Document:

EX-10.2

 Exhibit 10.2 

LEASE AGREEMENT 
 THIS
LEASE AGREEMENT is made as of this 23 day of October, 2019, between ARE-TECH SQUARE, LLC, a Delaware limited liability company (“Landlord”), and FOGHORN THERAPEUTICS INC., a
Delaware corporation (“Tenant”) 
 BASIC LEASE PROVISIONS 

 

			
	 	 
	
Address:
	  	 500
Technology Square, Cambridge, Massachusetts

	 	 
	
Premises:
	  	That portion of the Building containing approximately 81,441 rentable square feet, consisting of (i) a portion of the lower level
designated as Suite 001a containing approximately 472 rentable square feet (the “Initial Lower Level Premises”), (n) a portion of the 1st floor designated as Suite 101a containing approximately 371 rentable square feet (the
“Initial First Floor Premises”), (in) the entire 6th floor designated as Suite 601 containing approximately 18,980 rentable square feet (“Sixth Floor Premises”), (iv) the entire 7th floor designated as Suite 701
containing approximately 18,980 rentable square feet (“Seventh Floor Premises”), (v) the entire 8th floor designated as Suite 801 containing approximately 18,980 rentable square feet (“Eighth Floor Premises”), (vi)
the entire 9th floor designated as Suite 901 containing approximately 18,980 rentable square feet (“Ninth Floor Premises”), (vii) a portion of the lower level designated as Suite 100b containing approximately 3,793 rentable square
feet (the “Subsequent Lower Level Premises”), and (viii) a portion of the 1st floor designated as Suite 101b containing approximately 885 rentable square feet (the “Subsequent First Floor Premises”), all as determined
by Landlord, and approximately as shown on Exhibit A The Premises shall be delivered in phases as provided in Section 2 below The “Phase 1 Premises” shall consist of the Sixth Floor Premises and Seventh Floor Premises
The “Phase 2 Premises” shall consist of the Ninth Floor Premises, the Initial Lower Level Premises and the Initial First Floor Premises The “Phase 3 Premises” shall consist of the Subsequent Lower Level Premises,
the Subsequent First Floor Premises and Eighth Floor Premises
	 	 
	
Building:
	  	The specific building in which the Premises are located, which building is within the Project and located at 500 Technology Square, also
known as Unit 500 of the Condominium described in Exhibit B

  

			
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	Project:	  	The real property on which the Building is located, also known as Technology Square Condominium (the “Condominium”),
together with all improvements thereon and appurtenances thereto from time to time located thereon in the City of Cambridge, Middlesex County, Commonwealth of Massachusetts, as described on Exhibit B The Landlord reserves the right to modify
the Condominium at any time and from time to time, but the parties acknowledge the Condominium presently consists of Units 100, 200, 300, 400, 500, 600 and 700 (also known as Buildings 100, 200, 300, 400, 500, 600 and 700), as well as specified
common areas on the Condominium (including the Technology Square Garage)
	 	 
	Base Rent:	  	$90 00 per rentable square foot of the Premises per year, subject to annual increases on the Adjustment Date as set forth in Section 4
herein
	 	 
	Rentable Area of Premises:	  	81,441 sq ft
	 	 
	Rentable Area of Building:	  	184,207 sq ft
	 	 
	Tenant’s Share of Operating Expenses:	  	44 21 % (20 61 % attributable to the Phase 1 Premises, 13 3% attributable to the Phase 2 Premises, and 10 3% attributable to the
Phase 3 Premises)
	 	 
	Rentable Area of Project	  	1,181,635 sq ft
	 	 
	Building’s Share of Project	  	15 59%
	 	 
	Security Deposit:	  	$1,708,200 00
	 	 
	Phase 1 Premises Target Commencement Date:	  	January 1, 2020
	 	 
	Phase 2 Premises Target Commencement Date:	  	March 1, 2020
	 	 
	Phase 3 Premises Target Commencement Date	  	June 1, 2020
	 	 
	Rent Adjustment Percentage	  	3%
	 	 
	Base Term:	  	Beginning on the Phase 1 Premises Commencement Date and ending 96 months from the first day of the first full month of the Term (as defined
in Section 2) hereto

  

			
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Permitted Use:
	  	Research and development laboratory, related office and other related uses consistent with the current character of the Project and otherwise
In compliance with the provisions of Section 7 hereof
	 	 
	
Address for Rent Payment:

P O Box 791051

Baltimore, MD 21279-1051
	  	
Landlord’s Notice Address:

26 North Euclid Avenue

Pasadena, CA 91101

Attention Corporate Secretary

	 	 
	 Tenant’s
Notice Address Prior to the Phase 3 Premises Commencement Date:
 100 Binney Street, Suite 610

Cambridge, MA 02142

Attention Lease

Administrator, Fanny

Cavalie and Paul Alloway,

Head of Legal
	  	 Tenant’s Notice Address From and after the
Phase 3 Premises Commencement Date (or as otherwise directed in writing by Tenant):
 500 Technology Square, 9th
Floor
 Cambridge, MA 01239

Attention Lease Administrator, Fanny Cavalie and

Paul Alloway, Head of Legal

  

			
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 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference 

 

			
	 [X] EXHIBIT A – PREMISES DESCRIPTION

[X] EXHIBIT C – WORK LETTER

[X] EXHIBIT E – RULES AND REGULATIONS
	  	 [X] EXHIBIT B – DESCRIPTION OF PROJECT

[X] EXHIBIT D – COMMENCEMENT DATE

[X] EXHIBIT F – TENANT’S PERSONAL PROPERTY

 1 Lease of Premises Upon and subject to all of the terms and conditions hereof, Landlord hereby leases
the Premises to Tenant and Tenant hereby leases the Premises from Landlord The portions of the Project which are for the non-exclusive use of tenants of the Project are collectively referred to herein as the
“Common Areas” Landlord reserves the right to modify Common Areas, provided that such modifications do not materially adversely affect Tenant’s use of or access to the Premises for the Permitted Use From and after (a) the
Phase 1 Premises Commencement Date (as defined in Section 2 below) with respect to the Phase 1 Premises, (b) the Phase 2 Premises Commencement Date (as defined in Section 2 below) with respect
to the Phase 2 Premises, and (c) the Phase 3 Premises Commencement Date (as defined in Section 2 below) with respect to the Phase 3 Premises, through the expiration of the Term, Tenant shall have access to the
Building, the Phase 1 Premises, the Phase 2 Premises and the Phase 3 Premises, as set forth above, and the Technology Square Garage 24 hours a day, 7 days a week, 365 days a year, except in the case of emergencies, as the result of Legal
Requirements, the performance by Landlord of any installation, maintenance or repairs, or any other temporary interruptions, and otherwise subject to the terms of this Lease 

2 Delivery; Acceptance of Premises; Commencement Date 

(a) Phase 1 Premises Landlord shall use reasonable efforts to deliver (“Delivery” or “Deliver”) the
Phase 1 Premises to Tenant on or before the Phase 1 Premises Target Commencement Date in order for Tenant to construct the Tenant Improvements in the Phase 1 Premises pursuant to the terms of the Work Letter attached hereto as Exhibit C If
Landlord fails to timely Deliver the Phase 1 Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable except as provided herein If Landlord does not Deliver the Phase 1
Premises to Tenant on or before the date that is 60 days after the Phase 1 Premises Target Commencement Date (as such date may be extended for Force Majeure delays), this Lease may be terminated by Tenant by written notice to Landlord, and if so
terminated by Tenant (a) the Security Deposit, or any balance thereof (i e , after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant, and (b) neither Landlord nor
Tenant shall have any further rights, duties or obligations under this Lease, except with respect to provisions which expressly survive termination of this Lease As used herein, the terms “Tenant Improvements,” “Force
Majeure,” and “Substantially Completed” shall have the meanings set forth for such terms in the Work Letter If Tenant does not elect to void this Lease within 10 business days of the lapse of such 60 day period, such right
to void this Lease pursuant to this Section 2(a) shall be waived and this Lease shall remain in full force and effect 

The “Phase 1 Premises Commencement Date” shall be the date that Landlord Delivers the Phase 1 Premises to Tenant for
Tenant’s construction of the Tenant Improvements in the Phase 1 Premises pursuant to the Work Letter The “Phase 1 Premises Rent Commencement Date” shall be the date that is 6 months after the Phase 1 Premises Commencement Date

  

			
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 Except as otherwise set forth in the Work Letter (i) Tenant shall accept the Phase 1
Premises in their condition as of the Phase 1 Premises Commencement Date, subject to all applicable Legal Requirements (as defined in Section 7 hereof), (n) Landlord shall have no obligation for any defects in the Phase 1
Premises, and (HI) Tenant’s taking possession of the Phase 1 Premises shall be conclusive evidence that Tenant accepts the Phase 1 Premises and that the Phase 1 Premises were in good condition at the time possession was taken Any occupancy of
the Phase 1 Premises by Tenant before the Phase 1 Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, excluding the obligation to pay Base Rent and Operating Expenses 

