terms of that certain Amendment to Lease # 3.

     B. The Original Lease, as amended, was further amended pursuant to and in
accordance with the terms of that certain Assignment and Assumption of Lease and
Landlord's Consent dated May 25, 2005, by and between Landlord, Munchi and
Tenant (the "ASSIGNMENT AND ASSUMPTION"), pursuant to which Tenant assumed the
obligations of Munchi under the Lease. The Original Lease as amended, together
with the Assignment and Assumption are collectively referred to herein as the
"LEASE."

     C. Landlord hereby represents that a true and complete copy of the Lease
has been delivered by Landlord to Lender.

     D. Lender has made a loan (the "LOAN") to Landlord evidenced by a
Promissory Note, dated as of November 15, 2000, in the stated principal amount
of Seven Million Three Hundred Thousand and No/100 Dollars ($7,300,000.00), made
jointly and severally by Landlord and 4 Preston Court, L.L.C. (the "NOTE").

     E. Landlord's obligations under the Loan are secured by, among other
things, (i) the lien of that certain Mortgage, Assignment of Rents and Security
Agreement dated November 15, 2000 (the "MORTGAGE"), recorded in the Middlesex
South District Registry of Deeds in Book 52035, Page 552.

     F. Lender, Landlord and Tenant desire to confirm their understanding with
respect to the Mortgage and the Lease.

     NOW, THEREFORE, in consideration of good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, and the mutual
covenants hereinafter contained, the parties hereto mutually covenant and agree
as follows:

<Page>

     1. Tenant and Landlord certify that (a) the Lease is presently in full
force and effect and unmodified, and represents the entire agreement between
Landlord and Tenant with respect to the Premises or any portion thereof; (b) no
rental payable under the Lease has been paid more than one (1) month in advance
of its due date; (c) to their knowledge, respectively, no event has occurred
that constitutes a default under the Lease by Landlord or Tenant or that, with
the giving of notice, the passage of time, or both, would constitute such a
default; (d) as of the date of this Agreement, neither Tenant or Landlord has a
current charge, defense, lien, claim, counterclaim, offset or setoff under the
Lease or against any amounts payable thereunder; and (e) the commencement date
of the Lease and the rent commencement date of the Lease shall occur, and Tenant
shall take possession of the Premises, pursuant to the terms, conditions and
provisions of the Lease.

     2. Tenant agrees that the Lease and any extensions, renewals, replacements
or modifications thereof, and all of the right, title and interest of Tenant
thereunder in and to the Premises are and shall be subject and subordinate to
the lien of the Mortgage and to all of the terms and conditions contained
therein, and to any renewals, modifications, replacements, consolidations and
extensions thereof, provided that said Mortgage and any renewals, modifications,
replacements, consolidations and extensions thereof shall nevertheless be
subject to the terms of this Agreement.

     3. Lender consents to the Lease and, in the event Lender comes into
possession of or acquires title to the Premises as a result of the foreclosure
or other enforcement of the Mortgage or the Note, or in the event that Lender
brings any proceedings upon the Mortgage, or the bond or Note or obligation
secured thereby or exercises any of its rights under the Mortgage, Lender agrees
that, so long as no default has occurred under the Lease (unless the same has
been cured within any applicable grace period), Lender will recognize Tenant as
tenant under the Lease and will not disturb Tenant in its possession of the
Premises for any reason other than one which would entitle Landlord to terminate
the Lease under its terms or would cause, without any further action by
Landlord, the termination of the Lease or would entitle Landlord to dispossess
Tenant from the Premises.

     4. Tenant agrees with Lender that if the interest of Landlord in the
Premises shall be transferred to and owned by Lender by reason of foreclosure or
other proceedings brought by it, or any other manner, Tenant shall be bound to
Lender under all of the terms, covenants and conditions of the Lease for the
balance of the term thereof remaining and any extensions or renewals thereof
which may be effected in accordance with any option therefor in the Lease, with
the same force and effect as if Lender were the landlord under the Lease, and
Tenant does hereby agree to attorn to Lender as its landlord. The foregoing
shall be self-operative, and no further instruments of attornment shall be
required; however, Tenant agrees, upon the election of and written demand by
Lender within 60 days after title to the Premises vests in Lender, to execute an
instrument in confirmation of the foregoing provisions, reasonably satisfactory
to Lender and Tenant, in which Tenant shall acknowledge such attornment and
shall set forth the terms and conditions of its tenancy, which shall be those
under the Lease. Lender shall accept Tenant's attornment, and except as
otherwise provided herein, Lender and Tenant shall, from the date Lender
succeeds to the interest of Landlord under the Lease, have the same remedies
against each other for the breach of any covenants contained in the Lease that
Landlord and Tenant might have had under the Lease against each other if Lender
had not succeeded to the interest of Landlord.

     5. Tenant agrees with Lender that if Lender shall succeed to the interest
of Landlord under the Lease, Lender shall not be: (a) liable for any previous
act or omission of a prior

                                      2
<Page>

landlord under the Lease; (b) subject to any offset (except as otherwise
specifically provided in the Lease) for a claim arising prior to its succession
to the rights of Landlord under the Lease; (c) bound by any subsequent
modification of the Lease, or by any subsequent prepayment of more than one
month's Rent, unless such modification or prepayment shall have been expressly
approved by the Lender, and further, in the event that Lender fails to respond
to (in writing, either approving or rejecting) such request for approval to a
modification of the Lease within forty-five (45) days from the date on which
Lender receives such approval request from Tenant in writing, Lender shall be
deemed to have approved said modification and shall be bound thereby; (d) bound
by any security deposit which Tenant may have paid to any prior landlord, unless
such deposit is in an escrow fund available to Lender; (e) bound by any notice
of termination given by Landlord to Tenant without Lender's prior written
consent thereto; (f) personally liable under the Lease, and Lender's liability
under the Lease shall be limited to the ownership interest of Lender in the
Premises; (g) be bound by any covenant to undertake or complete any work at or
improvements to the Premises, or to reimburse or pay Tenant for the cost of any
such work or improvements, except as otherwise explicitly set forth in the
Lease; provided, however, it is agreed and understood that, in the event that
any such work or improvement has not been completed or funded, as the case may
be, at such time as Lender (or its successor) succeeds to the interests of
Landlord under the Lease, then Lender (or its successor) shall not be obligated
to complete or pay for any such work or improvements, but shall allow Tenant a
credit against amounts due under the Lease for such unfinished or unfunded, as
the case may be, portions of any such work or improvements; (h) be required to
perform or provide any services not expressly provided for in the Lease; (i) be
required to abide by any provisions for the diminution or abatement of rent,
except as expressly provided for in the Lease; (h) be liable for any credit,
reimbursement or refund to Tenant on account of Tenant's overpayment of Tenant's
share of Real Estate Taxes and/or Tenant's share of Operating Expenses (as such
terms are defined in the Lease), unless Lender (or its successor) actually
received the funds which are the basis for such credit, reimbursement or refund;
or (i) be liable or responsible in any way for the payment of any brokerage fees
or commissions due in connection with the Lease (or renewals of the terms
thereof), or under any indemnities therefor.

     6. If a default by Landlord shall occur under the Lease, Tenant shall give
written notice thereof to Lender and Lender shall have the right (within the
time period for cure thereof provided to Landlord in the Lease) but not the
obligation, to cure such default.

     7. Landlord has agreed in the Mortgage and in the Assignment that any
rentals payable under a lease entered into between Landlord and a tenant shall
be paid directly by such tenant to Lender upon the occurrence of a default by
Landlord under the Mortgage. Accordingly, after notice is given by both Lender
and Landlord to Tenant that the rentals under the Lease should be paid to
Lender, Landlord agrees that Tenant shall pay to Lender, or in accordance with
the directions of Lender, all rentals and other monies due and to become due to
Landlord under the Lease, or amounts equal thereto. Tenant may rely upon any
such notice and shall have no responsibility to ascertain whether such demand by
Lender is permitted under the Mortgage or the Assignment. Landlord hereby waives
any right, claim or demand it may now or hereafter have against Tenant by reason
of such payment to Lender, and any such payment to Lender shall discharge the
obligations of Tenant under the Lease to make such payment to Landlord.

     8. This Agreement shall bind and inure to the benefit of the parties
hereto, their successors and assigns. As used herein, the term "Tenant" shall
include Tenant, its successors and assigns; the words "foreclosure" and
"foreclosure sale" as used herein shall be deemed to

                                       3
<Page>

include the acquisition of Landlord's estate in the Premises by voluntary
deed (or assignment) in lieu of foreclosure; and the word "Lender" shall include
the Lender herein specifically named and any of its successors, participants and
assigns, including anyone who shall have succeeded to Landlord's interest in the
Premises by, through or under foreclosure of the Mortgage.

     9. All notices, consents and other communications pursuant to the
provisions of this Agreement shall be in writing and shall be sent by registered
or certified mail, return receipt requested, or by a reputable commercial
overnight carrier that provides a receipt, such as Federal Express or Airborne,
and shall be deemed given when postmarked and addressed to the parties at their
respective addresses set forth in introductory paragraph to this Agreement, or
to such other address as shall from time to time have been designated by written
notice by such party to the other parties as herein provided.

     10. This Agreement is the whole and only agreement between the parties
hereto with regard to the subordination of the Lease and the leasehold interest
of Tenant thereunder to the lien or charge of the Mortgage in favor of Lender,
and shall supercede and control any prior agreements as to such, or any,
subordination, including, but not limited to, those provisions, if any,
contained in the Lease, which provide for the subordination of the Lease and the
leasehold interest of Tenant thereunder to a deed or deeds of trust or to a
mortgage or mortgages to be thereafter executed, and shall not be modified or
amended and no provision herein shall be waived except in writing signed by the
party against whom enforcement of any such modification or amendment is sought.

     11. The use of the neuter gender in this Agreement shall be deemed to
include any other gender, and words in the singular number shall be held to
include the plural when the sense requires. In the event any one or more of the
provisions of this Agreement shall for any reason be held to be invalid, illegal
or unenforceable in any respect, such invalidity, illegality or unenforceability
shall not affect any other provision of this Agreement, but this Agreement shall
be construed as if such invalid, illegal or unenforceable provision had never
been contained herein. This Agreement shall be governed by and construed in
accordance with the laws of the state in which the Property is located.

                            [Signature Page Follows]

                                       4
<Page>

     IN WITNESS WHEREOF, Lender, Landlord and Tenant have executed or caused to
be executed this Agreement as of the date first written above.

Signed, Seal and Delivered
in the Presence of:              LENDER:

                                 HELLER FINANCIAL, INC., a Delaware corporation

 /s/ MARY ANN JONES              By: /s/ RICHARD ENGEL
----------------------------        -------------------------------
                                 Name: Richard Engel
                                       ----------------------------
                                 Its: Authorized Representative
                                      ------------------------------

                                 LANDLORD:

                                 6-8 PRESTON COURT, L.L.C., a Delaware limited
                                 liability company

/s/ ILLEGIBLE                    By: /s/ FREDERICK KEEFE
----------------------------        -------------------------------
                                 Name:  Frederick Keefe
                                      -----------------------------
                                 Its: Authorized Signature
                                     ------------------------------

                                 TENANT:

                                 SYNTA PHARMACEUTICALS CORP., a Delaware
                                 corporation

/s/ ILLEGIBLE                    By: /s/ KEITH EHRLICH
----------------------------         -------------------------------
                                 Name: Keith Ehrlich
                                       -----------------------------
                                 Its:  Vice President, Finance & Administration
                                       ----------------------------------------

                                      5
<Page>

STATE OF NEW YORK          )
                           :       ss.
COUNTY OF NEW YORK         )

     The foregoing instrument was acknowledged before me this 18 day of July,
2005, by Richard Engel as authorized representative of Heller Financial, Inc., a
Delaware corporation, on behalf of said corporation.

                                               /s/ MARY ANN JONES
                                                  ------------------
                                                  Notary Public
                                                  My Commission Expires: 9/2/07
                                                  Affix Seal

                                                  -----------------------------
                                                  Mary Ann Jones
                                                  Notary  Public  State of New
                                                  York
                                                  No. 01JO6097959
                                                  Qualified in Queens County
                                                  My  Commission  Expires
                                                  Sep. 2, 2007
                                                  -----------------------------

STATE OF MASSACHUSETTS     )
                           :       ss.
COUNTY OF SUFFOLK          )

     The foregoing instrument was acknowledged before me this 20th day of June,
2005, by Frederick D. Keefe, as President of Pinnacle Properties Management,
L.L.C., a Delaware limited liability company, which in turn is the manager of
6-8 Preston Court, L.L.C., a Delaware limited liability company, on behalf of
said limited liability company.

                                                  /s/ DAVID TONELLI
                                                  ---------------------
                                                  Notary Public
                                                  My Commission Expires:
                                                  Affix Seal

                                             ----------------------------------
                                             David Tonelli
                                             Notary Public
                                             Commonwealth of Massachusetts
                                             My Commission Expires July 2, 2005
                                             ----------------------------------

COMMONWEALTH OF MASSACHUSETTS

Middlesex, ss                                                  25th, May, 2005

     On this 25th day of May, 2005, before me, the undersigned notary public,
personally appeared Keith Erlich, VP of Finance and Admin. of Synta
Pharmaceuticals Corp., a Delaware corporation, proved to me through satisfactory
evidence of identification, which were personal knowledge of identity, to be the
person whose name is signed on the preceding or attached document, and
acknowledged to me that he/she signed it voluntarily for its stated purpose.

                                       6
<Page>

/s/ XIU LING HU
------------------
Notary Public
My Commission Expires:

------------------------------------
Xiu Ling Hu
Notary Public
Commonwealth of Massachusetts
My Commission Expires April 24, 2009
------------------------------------

                                       7<Page>

                                                                    Exhibit 10.9

                             MASTER LEASE AGREEMENT
                                     (QUASI)
                   DATED AS OF NOVEMBER 10, 2004 ("AGREEMENT")

THIS AGREEMENT is between General Electric Capital Corporation (together with
its successors and assigns, if any, "Lessor") and Synta Pharmaceuticals Corp.
("Lessee"). Lessor has an office at 83 WOOSTER HEIGHTS ROAD, DANBURY, CT 06810.
Lessee is a corporation organized and existing under the laws of state of
Delaware. Lessee's mailing address and chief place of business is 45 HARTWELL
AVENUE, LEXINGTON, MA 02421. This Agreement contains the general terms that
apply to the leasing of Equipment from Lessor to Lessee. Additional terms that
apply the Equipment (term, rent, options, etc.) shall be contained on a schedule
("Schedule").

1.   LEASING:

(a)  Lessor agrees to lease to Lessee, and Lessee agrees to lease from Lessor,
the equipment and other property ("EQUIPMENT") described in any Schedule signed
by both parties.

(b)  Lessor shall purchase Equipment from the manufacturer or supplier
("SUPPLIER") and lease it to Lessee if on or before the Last Delivery Date
(specified in the Schedule) Lessor receives (i) a Schedule for the Equipment,
(ii) evidence of insurance which complies with the requirements of Section 8,
and (iii) such other documents as Lessor may reasonably request. Each of the
documents required above must be in form and substance satisfactory to Lessor.
Lessor hereby appoints Lessee its agent for inspection and acceptance of the
Equipment from the Supplier. Once the Schedule is signed, the Lessee may not
cancel the Schedule.

