Document:

First Amendment to Industrial Lease

 Exhibit 10.18 
 FIRST AMENDMENT TO INDUSTRIAL LEASE 
 This First Amendment
to Industrial Lease (this “First Amendment”) is made as of this 13th day of January, 2006, by and between FR/CAL Northwest Alpha, LLC, a Delaware liability partnership (“Landlord”), and GCT Semiconductor, Inc., a
Delaware corporation (“Tenant”). The effective date of this First Amendment shall be March 15, 2006 (the “Effective Date”). 
 RECITALS 
 A. WHEREAS, The Realty Associates Fund III, L.P.
(“Original Landlord”), predecessor-in-interest to Landlord, and Tenant entered into that certain lease (the “Original Lease”) dated February 15, 2001 whereby Original Landlord leased to Tenant, and Tenant
accepted and leased from Original Landlord, certain premises consisting of approximately 15,067 square feet (the “Original Premises”) in the building located at 2121 Ringwood Avenue, San Jose, California (the
“Property”); and 
 B. WHEREAS, Landlord and Tenant desire to amend certain terms of the
Original Lease in accordance with the terms and conditions set forth below. 
 NOW, THEREFORE, in consideration
of the foregoing and the terms and provisions of this First Amendment, Landlord and Tenant agree as follows: 
  

	 	1.	 Defined Terms. All terms used in this First Amendment but not otherwise defined in this First Amendment shall have the same meanings
respectively ascribed to them in the Original Lease. The Original Lease, as modified by this First Amendment, is referred to as the “Lease”. 

 

	 	2.	 Reduction of Premises. As of the Effective Date, the Original Premises shall be reduced to equal approximately 9,919 rentable square feet,
such reduced premises shall constitute the “Premises” as defined in the Original Lease, such that the Premises shall thereafter be comprised of approximately 9,919 rentable square feet in the aggregate, as depicted on Exhibit A
attached hereto and made a part hereof. The Lease shall terminate with respect to the remainder of the Original Premises as of the Effective Date. Within a reasonable time after the Effective Date, Landlord shall (a) inspect and repair, as
needed, the crack in the wall as identified in Exhibit B attached hereto and (b) replace damaged and discolored ceiling tiles. On Effective Date, Tenant shall surrender that portion of the Original Premises being removed from the
Premises hereby (the “Reduction Space”) in accordance with the terms of Section 13.5 of the Lease. 

  

	 	3.	 Extension of Lease Term. Effective upon the Effective Date, the Term shall be extended until September 14, 2007 (the “Extended
Term”). During the Extended Term, all of the conditions set forth in the Original Lease shall remain in full force and effect, except as expressly modified by, or inconsistent with, the terms of this First Amendment. Any option to renew or
extend contained in the Original Lease is hereby waived by Tenant and terminated. 

	 	4.	 Payment of Base Rent. The schedule of Base Rent, as set forth in Section 2.2 of the Addendum to the Original Lease, shall be deleted in
its entirety and replaced with the following schedule: 

  

									
	 Lease Period
	  	Annual Base Rent	 	  	Monthly Base Rent	 
	 Effective Date–September 14, 2007
	  	$	83,319.60	  	  	$	6,943.30	  

  

	 	5.	 Security Deposit. Pursuant to Section 1.12 of the Original lease, Landlord currently holds, as Tenant’s Security Deposit,
(i) a Letter of Credit in the amount of $530,358.40 (the “Letter of Credit”) and (ii) cash in the amount of $48,214.40. Provided that this First Amendment is duly executed and delivered to Landlord, one (1) month prior to
the Effective Date, Landlord shall (a) return the Letter of Credit to Tenant and (b) return to Tenant an amount equal to $41,271.10 so that the Security Deposit shall equal $6,943.30. 

 

	 	6.	 Tenant Percentage Share. The percentage “9.3%” contained in Section 1.11 of the Original Lease is hereby deleted in its
entirety and replaced with “6.12%”, such that Tenant’s Percentage Share (as described in Section 6.4 of the Original Lease) shall now equal 6.12%. 

 

	 	7.	 Parking. The words “59 parking spaces” contained in Section 1.13 of the Original Lease are hereby deleted in their entirety
and replaced with the following: “39 parking spaces”. 