(b) Phase 2 Premises Landlord shall use reasonable efforts to Deliver the Phase 2 Premises to Tenant on or before the Phase 2 Premises
Target Commencement Date in order for Tenant to construct the Tenant Improvements in the Phase 2 Premises pursuant to the terms of the Work Letter attached hereto as Exhibit C If Landlord fails to timely Deliver the Phase 2 Premises, Landlord
shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable 
 The “Phase 2
Premises Commencement Date” shall be the date that Landlord Delivers the Phase 2 Premises to Tenant for Tenant’s construction of the Tenant Improvements in the Phase 2 Premises pursuant to the Work Letter The “Phase 2
Premises Rent Commencement Date” shall be the date that is 6 months after the Phase 2 Premises Commencement Date 
 Except as
otherwise set forth in the Work Letter (i) Tenant shall accept the Phase 2 Premises in their condition as of the Phase 2 Premises Commencement Date, subject to all applicable Legal Requirements, (n) Landlord shall have no obligation for
any defects in the Phase 2 Premises, and (in) Tenant’s taking possession of the Phase 2 Premises shall be conclusive evidence that Tenant accepts the Phase 3 Premises and that the Phase 2 Premises were in good condition at the time possession
was taken Any occupancy of the Phase 2 Premises by Tenant before the Phase 2 Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, excluding the obligation to pay Base Rent and Operating Expenses with respect
to the Phase 2 Premises 
 (c) Phase 3 Premises Landlord shall use reasonable efforts to Deliver the Phase 3 Premises to Tenant on or
before the Phase 3 Premises Target Commencement Date in order for Tenant to construct the Tenant Improvements in the Phase 3 Premises pursuant to the terms of the Work Letter attached hereto as Exhibit C If Landlord fails to timely Deliver
the Phase 3 Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable 

The “Phase 3 Premises Commencement Date” shall be the date that Landlord Delivers the Phase 3 Premises to Tenant The
“Phase 3 Premises Rent Commencement Date” shall be the date that is 6 months after the Phase 3 Premises Commencement Date 

  

			
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 Except as otherwise set forth in the Work Letter (i) Tenant shall accept the Phase 3
Premises in their condition as of the Phase 3 Premises Commencement Date, subject to all applicable Legal Requirements, (n) Landlord shall have no obligation for any defects in the Phase 3 Premises, and (in) Tenant’s taking possession of
the Phase 3 Premises shall be conclusive evidence that Tenant accepts the Phase 3 Premises and that the Phase 3 Premises were in good condition at the time possession was taken Any occupancy of the Phase 3 Premises by Tenant before the Phase 3
Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, excluding the obligation to pay Base Rent and Operating Expenses with respect to the Phase 3 Premises 

(d) General Upon request of Landlord, Tenant shall execute and deliver one or more written acknowledgments reflecting the Phase 1
Premises Commencement Date, the Phase 1 Premises Rent Commencement Date, the Phase 2 Premises Commencement Date, the Phase 2 Premises Rent Commencement Date, the Phase 3 Commencement Date, the Phase 3 Premises Rent Commencement Date and the
expiration date of the Term when such are established in the form of the “Acknowledgement of Commencement Date” attached to this Lease as Exhibit D, provided, however. Tenant’s failure to execute and deliver such
acknowledgment shall not affect Landlord’s rights hereunder The “Term” of this Lease shall be the Base Term, as defined above on the first page of this Lease and the Extension Term which Tenant may elect pursuant to
Section 39 hereof The Phase 1 Premises Commencement Date, the Phase 2 Premises Commencement Date and Phase 3 Premises Commencement Date may each be referred to herein respectively as a “Commencement Date “
The Phase 1 Premises, the Phase 2 Premises, and the Phase 3 Premises may each be referred to herein as a “Phase” of the Premises 

Tenant agrees and acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the
condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises or the Project are suitable for
the Permitted Use This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and negotiations
which are not contained herein 
 3 Rent 

(a) Base Rent The first month’s Base Rent for the Phase 1 Premises and the full amount of the Security Deposit shall be delivered
on or before January 1, 2020, Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off, equal monthly installments of Base Rent on or before the first day of each calendar
month during the Term hereof beginning with respect to (i) the Phase 1 Premises on the Phase 1 Premises Rent Commencement Date, (ii) the Phase 2 Premises on the Phase 2 Premises Rent Commencement Date, and (iii) with respect to the
Phase 3 Premises on the Phase 3 Premises Rent Commencement Date, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, or to such other person or at such other place as Landlord may from time
to time designate in writing Payments of Base Rent for any fractional calendar month shall be prorated The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations
Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in Section 5) due hereunder except for any abatement as may be expressly provided in this
Lease 

  

			
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 (b) Additional Rent In addition to Base Rent, Tenant agrees to pay to Landlord as
additional rent (“Additional Rent”) (i) commencing on the Phase 1 Premises Rent Commencement Date with respect to the Phase 1 Premises, on the Phase 2 Premises Rent Commencement Date with respect to the Phase 2 Premises and on the
Phase 3 Premises Rent Commencement with respect to the Phase 3 Premises, Tenant’s Share of “Operating Expenses” (as defined in Section 5), and (ii) any and all other amounts Tenant assumes or agrees to
pay under the provisions of this Lease, including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, covenants and conditions of this Lease to be
performed by Tenant, after any applicable notice and cure period 
 4 Base Rent Adjustments 

(a) Annual Adjustments Base Rent shall be increased on each annual anniversary of the Phase 1 Premises Commencement Date (or, if the
Phase 1 Premises Commencement Date does not occur on the first day of a calendar month, then on each annual anniversary of the first day of the first full calendar month following the month in which the Phase 1 Premises Commencement Date occurs)
(each an “Adjustment Date”) by multiplying the Base Rent per rentable square foot payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Base Rent per rentable square
foot payable immediately before such Adjustment Date Base Rent, as so adjusted, shall thereafter be due as provided herein Base Rent adjustments for any fractional calendar month shall be prorated 

(b) Additional Unamortized TI Allowance In addition to the Tenant Improvement Allowance (as defined in the Work Letter), Landlord
shall, subject to the terms of the Work Letter, make available to Tenant the Additional Unamortized Tenant Improvement Allowance (as defined in the Work Letter) Commencing on the Phase 1 Premises Rent Commencement Date and continuing thereafter on
the first day of each month during the Base Term, Tenant shall pay an amount in order to provide an 8% annual yield of the portion of the Additional Unamortized Tenant Improvement Allowance that was funded by Landlord (the “Unamortized Tl
Allowance Rent”), which such annual yield shall begin to accrue on the date that Landlord first disburses such Additional Unamortized Tenant Improvement Allowance or any portion(s) thereof Tenant acknowledges that because the Additional
Unamortized Tenant Improvement Allowance may be disbursed to Tenant in multiple phases following the Phase 1 Premises Commencement Date, the Unamortized Tl Allowance Rent payable by Tenant pursuant to this Section 4(b) may
be proportionately adjusted following each such disbursement Upon Tenant’s written request, Landlord shall provide to Tenant Landlord’s calculations reflecting each such adjustment in the Unamortized Tl Allowance Rent The Unamortized Tl
Allowance Rent shall not be subject to annual adjustments pursuant to Section 4(a) As an example, if Tenant elects to utilize the entire Additional Unamortized Tenant Improvement Allowance of $100 00 per rentable square
foot of the Premises and the same is funded on the Phase 1 Premises Commencement Date, then Unamortized Tl Allowance Rent payable by Tenant pursuant to this Section 4(b) shall be equal to $8 00 per rentable square foot of
the Premises per year 

  

			
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 (c) Additional Amortized TI Allowance In addition to the Tenant Improvement Allowance (as
defined in the Work Letter), Landlord shall, subject to the terms of the Work Letter, make available to Tenant the Additional Amortized Tenant Improvement Allowance (as defined in the Work Letter) Commencing on the Phase 1 Premises Rent Commencement
Date and continuing thereafter on the first day of each month during the Base Term, Tenant shall pay the amount necessary to fully amortize the portion of the Additional Amortized Tenant Improvement Allowance actually funded by Landlord, if any, in
equal monthly payments with interest at a rate of 7 5% per annum over the remainder of the Base Term (the “Amortized TI Allowance Rent”), which interest shall begin to accrue on the date that Landlord first disburses such Additional
Amortized Tenant Improvement Allowance or any portion(s) thereof Tenant acknowledges that because the Additional Amortized Tenant Improvement Allowance may be disbursed to Tenant in multiple phases following the Phase 1 Premises Commencement Date,
the Amortized Tl Allowance Rent payable by Tenant pursuant to this Section 4(c) may be adjusted following each such disbursement Upon Tenant’s written request, Landlord shall provide to Tenant Landlord’s
calculations reflecting each such adjustment in the Amortized Tl Allowance Rent The Amortized Tl Allowance Rent shall not be subject to annual adjustments pursuant to Section 4(a) Any of the Amortized Tl Allowance Rent
remaining unpaid as of the expiration or earlier termination of the Lease shall be paid to Landlord in a lump sum at the expiration or earlier termination of this Lease 

5 Operating Expense Payments Landlord shall deliver to Tenant a written estimate of Operating Expenses for each calendar year during
the Term on or before the date that is 30 days prior to the first day of each calendar year (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year Commencing on the Phase 1 Premises
Rent Commencement Date with respect to the Phase 1 Premises, on the Phase 2 Premises Rent Commencement Date with respect to the Phase 2 Premises and on the Phase 3 Premises Rent Commencement with respect to the Phase 3 Premises and continuing
thereafter on the first day of each month during the Term, Tenant shall pay Landlord an amount equal to 1/12th of Tenant’s Share of the Annual Estimate Payments for any fractional calendar month shall be prorated 

Notwithstanding anything to the contrary contained in this Lease, if Tenant subleases the Phase 2 Premises for any period prior to the Phase 2
Premises Rent Commencement Date, then Tenant shall commence paying Operating Expenses on the date that any sublease of the Phase 2 Premises commences 