2.   TERM, RENT AND PAYMENT:

(a)  The rent payable for the Equipment and Lessee's right to use the Equipment
shall begin on the earlier of (i) the date when the Lessee signs the Schedule
and accepts the Equipment or (ii) when Lessee has accepted the Equipment under a
Certificate of Acceptance ("LEASE COMMENCEMENT DATE"). The term of this
Agreement shall be the period specified in the applicable Schedule. The word
"term" shall include all basic and any renewal terms.

(b)  Lessee shall pay rent to Lessor at its address stated above, except as
otherwise directed by Lessor. Rent payments shall be in the amount set forth in,
and due as stated in the applicable Schedule. If any Advance Rent (as stated in
the Schedule) is payable, it shall be due when the Lessee signs the Schedule.
Advance Rent shall be applied to the first rent payment. In no event shall any
Advance Rent or any other rent payments be refunded to Lessee. If rent is not
paid within ten (10) days of its due date, Lessee agrees to pay a late charge of
five cents ($.05) per dollar on, and in addition to, the amount of such rent but
not exceeding the lawful maximum, if any.

3.   TAXES:

(a)  If permitted by law, Lessee shall report and pay promptly all taxes, fees
and assessments due, imposed, assessed or levied against Lessor or Lessee on
account of any Equipment (or purchase, ownership, delivery, leasing, possession,
use or operation thereof) by any

<Page>

governmental entity or taxing authority during or related to the term of this
Agreement, including, without limitation, all license and registration fees, and
all sales, use, personal property, excise, franchise, stamp or other taxes,
imposts, duties and charges, together with any penalties, fines or interest
thereon(collectively "TAXES"). Lessee shall have no liability for Taxes imposed
by the United States of America or any State or political subdivision thereof or
any foreign jurisdiction which are on or measured by the net income of Lessor,
and any such Taxes are excluded from "Taxes" as such term is used throughout
this Agreement. Lessee shall promptly reimburse Lessor (on an after tax basis)
for any Taxes charged to or assessed against Lessor. Lessee shall send Lessor a
copy of each report or return and evidence of Lessees payment of Taxes upon
request.

(b)  Lessee's obligations, and Lessor's rights and privileges, contained in this
Section 3 shall survive the expiration or other termination of this Agreement.

4.   REPORTS:

(a)  If any tax or other lien shall attach to any Equipment, Lessee will notify
Lessor in writing, within ten (10) days after Lessee becomes aware of the tax or
lien. The notice shall include the full particulars of the tax or lien and the
location of such Equipment on the date of the notice.

(b)  Lessee will deliver to Lessor financial statements as follows: If Lessee is
a privately held company, then Lessee agrees to provide quarterly financial
statements, certified by Lessee's president or chief financial officer including
a balance sheet, statement of operations and cash flow statement within 30 days
of each quarter end and its complete audited annual financial statements,
certified by a reorganized firm of certified public accountants, within 120 days
of fiscal year end or at such time as Lessee's Board of Directors receives the
audit. If Lessee is a publicly held company, then Lessee agrees to provide
quarterly unaudited statements and annual audited statements, certified by a
recognized firm of certified public accountants, within 10 days after the
statements are provided to the Securities and Exchange Commission ("SEC") or
make such statements available on its website. All such statements are to be
prepared using generally accepted accounting principles ("GAAP") and, if Lessee
is a publicly held company, are to be in compliance with SEC requirements.

(c)  Lessor may inspect any Equipment during normal business hours after giving
Lessee reasonable prior notice.

(d)  Lessee will keep the Equipment at the Equipment Location (specified in the
applicable Schedule) and will give Lessor prior written notice of any relocation
of Equipment. If Lessor requests, Lessee will promptly notify Lessor in writing
of the location of any Equipment.

(e)  If any Equipment is lost or damaged (where the estimated repair costs would
exceed the greater of ten percent (10%) of the original Equipment cost or ten
thousand and 00/100 dollars ($10,000), or is otherwise involved in an accident
causing personal injury or property damage, Lessee will promptly and fully
report the event to Lessor in writing.

(f)  If Lessor requests, Lessee will furnish a certificate of an authorized
officer of Lessee stating that he has reviewed the activities of Lessees and
that, to the best of his knowledge, there

                                       2
<Page>

exists no default or event which with notice or lapse of time (or both) would
become such a default within thirty (30) days after any request by Lessor.

(g)  Lessee will promptly notify Lessor of any change in Lessee's state of
incorporation or organization.

5.   DELIVERY, USE AND OPERATION:

(a)  All Equipment shall be shipped directly from the Supplier to Lessee.

(b)  Lessee agrees that the Equipment will be used by Lessee solely in the
conduct of its business and in a manner complying with all applicable laws,
regulations and insurance policies.

(c)  Lessee will not move any equipment from its leased or owned locations
("LOCATION"), except for purposes of repair, refurbishment or maintenance, and
Lessee will not move any piece of Equipment with an original equipment value of
$25,000 or more from one Location to another Location without written
notification to Lessor.

(d)  Lessee will keep the Equipment free and clear of all liens and encumbrances
other than those which result from acts of Lessor.

(e)  Lessor shall not disturb Lessees quiet enjoyment of the Equipment during
the term of the Agreement unless a default has occurred and is continuing under
this Agreement.

6.   MAINTENANCE:

(a)  Lessee will, at its sole expense, maintain each unit of Equipment in good
operating order and repair, normal wear and tear excepted. The Lessee shall also
maintain the Equipment in accordance with manufacturers recommendations. Lessee
shall make all alterations or modifications required to comply with any
applicable law, rule or regulation during the term of this Agreement. If Lessor
requests, Lessee shall affix plates, tags or other identifying labels showing
ownership thereof by Lessee and Lessor's security interest therein. The tags or
labels shall be placed in a prominent position on each unit of Equipment.

(b)  Lessee will not attach or install anything on the Equipment that will
impair the originally intended function or use of such Equipment without the
prior written consent of Lessor, which consent may not be withheld, conditioned
or delayed unreasonably. All additions, parts, supplies, accessories, and
equipment ("ADDITIONS") furnished or attached to any Equipment that are not
readily removable shall become subject to the lien or Lessor. All Additions
shall be made only in compliance with applicable law. Lessee will not attach or
install any Equipment to or in any other personal or real property without the
prior written consent of Lessor, which consent may not be withheld, conditioned
or delayed unreasonably.

7.   STIPULATED LOSS VALUE: If for any reason any unit of Equipment becomes
lost, stolen, destroyed, irreparably damages or unusable ("CASUALTY
OCCURRENCES") Lessee shall promptly and fully notify Lessor in writing. Lessee
shall pay Lessor the sum of (i) the Stipulated Loss Value (see Schedule) of the
affected unit determined as of the rent payment date prior to the casualty
Occurrence; and (ii) all rent and other amounts which are then due under this

                                       3
<Page>

Agreement on the Payment Date (defined below) for the affected unit. The Payment
Date shall be the next rent payment after the Casualty Occurrence. Upon payment
of all sums due hereunder, the term of this lease as to such unit shall
terminate.

8.   INSURANCE:

(a)  Lessee shall bear the entire risk of any loss, theft, damage to, or
destruction of, any unit of Equipment from any cause whatsoever from the time
the Equipment is delivered to Lessee and installed (if applicable).

(b)  Lessee agrees, at its own expense, to keep all Equipment insured for such
amounts and against such hazards as Lessor may reasonably require. All such
policies shall be with companies, and on terms, reasonably satisfactory to
Lessor. The insurance shall include coverage for damage to or loss of Equipment,
liability for personal injuries, death or property damage. Lessor shall be named
as additional insured with a loss payable clause in favor of Lessor, as its
interest may appear, irrespective of any breach of warranty or other act or
omission of Lessee. The insurance shall provide for liability coverage in any
amount equal to at least ONE MILLION U.S. DOLLARS ($1,000,000.00) total
liability per occurrence, unless otherwise stated in any Schedule. The
casualty/property damage coverage shall be in an amount equal to the higher of
the Stipulated Loss Value or the full replacement cost of the Equipment. No
insurance shall be subject to any co-insurance clause. The insurance policies
shall provide that the insurance may not be altered or canceled by the insurer
until after thirty (30) days written notice to Lessor. Lessee agrees to deliver
to Lessor evidence of insurance reasonable satisfactory to Lessor.

(c)  Lessee hereby appoints to Lessor as Lessee's attorney-in-fact to make proof
of loss and claim for insurance, and to make adjustments with insurers and to
receive payment of an execute or endorse all documents, checks or drafts in
connection with insurance payments. Lessor shall not act a Lessees
attorney-in-fact unless Lessee is in default. Lessee shall pay any reasonable
expenses if Lessor in adjusting or collecting insurance. Lessee will not make
adjustments with insurers except with respect to claims for damage to any unit
of Equipment where the repair costs are less than the lesser of ten percent
(10%) of the original Equipment cost or ten thousand and 00/100 dollars
($10,000). Lessor may, at its option, apply proceeds of insurance, in whole or
in part, to (i) repair or replace Equipment or any portion thereof, or (ii)
satisfy any obligation of Lessee to Lessor under this Agreement.

9.   RETURN OF EQUIPMENT:

(a)  At the expiration or termination of this Agreement or any Schedule, Lessee
shall perform any testing and repairs required to place the units of Equipment
in the same condition and appearance as when received by Lessee (reasonable wear
and tear excepted) and in good working order for the original intended purpose
of the Equipment. If required the units of Equipment shall be deinstalled,
disassembled and crated by an authorized manufacturer's representative or such
other service person as is reasonably satisfactory to Lessor. Lessee shall
remove installed markings that are not necessary for the operation, maintenance
or repair of the Equipment. All Equipment will be cleaned, cosmetically
acceptable, and in such condition as to be immediately installed into use in a
similar environment for which the Equipment was

                                       4
<Page>

originally intended to be used. All waste material and fluid must be removed
from the Equipment and disposed of in accordance with then current waste
disposal laws. Lessee shall return the units of Equipment to a location within
the continental United States as Lessor shall direct. Lessee shall obtain and
pay for a policy of transit insurance for the redelivery period in an amount
equal to the replacement value of the Equipment. The transit insurance must name
Lessor as the loss payee. The Lessee shall pay for all costs to comply with this
section (a).

(b)  Until Lessee has fully complied with the requirements of Section 9(a)
above, Lessee's rent payment obligation and all other obligations under this
Agreement shall continue from month to month notwithstanding any expiration or
termination of the lease term. Lessor may not terminate the Lessee's right to
use Equipment, unless Lessee is in default.

(c)  Lessee shall provide to Lessor a detailed inventory of all components of
the Equipment including model and serial numbers. Lessee shall also provide an
up-to-date copy of all other documentation pertaining to the Equipment. All
service manuals, blueprints, process flow diagrams, operating manuals, inventory
and maintenance records shall be given to Lessor at least ninety (90) days and
not more than one hundred twenty (120) days prior to lease termination.

(d)  Lessee shall make the Equipment available for on-site operational
inspections by potential purchasers at least one hundred twenty (120) days prior
to and continuing up to lease termination. Lessor shall provide Lessee with
reasonable notice prior to any inspection. Lessee shall provide personnel, power
and other requirements necessary to demonstrate electrical, hydraulic and
mechanical systems for each item of Equipment.

10.  DEFAULT AND REMEDIES:

(a)  Lessor may in writing declare this Agreement in default if: (i) Lessee
breaches its obligation to pay rent or any other sum when due and fails to cure
the breach within ten (10) days; (ii) Lessee breaches any of its insurance
obligations under Section 9; (iii) Lessee breaches any of its other obligations
and fails to cure that breach within thirty (30) days after written notice from
Lessor; (iv) any representation or warranty made by Lessee in connection with
this Agreement shall be false or misleading in any material respect; (v) Lessee
or any guarantor or other obligor for the Lessee's obligations hereunder
("GUARANTOR") becomes insolvent or ceases to do business as a going concern;
(vi) any Equipment is illegally used; (vii) if Lessee or any Guarantor is a
natural person, any death or incompetency of Lessee or such Guarantor; (viii) a
petition is filed by or against Lessee or any Guarantor under any bankruptcy or
insolvency laws and in the event of an involuntary petition, the petition is not
dismissed, within forty-five (45) days of the filing date; (ix) Lessee default
under any other material obligation for (A) borrowed money, (B) the deferred
purchase price of property, or (C) payments due under the lease agreement; (x)
there is any dissolution, termination or existence, merger, consolidation or
change in controlling ownership or Lessee or any Guarantor, but not to include
an initial public offering, or any other stock offering, preferred to common, in
which the primary purpose is to raise cash equity; or (xi) there is a material
adverse change in the Lessee's financial condition. The default declaration
shall apply to all Schedules unless specifically excepted by Lessor.

(b)  After a default, at the request of Lessor, Lessee shall comply with the
provisions of Section 9(a) and the following provisions shall apply also. Lessee
hereby authorizes Lessor to

                                       5
<Page>

peacefully enter any premises where any Equipment may be and take possession of
the Equipment. Lessee shall immediately pay to Lessor without further demand as
liquidated damages for loss of a bargain and not as a penalty, the Stipulated
Loss Value of the Equipment (calculated as of the rent payment date prior to the
declaration of default), and all rents and other sums then due under this
Agreement and all Schedules. Lessor may terminate this Agreement as to any or
all of the Equipment. A termination shall occur only upon written notice by
Lessor to Lessee and only as to the units of Equipment specified in any such
notice. Lessor may, but shall not be required to, sell Equipment at private or
public sale, in bulk or in parcels, with or without notice, and without having
the Equipment present at the place of sale. Lessor may also, but shall not be
required to, lease, otherwise dispose of or keep idle all or part of the
Equipment. Lessor may use Lessee's premises for a reasonable period of time for
any or all of the purposes stated above without liability for rent, costs,
damages or otherwise. The proceeds of sale, lease or other disposition, if any,
shall be applied in the following order of priorities: (i) to pay all of
Lessor's costs, charges and expenses incurred in taking, removing, holding,
repairing and selling, leasing or otherwise disposing of Equipment; then (ii) to
the extent not previously paid by Lessee, to pay Lessor all sums due from Lessee
under this Agreement; then (iii) to reimburse to Lessee any sums previously paid
by Lessee as liquidated damages; and then (iv) to Lessee, if there exists any
surplus. Lessee shall immediately pay any deficiency in (i) and (ii) above.

(c)  The foregoing remedies are cumulative, and any or all thereof may be
exercised instead of or in addition to each other or any remedies at law, in
equity, or under statute. Lessee waives notice of sale or other disposition (and
the time and place thereof), and the manner and place of any advertising. Lessee
shall pay Lessor's actual attorney's fees incurred in connection with the
enforcement, assertion, defense or preservation of Lessor's rights and remedies
under this Agreement, or if prohibited by law, such lesser sum as may be
permitted. Waiver of any default shall not be a waiver of any other or
subsequent default.

(d)  Any default under the terms of this or any other agreement between Lessor
and Lessee may be declared by Lessor a default under this and any such other
agreement.