  

	 	8.	 Conflict. In the event there is conflict or inconsistency between the terms and conditions of this First Amendment and the terms and
conditions of the Lease, the terms and conditions of this First Amendment shall control. Except as otherwise expressly amended hereby, the Lease shall remain in full force and effect according to its terms. 

 

	 	9.	 Counterparts; Facsimile. This First Amendment may be executed in two (2) or more counterparts, each of which shall be considered an
original and all of which, when taken together, shall constitute one (1) instrument. A facsimile counterpart of this First Amendment shall be deemed an original for all relevant purposes. 

(Signature Pages Follow) 

  
 2 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this First Amendment
as of the date first written above. 
  

			
	 LANDLORD:
  

FR/CAL NORTHWEST ALPHA, LLC

		
	By:	 	[signature illegible]
	Its:	 	VP Leasing Operations
		 	2/6/06

  
 S-1

 
			
	 TENANT:
  

GCT SEMICONDUCTOR, INC., a Delaware corporation

		
	By:	 	 /s/ Ron Wilderink

	Its:	 	CFO

  
 S-2

 EXHIBIT A 

Depiction of Premises 

  
 A-1

 EXHIBIT B 

  
 B-1Second Amendment to Industrial Lease

 Exhibit 10.19 
 SECOND AMENDMENT TO INDUSTRIAL LEASE 
 BETWEEN 

GCT SEMICONDUCTOR, INC. 
 AND 
 STEPHENS & STEPHENS (RINGWOOD II), LLC 

(Successor in Interest to FR/CAL Northwest Alpha, LLC) 
 This Second Amendment to Lease (“Second Amendment”) is dated this 9th day of July, 2007, by and between GCT SEMICONDUCTOR, INC., a Delaware corporation (“Lessee”),
and STEPHENS & STEPHENS (RINGWOOD II), LLC (“Lessor”), a Delaware limited liability company, successor in interest to FR/CAL Northwest Alpha, LLC, a liability partnership (“Prior Owner”).

 RECITALS 
 A. Original Lease: On February 15, 2001, Lessee and Prior Owner entered into a Lease covering 15,067 leasable square feet (“Lease”) in the property at 2121 Ringwood
Avenue, San Jose, California. The First Amendment to Industrial Lease dated January 13, 2006 reduced the square footage leased to 9,919 square feet. 
 NOW, THEREFORE, in consideration of the premises, the mutual covenants herein contained and for other good and valuable consideration, the parties agree as follows: 

1. Controlling Document: When there is a conflict between the Second Amendment, the First Amendment, and the Lease,
the Second Amendment shall control. 
 2. Term: The term of the Lease is hereby extended for three
(3) years commencing September 15, 2007, and ending September 14, 2010. 

  
 -1-

 3. Rent: Base rent is Seven Thousand One Hundred Forty-One Dollars and
Sixty-Eight Cents ($7,141.68) per month, commencing September 15, 2007. Base rental rate shall increase four percent (4%) per year. 
 4. Option to Renew: Lessee shall have one (1) Option to Renew the Term of the Lease for an extension of sixty (60) months. Tenant shall exercise such option, if at all, by
giving written notice of such exercise to Landlord not more than nine (9) months and not less than six (6) months prior to the scheduled expiration of the Term. The base rental payable during such extension shall be equal to one-hundred
percent (100%) of the fair market rental of the Premises with 4% annual increases. In no event shall the base rent, during the extension period, be less than that paid during the last month of the initial term of the Lease plus 4%. 

5. Tenant Improvements: 
 a. Lessor shall have all HVAC units servicing the premises inspected and provide a report to Lessee. Lessee wants assurance HVAC units have not surpassed their useful life. 

b. Lessor shall provide Lessee with $2,000 to install ventilation equipment for their server worn. 

c. Lessor shall repair drinking fountain within Premises 
 d. Lessor shall replace all stained ceiling tiles. 
 e. Lessor shall
replace existing light fixture in men’s restroom with fluorescent light fixture, 

  
 -2-

 f. Lessor shall ensure the HVAC units are in good working order and have an HVAC
contractor re-balance the existing HVAC. 
 6. Terms & Conditions: All other terms and conditions
to be in accordance with the Lease. 
  