The term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or accrued each
calendar year by Landlord in accordance with Landlord’s (and Landlord’s affiliates) regular accounting practices with respect to the Building and Property (including, without duplication, the Building’s Share of Project with respect
to all costs and expenses of any kind or description incurred or accrued by Landlord with respect to the Project and the Condominium which are not specific to the Building or Property or any other building or property located in the Project)
(including, without duplication, Taxes (as defined in Section 9)). (x) capital repairs, replacements and improvements amortized over the lesser of 10 years or the useful life of such capital items (except for capital
repairs, replacements and improvements to the roof, which shall be amortized over 15 years), adjusted to reflect Building operations 24 hours per day, 7 days per week and 365 days per year (provided that those Operating Expenses incurred or accrued
by Landlord with respect to any capital repairs, replacements or improvements which are for the intended purpose of promoting sustainability (for example, without limitation, by reducing 

  

			
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energy usage at the Project) (a “Capital Sustainability Expenditure”) may be amortized over a shorter period, at Landlord’s discretion, to the extent the cost of a Capital
Sustainability Expenditure is offset by a reduction in Operating Expenses), (y) transportation services, and (z) the costs of Landlord’s third party property manager (not to exceed 2 5% of Base Rent) or, if there is no third party property
manager, administration rent in the amount of 2 5% of Base Rent, excluding only 
 (a) the original construction costs of the Project and
renovation prior to the date of the Lease and costs of correcting defects in such original construction or renovation, 
 (b) expenditures
for expansion of the Project, 
 (c) interest, principal payments of Mortgage (as defined in Section 27) debts of
Landlord, financing costs and amortization of funds borrowed by Landlord, whether secured or unsecured and all payments of base rent (but not taxes or operating expenses) under any ground lease or other underlying lease of all or any portion of the
Project, 
 (d) depreciation of the Project (except for capital improvements, the cost of which are includable in Operating Expenses), 

(e) advertising, legal and space planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing
space to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants, 

(f) legal and other expenses incurred in the negotiation or enforcement of leases, 

(g) completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or performs for other tenants
within their premises, and costs of correcting defects in such work, 
 (h) costs to be reimbursed by other tenants of the Project or Taxes
to be paid directly by Tenant or other tenants of the Project, whether or not actually paid, 
 (i) salaries, wages, benefits and other
compensation paid to (i) personnel of Landlord or its agents or contractors above the position of the person, regardless of title, who has day-to-day management
responsibility for the Project or (n) officers and employees of Landlord or its affiliates who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project, provided, however, that with respect to any
such person who does not devote substantially all of his or her employed time to the Project, the salaries, wages, benefits and other compensation of such person shall be prorated to reflect time spent on matters related to operating, managing,
maintaining or repairing the Project in comparison to the time spent on matters unrelated to operating, managing, maintaining or repairing the Project, 

(j) general organizational, administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation,
partnership, or other entity, including general corporate, legal and accounting expenses, 

  

			
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 (k) costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu
thereof) incurred in connection with disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents,
leasing agents, purchasers or mortgagees of the Building or Property, 
 (l) costs incurred by Landlord due to the violation by Landlord,
its employees, agents or contractors or any tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7). 

(m) penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes and/or to file any tax
or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency, 

(n) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project
to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis, 
 (o)
costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project, 
 (p) costs in connection with
services (including electricity), items or other benefits of a type which are not standard for the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project,
whether or not such other tenant or occupant is specifically charged therefor by Landlord, 
 (q) costs incurred in the sale or refinancing
of the Property or Project, 
 (r) net income taxes of Landlord or the owner of any interest in the Property of Project, franchise, capital
stock, gift, estate or inheritance taxes or any federal, state or local documentary taxes imposed against the Property or Project or any portion thereof or interest therein, 

(s) costs or expenses otherwise includable in Operating Expenses to the extent actually reimbursed by insurance policies required to be
maintained by Landlord in accordance with Section 17, 
 (t) Operating Expense reserves (including reserves for Taxes), 

(u) rentals of equipment ordinarily considered to be of a capital nature (such as elevators and HVAC systems) except if such equipment is
reasonably and customarily leased either temporarily or permanently in the operation of comparable office and laboratory buildings in the Cambridge area, 

(v) any costs or expenses that are duplicative of maintenance and repair costs and expenses actually paid by Tenant in satisfaction of
Tenant’s maintenance and repair obligations pursuant to this Lease, 

  

			
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 (w) costs or expenses occasioned by condemnation that are actually recovered by Landlord in any
condemnation awards, 
 (x) costs reimbursed to Landlord under any warranty carried by Landlord for the Project, 

(y) any costs incurred to remove, study, test or remediate Hazardous Materials in or about the Premises, the Building or the Project for which
Tenant is not responsible under this Lease, 
 (z) costs arising from the gross negligence or willful misconduct of Landlord or its agents,
and employees, 
 (aa) costs relating to the compliance of the Common Areas with Legal Requirements as of the Phase 1 Commencement Date as
provided in Section 7, and 
 (bb) any expenses otherwise includable within Operating Expenses to the extent
actually reimbursed by persons other than tenants of the Project under leases for space in the Project 
 Within 90 days after the end of
each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to Tenant a statement (an “Annual Statement”) showing in reasonable detail (a) the total and Tenant’s Share of actual
Operating Expenses for the previous calendar year, and (b) the total of Tenant’s payments in respect of Operating Expenses for such year If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of
Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent within 30 days after delivery of such Annual Statement to Tenant If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of
actual Operating Expenses for such year Landlord shall pay the excess to Tenant within 30 days after delivery of such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant is delinquent in its obligation
to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord 
 The Annual Statement shall be final
and binding upon Tenant unless Tenant, within 90 days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor If, during such 90 day period,
Tenant reasonably and in good faith questions or contests the accuracy of Landlord’s statement of Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and records relating to the operation
of the Project and such information as Landlord reasonably determines to be responsive to Tenant’s questions (the “Expense Information”) If after Tenant’s review of such Expense Information, Landlord and Tenant cannot
agree upon the amount of Tenant’s Share of Operating Expenses, then Tenant shall have the right to have a regionally or nationally recognized independent public accounting firm or an auditing firm selected by Tenant and approved by Landlord
(which approval shall not be unreasonably withheld or delayed), working pursuant to a fee arrangement other than a contingent fee (at Tenant’s sole cost and expense), audit and/or review the Expense Information for the year in question (the
“Independent Review”) The results of any such Independent Review shall be binding on Landlord and Tenant If the Independent Review shows that the payments actually made by Tenant with

  

			
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respect to Operating Expenses for the calendar year in question exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord shall at Landlord’s option either
(i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (n) pay the excess to Tenant within 30 days after delivery of such statement, except that after the expiration or earlier termination of
this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord If the Independent Review shows that Tenant’s payments with respect to Operating
Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery of such statement If the Independent Review shows that Tenant
has overpaid with respect to Operating Expenses by more than 5% then Landlord shall reimburse Tenant for all costs incurred by Tenant for the Independent Review Operating Expenses for the calendar years in which Tenant’s obligation to share
therein begins and ends shall be prorated Notwithstanding anything set forth herein to the contrary, if the Building is not at least 95% occupied on average during any year of the Term, Tenant’s Share of Operating Expenses for such year that
vary with the level of occupancy of the Building shall be computed as though the Building had been 95% occupied on average during such year 

“Tenant’s Share” shall be the percentage set forth in the Basic Lease Provisions as Tenant’s Share, and
“Building’s Share of Project” shall be the percentage set forth in the Basic Lease Provisions as the Building’s Share of Project, for changes in the physical size of the Premises, Building, Property or Project occurring
thereafter Landlord may equitably increase Tenant’s Share for any item of expense or cost reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Building, Property or
Project that includes the Premises or that varies with occupancy or use Base Rent, Tenant’s Share of Operating Expenses and all other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as “Rent”

 6 Security Deposit Tenant shall deposit with Landlord, on or before January 1, 2020, a security deposit (the
“Security Deposit”) for the performance of all of Tenant’s obligations hereunder in the amount set forth in the Basic Lease Provisions, which Security Deposit shall be in the form of an unconditional and irrevocable letter of
credit (the “Letter of Credit”) (i) in form and substance satisfactory to Landlord, (n) naming Landlord as beneficiary, (in) expressly allowing Landlord to draw upon it at any time from time to time by delivering to the issuer
notice that Landlord is entitled to draw thereunder, (iv) issued by Comerica Bank, a Texas banking association, or another an FDIC-insured financial institution satisfactory to Landlord, and (v) redeemable by presentation of a sight draft
in the state of Massachusetts If Tenant does not provide Landlord with a substitute Letter of Credit complying with all of the requirements hereof at least 10 days before the stated expiration date of any then current Letter of Credit, Landlord
shall have the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash without obligation for interest thereon as the Security Deposit The Security Deposit shall be held by Landlord as security for the
performance of Tenant’s obligations under this Lease The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default Upon each occurrence of a Default (as defined in
Section 20). Landlord may use all or any part of the Security Deposit to pay delinquent payments due under this Lease, future rent damages, and the cost of any damage, injury, expense or liability caused by such Default,
without prejudice to any other remedy provided herein or provided by law Upon any use of all or any portion of the Security Deposit, Tenant shall pay Landlord within 5 business days of written demand the amount

  