11.  ASSIGNMENT: LESSEE SHALL NOT SELL, TRANSFER, ASSIGN, ENCUMBER OR SUBLET ANY
EQUIPMENT OR THE INTEREST OF LESSEE IN THE EQUIPMENT WITHOUT THE PRIOR WRITTEN
CONSENT OF LESSOR. Lessor may, without the consent of Lessee, assign this
Agreement, any Schedule or the right to enter into a Schedule. Lessee agrees
that is Lessee receives written notice of an assignment from Lessor, Lessee will
pay all rent and all other amounts payable under any assigned Schedule to such
assignee or as instructed by Lessor. Lessee also agrees to confirm in writing
receipt of the notice of assignment as may be reasonably requested by assignee.
Lessee hereby waives and agrees not to assert against any such assignee any
defense, set-off, recoupment claim or counterclaim which Lessee has or may at
any time have against Lessor for any reason whatsoever.

12.  NET LEASE: Lessee is unconditionally obligated to pay all rent and other
amounts due for the entire lease term no matter what happens, even if the
Equipment is damaged or destroyed, if it is defective or if Lessee no longer can
use it. Lessee is not entitled to reduce or set-off against rent or other
amounts due to Lessor or to anyone to whom Lessor assigns this Agreement or any
Schedule whether Lessees claim arises out of this Agreement, any Schedule, any

                                       6
<Page>

statement by Lessor, Lessor's liability of any manufacturers liability, strict
liability, negligence or otherwise.

13.  INDEMNIFICATION:

(a)  Lessee hereby agrees to indemnify Lessor, its agents, employees, successors
and assigns (on an after tax basis) from and against any and all losses,
damages, penalties, injuries, claims, actions and suits, including legal
expenses, of whatsoever kind and nature arising out of or relating to the
Equipment or this Agreement, except to the extent the losses, damages,
penalties, injuries, claims, actions, suits or expenses result from Lessor's
gross negligence or willful misconduct ("CLAIMS"). This indemnity shall include,
but is not limited to, Lessor's strict liability in tort and Claims, arising out
of (i) the selection, manufacture, purchase, acceptance or rejection of
Equipment, the ownership of Equipment during the term of this Agreement, and the
delivery, lease, possession, maintenance, uses, condition, return or operation
of Equipment (including, without limitation, latent and other defects, whether
or not discoverable by Lessor or Lessee and any claim for patent, trademark or
copyright infringement or environmental damage) or (ii) the condition of
Equipment sold or disposed of after use by Lessee, any sublessee or employees of
Lessee. Lessee shall, upon request, defend any actions based on, or arising out
of, any of the foregoing.

(b)  All of Lessor's rights, privileges and indemnities contained in this
Section 13 shall survive the expiration or other termination of this Agreement.
The rights, privileges and indemnities contained herein are expressly made for
the benefit of, and shall be enforceable by Lessor, its successors and assigns.

14.  DISCLAIMER: LESSEE ACKNOWLEDGES THAT IT HAS SELECTED THE EQUIPMENT WITHOUT
ANY ASSISTANCE FROM LESSOR, ITS AGENTS OR EMPLOYEES. LESSOR DOES NOT MAKE, HAS
NOT MADE, NOR SHALL BE DEEMED TO MAKE OR HAVE MADE, ANY WARRANTY OR
REPRESENTATION, EITHER EXPRESS OR IMPLIED, WRITTEN OR ORAL, WITH RESPECT TO THE
EQUIPMENT LEASED UNDER THIS AGREEMENT OR ANY COMPONENT THEREOF, INCLUDING,
WITHOUT LIMITATION, ANY WARRANTY AS TO DESIGN, COMPLIANCE WITH SPECIFICATIONS,
QUALITY OF MATERIALS OR WORKMANSHIP, MERCHANTABILITY, FITNESS FOR ANY PURPOSE,
USE OR OPERATION, SAFETY, PATENT, TRADEMARK OR COPYRIGHT INFRINGEMENT, OR TITLE.
All such risks, as between Lessor and Lessee, are to be borne by Lessee. Without
limiting the foregoing, Lessor shall have no responsibility or liability to
Lessee or any other person with respect to any of the following: (i) any
liability, loss or damage caused or alleged to be caused directly or indirectly
by any Equipment, any inadequacy thereof, any deficiency or defect (latent or
otherwise) of the Equipment, or any other circumstance in connection with the
Equipment; (ii) the use, operation or performance of any Equipment or any risks
relating to it, (iii) any interruption of service, loss of business or
anticipated profits or consequential damages; or (iv) the delivery, operation,
servicing, maintenance, repair, improvement or replacement of any Equipment. If,
and so long as, no default exists under this Agreement, Lessee shall be, and
hereby is, authorized during the term of this Agreement to assert and enforce,
whatever claims and rights Lessor may have against any Supplier of the Equipment
at Lessee's sole cost and

                                       7
<Page>

expense, in the name of and for the account of Lessor and/or Lessee, as their
interests may appear.

15.  REPRESENTATIONS AND WARRANTIES OF LESSEE: Lessee makes each of the
following representations and warranties to Lessor on the date hereof and on the
date of execution of each Schedule:

(a)  Lessee has adequate power and capacity to enter into, and perform under,
this Agreement and all related documents (together, the "DOCUMENTS"). Lessee is
duly qualified to do business wherever necessary to carry on its present
business and operations, including the jurisdiction(s) where the Equipment is or
is to be located.

(b)  The Documents have been duly authorized, executed and delivered by Lessee
and constitute valid, legal and binding agreements, enforceable in accordance
with their terms, except to the extent that the enforcement of remedies may be
limited under applicable bankruptcy and insolvency laws.

(c)  No approval, consent or withholding of objections is required from any
governmental authority or entity with respect to the entry into or performance
by Lessee of the Documents except such as have already been obtained.

(d)  The entry into and performance by Lessee of the Documents will not: (i)
violate any judgment, order, law or regulation applicable to Lessee or any
provision of Lessee's Certificate of Incorporation or bylaws; or (ii) result in
any breach of, constitute a default under or result in the creation of any lien,
charge, security interest or other encumbrance upon any Equipment pursuant to
any indenture, mortgage, deed of trust, bank loan or credit agreement or other
instrument (other than this Agreement) to which Lessee is a party,

(e)  There are no suits or proceedings pending or threatened in court or before
any commission, board or other administrative agency against or affecting
Lessee, which if decided against Lessee will have a material adverse effect on
the ability of Lessee to fulfill its obligations under this Agreement.

(f)  The Equipment accepted under any Certificate of Acceptance is and will
remain tangible personal property.

(g)  Each financial statement delivered to Lessor has been prepared in
accordance with generally accepted accounting principles consistently applied.
Since the date of the most recent financial statement, there has been no
material adverse change.

(h)  Lessee's exact legal name is as set forth in the first sentence of this
Agreement and Lessee is and will be at all times validly existing and in good
standing under the laws of the State of its incorporation (specified in the
first sentence of this Agreement).

(i)  The Equipment will at all times be used for commercial or business
purposes.

(j)  Lessee is and will remain in full compliance with all laws and regulations
applicable to it including, without limitation,' (i) ensuring that no person who
owns a controlling interest in or

                                       8
<Page>

otherwise controls Lessee is or shall be (Y) listed on the Specially Designated
Nationals and Blocked Person List maintained by the Office of Foreign Assets
Control ("OFAC"), Department of the Treasury, and/or any other similar lists
maintained by OFAC pursuant to any authorizing statute, Executive Order or
regulation or (Z) a person designated under Section 1(b), (c) or (d) of
Executive Order No. 13224 (September 23, 2001), any related enabling legislation
or any other similar Executive Orders, and (ii) compliance with all applicable
Bank Secrecy Act ("BSA") laws, regulations and government guidance on BSA
compliance and on the prevention and detection of money laundering violations.

16.  OWNERSHIP FOR TAX PURPOSES, GRANT OF SECURITY INTEREST; USURY SAVINGS:

(a)  For income tax purposes, the parties hereto agree that it is their mutual
intention that Lessee shall be considered the owner of the Equipment.
Accordingly, Lessor agrees (i) to treat Lessee as the owner of the Equipment on
Its federal income tax return, (ii) not to take actions or positions
inconsistent with such treatment on or with respect to its federal income tax
return, and (iii) not to claim any tax benefits available to an owner of the
Equipment on or with respect to its federal income tax return. The foregoing
undertakings by Lessor shall not be violated by Lessor's taking a tax position
inconsistent with the foregoing sentence to the extent such a position is
required by law or is taken through inadvertence so long as such inadvertent tax
position is reversed by Lessor promptly upon its discovery, Lessor shall in no
event be liable to Lessee if Lessee fails to secure any of the tax benefits
available to the owner of the Equipment.

(b)  Lessee hereby grants to Lessor a first security interest in the Equipment,
together with all additions, attachments, accessions, accessories and accessions
thereto whether or not furnished by the Supplier of the Equipment and any and
all substitutions, replacements or exchanges therefor, and any and all insurance
and/or other proceeds of the property in and against which a security interest
is granted hereunder. This security interest is given to secure the payment and
performance of all debts, obligations and liabilities of any kind whatsoever of
Lessee to Lessor, now existing or arising in the future under this Agreement or
any Schedules attached hereto, and any renewals, extensions and modifications of
such debts, obligations and liabilities.

(c)  It is the intention of the parties hereto to comply with any applicable
usury laws to the extent that any Schedule is determined to be subject to such
laws; accordingly, it is agreed that, notwithstanding any provision to the
contrary in any Schedule or this Agreement, in no event shall any Schedule
require the payment or permit the collection of interest in excess of the
maximum amount permitted by applicable law. If any such excess interest is
contracted for, charged or received under any Schedule or this Agreement, or in
the event that all of the principal balance shall be prepaid, so that under any
of such circumstances the amount of interest contracted for, charged or received
under any Schedule or this Agreement shall exceed the maximum amount of interest
permitted by applicable law, then in such event (i) the provisions of this
paragraph shall govern and control, (ii) neither Lessee nor any other person or
entity now or hereafter liable for the payment hereof shall be obligated to pay
the amount of such interest to the extent that it is in excess of the maximum
amount of interest permitted by applicable law, (iii) any such excess which may
have been collected shall be either applied as a credit against the then unpaid
principal balance or refunded to Lessee, at the option of' the Lessor, and (iv)
the effective rate of interest shall be automatically reduced to the maximum
lawful contract rate

                                       9
<Page>

allowed under applicable law as now or hereafter construed by the courts having
jurisdiction thereof. It is further agreed that without limitation of the
foregoing, all calculations of the rate of interest contracted for, charged or
received under any Schedule or this Agreement which are made for the purpose of
determining whether such rate exceeds the maximum lawful contract rate, shall be
made, to the extent permitted by applicable law, by amortizing, prorating,
allocating and spreading in equal parts during the period of the full stated
term of the indebtedness evidenced hereby, all interest at any time contracted
for, charged or received from Lessee or otherwise by Lessor in connection with
such indebtedness; provided, however, that if any applicable state law is
amended or the law of the United States of America preempts any applicable state
law, so that it becomes lawful for Lessor to receive a greater interest per
annum rate than is presently allowed, the Lessee agrees that, on the effective
date of such amendment or preemption, as the case may be, the lawful maximum
hereunder shall be increased to the maximum interest per annum rate allowed by
the amended state law or the law of the United States of America.

17.  EARLY TERMINATION:

(a)  On or after the First Termination Date (specified in the applicable
Schedule), Lessee may, so long as no default exists hereunder, terminate this
Agreement as to all (but not less than alt) of the Equipment on such Schedule as
of a rent payment date ("TERMINATION DATE"). Lessee must give Lessor at least
ninety (90) days prior written notice of the termination.

(b)  Lessee shall, and Lessor may, solicit cash bids for the Equipment on an AS
IS, WHERE IS BASIS without recourse to or warranty from Lessor, express or
implied ("AS IS BASIS"). Prior to the Termination Date, Lessee shall (i) certify
to Lessor any bids received by Lessee and (ii) pay to Lessor (A) the Termination
Value (calculated as of the rent due on the Termination Date) for the Equipment,
and (8) all rent and other sums due and unpaid as of the Termination Date.

(c)  If all amounts due hereunder have been paid on the Termination Date, Lessor
shall (i) sell the Equipment on an AS IS BASIS for cash to the highest bidder
and (ii) refund the proceeds of such sale (net of any related expenses) to
Lessee up to the amount of the Termination Value. If such sale is not
consummated, no termination shall occur and Lessor shall refund the Termination
Value (less any expenses incurred by Lessor) to Lessee.

(d)  Notwithstanding the foregoing, Lessor may elect by written notice, at any
time prior to the Termination Date, not to sell the Equipment. In that event, on
the Termination Date Lessee shall (i) return the Equipment (in accordance with
Section 9) and (ii) pay to Lessor all amounts required under Section 17(b) less
the amount of the highest bid certified by Lessee to Lessor.

18.  EARLY PURCHASE OPTION:

(a)  Lessee may purchase on an AS IS BASIS all (but not less than all) of the
Equipment on any Schedule on any Rent Payment Date after the First Termination
Date specified in the applicable Schedule but prior to the last Rent Payment
Date of such Schedule (the "EARLY PURCHASE DATE"), for a price equal to (i) the
Termination Value (calculated as of the Early Purchase Date) for the Equipment,
and (ii) all rent and other sums due and unpaid as of the Early

                                       10
<Page>

Purchase Date (the "EARLY OPTION PRICE"), plus all applicable sales taxes.
Lessee must notify Lessor of its intent to purchase the Equipment in writing at
least thirty (30) days, but not more than two hundred seventy (270) days, prior
to the Early Purchase Date. If Lessee is in default or if the Schedule or this
Agreement has already been terminated, Lessee may not purchase the Equipment.
(The purchase option granted by this subsection shall be referred to herein as
the "EARLY PURCHASE OPTION").

(b)  If Lessee exercises its Early Purchase Option, then on the Early Purchase
Date, Lessee shall pay to Lessor any rent and other sums due and unpaid on the
Early Purchase Date and Lessee shall pay the Early Option Price, plus all
applicable sales taxes, to Lessor in cash.

19.  END OF LEASE PURCHASE OPTION: Lessee may, at lease expiration, purchase all
(but not less than all) of the Equipment on any Schedule on an AS IS BASIS for
cash equal to the amount indicated on such Schedule (the "OPTION PAYMENT"), plus
all applicable sales taxes. The Option Payment, plus all applicable sales taxes,
shall be due and payable in immediately available funds on the expiration date
of such Schedule. Lessee must notify Lessor of its intent to purchase the
Equipment in writing at least one hundred eighty (180) days prior to the
expiration date of the Schedule. If Lessee is in default, or if the Schedule or
this Agreement has already been terminated, Lessee may not purchase the
Equipment.