									
	 LESSOR
  

STEPHENS & STEPHENS
 (RINGWOOD II) LLC,
MANAGER
	 		 	 LESSEE
  

GCT SEMICONDUCTOR, INC.

					
	by	 	/s/ Lane Stephens	 		 	by	 	/s/ Ron Wilderink
		 		 		 	Ron Wilderink
		 		 		 	(please print name)

  
 -3-Third Amendment to Industrial Lease

 Exhibit 10.20 
 THIRD AMENDMENT TO INDUSTRIAL LEASE 
 BETWEEN 

GCT SEMICONDUCTORS, INC. 
 AND 
 STEPHENS & STEPHENS (RINGWOOD II), LLC 

(Successor in Interest to FR/CAL Northwest Alpha, LLC) 
 This Third Amendment to Lease (“Third Amendment”) is dated this 6th day of April 2010 by and between GCT SEMICONDUCTOR, INC, a Delaware Corporation (“Lessee”), and
STEPHENS & STEPHENS (RINGWOOD II), LLC (“Lessor”), a Delaware limited liability company, successor in interest to FR/CAL Northwest Alpha, LLC, a liability partnership (“Prior Owner”).

 RECITALS 
 A. Original Lease: On February 15, 2001, Lessee and Prior Owner entered into a Lease covering 15,067 leasable square feet (the “Lease”) in the property at 2121
Ringwood Avenue, San Jose, California (“Leased Premises”). 
 B. First and Second Amendments to
Lease: The First Amendment to Industrial Lease dated January 13, 2006 reduced the square footage leased to 9,919 square feet. The Second Amendment to Industrial Lease dated July 9, 2007 further amended the Lease. 

C. Desire to Amend: Lessor and Lessee desire to amend the Lease as set forth below. 

NOW, THEREFORE, in consideration of the Recitals, the mutual covenants herein contained and for other good and valuable
consideration, the parties agree as follows: 

 1. Controlling Document: When there is a conflict between the Third
Amendment, the Second Amendment, the First Amendment and the Lease, the Third Amendment shall control. 
 2.
Term: The term of the Lease is hereby extended for thirty-nine (39) months commencing September 15, 2010 and ending December 14, 2013. 
  

 

									
	3. 	  	 Rent:
	  	 Months
	  	Amount NNN Rent	 
		  		  	1-3	  	 	Rent and Expense Free	  
		  		  	4-15	  	$	6,348.16	  
		  		  	16-27	  	$	6,546.54	  
		  		  	28-39	  	$	6,744.92	  

 4. Option to Renew: Lessee shall have one (1) Option to Renew the Term of the
Lease for an extension of thirty-six (36) months. Tenant shall exercise such option, if at all, by giving written notice of such exercise to Landlord not more than nine (9) months and not less than six (6) months prior to the
scheduled expiration of the Term. The base rental payable during such extension shall be equal to one-hundred percent (100%) of the fair market rental of the Premises with 4% annual increases. In no event shall the base rent, during the
extension period, be less than that paid during the last month of the initial term of the Lease plus 4%. 
 5.
Terms and Conditions: All other terms and conditions to be in accordance with the Lease and First and Second Amendments. 
 THIRD AMENDMENT TO INDUSTRIAL LEASE BETWEEN 

GCT SEMICONDUCTOR, INC. AND STEPHENS & STEPHENS
(RINGWOOD II), LLC 

 IN WITNESS WHEREOF, the parties hereto have caused this Third Amendment to be
executed by their duly authorized representatives as of the day and year first above written. 
  

									
	 LESSOR
  

STEPHENS & STEPHENS
 (RINGWOOD
II), LLC, MANAGER
	 		 	 LESSEE
  

GCT SEMICONDUCTOR, INC.

					
	by	 	/s/ Lane Stephens	 		 	by	 	/s/ Ron Wilderink
	Lane B. Stephens, Manager	 		 	
		 		 	Ron Wilderink
		 		 	(please print name)
		 		 	
		 		 	CFO
		 		 	Title

 THIRD AMENDMENT TO INDUSTRIAL
LEASE BETWEEN 
 GCT SEMICONDUCTOR, INC. AND
STEPHENS & STEPHENS (RINGWOOD II), LLC

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