			
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that will restore the Security Deposit to the amount set forth on Page 1 of this Lease Tenant hereby waives the provisions of any law, now or hereafter in force which provide that Landlord may
claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably
necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant Upon bankruptcy or other debtor-creditor proceedings against
Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings If Tenant is not then in default under this Lease, the Security Deposit, or
any balance thereof (i e , after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder)
within 60 days after the expiration or earlier termination of this Lease 
 If Landlord transfers its interest in the Project or this Lease,
Landlord shall either (a) transfer any Security Deposit then held by Landlord to a person or entity assuming Landlord’s obligations under this Section 6, or (b) return to Tenant any Security Deposit then held
by Landlord and remaining after the deductions permitted herein Upon such transfer to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s
right to the return of the Security Deposit shall apply solely against Landlord’s transferee The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default Landlord’s
obligation respecting the Security Deposit is that of a debtor, not a trustee, and no interest shall accrue thereon 

7    Use 

(a) General The Premises shall be used solely for the Permitted Use set forth in the Basic Lease Provisions, and in compliance with all
laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With
Disabilities Act, 42 USC § 12101, et seq (together with the regulations promulgated pursuant thereto, “ADA”) (collectively, “Legal Requirements” and each, a “Legal Requirement”) Tenant shall,
upon 5 days’ written notice from Landlord, discontinue any use of the Premises which is declared by any Governmental Authority (as defined in Section 9) having jurisdiction to be a violation of a Legal Requirement,
unless Tenant is actively contesting any such determination in good faith and by appropriate legal proceedings, provided that Tenant first gives Landlord appropriate assurance reasonably satisfactory to Landlord against any loss, cost or expense on
account thereof, and further provided such contest shall not subject Landlord to criminal penalties or civil sanctions, loss of property or civil liability Tenant will not use or permit the Premises to be used for any purpose or in any manner that
would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler or other credits Tenant shall not permit any part of the Premises to be used as a “place of public
accommodation”, as defined in the ADA or any similar legal requirement Tenant shall reimburse Landlord promptly upon demand for any additional premium charged for any such insurance policy by reason of Tenant’s failure to comply with the
provisions of this Section or otherwise caused by Tenant’s particular use and/or occupancy of the Premises Tenant shall use the Premises in a careful, safe and proper manner and shall not commit or permit waste, overload the floor or structure
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Premises, or subject the Premises to use that would damage the Premises Tenant shall not obstruct or interfere with the rights of Landlord or other tenants or occupants of the Project, including
but not limited to, not conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises Tenant shall not use or allow the Premises to be used for any unlawful purpose Tenant shall cause any equipment or
machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from the Premises from extending into Common Areas, or other space in the Project Tenant shall not place any machinery or equipment weighing 500 pounds or
more in or upon the Premises or transport or move such items through the Common Areas of the Project or in the Project or Building elevators without the prior written consent of Landlord Except as may be provided under the Work Letter, Tenant shall
not, without the prior written consent of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to
the Premises based upon Tenant’s Share as usually furnished for the Permitted Use 
 Landlord has disclosed to Tenant that the Project
is the subject of an Activity and Use Limitation, which is incorporated herein by reference, and Tenant acknowledges receipt of a copy of such Activity and Use Limitation prior to execution of this Lease 

Landlord shall be responsible, at its cost and not as part of Operating Expenses, for the compliance of the Common Areas of the Project with
Legal Requirements as of the Phase 1 Premises Commencement Date Landlord shall, as an Operating Expense (to the extent such Legal Requirement is generally applicable to similar buildings in the area in which the Project is located and subject to the
terms of Section 5 hereof) or at Tenant’s expenses (to the extent such Legal Requirement is applicable solely by reason of Tenant’s, as compared to other tenants of the Project, particular use of the Premises)
make any alterations or modifications to the Common Areas or the exterior of the Building that are required by Legal Requirements, including the ADA Tenant, at its sole expense, shall make any alterations or modifications to the interior of the
Premises that are required by Legal Requirements (including, without limitation, compliance of the Premises with the ADA) Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims,
liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and
disbursements and costs of suit) (collectively, “Claims”) arising out of or in connection with Legal Requirements related to Tenant’s particular use or occupancy of the Premises or Tenant’s Alterations, and Tenant shall
indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any failure of the Premises to comply with any Legal Requirement related to Tenant’s particular use or occupancy of the
Premises or Tenant’s Alterations 
 (b) Energy Use Reporting Tenant agrees to provide, within 10 business days of request by
Landlord, such information and documentation as may be needed for compliance with the City of Cambridge Building Energy Use Disclosure Ordinance, Section 8 67 010 et seq of the Municipal Code of the City of Cambridge (as the same may be
amended, the “Cambridge Building Energy Use Disclosure Ordinance”), and other such energy or sustainability requirements as may be adopted from time to time by the City of Cambridge or any other governmental authority with
jurisdiction over the Building, which information shall include without limitation usage at or by the Premises of electricity, natural gas, steam, hot or chilled water or other energy Landlord shall report to the applicable governmental authority
such energy usage for the Building and other Building information as required by the Cambridge Building Energy Use Disclosure Ordinance 

  

			
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 (c) LEED Tenant acknowledges that Landlord may, but shall not be obligated to, seek to
obtain Leadership in Energy and Environmental Design (LEED), WELL Building Standard, or other similar “green” certification with respect to the Project and/or the Premises, and Tenant agrees, at no material cost to Tenant, to reasonably
cooperate with Landlord, and to provide such information and/or documentation as Landlord may reasonably request, in connection therewith 

8 Holding Over If, with Landlord’s express written consent, Tenant retains possession of the Premises after the termination of the
Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at any time, (n) all of the other terms and provisions of this Lease (including, without limitation, the
adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and effect (excluding any expansion or renewal option or other similar right or option) during such holdover period, (in) Tenant shall
continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or such other amount as Landlord may indicate, in Landlord’s sole and absolute discretion, in such written consent, and
(iv) all other payments shall continue under the terms of this Lease If Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without the express written consent of Landlord, (A) Tenant shall
become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Rent in effect during the last 30 days of the Term, and (B) if Tenant holds over for more than 30 days beyond the expiration or
earlier termination of the Lease, then Tenant shall be responsible for all damages suffered by Landlord resulting from or occasioned by Tenant’s holding over, including consequential damages No holding over by Tenant, whether with or without
consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain possession of the Premises Acceptance by Landlord of
Rent after the expiration of the Term or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease 
 9
Taxes Landlord shall pay, as part of Operating Expenses, all taxes, levies, fees, assessments and governmental charges of any kind, existing as of the Commencement Date or thereafter enacted (collectively referred to as
“Taxes”), imposed by any federal, state, regional, municipal, local or other governmental authority or agency, including, without limitation, quasi-public agencies (collectively, “Governmental Authority”) during the
Term, including, without limitation, all Taxes (i) imposed on or measured by or based, in whole or in part, on rent payable to (or gross receipts received by) Landlord under this Lease and/or from the rental by Landlord of the Project or any
portion thereof, or (n) based on the square footage, assessed value or other measure or evaluation of any kind of the Premises or the Project, or (m) assessed or imposed by or on the operation or maintenance of any portion of the Premises
or the Project, including parking, or (iv) assessed or imposed by, or at the direction of, or resulting from Legal Requirements, or interpretations thereof, promulgated by any Governmental Authority, (v) imposed as a license or other fee,
charge, tax, or assessment on Landlord’s business or occupation of leasing space in the Project, or (vi) assessed or imposed by or in the operation or maintenance of any portion or whole of the Condominium (provided that to the extent any
Taxes are assessed against the Condominium as a while, such amount shall be allocated among the buildings located in the Condominium based on the square footage of the buildings in question, unless Landlord reasonably determines that

  