20.  MISCELLANEOUS:

(a)  LESSEE AND LESSOR UNCONDITIONALLY WAIVE THEIR RIGHTS TO A JURY TRIAL OF ANY
CLAIM OR CAUSE OF ACTION BASED UPON OR ARISING OUT OF THIS AGREEMENT, ANY OF THE
RELATED DOCUMENTS, ANY DEALINGS BETWEEN LESSEE AND LESSOR RELATING TO THE
SUBJECT MATTER OF THIS TRANSACTION OR ANY RELATED TRANSACTIONS, AND/OR THE
RELATIONSHIP THAT IS BEING ESTABLISHED BETWEEN LESSEE AND LESSOR. THE SCOPE OF
THIS WAIVER IS INTENDED TO BE ALL ENCOMPASSING OF ANY AND ALL DISPUTES THAT MAY
BE FILED IN ANY COURT. THIS WAIVER IS IRREVOCABLE. THIS WAIVER MAY NOT BE
MODIFIED EITHER ORALLY OR IN WRITING. THE WAIVER ALSO SHALL APPLY TO ANY
SUBSEQUENT AMENDMENTS, RENEWALS, SUPPLEMENTS OR MODIFICATIONS TO THIS AGREEMENT,
ANY RELATED DOCUMENTS, OR TO ANY OTHER DOCUMENTS OR AGREEMENTS RELATING TO THIS
TRANSACTION OR ANY RELATED TRANSACTION. THIS AGREEMENT MAY BE FILED AS A WRITTEN
CONSENT TO A TRIAL BY THE COURT.

(b)  Any cancellation or termination by Lessor of this Agreement, any Schedule,
supplement or amendment hereto, or the lease of any Equipment hereunder shall
not release Lessee from any then outstanding obligations to Lessor hereunder.
All Equipment shall at all times remain personal property even though it may be
attached to real property. The Equipment shall not become part of any other
property by reason of any installation in, or attachment to, other real or
personal property.

(c)  Time is of the essence of this Agreement. Lessor's failure at any time to
require strict performance by Lessee of any of the provisions hereof shall not
waive or diminish Lessor's right at any other time to demand strict compliance
with this Agreement Lessee agrees, upon Lessor's

                                       11
<Page>

request, to execute, or otherwise authenticate, any document, record or
instrument necessary or expedient for filing, recording or perfecting the
interest of Lessor or to carry out the intent of this Agreement. In addition,
Lessee hereby authorizes Lessor to file a financing statement and amendments
thereto describing the Equipment described in any and all Schedules now and
hereafter executed pursuant hereto and adding any other collateral described
therein and containing any other information required by the applicable Uniform
Commercial Code. Lessee irrevocably grants to Lessor the power to sign Lessee's
name and generally to act on behalf of Lessee to execute and file financing
statements and other documents pertaining to any or all of the Equipment. Lessee
hereby ratifies its prior authorization for Lessor to file financing statements
and amendments thereto describing the Equipment and containing any other
information required by any applicable law (including without limitation the
Uniform Commercial Code) if filed prior to the date hereof. All notices required
to be given hereunder shall be deemed adequately given if sent by registered or
certified mail to the addressee at its address stated herein, or at such other
place as such addressee may have specified in writing. This Agreement and any
Schedule and Annexes thereto constitute the entire agreement of the parties with
respect to the subject matter hereof. NO VARIATION OR MODIFICATION OF THIS
AGREEMENT OR ANY WAIVER OF ANY OF ITS PROVISIONS OR CONDITIONS, SHALL BE VALID
UNLESS IN WRITING AND SIGNED BY AN AUTHORIZED REPRESENTATIVE OF THE PARTIES
HERETO.

(d)  If Lessee does not comply with any provision of this Agreement, Lessor
shall have the right, but shall not be obligated, to effect such compliance, in
whole or in part. All reasonable amounts spent and obligations incurred or
assumed by Lessor in effecting such compliance shall constitute additional rent
due to Lessor. Lessee shall pay the additional rent within ten (10) days after
the date Lessor sends notice to Lessee requesting payment Lessor's effecting
such compliance shall not be a waiver of Lessee's default.

(e)  Any rent or other amount not paid to Lessor when due shall bear interest,
from the due date until paid, at the lesser of eighteen percent (18%) per annum
or the maximum rate allowed by law. Any provisions in this Agreement and any
Schedule that are in conflict with any statute, law or applicable rule shall be
deemed omitted, modified or altered to conform thereto. Notwithstanding anything
to the contrary contained in this Agreement or any Schedule, in no event shall
this Agreement or any Schedule require the payment or permit the collection of
amounts in excess of the maximum permitted by applicable law.

(f)  Lessee hereby irrevocably authorizes Lessor to adjust the Capitalized
Lessor's Cost up or down by no more than ten percent [10%] within each Schedule
to account for equipment change orders, equipment returns, invoicing errors, and
similar matters. Lessee acknowledges and agrees that the rent shall be adjusted
as a result of the change in the Capitalized Lessor's Cost. Lessor shall send
Lessee a written notice stating the final Capitalized Lessor's Cost, if it has
changed.

(g)  THIS AGREEMENT AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES HEREUNDER
SHALL IN ALL RESPECTS BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH, THE
INTERNAL LAWS OF THE STATE OF CONNECTICUT (WITHOUT REGARD TO THE CONFLICT OF
LAWS PRINCIPLES OF SUCH STATE), INCLUDING ALL MATTERS OF CONSTRUCTION, VALIDITY
AND PERFORMANCE, REGARDLESS OF THE LOCATION OF THE EQUIPMENT.

                                       12
<Page>

(h)  Any cancellation or termination by Lessor, pursuant to the provisions of
this Agreement, any Schedule, supplement or amendment hereto, of the lease of
any Equipment hereunder, shall not release Lessee from any then outstanding
obligations to Lessor hereunder.

(i)  To the extent that any Schedule would constitute chattel paper, as such
term is defined in the Uniform Commercial Code as in effect in any applicable
jurisdiction, no security interest therein may be created through the transfer
or possession of this Agreement in and of itself without the transfer or
possession of the original of a Schedule executed pursuant to this Agreement and
incorporating this Agreement by reference; and no security interest in this
Agreement and a Schedule may be created by the transfer or possession of any
counterpart of the Schedule other than the original thereof, which shall be
identified as the document marked Original and all other counterparts shall be
marked Duplicate.

(j)  Each party hereto agrees to keep confidential, the terms and provisions of
the Documents and the transactions contemplated hereby and thereby
(collectively, the "TRANSACTIONS"), except that each party may make disclosure
to the extent required by law and Lessee may make confidential disclosure to its
significant investors, potential business partners and/or potential investors.
Notwithstanding the foregoing, the obligations of confidentiality contained
herein, as they relate to the Transactions, shall not apply to the federal tax
structure or federal tax treatment of the Transactions, and each party hereto
(and any employee, representative, or agent of any party hereto) may disclose to
any and all persons, without limitation of any kind, the federal tax structure
and federal tax treatment of the Transactions. The preceding sentence is
intended to cause each Transaction to be treated as not having been offered
under conditions of confidentiality for purposes of Section I.6011-4(b)(3) (or
any successor provision) of the Treasury Regulations promulgated under Section
6011 of the Internal Revenue Code of 1986, as amended, and shall be construed in
a manner consistent with such purpose. In addition, each party hereto
acknowledges that it has no proprietary or exclusive rights to the federal tax
structure of the Transactions or any federal tax matter or federal tax idea
related to the Transactions.

IN WITNESS WHEREOF, Lessee and Lessor have caused this Agreement to be executed
by their duly authorized representatives as of the date first above written.

LESSOR:                                  LESSEE:

GENERAL ELECTRIC CAPITAL CORPORATION     SYNTA PHARMACEUTICALS CORP.

By:    /s/ JOHN EDEL                     By:    /s/ KEITH EHRLICH
       -------------------------------          --------------------------------

Name:  John Edel                         Name:  Keith Ehrlich
       -------------------------------          --------------------------------

Title: SVP                               Title: VP of Finance and Administration
       -------------------------------          --------------------------------

                                       13
<Page>

                          EQUIPMENT CONCENTRATION RIDER

SYNTA PHARMACEUTICALS CORP. ("Customer"), on or before October 19, 2005, shall
cause the composition and mix of Equipment financed after November 10, 2004
under the Master Lease Agreement dated as of November 10, 2004 between Customer
and General Electric Capital Corporation to conform to and meet the following
concentration requirements (hereinafter "Concentration Requirements") for each
class of Equipment (hereinafter "Equipment Class") as identified and set forth
below. Customer herein represents and warrants that it shall maintain each such
Equipment Class and its respective Concentration Requirement from and after such
above referenced date and continuing thereafter to the end of the term:

<Table>
<Caption>
     EQUIPMENT CLASS                          CONCENTRATION REQUIREMENT
     ---------------                          -------------------------
     <S>                                      <C>
     Laboratory & scientific equipment:       Minimum of 60%

     General Office equipment, Computers      Maximum of 15%
     & similar:

     Soft costs (leaseholds, software,        Maximum of 25%
     & similar):
</Table>

Accepted and Agreed:

SYNTA PHARMACEUTICALS CORP.

By:    /s/ KEITH EHRLICH
       -----------------------------------

Title: VP of Finance and Administration
       -----------------------------------

Date:  11/11/04
       -----------------------------------

<Page>

                               EQUIPMENT SCHEDULE
                           (QUASI LEASE - FIXED RATE)
                                SCHEDULE NO. 001
                               DATED THIS 11/23/04
                            TO MASTER LEASE AGREEMENT
                          DATED AS OF NOVEMBER 10, 2004

LESSOR & MAILING ADDRESS:                        LESSEE & MAILING ADDRESS:
GENERAL ELECTRIC CAPITAL CORPORATION             SYNTA PHARMACEUTICALS CORP.
83 WOOSTER HEIGHTS RD. 5TH FLOOR                 45 HARTWELL AVENUE
DANBURY, CT 06810                                LEXINGTON, MA 02421

This Schedule is executed pursuant to, and incorporates by reference the terms
and conditions of, and capitalized terms not defined herein shall have the
meanings assigned to them in, the Master Lease Agreement identified above
("Agreement", said Agreement and this Schedule being collectively referred to as
"Lease"). This Schedule, incorporating by reference the Agreement, constitutes a
separate instrument of lease.

A.   EQUIPMENT: Subject to the terms and conditions of the Lease. Lessor agrees
to lease to Lessee the Equipment described below (the "Equipment").

<Table>
<Caption>
NUMBER          CAPITALIZED
LESSOR'S COST   MANUFACTURER   SERIAL NUMBERS   YEAR/MODEL AND TYNE OF EQUIPMENT
--------------------------------------------------------------------------------
<S>             <C>            <C>              <C>
SEE EXHIBIT A ATTACHED HERETO AND MADE A PART HEREOF.
</Table>

B. FINANCIAL TERMS

1.   Advance Rent (if any): $32,496.60.
2.   Capitalized Lessor's Cost: $1,025,044.09.
3.   Basic Term (No. of Months): THIRTY SIX (36) Months.
4.   Basic Term Lease Rate Factor: 3.170264.
5.   Basic Term Commencement Date: 12/01/04
6.   Lessee Federal Tax ID No.: 04-3508648.
7.   Last Delivery Date: 11/23/04
8.   Daily Lease Rate Factor: .1057.
9.   Interest Rate: 9.32% per annum.
10.  Option Payment: $1.00

11.  First Termination Date: N/A (-) months after the Basic Term Commencement
     Date.

12.  Interim Rent: For the period from and including the Lease Commencement Date
     to the Basic Term Commencement Date ("INTERIM PERIOD"), Lessee shall pay as
     rent (" INTERIM RENT") for each unit of Equipment, the product of the Daily
     Lease Rate Factor times the Capitalized Lessor's Cost of such unit times
     the number of days in the Interim Period. Interim Rent shall be due on
     Basic Term Commencement Date.

13.  Basic Term Rent. Commencing on 12/01/04 and on the same day of each month
     thereafter (each, a "RENT PAYMENT DATE") during the Basic Term, Lessee
     shall pay as rent ("BASIC TERM RENT") the product of the Basic Term Lease
     Rate Factor times the Capitalized Lessor's Cost of all Equipment on this
     Schedule.

14.  Lessee agrees and acknowledges that the Capitalized Lessor's Cost of the
     Equipment as stated on the Schedule is equal to the fair market value of
     the Equipment on the date hereof.

C.   INTEREST RATE: Interest shall accrue from the Lease Commencement Date
through and including the date of termination of the Lease.

                                       15
<Page>

D.   PROPERTY TAX

PROPERTY TAX NOT APPLICABLE ON EQUIPMENT LOCATED IN MASSACHUSETTS.

     Lessor may notify Lessee (and Lessee agrees to follow such notification)
regarding any changes in property tax reporting and payment responsibilities.

E.   ARTICLE 2A NOTICE

IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 2A OF THE UNIFORM COMMERCIAL CODE
AS ADOPTED IN THE APPLICABLE STATE, LESSOR HEREBY MAKES THE FOLLOWING
DISCLOSURES TO LESSEE PRIOR TO EXECUTION OF THE LEASE, (A) THE PERSON(S)
SUPPLYING THE EQUIPMENT IS VARIOUS (THE "SUPPLIER(S)"), (B) LESSEE IS ENTITLED
TO THE PROMISES AND WARRANTIES, INCLUDING THOSE OF ANY THIRD PARTY, PROVIDED TO
THE LESSOR BY SUPPLIER(S), WHICH IS SUPPLYING THE EQUIPMENT IN CONNECTION WITH
OR AS PART OF THE CONTRACT BY WHICH LESSOR ACQUIRED THE EQUIPMENT AND (C) WITH
RESPECT TO SUCH EQUIPMENT, LESSEE MAY COMMUNICATE WITH SUPPLIER(S) AND RECEIVE
AN ACCURATE AND COMPLETE STATEMENT OF SUCH PROMISES AND WARRANTIES, INCLUDING
ANY DISCLAIMERS AND LIMITATIONS OF THEM OR OF REMEDIES. TO THE EXTENT PERMITTED
BY APPLICABLE LAW, LESSEE HEREBY WAIVES ANY AND ALL RIGHT'S AND REMEDIES
CONFERRED UPON A LESSEE IN ARTICLE 2A AND ANY RIGHTS NOW OR HEREAFTER CONFERRED
BY STATUTE OR OTHERWISE WHICH MAY LIMIT OR MODIFY ANY OF LESSOR'S RIGHTS OR
REMEDIES UNDER THE DEFAULT AND REMEDIES SECTION OF THE AGREEMENT.

F.   STIPULATED LOSS AND TERMINATION VALUE TABLE*

<Table>
<Caption>
             Termination    Stipulated                    Termination     Stipulated
Rental       Value          Loss Value                    Value           Loss Value
Basic        Percentage     Percentage       Rental       Percentage      Percentage
  <S>          <C>            <C>              <C>          <C>              <C>
   1           99.830         103.748          19           53.306           55.803
   2           97.412         101.251          20           50.526           52.945
   3           94.975          98.735          21           47.725           50.064
   4           92.519          96.200          22           44.902           47.163
   5           90.044          93.646          23           42.057           44.239
   6           87.549          91.073          24           39.190           41.293
   7           85.036          88.481          25           36.301           38.325
   8           82.503          85.868          26           33.390           35.334
   9           79.950          83.237          27           30.455           32.321
  10           77.377          80.585          28           27.498           29.285
  11           74.785          77.914          29           24.518           26.226
  12           72.172          75.222          30           21.515           23.144
  13           69.539          72.510          31           18.489           20.039
  14           66.885          69.778          32           15.439           16.910
  15           64.211          67.024          33           12.365           13.757
  16           61.516          64.251          34            9.268           10.581
  17           58.801          61.456          35            6.146            7.380
  18           56.064          58.640          36            3.000            4.155
</Table>

                                       16
<Page>

     *The Stipulated Loss Value or Termination Value for any unit of Equipment
     shall be the Capitalized Lessor's Cost of such unit multiplied by the
     appropriate percentage derived from the above table. In the event that the
     Lease is for any reason extended, then the last percentage figure shown
     above shall control throughout any such extended term.