			
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such allocated should be made on another basis) Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens securing Taxes If Landlord
receives an abatement of Taxes for the Project for a period during the Term, Landlord shall apply such abatement (less the costs of obtaining such abatement, including reasonable attorneys’ fees) as a credit against Operating Expenses for the
applicable year Taxes shall not include any net income taxes or franchise, estate, inheritance, succession, gift or excess profit taxes imposed on Landlord except to the extent such taxes are in substitution for any Taxes payable hereunder, or any
penalties for late payment of Taxes If any such Tax is levied or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require Tenant shall pay,
prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant If any Taxes on Tenant’s personal property or
trade fixtures are levied against Landlord or Landlord’s property, or if the assessed valuation of the Project is increased by a value attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and
whether or not affixed to the real property so as to become a part thereof, higher than the base valuation on which Landlord from time-to-time allocates Taxes to all
tenants in the Project, Landlord shall have the right, but not the obligation, to pay such Taxes Landlord’s reasonable determination of any excess assessed valuation shall be binding and conclusive, absent manifest error The amount of any such
payment by Landlord shall constitute Additional Rent due from Tenant to Landlord immediately upon demand 
 10 Parking Subject to all
applicable Legal Requirements, Force Majeure, a Taking (as defined in Section 19 below) and the exercise by Landlord of its rights hereunder, commencing on (x) the earlier of the Phase 1 Premises Rent Commencement Date
or the date of Substantial Completion of Tenant Improvements in the Phase 1 Premises with respect to the Phase 1 Premises, (y) commencing on the Phase 2 Premises Rent Commencement Date with respect to the Phase 2 Premises (provided, however,
that if Tenant subleases the Phase 2 Premises for any period prior to the Phase 2 Premises Rent Commencement Date, then on the commencement date of such sublease of the Phase 2 Premises (or any portion thereof)), and (z) the earlier of the
Phase 3 Premises Rent Commencement Date or the date of Substantial Completion of Tenant Improvements in the Phase 3 Premises with respect to the Phase 3 Premises, Landlord shall make available and Tenant shall take and pay for 0 9 parking spaces per
1,000 rentable square feet of the Premises in the Technology Square Garage (“Parking Space Cap”) on a non-exclusive basis at market rates in those areas designated for non-reserved parking, subject in each case to Landlord’s rules and regulations Tenant shall pay to Landlord or as directed by Landlord, monthly as Additional Rent hereunder, the market rate for each parking
space, as reasonably determined by Landlord from time to time, which as of the date hereof shall be $350 00 per space per month Landlord may allocate parking spaces among Tenant and other tenants in the Project pro rata as described above if
Landlord determines that such parking facilities are becoming crowded If, during the Term, Tenant delivers written notice to Landlord requesting additional parking spaces and Landlord determines that the additional parking spaces desired by Tenant
are available for use by Tenant, Landlord shall notify Tenant in writing and Tenant shall commence using and paying the Monthly Parking Charge for such additional parking spaces immediately following Landlord’s delivery of such written notice
to Tenant that such additional parking spaces are available for Tenant’s use Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties, including other tenants of the Project Tenant shall, at
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long as the Parking and Traffic Demand Management Plan dated May 9, 1999 as approved by the City of Cambridge on July 9, 1999, including the conditions set forth in such approval (as
amended from time to time, the “PTDM”), remains applicable to the Condominium, (i) offer to subsidize mass transit monthly passes for all of its employees, (n) implement a Commuter Choice Program, (in) discourage
single-occupant vehicle (“SOV”) use by its employees, (iv) promote alternative modes of transportation and use of alternative work hours, (v) meet with Landlord and/or its representatives no more than quarterly to discuss
transportation programs and initiatives, (vi) participate in annual surveys monitoring transportation programs and initiatives at Technology Square, (vn) cooperate with Landlord in connection with transportation programs and initiatives
promulgated pursuant to the PTDM, (vm) provide alternative work programs (such as telecommuting, flex-time and compressed work weeks) to its employees in order to reduce traffic impacts in Cambridge during peak commuter hours, and
(ix) otherwise cooperate with Landlord in encouraging employees to seek alternate modes of transportation 
 11 Utilities,
Services 
 Landlord shall provide, subject to the terms of this Section 11, water, electricity, heat, light,
power, sewer, and other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), and with respect to the Common Areas, refuse and trash collection and janitorial services (collectively,
“Utilities”) Landlord shall pay, as Operating Expenses or subject to Tenant’s reimbursement obligation, for all Utilities used on the Premises, all maintenance charges for Utilities, and any storm sewer charges or other similar
charges for Utilities imposed by any Governmental Authority or Utility provider, and any taxes, penalties, surcharges or similar charges thereon The Premises are separately metered to measure Tenant’s usage of electricity for lights and plugs
in the Premises Landlord may cause, at Landlord’s expense, any Utilities to be separately metered or charged directly to Tenant by the provider Tenant shall pay directly to the Utility provider, prior to delinquency, any separately metered
Utilities and services which may be furnished to Tenant or the Premises during the Term Tenant shall pay, as part of Operating Expenses, its share of all charges for jointly metered Utilities based upon consumption, as reasonably determined by
Landlord No interruption or failure of Utilities, from any cause whatsoever other than Landlord’s willful misconduct, shall result in eviction or constructive eviction of Tenant, termination of this Lease or the abatement of Rent Tenant agrees
to limit use of water and sewer with respect to Common Areas to normal restroom use Tenant shall be responsible for obtaining and paying for its own janitorial services for the Premises 

Landlord’s sole obligation for either providing emergency generators or providing emergency
back-up power to Tenant shall be (i) to provide emergency generators with not less than the capacity of the emergency generators located in the Building as of the Commencement Date, and (II) to
contract with a third party to maintain the emergency generators as per the manufacturer’s standard maintenance guidelines Except as otherwise provided in the immediately preceding sentence, Landlord shall have no obligation to provide Tenant
with operational emergency generators or back-up power or to supervise, oversee or confirm that the third party maintaining the emergency generators is maintaining the generators as per the manufacturer’s
standard guidelines or otherwise During any period of replacement, repair or maintenance of the emergency generators when the emergency generators are not operational, including any delays thereto due to the inability to obtain parts or replacement
equipment, Landlord shall have no obligation to provide Tenant with an alternative back-up generator or generators or alternative sources of back-up power Tenant
expressly acknowledges and agrees that Landlord does not guaranty that such emergency generators will be operational at all times or that emergency power will be available to the Premises when needed 

  

			
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 12 Alterations and Tenant’s Property Any alterations, additions, or improvements made
to the Premises (other than the Tenant Improvements which are governed by the Work Letter attached hereto as Exhibit C and not by the terms of this Section 12) by or on behalf of Tenant, including additional locks or bolts
of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other than removal of furniture systems owned or paid for by Landlord) not involving any modifications to the
structure or connections (other than by ordinary plugs or jacks) to Building Systems (as defined in Section 13) (“Alterations”) shall be subject to Landlord’s prior written consent, which may be given
or withheld in Landlord’s sole discretion if any such Alteration affects the structure or Building Systems, but which shall otherwise not be unreasonably withheld or delayed Tenant may construct nonstructural Alterations in the Premises (not
including the Lower Level Premises or the First Floor Premises) in which Notice-Only Alterations may not be constructed) that will not affect the operations of any Building Systems, without Landlord’s prior approval if the aggregate cost of all
such work in any 12 month period does not exceed $200,000 per Alteration or $500,000 in the aggregate (a “Notice-Only Alteration”), provided Tenant notifies Landlord in writing of such intended Notice-Only Alteration, and such
notice shall be accompanied by plans, specifications, work contracts and such other information concerning the nature and cost of the Notice-Only Alteration as may be reasonably requested by Landlord, which notice and accompanying materials shall be
delivered to Landlord not less than 15 business days in advance of any proposed construction If Landlord approves any Alterations, Landlord may impose such conditions on Tenant in connection with the commencement, performance and completion of such
Alterations as Landlord may deem appropriate in Landlord’s reasonable discretion Any request for approval shall be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans,
specifications, bid proposals, work contracts and such other information concerning the nature and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing addresses of all persons performing work or
supplying materials Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans and specifications or construction comply with
applicable Legal Requirements Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and expense any alteration or modification
required by Legal Requirements as a result of any Alterations Tenant shall pay to Landlord, as Additional Rent, on demand an amount equal to the reasonable out-of-pocket
costs incurred by Landlord in connection with any Alteration Before Tenant begins any Alteration, Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law Tenant
shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by reason of faulty work done by Tenant or its contractors, delays caused by such work, or inadequate cleanup 

In connection with any Alteration the cost of which is expected to exceed $200,000 00, Landlord may require Tenant to furnish security or make
other arrangements satisfactory to Landlord to assure payment for the completion of all Alterations work free and clear of liens Tenant shall, with respect to all Alterations, provide (and cause each contractor or subcontractor

  

			
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to provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for
personal injury or property damage during construction Upon completion of any Alterations, Tenant shall deliver to Landlord (i) sworn statements setting forth the names of all contractors and subcontractors who did the work and final lien
waivers from all such contractors and subcontractors, and (II) “as built” plans for any such Alteration Notwithstanding anything to the contrary set forth herein, in no event shall Tenant be required to provide Landlord with a payment or
performance bond with respect to the Tenant Improvements 
 Other than (i) the items, if any, listed on Exhibit F attached
hereto, (n) any items agreed by Landlord in writing to be included on Exhibit F in the future, and (m) any trade fixtures, machinery, equipment and other personal property not paid for out of the TI Fund (as defined in the Work
Letter) which may be removed without material damage to the Premises, which damage shall be repaired (including capping or terminating utility hook-ups behind walls) by Tenant during the Term (collectively,
“Tenant’s Property”), all property of any kind paid for with the Tl Fund, all Alterations, real property fixtures, built-in machinery and equipment,
built-in casework and cabinets and other similar additions and improvements built into the Premises so as to become an integral part of the Premises, such as fume hoods which penetrate the roof or plenum area,
built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms,
deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power generator and transfer switch (collectively,
“Installations”) shall be and shall remain the property of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term and shall remain upon
and be surrendered with the Premises as a part thereof in accordance with Section 28 following the expiration or earlier termination of this Lease, provided, however, that Landlord shall, at the time its
approval of such Installation is requested, or at the time it receives notice of a Notice-Only Alteration, notify Tenant if it has elected to cause Tenant to remove such Installation upon the expiration or earlier termination of this Lease, except
that Landlord shall not require removal of customary office cabling or customary laboratory improvements If Landlord so elects, Tenant shall remove such Installation upon the expiration or earlier termination of this Lease and restore any damage
caused by or occasioned as a result of such removal, including, when removing any of Tenant’s Property which was plumbed, wired or otherwise connected to any of the Building Systems, capping off all such connections behind the walls of the
Premises and repairing any holes During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant 

Notwithstanding anything to the contrary contained in this Lease, Tenant shall not be required to remove or restore the Tenant Improvements
constructed pursuant to the Work Letter at the expiration or earlier termination of the Term, nor shall Tenant have the right to remove such Tenant Improvements at any time except as otherwise provided in this Section 12

 13 Landlord’s Repairs Landlord, as an Operating Expense (except to the extent the cost thereof is excluded from Operating
Expenses pursuant to Section 5 hereof), shall maintain, or cause to be maintained, the roof and all of the structural, exterior, parking and other Common Areas of the Project, including FIVAC, plumbing, fire sprinklers,
elevators and all other building systems serving the Premises and other portions of the Project (“Building Systems”), in good operating order and repair, reasonable wear and tear and uninsured losses and damages caused by