G.   PAYMENT AUTHORIZATION

     You are hereby irrevocably authorized and directed to deliver and apply the
     proceeds due under this Schedule as follows:

<Table>
<Caption>
     COMPANY NAME                  ADDRESS                              AMOUNT
     ----------------------------------------------------------------------------------
     <S>                           <C>                                  <C>
     Synta Pharmaceuticals Corp.   45 Hartwell Ave. Lexington. MA       $  1,002,924.52

     GE (Advance Rental)           83 Wooster Heights Rd, Danbury, CT   $     22,119.57*
</Table>

     *$12,500 from your Good Faith Deposit will be applied as follows:
     $2,122.97 (Interim Interest)
     $10,377.03 (Balance of Advance Rental)

                                       17
<Page>

     This authorization and direction is given pursuant to the same authority
authorizing the above-mentioned financing.

PURSUANT TO THE PROVISIONS OF THE LEASE, AS IT RELATES TO THIS SCHEDULE, LESSEE
HEREBY CERTIFIES AND WARRANTS THAT (i) ALL EQUIPMENT LISTED ABOVE IS IN GOOD
CONDITION AND APPEARANCE, HAS BEEN DELIVERED AND INSTALLED (IF APPLICABLE) AS OF
THE DATE STATED ABOVE AND IN WORKING ORDER, AND COPIES OF THE BILL(S) OF LADING
OR OTHER DOCUMENTATION ACCEPTABLE TO LESSOR WHICH SHOW THE DATE OF DELIVERY ARE
ATTACHED HERETO; (ii) LESSEE HAS INSPECTED THE EQUIPMENT, AND ALL SUCH TESTING
AS IT DEEMS NECESSARY HAS BEEN PERFORMED BY LESSEE, SUPPLIER OR THE
MANUFACTURER; AND (iii) LESSEE ACCEPTS THE EQUIPMENT FOR ALL PURPOSES OF THE
LEASE AND ALL ATTENDANT DOCUMENTS.

LESSEE DOES FURTHER CERTIFY THAT AS OF THE DATE HEREOF (i) LESSEE IS NOT IN
DEFAULT UNDER THE LEASE; AND (ii) THE REPRESENTATIONS AND WARRANTIES MADE BY
LESSEE PURSUANT TO OR UNDER THE LEASE ARE TRUE AND CORRECT ON THE DATE HEREOF.

     Except as expressly modified hereby, all terms and provisions of the
Agreement shall remain in full force and effect. This Schedule is not binding or
effective with respect to the Agreement or Equipment until executed on behalf of
Lessor and Lessee by authorized representatives of Lessor and Lessee,
respectively.

     IN WITNESS WHEREOF, Lessee and Lessor have caused this Schedule to be
executed by their duly authorized representatives as of the date first above
written.

LESSOR:                                 LESSEE:

GENERAL ELECTRIC CAPITAL CORPORATION    SYNTA PHARMACEUTICALS CORP.

By:    /s/ JOHN EDEL                    By:    /s/ KEITH EHRLICH
       -----------------------------           ---------------------------------

Name:  John Edel                        Name:  Keith Ehrlich
       -----------------------------           ---------------------------------

Title: SVP                              Title: VP of Finance and Administration
       -----------------------------           ---------------------------------

                                       18

<Page>

                               EQUIPMENT SCHEDULE
                           (Quasi Lease - Fixed Rate)
                                SCHEDULE NO. 002
                               DATED THIS 11/23/04
                            TO MASTER LEASE AGREEMENT
                          DATED AS OF NOVEMBER 10, 2004

LESSOR & MAILING ADDRESS:                           LESSEE & MAILING ADDRESS:
GENERAL ELECTRIC CAPITAL CORPORATION                SYNTA PHARMACEUTICALS CORP.
83 WOOSTER HEIGHTS RD. 5TH FLOOR                    45 HARTWELL AVENUE
DANBURY, CT 06810                                   LEXINGTON, MA 02421

This Schedule is executed pursuant to, and incorporates by reference the terms
and conditions of, and capitalized terms not defined herein shall have the
meanings assigned to them in, the Master Lease Agreement identified above
("AGREEMENT", said Agreement and this Schedule being collectively referred to as
"LEASE"). This Schedule, incorporating by reference the Agreement, constitutes a
separate instrument of lease.

A.   EQUIPMENT: Subject to the terms and conditions of the Lease, Lessor agrees
     to lease to Lessee the Equipment described below (the "EQUIPMENT").

<Table>
<Caption>
NUMBER                 CAPITALIZED
OF UNITS               LESSOR'S COST            MANUFACTURER        SERIAL NUMBERS        YEAR/MODEL AND TYPE OF EQUIPMENT
--------------------------------------------------------------------------------------------------------------------------
<S>                    <C>                      <C>                 <C>                   <C>
SEE EXHIBIT A ATTACHED HERETO AND MADE A PART HEREOF.
</Table>

B.   FINANCIAL TERMS
 1.       Advance Rent (if any): $7,288.65.
 2.       Capitalized Lessor's Cost: $292,307.59.
 3.       Basic Term (No. of Months): FORTY EIGHT (48) Months.
 4.       Basic Term Lease Rate Factor: 2.493487.
 5.       Basic Term Commencement Date: 12/01/04.
 6.       Lessee Federal Tax ID No: 04-3508648.
 7.       Last Delivery Date: 11/23/04.
 8.       Daily Lease Rate Factor: .0831.
 9.       Interest Rate: 9.52% per annum.
10.       Option Payment: $1.00

   11.  First Termination Date: N/A(-) months after the Basic Term Commencement
        Date.

   12.  Interim Rent: For the period from and including the Lease Commencement
        Date to the Basic Term Commencement Date ("INTERIM PERIOD"), Lessee
        shall pay as rent ("INTERIM RENT") for each unit of Equipment, the
        product of the Daily Lease Rate Factor times the Capitalized Lessor's
        Cost of such unit times the number of days in the Interim Period.
        Interim Rent shall be due on Basic Term Commencement Date.

   13.  Basic Term Rent. Commencing on 12/01/04 and on the same day of each
        month thereafter (each, a "RENT PAYMENT DATE") during the Basic Term,
        Lessee shall pay as rent ("BASIC TERM RENT") the product of the Basic
        Term Lease Rate Factor times the Capitalized Lessor's Cost of all
        Equipment on this Schedule.

   14.  Lessee agrees and acknowledges that the Capitalized Lessor's Cost of the
        Equipment as stated on the Schedule is equal to the fair market value of
        the Equipment on the date hereof.

C.   INTEREST RATE: Interest shall accrue from the Lease Commencement Date
     through and including the date of termination of the Lease.

D.   PROPERTY TAX

PROPERTY TAX NOT APPLICABLE ON EQUIPMENT LOCATED IN MASSACHUSETTS.

     Lessor may notify Lessee (and Lessee agrees to follow such notification)
     regarding any changes in property tax reporting and payment
     responsibilities.

<Page>

E.   ARTICLE 2A NOTICE

     IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 2A OF THE UNIFORM COMMERCIAL
     CODE AS ADOPTED IN THE APPLICABLE STATE, LESSOR HEREBY MAKES THE FOLLOWING
     DISCLOSURES TO LESSEE PRIOR TO EXECUTION OF THE LEASE, (A) THE PERSON(S)
     SUPPLYING THE EQUIPMENT IS VARIOUS (THE "SUPPLIER(S)"), (B) LESSEE IS
     ENTITLED TO THE PROMISES AND WARRANTIES, INCLUDING THOSE OF ANY THIRD
     PARTY, PROVIDED TO THE LESSOR BY SUPPLIER(S), WHICH IS SUPPLYING THE
     EQUIPMENT IN CONNECTION WITH OR AS PART OF THE CONTRACT BY WHICH LESSOR
     ACQUIRED THE EQUIPMENT AND (C) WITH RESPECT TO SUCH EQUIPMENT, LESSEE MAY
     COMMUNICATE WITH SUPPLIER(S) AND RECEIVE AN ACCURATE AND COMPLETE STATEMENT
     OF SUCH PROMISES AND WARRANTIES, INCLUDING ANY DISCLAIMERS AND LIMITATIONS
     OF THEM OR 0F REMEDIES. TO THE EXTENT PERMITTED BY APPLICABLE LAW, LESSEE
     HEREBY WAIVES ANY AND ALL RIGHTS AND REMEDIES CONFERRED UPON A LESSEE IN
     ARTICLE 2A AND ANY RIGHTS NOW OR HEREAFTER CONFERRED BY STATUTE OR
     OTHERWISE WHICH MAY LIMIT OR MODIFY ANY OF LESSOR'S RIGHTS OR REMEDIES
     UNDER THE DEFAULT AND REMEDIES SECTION OF THE AGREEMENT.

F.   STIPULATED LOSS AND TERMINATION VALUE TABLE*

<Table>
<Caption>
          Termination    Stipulated                  Termination    Stipulated
Rental    Value          Loss Value                  Value          Loss Value
Basic     Percentage     Percentage        Rental    Percentage     Percentage
 <S>       <C>            <C>               <C>        <C>            <C>
  1        100.507        104.445           25         55.234         57.732
  2         98.787        102.665           26         53.155         55.593
  3         97.053        100.871           27         51.059         53.437
  4         95.306         99.064           28         48.947         51.265
  5         93.545         97.243           29         46.818         49.076
  6         91.769         95.407           30         44.672         46.870
  7         89.980         93.558           31         42.509         44.647
  8         88.177         91.695           32         40.329         42.407
  9         86.359         89.817           33         38.132         40.150
 10         84.527         87.925           34         35.917         37.875
 11         82.680         86.018           35         33.685         35.583
 12         80.819         84.097           36         31.435         33.273
 13         78.943         82.161           37         29.167         30.945
 14         77.052         80.210           38         26.881         28.599
 15         75.146         78.244           39         24.577         26.235
 16         73.224         76.262           40         22.254         23.852
 17         71.288         74.266           41         19.914         21.452
 18         69.336         74.254           42         17.554         19.032
 19         67.369         70.227           43         15.176         16.594
 20         65.386         68.184           44         12.780         14.138
 21         63.386         66.126           45         10.364         11.662
 22         61.373         64.051           46          7.929          9.167
 23         59.343         61.961           47          5.474          6.652
 24         57.297         59.855           48          3.000          4.118
</Table>

     * The Stipulated Loss Value or Termination Value for any unit of Equipment
     shall be the Capitalized Lessor's Cost of such unit multiplied by the
     appropriate percentage derived from the above table. In the event that the
     Lease is for any reason extended, then the last percentage figure shown
     above shall control throughout any such extended term.

<Page>

G.   PAYMENT AUTHORIZATION

     You are hereby irrevocably authorized and directed to deliver and apply the
     proceeds due under this Schedule as follows:

<Table>
<Caption>
     COMPANY NAME                         ADDRESS                                AMOUNT
     -----------------------------------------------------------------------------------------
     <S>                                  <C>                                    <C>
     Synta Pharmaceuticals Corp.          45 Hartwell Ave. Lexington, MA         $  284,400.55
     GE (Interim Interest)                83 Wooster Heights Rd, Danbury, CT     $      618.39
     GE (Advance Rental)                  83 Wooster Heights Rd, Danbury, CT     $    7,288.65
</Table>

          This authorization and direction is given pursuant to the same
          authority authorizing the above-mentioned financing.

PURSUANT TO THE PROVISIONS OF THE LEASE, AS IT RELATES TO THIS SCHEDULE, LESSEE
HEREBY CERTIFIES AND WARRANTS THAT (i) ALL EQUIPMENT LISTED ABOVE IS IN GOOD
CONDITION AND APPEARANCE, HAS BEEN DELIVERED AND INSTALLED (IF APPLICABLE) AS OF
THE DATE STATED ABOVE AND IN WORKING ORDER, AND COPIES OF THE BILL(S) OF LADING
OR OTHER DOCUMENTATION ACCEPTABLE TO LESSOR WHICH SHOW THE DATE OF DELIVERY ARE
ATTACHED HERETO; (ii) LESSEE HAS INSPECTED THE EQUIPMENT, AND ALL SUCH TESTING
AS IT DEEMS NECESSARY HAS BEEN PERFORMED BY LESSEE, SUPPLIER OR THE
MANUFACTURER; AND (iii) LESSEE ACCEPTS THE EQUIPMENT FOR ALL PURPOSES OF THE
LEASE AND ALL ATTENDANT DOCUMENTS.

LESSEE DOES FURTHER CERTIFY THAT AS OF THE DATE HEREOF(i) LESSEE IS NOT IN
DEFAULT UNDER THE LEASE; AND (ii) THE REPRESENTATIONS AND WARRANTIES MADE BY
LESSEE PURSUANT TO OR UNDER THE LEASE ARE TRUE AND CORRECT ON THE DATE HEREOF.

     Except as expressly modified hereby, all terms and provisions of the
Agreement shall remain in full force and effect. This Schedule is not binding or
effective with respect to the Agreement or Equipment until executed on behalf of
Lessor and Lessee by authorized representatives of Lessor and Lessee,
respectively.

     IN WITNESS WHEREOF, Lessee and Lessor have caused this Schedule to be
executed by their duly authorized representatives as of the date first above
written.

     LESSOR                                 LESSEE:
     GENERAL ELECTRIC CAPITAL CORPORATION   SYNTA PHARMACEUTICALS CORP.

     By: /s/ John Edel                      By: /s/ Keith Ehrlich
        ----------------------------------     --------------------------------

     Name: JOHN EDEL                        Name: KEITH EHRLICH
          --------------------------------       ------------------------------

     TITLE: SVP                             Title: V.P. Finance & Administration
           -------------------------------        -----------------------------

<Page>

                         EXHIBIT A, ACCOUNT # 4158939-001

COMPANY NAME:              SYNTA PHARMACEUTICALS CORP.
EQUIPMENT LOCATION:        A:- 45 Hartwell Ave, Lexington, MA 02421-3102.
                           B:- 6A, PRESTON COURT, BEDFORD, MA-07130
                           C:- 125 Hartwell Ave, Lexington, MA 02421-3102.