  

			
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Tenant, or by any of Tenant’s assignees, sublessees, licensees, agents, servants, employees, invitees and contractors (or any of Tenant’s assignees, sublessees and/or licensees
respective agents, servants, employees, invitees and contractors) (collectively, “Tenant Parties”) excluded Losses and damages caused by Tenant or any Tenant Party shall be repaired by Landlord, to the extent not covered by
insurance, at Tenant’s sole cost and expense Landlord reserves the right to stop Building Systems services when necessary (i) by reason of accident or emergency, or (n) for planned repairs, alterations or improvements, which are, in
the judgment of Landlord, necessary to be made, until said repairs, alterations or improvements shall have been completed Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of
interruption, provided, however, that Landlord shall, except in case of emergency, make a commercially reasonable effort to give Tenant 24 hours advance notice of any planned stoppage of Building Systems services for routine
maintenance, repairs, alterations or improvements Landlord shall use reasonable efforts to minimize interference with Tenant’s operations in the Premises during such planned stoppages of Building Systems and shall use reasonable efforts to
coordinate such planned stoppages in advance (except in the case of an emergency) with Tenant Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Section, after which Landlord shall have a
reasonable opportunity to effect such repair Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after Tenant’s written notice of the need for
such repairs or maintenance Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s expense and agrees that the parties’ respective rights with respect to such matters shall be
solely as set forth herein Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18 

14 Tenant’s Repairs Subject to Section 13 hereof, Tenant, at its expense, shall repair, replace and
maintain in good condition, subject to reasonable wear and tear, all portions of the Premises, including, without limitation, entries, doors, ceilings, interior windows, interior walls, and the interior side of demising walls Should Tenant fail to
make any such repair or replacement or fail to maintain the Premises, Landlord shall give Tenant notice of such failure If Tenant fails to commence cure of such failure within 10 days of Landlord’s written notice, and thereafter diligently
prosecute such cure to completion, Landlord may perform such work and shall be reimbursed by Tenant for the reasonable out- of-pocket costs incurred by Landlord to
perform such work, within 10 days after demand therefor, provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the
costs of such cure from Tenant Subject to Sections 17 and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party and any
repair that benefits only the Premises 
 15 Mechanic’s Liens Tenant shall discharge, by bond or otherwise, any mechanic’s
lien filed against the Premises or against the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 10 business days after the filing thereof, at Tenant’s sole cost and shall otherwise
keep the Premises and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant Should Tenant fail to discharge any lien described herein, Landlord shall have the right, but not the
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a claim against title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent If Tenant shall lease or finance the acquisition of office equipment,
furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing Statement filed as a matter of public record by any lessor or
creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant located within the Premises In no event shall the address of the Project be furnished on
the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant 

16 Indemnification Tenant hereby indemnifies and agrees to defend, save and hold Landlord, its officers, directors, employees,
managers, agents, sub-agents, constituent entities and lease signators (collectively, “Landlord Indemnified Parties”) and Holders of Mortgages (each as defined in
Section 27 below) as to which Tenant has been given notice harmless from and against any and all Claims for injury or death to persons or damage to property occurring within or about the Premises, arising directly or
indirectly out use or occupancy of the Premises or a breach or default by Tenant in the performance of any of its obligations hereunder, except to the extent caused by the willful misconduct or negligence of Landlord Indemnified Parties Landlord
Indemnified Parties shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of records kept within the Premises) Tenant further hereby irrevocably waives any and all Claims
for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records) Landlord Indemnified Parties shall not be liable for any damages arising from
any act, omission or neglect of any tenant in the Project or of any other third party 
 17 Insurance Landlord shall maintain all
risk property and, if applicable, sprinkler damage insurance covering the full replacement cost of the Project (including the Tenant Improvements) Landlord shall further procure and maintain commercial general liability insurance with a single loss
limit of not less than $2,000,000 for bodily injury and property damage with respect to the Project Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited
to, flood, environmental hazard and earthquake, loss or failure of building equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds for employees employed to
perform services and insurance for any improvements installed by Tenant or which are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the Project All such insurance
shall be included as part of the Operating Expenses The Project may be included in a blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurer’s cost calculations)
Tenant shall also reimburse Landlord for any increased premiums or additional insurance which Landlord reasonably deems necessary as a result of Tenant’s use of the Premises 

Tenant, at its sole cost and expense, shall maintain during the Term all risk property insurance with business interruption and extra expense
coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense, workers’ compensation insurance with no less than the minimum limits required by law,
employer’s liability insurance with employers liability limits of $1,000,000 bodily injury by 

  

			
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accident – each accident, $1,000,000 bodily injury by disease – policy limit, and $1,000,000 bodily injury by disease – each employee, and commercial general liability insurance,
with a minimum limit of not less than $2,000,000 per occurrence for bodily injury and property damage with respect to the Premises The commercial general liability insurance maintained by Tenant shall name Alexandria Real Estate Equities, Inc., and
Landlord, its officers, directors, employees, managers, agents, invitees and contractors (collectively, “Landlord Insured Parties”), as additional insureds, insure on an occurrence and not a claims-made basis, be issued by insurance
companies which have a rating of not less than policyholder rating of A and financial category rating of at least Class X in “Best’s Insurance Guide”, not contain a hostile fire exclusion, contain a contractual liability
endorsement, and provide primary coverage to Landlord Insured Parties (any policy issued to Landlord Insured Parties providing duplicate or similar coverage shall be deemed excess over Tenant’s policies, regardless of limits) Tenant shall
(i) provide Landlord with 30 days advance written notice of cancellation of such commercial general liability policy, and (n) request Tenant’s insurer to endeavor to provide advance written notice to Landlord of cancellation of such
commercial general liability policy Copies of such policies (if requested by Landlord), or certificates of insurance showing the limits of coverage required hereunder and showing Landlord as an additional insured, along with reasonable evidence of
the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant prior to (i) the earlier to occur of (x) the Phase 1 Premises Commencement Date, or (y) the date that Tenant accesses the Premises under this
Lease, and (n) each renewal of said insurance Tenant’s policy may be a “blanket policy” with an aggregate per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses
covered by the policy Tenant shall, at least 5 days prior to the expiration of such policies, furnish Landlord with renewal certificates 

In each instance where insurance is to name Landlord as an additional insured, Tenant shall upon written request of Landlord also designate
and furnish certificates so evidencing Landlord as additional insured to the following parties (collectively “Additional Insured Parties”) (i) any lender of Landlord holding a security interest in the Project or any portion thereof and any
servicer in connection therewith, (n) the landlord under any lease wherein Landlord is tenant of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other
underlying lease rather than that of a fee owner, (in) any management company retained by Landlord to manage the Project, (iv) the condominium association with respect to the Condominium, (v) any member, partner or shareholder of Landlord
or the owner of any beneficial interest therein and/or (vi) any other party reasonably designated by Landlord 
 The property insurance
obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers, agents,
invitees and contractors (“Related Parties”), in connection with any loss or damage thereby insured against Neither party nor its respective Related Parties shall be liable to the other for loss or damage caused by any risk insured
against under property insurance required to be maintained hereunder, and each party waives any claims against the other party, and its respective Related Parties, for such loss or damage The failure of a party to insure its property shall not void
this waiver Landlord and its respective Related Parties shall not be liable for, and Tenant hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any person claiming through
Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant shall be
deemed not released but shall be secondary to the other’s insurer 

  

			
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 Landlord may require insurance policy limits to be raised to conform with requirements of
Landlord’s lender and/or to bring coverage limits to levels then being generally required of new tenants within the Project, provided, however, that the increased amount of coverage is consistent with coverage amounts then being required by
institutional owners of similar projects with tenants occupying similar size premises in Cambridge, Massachusetts 
 18 Restoration
If, at any time during the Term, the Building or the Premises are damaged or destroyed by a fire or other insured casualty, Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably
estimates it will take to restore the Building or the Premises, as applicable (the “Restoration Period”) If the Restoration Period is estimated to exceed 12 months (the “Maximum Restoration Period”), Landlord may,
in such notice, elect to terminate this Lease as of the date that is 75 days after the date of discovery of such damage or destruction, provided, however, that notwithstanding Landlord’s election to restore, Tenant may elect to
terminate this Lease by written notice to Landlord delivered within 5 business days of receipt of a notice from Landlord estimating a Restoration Period for the Premises longer than the Maximum Restoration Period Unless either Landlord or Tenant so
elects to terminate this Lease, Landlord shall, subject to receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises (excluding the improvements installed by Tenant or
by Landlord and paid for by Tenant except to the extent to which Landlord receives insurance proceeds for the restoration of improvements from the insurance required to be maintained by Landlord under Section 17, in which
case such improvements shall be included as part of Landlord’s restoration), subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as needed to obtain any license, clearance or other authorization of
any kind required to enter into and restore the Premises issued by any Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (as defined in
Section 30) in, on or about the Premises (collectively referred to herein as “Hazardous Materials Clearances”), provided, however, that if repair or restoration of the Premises is not
substantially complete as of the end of the Maximum Restoration Period or, if longer, the Restoration Period, Landlord may, in its sole and absolute discretion, elect not to proceed with such repair and restoration, or Tenant may by written notice
to Landlord delivered within 10 business days of the expiration of the Maximum Restoration Period or, if longer, the Restoration Period, elect to terminate this Lease, in either of which events Landlord shall be relieved of its obligation to make
such repairs or restoration and this Lease shall terminate as of the date that is 75 days after the later of (i) discovery of such damage or destruction, or (n) the date all required Hazardous Materials Clearances are obtained, but
Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior to such election by Landlord or Tenant 
 Tenant, at
its expense, shall promptly perform, subject to delays arising from the collection of insurance proceeds, from Force Majeure (as defined in Section 34) events or to obtain Hazardous Material Clearances, all repairs or
restoration not required to be done by Landlord and shall promptly re¬enter the Premises and commence doing business in accordance with this Lease Notwithstanding the foregoing, Landlord may terminate this Lease if the Premises are damaged