<Table>
<Caption>
INV.
ITEM      SUPPLIER #        INVOICE   INV. DATE                DESCRIPTION          QTY          SERIAL #             [ILLEGIBLE]
-----------------------------------------------------------------------------------------------------------------------------------
<S>    <C>                 <C>        <C>            <C>                           <C>    <C>                        <C>
       PC CONNECTION       35892386   11/18/03       IBM Thinkpad Labtop and LCD
                                                     screen with attachments              1S2379D3UKPA1520
                                      11/18/03       Freight
                           36245703   02/12/04       IBM Thinkpad laptop with
                                                     attachments                   1      1S2378DHU99D3135
                                      02/12/04       Freight
                           36309791   03/01/04       IBM Thinkpad laptop with
                                                     attachments                   1      1S2885PWU99D8840
                                      03/01/04       Freight
                           36387290   03/19/04       Catalyst 4000 w/port and
                                                     other attachments             1
                                      03/19/04       Freight
                           36537182   04/22/04       IBM Thinkpad computer         1      1S237372U99M2B5
                                      04/22/04       Freight
                           36537165   04/22/04       3 IBM Thinkpad computers
                                                     with attachments              1      1S237372UKP2G6TM/1S2885
                                      04/22/04       Freight
                           36566609   04/30/04       IBM Thinkpad computer with
                                                     remote navigator              1      1S237372U994L2LO
                                      04/30/04       Freight
                           36581784   05/05/04       2 IBM Thinkpad computers
                                                     with attachments              2      1S237372U994MOT7, 0W4
                                      05/05/04       Freight
                           36872064   07/21/04       3 IBM Thinkpad computers
                                                     with attachments              3      1S23738DHU99BV848, BV62
                                      07/21/04       Freight
                           36667358   05/28/04       2 IBM Thinkpad computers      2      1S23738DHU99BD703,705
                                      05/28/04       Freight
                           36795030   06/30/04       IBM Thinkpad computer         1      1S2885PWU99D9434
                                      06/30/04       Freight
                           36845874   07/14/04       Powerlite ANSI LUMENS -
                                                     V11H158020
                                      07/14/04       Freight
                           36848861   07/14/04       2 IBM Thinkpad computers
                                                     with attachments              2      1S237BDHU99B1777,7BO
                                      07/14/04       Freight
                           36902567   07/29/04       HP Laserjet and Epson
                                                     Inkjet printers               1
                                                     Freight
                           37004807   08/26/04       Proliant DL 360 server        1      M014LGP335
                                      08/26/04       Freight
                           37055656   09/10/04       IBM Thinkpad computer with
                                                     attachments                          1S2378DGU99C6032
                                      09/10/04       Freight
                           37097975   09/22/04       IBM Thinkpad computer with
                                                     attachments                          1S2379EU99RBNMG
                                      09/22/04       Freight

       CRC R\PRESS         16102-B1   11/25/03       Dictionary of natural
                                                     products (CD-ROM)

       UNICOM              315494     12/09/03       Implementation of Internal
                                                     Network Security - 50%
                                                     commencement
                           75297      12/12/03       Proliant DL320 G2, memory
                                                     servers                              M02FKVJ61PSS
                                      12/12/03       Tax
                           75327      12/15/03       server software
                                      12/15/03       Tax
                           315680     12/30/03       Implementation of Internal
                                                     Network Security - 50%
                                                     completion
                           81598      06/28/04       [ILLEGIBLE] LaserJet 4650dn
                                                     printer                       1      PCAD00129
                                      06/28/04       Tax
                           82326      07/21/04       LaserJet 4300DTN printer      1      CNGY205694
                                      07/21/04       Freight
                           83743      08/30/04       Laserjet 4200N printer        1      USGNM500035
                                      08/30/04       Tax
                           84399      09/20/04       Xeon 3.06 GHZ Processor       1
                                      09/20/04       Tax
                           84439      09/21/04       Proliant DL36 with
                                                     attachments                   1
                                      09/21/04       Tax
                           84473      09/22/04       40/80 GB HDD                  1
                                      09/22/04       Tax
                           84475      09/22/04       40/80 GB HDD                  11
                                      09/22/04       Tax
                           84507      09/23/04       Softwares and Software
                                                     license (Excel, Windows) etc  3
                                      09/23/04       Tax
                           84571      09/27/04       BACKUP excel for windows      1
                                      09/27/04       Tax
                           84573      09/27/04       1024 MB RAM                   1
                                      09/27/04       Tax

       INSIGHT DIRECT USA  A2361878   01/23/04       IBM Thinkpad laptop with
                                                     attachments                   1      1S2885PWU99D8382
                           93677733   02/09/04       IBM Thinkpad laptop -         1      1S2378DHU99D3627
                                      02/09/04       Tax
                           93970572   03/31/04       3 IBM Thinkpad computers
                                                     with attachments              3      1S2378DHU998G052,080 an
                           94231367   05/14/04       IBM Thinkpad computer         1      1S2885PWU99D9445

<Caption>
INV.
ITEM      SUPPLIER #        INVOICE   INV. DATE                DESCRIPTION          AMT. FINANCED      VENDOR TOTAL    CK #
------------------------------------------------------------------------------------------------------------------------------
<S>    <C>                 <C>        <C>            <C>                          <C>                  <C>            <C>
       PC CONNECTION       35892386   11/18/03       IBM Thinkpad Labtop and LCD
                                                     screen with attachments      $        2,544.74                   55616
                                      11/18/03       Freight                      $           35.83
                           36245703   02/12/04       IBM Thinkpad laptop with
                                                     attachments                  $        1,924.06                   58812
                                      02/12/04       Freight                      $           18.41
                           36309791   03/01/04       IBM Thinkpad laptop with
                                                     attachments                  $        2,574.35                   58960
                                      03/01/04       Freight                      $           49.32
                           36387290   03/19/04       Catalyst 4000 w/port and
                                                     other attachments            $        6,636.95                   57007
                                      03/19/04       Freight                      $           69.09
                           36537182   04/22/04       IBM Thinkpad computer        $        1,951.15                   57749
                                      04/22/04       Freight                      $           16.35
                           36537165   04/22/04       3 IBM Thinkpad computers
                                                     with attachments             $        6,742.93                   57749
                                      04/22/04       Freight                      $           36.83
                           36566609   04/30/04       IBM Thinkpad computer with
                                                     remote navigator             $        1,854.90                   57749
                                      04/30/04       Freight                      $           12.92
                           36581784   05/05/04       2 IBM Thinkpad computers
                                                     with attachments             $        5,335.72                   57643
                                      05/05/04       Freight                      $          178.11
                           36872064   07/21/04       3 IBM Thinkpad computers
                                                     with attachments             $        5,673.80                   58833
                                      07/21/04       Freight                      $           36.64
                           36667358   05/28/04       2 IBM Thinkpad computers     $        3,739.33                   58001
                                      05/28/04       Freight                      $           63.27
                           36795030   06/30/04       IBM Thinkpad computer        $        3,751.24                   58400
                                      06/30/04       Freight                      $           54.09
                           36845874   07/14/04       Powerlite ANSI LUMENS -
                                                     V11H158020                   $        3,033.50                   58833
                                      07/14/04       Freight                      $           49.35
                           36848861   07/14/04       2 IBM Thinkpad computers
                                                     with attachments             $        3,666.25                   58833
                                      07/14/04       Freight                      $           23.88
                           36902567   07/29/04       HP Laserjet and Epson
                                                     Inkjet printers              $        2,147.21                   59028
                                                     Freight                      $           69.00
                           37004807   08/26/04       Proliant DL 360 server       $        3,004.05                   59434
                                      08/26/04       Freight                      $          143.29
                           37055656   09/10/04       IBM Thinkpad computer with
                                                     attachments                  $        4,627.30                   59746
                                      09/10/04       Freight                      $           73.74
                           37097975   09/22/04       IBM Thinkpad computer with
                                                     attachments                  $        2,519.85                   59885
                                      09/22/04       Freight                      $          119.92

       CRC R\PRESS         16102-B1   11/25/03       Dictionary of natural
                                                     products (CD-ROM)            $        6,630.00                   55701

       UNICOM              315494     12/09/03       Implementation of Internal
                                                     Network Security - 50%
                                                     commencement                 $        6,250.00                   56277
                           75297      12/12/03       Proliant DL320 G2, memory
                                                     servers                      $        1,744.00                   56277
                                      12/12/03       Tax                          $           87.20
                           75327      12/15/03       server software              $          691.00                   56277
                                      12/15/03       Tax                          $           34.55
                           315680     12/30/03       Implementation of Internal
                                                     Network Security - 50%
                                                     completion                   $        6,250.00                   56277
                           81598      06/28/04       [ILLEGIBLE] LaserJet 4650dn
                                                     printer                      $        2,234.65                   58419
                                      06/28/04       Tax                          $          111.74
                           82326      07/21/04       LaserJet 4300DTN printer     $        2,412.97                   58938
                                      07/21/04       Freight                      $          120.65
                           83743      08/30/04       Laserjet 4200N printer       $        1,450.88                   59467
                                      08/30/04       Tax                          $           72.54
                           84399      09/20/04       Xeon 3.06 GHZ Processor      $          869.48                   59770
                                      09/20/04       Tax                          $           43.47                   59920
                           84439      09/21/04       Proliant DL36 with
                                                     attachments                  $        4,901.18
                                      09/21/04       Tax                          $          218.75
                           84473      09/22/04       40/80 GB HDD                 $           30.99
                                      09/22/04       Tax                          $            1.55
                           84475      09/22/04       40/80 GB HDD                 $          340.88
                                      09/22/04       Tax                          $           17.04
                           84507      09/23/04       Softwares and Software
                                                     license (Excel, Windows) etc $        1,579.48
                                      09/23/04       Tax                          $           78.97
                           84571      09/27/04       BACKUP excel for windows     $        1,207.80
                                      09/27/04       Tax                          $           60.39
                           84573      09/27/04       1024 MB RAM                  $          455.83
                                      09/27/04       Tax                          $           22.79

       INSIGHT DIRECT USA  A2361878   01/23/04       IBM Thinkpad laptop with
                                                     attachments                  $        2,532.60                   56235
                           93677733   02/09/04       IBM Thinkpad laptop -        $        1,890.09                   58797
                                      02/09/04       Tax                          $           93.20
                           93970572   03/31/04       3 IBM Thinkpad computers
                                                     with attachments             $        6,250.62                   57212
                           94231367   05/14/04       IBM Thinkpad computer        $        2,311.00                   57732

<Caption>
INV.                                                                            PROOF OF                   EQUIP
ITEM      SUPPLIER #        INVOICE   INV. DATE          DESCRIPTION            PAYMENT       CK AMT.       CODE       LOCATION
-----------------------------------------------------------------------------------------------------------------------------------
<S>    <C>                 <C>        <C>       <C>                           <C>          <C>            <C>       <C>
       PC CONNECTION       35892386   11/18/03  IBM Thinkpad Labtop and LCD
                                                screen with attachments       Yes          $   2,580.57   COMP      45 Hartwell
                                      11/18/03  Freight                                                   SOFT
                           36245703   02/12/04  IBM Thinkpad laptop with
                                                attachments                   Yes          $   1,942.97   COMP      45 Hartwell
                                      02/12/04  Freight                                                   SOFT
                           36309791   03/01/04  IBM Thinkpad laptop with
                                                attachments                   Yes          $   2,623.67   COMP      125 Hartwell
                                      03/01/04  Freight                                                   SOFT
                           36387290   03/19/04  Catalyst 4000 w/port and
                                                other attachments             Yes          $   8,896.44   COMP      45 Hartwell
                                      03/19/04  Freight                                                   SOFT
                           36537182   04/22/04  IBM Thinkpad computer         Yes          $  11,282.20   COMP      45 Hartwell
                                      04/22/04  Freight                                                   SOFT
                           36537165   04/22/04  3 IBM Thinkpad computers
                                                with attachments              Yes          $  11,282.20   COMP      125 Hartwell
                                      04/22/04  Freight                                                   SOFT
                           36566609   04/30/04  IBM Thinkpad computer with
                                                remote navigator              Yes          $  11,282.20   COMP      45 Hartwell
                                      04/30/04  Freight                                                   SOFT
                           36581784   05/05/04  2 IBM Thinkpad computers
                                                with attachments              Yes          $   5,539.14   COMP      45 Hartwell
                                      05/05/04  Freight                                                   SOFT
                           36872064   07/21/04  3 IBM Thinkpad computers
                                                with attachments              Yes          $  16,376.22   COMP      125 Hartwell
                                      07/21/04  Freight                                                   SOFT
                           36667358   05/28/04  2 IBM Thinkpad computers      Yes          $   3,802.00   COMP      125 Hartwell
                                      05/28/04  Freight                                                   SOFT
                           36795030   06/30/04  IBM Thinkpad computer         Yes          $   5,327.03   COMP      125 Hartwell
                                      06/30/04  Freight                                                   SOFT
                           36845874   07/14/04  Powerlite ANSI LUMENS -
                                                V11H158020                    Yes          $  16,376.22   OFC       45 Hartwell
                                      07/14/04  Freight                                                   SOFT
                           36848861   07/14/04  2 IBM Thinkpad computers
                                                with attachments              Yes          $  16,376.22   OFC       125 Hartwell
                                      07/14/04  Freight                                                   SOFT
                           36902567   07/29/04  HP Laserjet and Epson
                                                Inkjet printers               Yes          $   2,216.21   OFC       125 Hartwell
                                                Freight                                                   SOFT
                           37004807   08/26/04  Proliant DL 360 server        Yes          $   5,187.59   COMP      125 Hartwell
                                      08/26/04  Freight                                                   SOFT
                           37055656   09/10/04  IBM Thinkpad computer with
                                                attachments                   Yes          $   4,837.85   COMP      125 Hartwell
                                      09/10/04  Freight                                                   SOFT
                           37097975   09/22/04  IBM Thinkpad computer with
                                                attachments                   Yes          $   4,366.75   COMP      125 Hartwell
                                      09/22/04  Freight                                                   SOFT

       CRC R\PRESS         16102-B1   11/25/03  Dictionary of natural
                                                products (CD-ROM)             Yes          $   6,630.00   SOFT      45 Hartwell

       UNICOM              315494     12/09/03  Implementation of Internal
                                                Network Security - 50%
                                                commencement                  Yes          $  15,056.75   SOFT      45 Hartwell
                           75297      12/12/03  Proliant DL320 G2, memory
                                                servers                       Yes          $  15,056.75   COMP      45 Hartwell
                                      12/12/03  Tax                                                       SOFT
                           75327      12/15/03  server software               Yes          $  15,056.75   SOFT      45 Hartwell
                                      12/15/03  Tax                                                       SOFT
                           315680     12/30/03  Implementation of Internal
                                                Network Security - 50%
                                                completion                    Yes          $  15,056.75   SOFT      45 Hartwell
                           81598      06/28/04  [ILLEGIBLE] LaserJet 4650dn
                                                printer                       Yes          $   2,346.59   COMP      45 Hartwell
                                      06/28/04  Tax                                                       SOFT
                           82326      07/21/04  LaserJet 4300DTN printer      Yes          $   2,533.62   OFC       45 Hartwell
                                      07/21/04  Freight                                                   SOFT
                           83743      08/30/04  Laserjet 4200N printer        Yes          $   1,523.42   OFC       125 Hartwell
                                      08/30/04  Tax                                                       SOFT
                           84399      09/20/04  Xeon 3.06 GHZ Processor       Yes          $   2,799.95   COMP      6A Bedford
                                      09/20/04  Tax                           Yes          $   9,040.66   SOFT
                           84439      09/21/04  Proliant DL36 with
                                                attachments                                               COMP      6A Bedford
                                      09/21/04  Tax                                                       SOFT
                           84473      09/22/04  40/80 GB HDD                                              COMP      6A Bedford
                                      09/22/04  Tax                                                       SOFT
                           84475      09/22/04  40/80 GB HDD                                              COMP      6A Bedford
                                      09/22/04  Tax                                                       SOFT
                           84507      09/23/04  Softwares and Software
                                                license (Excel, Windows) etc
                                      09/23/04  Tax                                                       SOFT      6A Bedford
                           84571      09/27/04  BACKUP excel for windows                                  SOFT
                                      09/27/04  Tax                                                       SOFT      6A Bedford
                           84573      09/27/04  1024 MB RAM                                               SOFT
                                      09/27/04  Tax                                                       COMP      6A Bedford
                                                                                                          SOFT
       INSIGHT DIRECT USA  A2361878   01/23/04  IBM Thinkpad laptop with
                                                attachments
                           93677733   02/09/04  IBM Thinkpad laptop -         Yes          $   2,532.60   COMP      45 Hartwell
                                      02/09/04  Tax                           Yes          $   1,983.29   COMP      45 Hartwell
                           93970572   03/31/04  3 IBM Thinkpad computers                                  SOFT
                                                with attachments              Yes          $   6,250.62   COMP      45 Hartwell
                           94231367   05/14/04  IBM Thinkpad computer         Yes          $   2,450.72   COMP      45 Hartwell
</Table>

     INITIALS:-
               -----------------

<Page>

                        EXHIBIT A, ACCOUNT # 4158939-001

COMPANY NAME:         SYNTA PHARMACEUTICALS CORP.
EQUIPMENT LOCATION:   A:- 45 Hartwell Ave, Lexington, MA 02421-3102
                      B:- 6A, PRESTON COURT, BEDFORD, MA - 01730
                      C:- 125 Hartwell Ave, Lexington, MA 02421-3102
<Table>
<Caption>
INV.
ITEM          SUPPLIER            INVOICE #    INV. DATE        DESCRIPTION          QTY   SERIAL #   [ILLEGIBLE]
-----------------------------------------------------------------------------------------------------------------
<S>   <C>                       <C>            <C>       <C>                         <C>  <C>
                                               05/14/04  Tax
                                               05/14/04  Freight
                                94292203       05/25/04  2 IBM Thinkpad computers    2    1S23734CU994H0G6, KO
                                               05/25/04  Tax
                                               05/25/04  Freight
                                94475527       06/29/04  2 IBM Thinkpad computers    2    1S2379D6U99C6297, C6418
                                               06/29/04  Tax
                                               06/29/04  Freight
                                94587327       07/21/04  HP color Laserjet 4650
                                                         printer                     1    SJPDAB04816
                                               07/21/04  Tax
                                               07/21/04  Freight
                                94731094       08/17/04  2 IBM Thinkpad computers
                                                         with attachments            2    1S2373KU4993LYMV, LYNH
                                               08/17/04  Tax
                                               08/17/04  Freight

      AGILENT TECHNOLOGIES      100920463      11/04/03  HPLC system with
                                                         attachments                 1
                                               11/04/03  HPLC software license
                                                         + software revision
                                                         upgrade and module
                                                         license
                                101028762      02/17/04  HPLC system with
                                                         attachments                 1    DE4052579/JP13213479
                                101064581      03/22/04  Chemistation
                                                         installation
                                101242774      09/11/04  HPLC System with
                                                         attachments
                                101254428      09/22/04  Agilent Pump with
                                                         attachments

      VWR INTERNATIONAL, INC.   16744077       11/17/03  microfuge 22R 120V          1
                                17145830       01/05/04  OPYS MR MCPLT RDR           1
                                17366381       01/27/04  Microplate Washer
                                19676184       08/26/04  Buchi vacuum pump V-500
                                18822256       06/08/04  vwr freezer gen upright
                                                         20.7cf with attachments     1

      PERKIN ELMER              5300457708     11/27/03  automatic injector for
                                                         Victor 2 plate              1     299811374
                                               11/27/03  Tax
                                5300484289     01/03/04  automatic injector for
                                                         Victor 2 plate              1     299811397
                                               01/03/04  Tax

      VENTANA                   2259452        12/02/03  NexES discovery staining
                                                         module                      1

      IONOPTIX CORPORATION      23132          12/09/03  hyperswitch light source
                                                         and CCD camera              1
                                               12/09/03  Ion Wizaed - data
                                                         display / analysis
                                                         software

      ALA SCIENTIFIC
      INSTRUMENTS               6459           12/19/03  EPC-10 system - Sutter
                                                         MP 285 robotic machine      1
                                               12/19/03  Freight

      MOLECULAR DEVICES CORP.   275429         12/22/03  Flexstation II 384
                                                         Instrument w/laptop         1    FXX01574
                                               12/22/03  Freight
                                281525         04/14/04  Flexstation 384             1    FL3840131
                                               04/14/04  Installation and training

      KODAK EASTMAN COMPANY     106516070      12/30/03  Image Station               1    1549674
                                               12/30/03  Freight and Tax

      VARIAN                    1891234        02/06/04  NMR Probe M300              2    S010009
                                1891245        02/06/04  NMR Probe - installation
                                9008960        04/21/04  NMR probe                   1

      PERSONAL CHEMISTRY        1696           03/01/04  Emrys Optimizer Exp         1

      DUPLITRON                 117355         03/17/04  Panal Board                 1

<Caption>
INV.
ITEM          SUPPLIER            INVOICE #    INV. DATE        DESCRIPTION         AMT. FINANCED VENDOR TOTAL      CK #
--------------------------------------------------------------------------------------------------------------------------
<S>   <C>                       <C>            <C>       <C>                        <C>           <C>              <C>
                                               05/14/04  Tax                        $     115.55
                                               05/14/04  Freight                    $      24.17
                                94292203       05/25/04  2 IBM Thinkpad computers   $   3,199.98                   57883
                                               05/25/04  Tax                        $     160.00
                                               05/25/04  Freight                    $       8.68
                                94475527       06/29/04  2 IBM Thinkpad computers   $   2,837.66                   58582
                                               06/29/04  Tax                        $     141.88
                                               06/29/04  Freight                    $       9.80
                                94587327       07/21/04  HP color Laserjet 4650
                                                         printer                    $   2,361.30                   58764
                                               07/21/04  Tax                        $     118.07
                                               07/21/04  Freight                    $      97.19
                                94731094       08/17/04  2 IBM Thinkpad computers
                                                         with attachments           $   3,398.00                   59398
                                               08/17/04  Tax                        $     169.90
                                               08/17/04  Freight                    $      10.26

      Agilent Technologies      100920463      11/04/03  HPLC system with
                                                         attachments                $  37,958.40                   55583
                                               11/04/03  HPLC software license
                                                         + software revision
                                                         upgrade and module
                                                         license                    $   4,524.30
                                101028762      02/17/04  HPLC system with
                                                         attachments                $  68,024.75                   56864
                                101064581      03/22/04  Chemistation
                                                         installation               $   2,737.90                   56966
                                101242774      09/11/04  HPLC System with
                                                         attachments                $  64,823.40                   59500
                                101254428      09/22/04  Agilent Pump with
                                                         attachments                $  12,098.70                   59790

      VWR INTERNATIONAL, INC.   16744077       11/17/03  microfuge 22R 120V         $   4,505.00                   55623
                                17145830       01/05/04  OPYS MR MCPLT RDR          $   4,505.90                   56282
                                17366381       01/27/04  Microplate Washer          $   5,571.90                   56879
                                19676184       08/26/04  Buchi vacuum pump V-500    $   1,196.25                   59607
                                18822256       06/08/04  vwr freezer gen upright
                                                         20.7 cf with attachments   $   1,464.01                   58136

      PERKIN ELMER              5300457708     11/27/03  automatic injector for
                                                         Victor 2 plate             $   6,200.00                   55702
                                               11/27/03  Tax                        $     310.00
                                5300484289     01/03/04  automatic injector for
                                                         Victor 2 plate             $   6,200.00                   56814
                                               01/03/04  Tax                        $     310.00

      VENTANA                   2259452        12/02/03  NexES discovery staining
                                                         module                     $  95,000.00                   55704

      IONOPTIX CORPORATION      23132          12/09/03  hyperswitch light source
                                                         and CCD camera             $  40,300.00                   56182
                                               12/09/03  Ion Wizaed - data
                                                         display / analysis
                                                         software                   $   2,000.00

      ALA SCIENTIFIC
      INSTRUMENTS               6459           12/19/03  EPC-10 system - Sutter
                                                         MP 285 robotic machine     $  14,000.00                   56190
                                               12/19/03  Freight                    $     125.00

      MOLECULAR DEVICES CORP.   275429         12/22/03  Flexstation II 384
                                                         Instrument w/laptop        $  74,000.00                   56248
                                               12/22/03  Freight                    $     125.00
                                281525         04/14/04  Flexstation 384            $ 180,000.00                   57828
                                               04/14/04  Installation and training  $   5,500.00

      KODAK EASTMAN COMPANY     106516070      12/30/03  Image Station              $  15,000.00                   56240
                                               12/30/03  Freight and Tax            $     802.97

      VARIAN                    1891234        02/06/04  NMR Probe M300             $  26,371.88                   56878
                                1891245        02/06/04  NMR Probe - installation   $   2,728.12                   56878
                                9008960        04/21/04  NMR probe                  $  13,090.00                   57458

      PERSONAL CHEMISTRY        1696           03/01/04  Emrys Optimizer Exp        $  61,200.00                   56961

      DUPLITRON                 117355         03/17/04  Panal Board                $   1,779.75                   56955

<Caption>
INV.                                                                                PROOF OF                   EQUIP
ITEM          SUPPLIER            INVOICE #    INV. DATE        DESCRIPTION         PAYMENT      CK AMT.       CODE    LOCATION
-----------------------------------------------------------------------------------------------------------------------------------
<S>   <C>                       <C>            <C>       <C>                        <C>      <C>               <C>     <C>
                                               05/14/04  Tax                                                   SOFT
                                               05/14/04  Freight                                               SOFT
                                94292203       05/25/04  2 IBM Thinkpad computers   Yes      $    5,284.35     COMP    125 Hartwell
                                               05/25/04  Tax                                                   SOFT
                                               05/25/04  Freight                                               SOFT
                                94475527       06/29/04  2 IBM Thinkpad computers   Yes      $    3,718.87     COMP    125 Hartwell
                                               06/29/04  Tax                                                   SOFT
                                               06/29/04  Freight                                               SOFT
                                94587327       07/21/04  HP color Laserjet 4650
                                                         printer                    Yes      $    2,576.56     OFC     45 Hartwell
                                               07/21/04  Tax                                                   SOFT
                                               07/21/04  Freight                                               SOFT
                                94731094       08/17/04  2 IBM Thinkpad computers
                                                         with attachments           Yes      $    3,621.12     COMP    125 Hartwell
                                               08/17/04  Tax                                                   SOFT
                                               08/17/04  Freight                                               SOFT

      AGILENT TECHNOLOGIES      100920463      11/04/03  HPLC system with
                                                         attachments                Yes      $   42,482.70     LAB     45 Hartwell
                                               11/04/03  HPLC software license
                                                         + software revision
                                                         upgrade and module
                                                         licence                                               SOFT
                                101028762      02/17/04  HPLC system with
                                                         attachments                Yes      $   69,177.76     LAB     45 Hartwell
                                101064581      03/22/04  Chemistation
                                                         installation               Yes      $    7,317.68     SOFT    45 Hartwell
                                101242774      09/11/04  HPLC System with
                                                         attachments                Yes      $   67,644.00     LAB     45 Hartwell
                                101254428      09/22/04  Agilent Pump with
                                                         attachments                Yes      $   16,010.63     LAB     45 Hartwell

      VWR INTERNATIONAL, INC.   16744077       11/17/03  microfuge 22R 120V         Yes      $    6,402.12     LAB     45 Hartwell
                                17145830       01/05/04  OPYS MR MCPLT RDR          Yes      $    9,714.47     LAB     45 Hartwell
                                17366381       01/27/04  Microplate Washer          Yes      $   15,875.47     LAB     45 Hartwell
                                19676184       08/26/04  Buchi vacuum pump V-500    Yes      $   69,368.00     LAB     45 Hartwell
                                18822256       06/08/04  vwr freezer gen upright
                                                         20.7 cf with attachments   Yes      $    9,288.50     LAB     45 Hartwell

      PERKIN ELMER              5300457708     11/27/03  automatic injector for
                                                         Victor 2 plate             Yes      $    6,510.00     LAB     45 Hartwell
                                               11/27/03  Tax                                                   SOFT
                                5300484289     01/03/04  automatic injector for
                                                         Victor 2 plate             Yes      $    6,510.00     LAB     45 Hartwell
                                               01/03/04  Tax                                                   SOFT

      VENTANA                   2259452        12/02/03  NexES discovery staining
                                                         module                     Yes      $   95,000.00     LAB     45 Hartwell

      IONOPTIX CORPORATION      23132          12/09/03  hyperswitch light source
                                                         and CCD camera             Yes      $   42,300.00     LAB     45 Hartwell
                                               12/09/03  Ion Wizaed - data
                                                         display / analysis
                                                         software                                              SOFT

      ALA SCIENTIFIC
      INSTRUMENTS               6459           12/19/03  EPC-10 system - Sutter
                                                         MP 285 robotic machine     Yes      $   14,125.00     LAB     45 Hartwell
                                               12/19/03  Freight                                               SOFT

      MOLECULAR DEVICES CORP.   275429         12/22/03  Flexstation II 384
                                                         Instrument w/laptop        Yes      $   74,388.50     LAB     45 Hartwell
                                               12/22/03  Freight                                               SOFT
                                281525         04/14/04  Flexstation 384            Yes      $  185,500.00     LAB     6A Bedford
                                               04/14/04  Installation and training                             SOFT    SOFT

      KODAK EASTMAN COMPANY     106516070      12/30/03  Image Station              Yes      $   15,802.97     LAB     6A Bedford
                                               12/30/03  Freight and Tax                                       SOFT

      VARIAN                    1891234        02/06/04  NMR Probe M300             Yes      $   29,100.00     LAB     45 Hartwell
                                1891245        02/06/04  NMR Probe - installation   Yes      $   29,100.00     SOFT    45 Hartwell
                                9008960        04/21/04  NMR probe                  Yes      $   13,090.00     LAB     45 Hartwell

      PERSONAL CHEMISTRY        1696           03/01/04  Emrys Optimizer Exp        Yes      $   61,200.00     LAB     45 Hartwell

      DUPLITRON                 117355         03/17/04  Panal Board                Yes      $    1,799.75     LAB     45 Hartwell
</Table>

     INITIALS:-
                --------------

<Page>

                         EXHIBIT A, ACCOUNT # 4158939-001

COMPANY NAME:                  SYNTA PHARMACEUTICALS CORP.
EQUIPMENT LOCATION:            A:- 45 Hartwell Ave, Lexington, MA 02421-3102.
                               B:- 6A, PRESTON COURT, BEDFORD, MA - 01730
                               C:- 125 Hartwell Ave, Lexington, MA 02421-3102.