  

			
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during the 12 months of the Term and Landlord reasonably estimates that it will take more than 2 months to repair such damage, or if insurance proceeds are not available for such restoration Rent
shall be abated from the date all required Hazardous Material Clearances are obtained until the Premises are repaired and restored, in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of
the Premises, unless Landlord provides Tenant with other space reasonably acceptable to Tenant during the period of repair that is suitable for the temporary conduct of Tenant’s business In the event that no Hazardous Material Clearances are
required to be obtained by Tenant with respect to the Premises, rent abatement shall commence on the date of discovery of the damage or destruction Such abatement shall be the sole remedy of Tenant, and except as provided in this
Section 18, Tenant waives any right to terminate the Lease by reason of damage or casualty loss 
 The provisions
of this Lease, including this Section 18, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the
Project, and any statute or regulation which is now or may hereafter be in effect shall have no application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto
expressly agreeing that this Section 18 sets forth their entire understanding and agreement with respect to such matters 

19 Condemnation If the whole or any material part of the Premises, Building or the Project is taken for any public or quasi-public use
under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking would in Landlord’s reasonable judgment materially
interfere with or impair Landlord’s ownership or operation of the Building or Project, or would in the reasonable judgment of Landlord and Tenant either prevent or materially interfere with Tenant’s use of the Premises (as resolved, if the
parties are unable to agree, by arbitration by a single arbitrator with the qualifications and experience appropriate to resolve the matter and appointed pursuant to and acting in accordance with the rules of the American Arbitration Association),
then upon written notice by Landlord or Tenant to the other this Lease shall terminate and Rent shall be apportioned as of said date If part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly
restore the Premises, the Building and the Project as nearly as is commercially reasonable under the circumstances to their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square footage of the
Premises, Tenant’s Share of Operating Expenses, the Building’s Share of Project and the Rent payable hereunder during the unexpired Term shall be reduced to such extent as may be fair and reasonable under the circumstances Upon any such
Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award Tenant shall have the right, to the
extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to
Tenant’s trade fixtures, if a separate award for such items is made to Tenant Tenant hereby waives any and all rights it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises,
Building or the Project 

  

			
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 20 Events of Default Each of the following events shall be a default (“Default”)
by Tenant under this Lease 
 (a) Payment Defaults Tenant shall fail to pay any installment of Rent or any other payment hereunder
when due, provided, however, that Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 5 business days of any such notice not more than once in any 12 month period and Tenant agrees that such notice shall be in
lieu of and not in addition to, or shall be deemed to be, any notice required by law 
 (b) Insurance Any insurance required to be
maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement
insurance at least 20 days before the expiration of the current coverage 
 (c) Abandonment Tenant shall abandon the Premises,
provided that Tenant shall not be deemed to have abandoned the Premises if (i) Tenant provides Landlord with reasonable advance notice prior to vacating and, at the time of vacating the Premises, Tenant has completed Tenant’s obligations
with respect to the Decommissioning and HazMat Closure Plan in compliance with Section 28, (ii) Tenant has made reasonable arrangements for the security of the Premises for the balance of the Term, and (iii) Tenant
continues during the balance of the Term to satisfy all of its obligations under the Lease as they come due, including without limitation the obligation to pay Rent 

(d) Improper Transfer Tenant shall assign, sublease or otherwise transfer or attempt to transfer all or any portion of Tenant’s
interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such action is not released within 90 days of the action 

(e) Liens Tenant shall fail to discharge or otherwise obtain the release of any lien placed upon the Premises in violation of this
Lease within the time period required pursuant to Section 15 of this Lease 
 (f) Insolvency Events Tenant
or any guarantor or surety of Tenant’s obligations hereunder shall (A) make a general assignment for the benefit of creditors, (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf
as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar
official for it or for all or of any substantial part of its property (collectively a “Proceeding for Relief”), (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry, or
(D) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity) 

(g) Estoppel Certificate or Subordination Agreement Tenant fails to execute any document required from Tenant under Sections 23
or 27 within 5 business days after a second notice requesting such document 

  

			
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 (h) Other Defaults Tenant shall fail to comply with any provision of this Lease other than
those specifically referred to in this Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a period of 30 days after written notice thereof from Landlord to Tenant 

(i) Any notice given under Section 20(h) hereof shall (i) specify the alleged default, (n) demand that
Tenant cure such default, (in) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects
otherwise in such notice, provided that if the nature of Tenant’s default pursuant to Section 20(h) is such that it cannot be cured by the payment of money and reasonably requires more than 30 days to cure, then
Tenant shall not be deemed to be in default if Tenant commences such cure within said 30 day period and thereafter diligently prosecutes the same to completion, provided, however, that such cure shall be completed no later than 90 days
from the date of Landlord’s notice 
 21 Landlord’s Remedies 

(a) Payment By Landlord; Interest Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of
Tenant hereunder, make such payment or perform such act All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum or the highest rate permitted
by law (the “Default Rate”), whichever is less, shall be payable to Landlord on demand as Additional Rent Nothing herein shall be construed to create or impose a duty on Landlord to mitigate any damages resulting from Tenant’s
Default hereunder 
 (b) Late Payment Rent Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to incur
costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain Such costs include, but are not limited to, processing and accounting charges and late charges which may be imposed on
Landlord under any Mortgage covering the Premises Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due, Tenant shall pay to Landlord an additional sum equal to 6% of the
overdue Rent as a late charge Notwithstanding the foregoing, before assessing a late charge the first time in any calendar year, Landlord shall provide Tenant written notice of the delinquency and will waive the right if Tenant pays such delinquency
within 5 days thereafter The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant In addition to the late charge, Rent not paid when due shall bear
interest at the Default Rate from the 5th day after the date due until paid 
 (c) Remedies Upon the occurrence of a Default,
Landlord, at its option, without further notice or demand to Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies, each and all of
which shall be cumulative and nonexclusive, without any notice or demand whatsoever (except as otherwise expressly provided in Section 21(c)(v) with respect to Landlord’s Lump Sum Election) No cure in whole or in part
of such Default by Tenant after Landlord has taken any action beyond giving Tenant notice of such Default to pursue any remedy provided for herein (including retaining counsel to file an action or otherwise pursue any remedies) shall in any way
affect Landlord’s right to pursue such remedy or any other remedy provided Landlord herein or under law or in equity, unless Landlord, in its sole discretion, elects to waive such Default 

  

			
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 (i) This Lease and the Term and estate hereby granted are subject to the
limitation that whenever a Default shall have happened and be continuing, Landlord shall have the right, at its election, then or thereafter while any such Default shall continue and notwithstanding the fact that Landlord may have some other remedy
hereunder or at law or in equity, to give Tenant written notice of Landlord’s intention to terminate this Lease on a date specified in such notice, which date shall be not less than 5 days after the giving of such notice, and upon the date so
specified, this Lease and the estate hereby granted shall expire and terminate with the same force and effect as if the date specified in such notice were the date hereinbefore fixed for the expiration of this Lease, and all rights of Tenant
hereunder shall expire and terminate, and Tenant shall be liable as hereinafter in this Section 21(c) provided If any such notice is given, Landlord shall have, on such date so specified, the right of re-entry and possession of the Premises and the right to remove all persons and property therefrom and to store such property in a warehouse or elsewhere at the risk and expense, and for the account, of Tenant
Should Landlord elect to re-enter as herein provided or should Landlord take possession pursuant to legal proceedings or pursuant to any notice provided for by law, Landlord may, subject to
Section 21(c)(ii) from time to time re-let the Premises or any part thereof for such term or terms and at such rental or rentals and upon such terms and conditions as Landlord may
deem advisable, with the right to make commercially reasonable alterations in and repairs to the Premises 
 (ii) Landlord
shall be deemed to have satisfied any obligation to mitigate its damages by hiring an experienced commercial real estate broker to market the Premises and directing such broker to advertise and show the Premises to prospective tenants 

(iii) In the event of any termination of this Lease as in this Section 21 provided or as required or
permitted by law or in equity, Tenant shall forthwith quit and surrender the Premises to Landlord, and Landlord may, without further notice, enter upon, re-enter, possess and repossess the same by summary
proceedings, ejectment or otherwise, and again have, repossess and enjoy the same free of any rights of Tenant, and in any such event Tenant and no person claiming through or under Tenant by virtue of any law or an order of any court shall be
entitled to possession or to remain in possession of the Premises 
 (iv) If this Lease is terminated or if Landlord shall re-enter the Premises as aforesaid, or in the event of the termination of this Lease, or of re-entry, by or under any proceeding or action or any provision of law by reason of
a Default by Tenant, Tenant covenants and agrees forthwith to pay and be liable for, on the days originally fixed in this Lease for the payment thereof, amounts equal to the installments of Base Rent and all Additional Rent as they would, under the
terms of this Lease become due if this Lease had not been terminated or if Landlord had not entered or re-entered, as aforesaid, and whether the Premises be relet or remain vacant, in whole or in part, or for
a period less than the remainder of the Term, or for the whole thereof, but in the event that the Premises be relet by Landlord, Tenant shall be entitled to a credit in the net amount of rent and other charges received by Landlord in reletting,
after deduction of all of Landlord’s expenses incurred in reletting the Premises (including, without limitation, tenant improvement, demising and 