<Table>
<Caption>
INV.
ITEM          SUPPLIER            INVOICE #    INV. DATE        DESCRIPTION            QTY    SERIAL #    [ILLEGIBLE] AMT. FINANCED
----  ------------------------  -------------  ---------  --------------------------   ---  ------------- ----------  -------------
<S>   <C>                       <C>             <C>       <C>                          <C>  <C>           <C>         <C>
      MICRO VIDEO INSTRUMENT    00040763        03/29/04  CFI Plan Fluor 60x                                          $     2,018.75
                                                          Freight                                                     $        15.75
                                00041172        04/29/04  X-cite power supply lamp     1                              $     4,745.25
                                                04/29/04  Freight                                                     $        25.63
                                00042403        08/18/04  Microscope Upgrade with                                     $    55,521.55
                                                          attachments
                                                          SOFTWARE                                                    $     2,300.00
                                                          Freight                                                     $        55.94
      ISCO INC                  383957-00       03/31/04  Combiflash SQ 16X 16 Column 1                               $    45,039.00
                                383960-00       03/31/04  Lab equipment foxy 200 with  1                              $     8,377.00
                                                          attachments
      AFFYMETRIX, INC           RI 83668        03/31/04  Training Kit GC & Scanner                                   $   140,000.00
                                                          upgrade GCS3000 with
                                                          attachments
      FISHER SCIENTIFIC         5683007         04/26/04  World precision evom         1                              $     1,674.00
                                                          epithelial voltohmeter
      EASTERN SCIENTIFIC        184             04/27/04  Leybold vacuum pump with     1                              $     3,010.00
                                                          attachments
                                                04/27/04  Installation                                                $        75.00
      INTELEC MARKETING         15958           04/30/04  Workstation ofc              MANY                           $     2,975.68
                                                04/30/04  Freight                                                     $       337.00
      REC SUPPLY                1035            05/05/04  SGI Octane2 2X600MHz                                        $    13,758.00
      UNITED BUSINESS TEL       11362           07/09/04  125 Hartwell Phone System    125                            $     4,050.00
                                                          (Telephone Sets)
                                                          Tax                                                         $       202.50
                                11363           07/09/04  Hartwell Phone System /                                     $    13,000.00
                                                          Installation and Testing
                                11364           07/09/04  Hartwell Phone System /                                     $     2,000.00
                                                          Installation and Testing
                                                          (3rd cabinet at local site
                                                          and one digital line card)
                                                          fibre extended board
      NEW ENGLAND LAB           3650-1          04/12/04  8' fume hood and casework -                                 $     1,310.00
                                                          10% deposit
                                3650-2          05/21/04  8' fume hood and casework -                                 $    11,790.00
                                                          90% balance upon completion
      SHONS REFRIGERATION       52348           06/02/04  80 m Freeser 115V            1                              $     8,442.00
      BIO-RAD                   3161309         06/14/04  icycler well mod m\demo;     1    LX10003276101             $     4,500.00
                                                06/14/04  iq optical system                 LXYO331002                $    27,000.00
                                                06/14/04  bio plex                          582BRO11178               $    43,000.00
      LUNAIRE LIMITED           1053708         07/02/04  Stability Chamber -          1            31043             $    10,117.00
                                                          CE0917W-A-B #31043
                                                07/02/04  Steel Surcharge and DPDT                                    $       563.00
                                                          CONTACTS
      BIOMATIC                  2004-176        07/30/04  OQ/PV of aglient series 1100                                $     1,895.00
                                                          binary pump, Model G1312
                                                07/30/04  Maintence                                                   $       995.00
      BIOLOGICAL OPTICAL TECH   04-10935        08/03/04  Objective Heater Controller  3                              $     2,825.00
                                                08/03/04  Freight                                                     $        14.00
      LAB PRODUCTS              IP081704        08/17/04  Waste management system with 1            59020             $     8,878.25
                                                          attachments
                                                          Freight and Handling                                        $     1,151.78
      NOVTEK                    1514            08/30/04  Air stream Incubator                                        $     1,980.00
                                                08/30/04  Freight                                                     $        18.95
      BIOPTECHS                 04-11047        09/03/04  Della dish controller with                                  $     3,725.00
                                                          attachments
      NORTHEAST AUTOMATION      11837           09/13/04  Jun-Air compressor                                          $     7,020.48
                                                09/13/04  Freight                                                     $       195.52
      ZANDER MEDICAL SUPPLIES   942504          09/14/04  Incubator with attachments                                  $     3,511.70
                                                          Freight                                                     $        95.11
                                                                                                       FUNDING TOTAL  $ 1,317,351.68
                                                                                                                      ==============

<Caption>
INV.                                                                                                 PROOF OF                EQUIP
ITEM          SUPPLIER            INVOICE #    INV. DATE         DESCRIPTION           VENDOR TOTAL  PAYMENT     CK AMT.     CODE
----  ------------------------  -------------  --------- --------------------------    ------------  --------  -----------   -----
<S>   <C>                       <C>            <C>       <C>                           <C>           <C>              <C>
      MICRO VIDEO INSTRUMENT    00040763       03/29/04  CFI Plan Fluor 60x            57229         Yes       $   2,402.35  LAB
                                                         Freight                                                             SOFT
                                00041172       04/29/04  X-cite power supply lamp      57746         Yes       $   4,770.88  LAB
                                               04/29/04  Freight                                                             SOFT
                                00042403       08/18/04  Microscope Upgrade with       59348         Yes       $  57,877.49  LAB
                                                         attachments
                                                         SOFTWARE                                                            SOFT
                                                         Freight                                                             SOFT
      ISCO INC                  383957-00      03/31/04  Combiflash SQ 16X 16 Column   57214         Yes       $  53,650.95  LAB
                                383960-00      03/31/04  Lab equipment foxy 200 with   57214         Yes       $  53,650.95  LAB
                                                         attachments
      AFFYMETRIX, INC           RI 83668       03/31/04  Training Kit GC & Scanner     57160         Yes       $ 140,000.00  LAB
                                                         upgrade GCS3000 with
                                                         attachments
      FISHER SCIENTIFIC         5683007        04/26/04  World precision evom          57725         Yes       $   2,911.62  LAB
                                                         epithelial voltohmeter
      EASTERN SCIENTIFIC        184            04/27/04  Leybold vacuum pump with      57722         Yes       $   3,085.00  LAB
                                                         attachments
                                               04/27/04  Installation                                                        SOFT
      INTELEC MARKETING         15958          04/30/04  Workstation ofc               58546         Yes       $   3,312.68  OFC
                                               04/30/04  Freight                                                             SOFT
      REC SUPPLY                1035           05/05/04  SGI Octane2 2X600MHz          57906         Yes       $  13,896.00  COMP
      UNITED BUSINESS TEL       11362          07/09/04  125 Hartwell Phone System     58610         Yes       $  19,252.50  OFC
                                                         (Telephone Sets)
                                                         Tax                                                                 SOFT
                                11363          07/09/04  Hartwell Phone System /       58610         Yes       $  19,252.50  SOFT
                                                         Installation and Testing
                                11364          07/09/04  Hartwell Phone System /       58610         Yes       $  19,252.50  OFC
                                                         Installation and Testing
                                                         (3rd cabinet at local site
                                                         and one digital line card)
                                                         fibre extended board
      NEW ENGLAND LAB           3650-1         04/12/04  8' fume hood and casework -   57340         Yes       $   6,022.40  LAB
                                                         10% deposit
                                3650-2         05/21/04  8' fume hood and casework -   57899         Yes       $  11,790.00  LAB
                                                         90% balance upon completion
      SHONS REFRIGERATION       52348          06/02/04  80 m Freeser 115V             57909         Yes       $   8,442.00  LAB
      BIO-RAD                   3161309        06/14/04  icycler well mod m\demo;      58156         Yes       $  75,692.96  LAB
                                               06/14/04  iq optical system                                                   LAB
                                               06/14/04  bio plex                                                            LAB
      LUNAIRE LIMITED           1053708        07/02/04  Stability Chamber -           58901         Yes       $  10,979.82  LAB
                                                         CE0917W-A-B#31043
                                               07/02/04  Steel Surcharge and DPDT                                            SOFT
                                                         CONTACTS
      BIOMATIC                  2004-176       07/30/04  OQ/PV of agilent series 1100  59176         Yes       $   2,890.00  LAB
                                                         binary pump, Model G1312
                                               07/30/04  Maintence                                                           SOFT
      BIOLOGICAL OPTICAL TECH   04-10935       08/03/04  Objective Heater Controller   59099         Yes       $   2,839.00  LAB
                                               08/03/04  Freight                                                             SOFT
      LAB PRODUCTS              IP081704       08/17/04  Waste management system with  59412         Yes       $  10,030.03  LAB
                                                         attachments
                                                         Freight and Handling                                                SOFT
      NOVTEK                    1514           08/30/04  Air stream Incubator          59430         Yes       $   1,996.96  LAB
                                               08/30/04  Freight                                                             SOFT
      BIOPTECHS                 04-11047       09/03/04  Della dish controller with    59666         Yes       $  12,600.00  LAB
                                                         attachments
      NORTHEAST AUTOMATION      11837          09/13/04  Jun-Air compressor            59570         Yes       $   7,216.00  LAB
                                               09/13/04  Freight                                                             SOFT
      ZANDER MEDICAL SUPPLIES   942504         09/14/04  Incubator with attachments    59613         Yes       $   3,606.61  LAB
                                                         Freight                                                               SOFT

<Caption>
INV.
ITEM          SUPPLIER            INVOICE #     INV. DATE        DESCRIPTION              LOCATION
----  ------------------------  -------------   --------- ----------------------------   ------------
<S>   <C>                       <C>             <C>       <C>                            <C>
      MICRO VIDEO INSTRUMENT    00040763        03/29/04  CFI Plan Fluor 60x             6A Bedford
                                                          Freight
                                00041172        04/29/04  X-cite power supply lamp       6a Bedford
                                                04/29/04  Freight
                                00042403        08/18/04  Microscope Upgrade with        45 Hartwell
                                                          attachments
                                                          SOFTWARE
                                                          Freight
      ISCO INC                  383957-00       03/31/04  Combiflash SQ 16X 16 Column    45 Hartwell
                                383960-00       03/31/04  Lab equipment foxy 200 with    45 Hartwell
                                                          attachments
      AFFYMETRIX, INC          RI 83668        03/31/04  Training Kit GC & Scanner      6A Bedford
                                                          upgrade GCS3000 with
                                                          attachments
      FISHER SCIENTIFIC         5683007         04/26/04  World precision evom           45 Hartwell
                                                          epithelial voltohmeter
      EASTERN SCIENTIFIC        184             04/27/04  Leybold vacuum pump with       45 Hartwell
                                                          attachments
                                                04/27/04  Installation
      INTELEC MARKETING         15958           04/30/04  Workstation ofc                45 Hartwell
                                                04/30/04  Freight
      REC SUPPLY                1035            05/05/04  SGI Octane2 2X600MHz           45 Hartwell
      UNITED BUSINESS TEL       11362           07/09/04  125 Hartwell Phone System      125 Hartwell
                                                          (Telephone Sets)
                                                          Tax
                                11363           07/09/04  Hartwell Phone System /        125 Hartwell
                                                          Installation and Testing
                                11364           07/09/04  Hartwell Phone System /        125 Hartwell
                                                          Installation and Testing
                                                          (3rd cabinet at local site
                                                          and one digital line card)
                                                          fibre extended board
      NEW ENGLAND LAB           3650-1          04/12/04  8' fume hood and casework -    45 Hartwell
                                                          10% deposit
                                3650-2          05/21/04  8' fume hood and casework -    45 Hartwell
                                                          90% balance upon completion
      SHONS REFRIGERATION       52348           06/02/04  80 m Freeser 115V              45 Hartwell
      BIO-RAD                   3161309         06/14/04  icycler well mod m\demo;       45 Hartwell
                                                06/14/04  iq optical system
                                                06/14/04  bio plex
      LUNAIRE LIMITED           1053708         07/02/04  Stability Chamber -            45 Hartwell
                                                          CE0917W-A-B#31043
                                                07/02/04  Steel Surcharge and DPDT
                                                          CONTACTS
      BIOMATIC                  2004-176        07/30/04  OQ/PV of agilent series 1100   45 Hartwell
                                                          binary pump, Model G1312
                                                07/30/04  Maintence
      BIOLOGICAL OPTICAL TECH   04-10935        08/03/04  Objective Heater Controller    45 Hartwell
                                                08/03/04  Freight
      LAB PRODUCTS              IP081704        08/17/04  Waste management system with   45 Hartwell
                                                          attachments
                                                          Freight and Handling
      NOVTEK                    1514            08/30/04  Air stream Incubator           45 Hartwell
                                                08/30/04  Freight
      BIOPTECHS                 04-11047        09/03/04  Della dish controller with     45 Hartwell
                                                          attachments
      NORTHEAST AUTOMATION      11837           09/13/04  Jun-Air compressor             45 Hartwell
                                                09/13/04  Freight
      ZANDER MEDICAL SUPPLIES   942504          09/14/04  Incubator with attachments     45 Hartwell
                                                          Freight
</Table>

EQUIPMENT CODE LIST

LAB   = Lab Equipment

COMP  = Computer Hardware

OFC   = Furniture, Telephone, Fax, Etc.

SOFT  = [ILLEGIBLE], TOOLING/MOLDS, TAX, Freight, Extended Warranties, Service
        Contracts, Tenant Improvements, Etc.

<Table>
<Caption>
 Equip. Code            Total (Cat.)    % of Total
<S>                   <C>                  <C>
LAB                   $  1,129,669.92       85.75%
COMP                  $    103,301.79        7.84%
OFC                   $     20,431.54        1.55%
SOFT                  $     63,948.43        4.85%
Total                 $  1,317.351.68      100.00%
</Table>

Synta Pharmaceuticals Corp.
By:  /s/ Keith Ehrlich
Name:  Keith Ehrlich
     -------------------------------
Title:  V.P. Finance; Administration
      ------------------------------
<Page>

                                                                 William Stickle
Healthcare Financial Services                                     Vice President
                                                            Life Science Finance

June 17, 2005

Mr. Keith Ehrlich
Vice President, Finance and Administration
Synta Pharmaceuticals Corp.
45 Hartwell Avenue
Lexington, MA 02421

Dear Mr. Ehrlich:

As discussed, GE Capital Corporation (GE Capital) has approved an increase
in Synta Pharmaceuticals Corp's ("Synta" or the "Lessee") capital lease
facility. Provided there is no material adverse change in the Lessee's
condition, the facility provides for up to an aggregate exposure to GE Capital
of $5.0 million. The expected mix of new equipment for the line is 40% lab and
scientific equipment, 40% software and tenant improvements (predominantly tenant
improvements) and 20% computer hardware and general office equipment. All terms
and conditions as presently exist shall continue to apply, however, GE Capital
shall provide financing on the tenant improvement portion of the facility with a
four-year repayment term. All computer hardware, general office equipment and
software shall have three-year repayment terms.

Because the approval amended the amount of the facility as compared to the
April 13, 2005 proposal, GE Capital shall refund $4,000 of the $20,000 Good
Faith Deposit Synta had previously remitted. Of the remaining $16,000, 50% shall
be applied to the first scheduled monthly payment (when advanced) and the
remainder retained by GE Capital for underwriting, documentation, and
application processing.

If you have any questions, please feel free to contact the undersigned at
(203) 205-5216.

Sincerely,

/s/ William B. Stickle

William B. Stickle

ACCEPTED BY:

SYNTA PHARMACEUTICALS CORP.

Name:     /S/  KEITH EHRLICH
       ----------------------------------------------
Title:      VP FINANCE AND ADMINISTRATION
       ----------------------------------------------
Data:      6/25/2005
       ----------------------------------------------

GE Healthcare Finance
83 Wooster Heights Road             T  203 205 5216
5th Floor                           F  203 205 2193
Danbury, CT  06810

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00113-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00113-of-00352.parquet"}]]