  

			
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remodeling costs, brokerage fees and the like), and in collecting the rent in connection therewith, in the following manner Amounts received by Landlord after reletting, if any, shall first be
applied against such Landlord’s expenses, until the same are recovered, and until such recovery, Tenant shall pay, as of each day when a payment would fall due under this Lease, the amount which Tenant is obligated to pay under the terms of
this Lease (Tenant’s liability prior to any such reletting and such recovery by Landlord no in any way to be diminished as a result of the fact that such reletting might be for a rent higher than the rent provided for in this Lease), when and
if such expenses have been completely recovered by Landlord, the amounts received from reletting by Landlord as have not previously been applied shall be credited against Tenant’s obligations as of each day when a payment would fall due under
this Lease, and only the net amount thereof shall be payable by Tenant Further, Tenant shall not be entitled to any credit of any kind for any period after the date when the Term of this Lease is scheduled to expire according to its terms 

Actions, proceedings or suits for the recovery of damages, whether liquidated or other damages, under this Lease, or any installments thereof,
may be brought by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term of this Lease would have expired if it had not been terminated hereunder

 (v) In addition, Landlord, at its election, notwithstanding any other provision of this Lease, by written notice to Tenant
(the “Lump Sum Election”), shall be entitled to recover from Tenant, as and for liquidated damages, at any time following any termination of this Lease, a lump sum payment representing, at the time of Landlord’s written notice
of its Lump Sum Election, the sum of 
 (A) the then present value (calculated in accordance with accepted financial practice
using as the discount rate the yield to maturity on United States Treasury Notes as set forth below) of the amount of unpaid Base Rent and Additional Rent that would have been payable pursuant to this Lease for the remainder of the Term following
Landlord’s Lump Sum Election if this Lease had not been terminated, and 
 (B) all other damages and expenses (including
attorneys’ fees and expenses), if any, which Landlord shall have sustained by reason of the breach of any provision of this Lease, less 

(C) the then present value (calculated in accordance with accepted financial practice using as the discount rate the yield to
maturity on United States Treasury Notes as set forth below) of the aggregate net fair market rent plus additional charges payable for the Premises (if less than the then present value of Base Rent and Additional Rent that would have been payable
pursuant to this Lease) for the remainder of the Term following Landlord’s Lump Sum Election, calculated as of the date of Landlord’s Lump Sum Election, and taking into account reasonable estimates of the future costs to relet any then
vacant portions of the Premises (except to the extent that Tenant has actually paid such costs pursuant to this Section 21) in order to calculate the net rental revenue that Landlord may expect to obtain for the Premises
for the balance of the Term 

  

			
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 Landlord’s recovery under its Lump Sum Election shall be in addition to Tenant’s
obligations to pay Base Rent and Additional Rent due and costs incurred prior to the date of Landlord’s Lump Sum Election, and in lieu of any Base Rent and Additional Rent which would otherwise have been due under this Section from and after
the date of Landlord’s Lump Sum Election The yield to maturity on United States Treasury Notes having a maturity date that is nearest the date that would have been the last day of the Term of the Lease, as reported in the Wall Street
Journal or a comparable publication if it ceases to publish such yields, shall be used in calculating present values for purposes of Landlord’s Lump Sum Election For the purposes of this Section, if Landlord makes the Lump Sum Election to
recover liquidated damages in accordance with this Section, the total Additional Rent shall be computed based upon Landlord’s reasonable estimate of Tenant’s Share of Operating Expenses and other Additional Rent for each 12-month period in what would have been the remainder of the Term of the Lease and any part thereof at the end of such remainder of the Term, but in no event less than the amounts therefor payable for the twelve
(12) calendar months (or if less than twelve (12) calendar months have elapsed since the date hereof, the partial year) immediately preceding the date of Landlord’s Lump Sum Election Amounts of Tenant’s Share of Operating
Expenses and any other Additional Rent for any partial year at the beginning of the Term or at the end of what would have been the remainder of the Term shall be prorated 

(vi) Nothing herein contained shall limit or prejudice the right of Landlord, in any bankruptcy or insolvency proceeding, to
prove for and obtain as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or to prove for and obtain as liquidated damages by reason of such termination, an amount
equal to the maximum allowed by any statute or rule of law, whether such amount shall be greater or less than the excess referred to above 

(vii) Nothing in this Section 21 shall be deemed to affect the right of either party to
indemnifications pursuant to this Lease 
 (viii) If Landlord terminates this Lease upon the occurrence of a Default, Tenant
will quit and surrender the Premises to Landlord or its agents, and Landlord may, without further notice, enter upon, re-enter and repossess the Premises by summary proceedings, ejectment or otherwise The
words “enter”, “re-enter”, and “re-entry” are not restricted to their technical legal meanings 

(ix) If Tenant shall be in default in the observance or performance of any provision of this Lease, and an action shall be
brought for the enforcement thereof in which it shall be determined that Tenant was in default, Tenant shall pay to Landlord all reasonable, out of pocket fees, costs and other expenses which may become payable as a result thereof or in connection
therewith, including reasonable attorneys’ fees and expenses 
 (x) If default by Tenant shall occur in the keeping,
observance or performance of any covenant, agreement, term, provision or condition herein contained, Landlord, without thereby waiving such default, may perform the same for the account and at the 

  

			
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expense of Tenant (a) immediately or at any time thereafter and with only such notice, if any, as may be practicable under the circumstances in the case of an emergency or in case such
default will result in a violation of any legal or insurance requirements, or in the imposition of any lien against all or any portion of the Premises or the Project not discharged, released or bonded over to Landlord’s satisfaction by Tenant
within the time period required pursuant to Section 15 of this Lease, and (b) in any other case if such default continues after any applicable notice and cure period provided in Section 20 All
reasonable costs and expenses incurred by Landlord in connection with any such performance by it for the account of Tenant and also all reasonable costs and expenses, including attorneys’ fees and disbursements incurred by Landlord in any
action or proceeding (including any summary dispossess proceeding) brought by Landlord to enforce any obligation of Tenant under this Lease and/or right of Landlord in or to the Premises, shall be paid by Tenant to Landlord within 10 days after
demand 
 (xi) Independent of the exercise of any other remedy of Landlord hereunder or under applicable law, Landlord may
conduct an environmental test of the Premises as generally described in Section 30(d) 
 (xii) In
the event that Tenant is in breach or Default under this Lease, whether or not Landlord exercises its right to terminate or any other remedy, Tenant shall reimburse Landlord upon demand for any out of pocket costs and expenses that Landlord may
incur in connection with any such breach or Default, as provided in this Section 21(c) Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise Tenant
shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability, including without limitation, legal fees and costs Landlord shall incur if Landlord shall become or be made a party to any claim or
action instituted by Tenant against any third party, by any third party against Tenant or by or against any person holding any interest under or using the Premises by license of or agreement with Tenant 

(xiii) Except as otherwise provided in this Section 21, no right or remedy herein conferred upon or
reserved to Landlord is intended to be exclusive of any other right or remedy, and every right and remedy shall be cumulative and in addition to any other legal or equitable right or remedy given hereunder, or now or hereafter existing No waiver by
Landlord of any provision of this Lease shall be deemed to have been made unless expressly so made in writing by Landlord expressly waiving such provision Landlord shall be entitled, to the extent permitted by law, to seek injunctive relief in case
of the violation, or attempted or threatened violation, of any provision of this Lease, or to seek a decree compelling observance or performance of any provision of this Lease, or to seek any other legal or equitable remedy 

22 Assignment and Subletting 

(a) General Prohibition Without Landlord’s prior written consent, which shall not be unreasonably withheld, subject to and on the
conditions described in this Section 22, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its
leasehold interest or grant any 

  

			
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concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect If Tenant is a corporation, partnership or limited liability company, the
shares or other ownership interests thereof which are not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers
whereby 50% or more of the issued and outstanding shares or other ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity or
entities which were owners thereof at time of execution of this Lease to persons or entities who were not owners of shares or other ownership interests of the corporation, partnership or limited liability company at time of execution of this Lease,
shall be deemed an assignment of this Lease requiring the consent of Landlord as provided in this Section 22 Notwithstanding the foregoing, Tenant shall have the right to (x) obtain financing from institutional or individual investors
(including venture capital funding and corporate partners) which regularly invest in private biotechnology companies, (y) undergo a public offering, or (z) if Tenant is a public company, transfer shares of Tenant effected through any
recognized exchange or through the “over the counter” market, any of which results in a change in control of Tenant without such change of control constituting an assignment under this Section 22 requiring Landlord consent, provided
that (i) Tenant notifies Landlord in writing of the financing at least 10 business days prior to the closing of the financing, and (n) provided that in no event shall such financing result in a change in use of the Premises from the use
contemplated by Tenant at the commencement of the Term 
 (b) Permitted Transfers If Tenant desires to assign, sublease, hypothecate
or otherwise transfer this Lease or sublet the Premises, other than pursuant to a Permitted Assignment (as defined below) then at least 15 business days, but not more than 45 business days, before the date Tenant desires the assignment or sublease
to be effective (the “Assignment Date”), Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises
and any Hazardous Materials proposed to be used, stored handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms
and conditions of the proposed assignment or sublease, including a copy of any proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to
grant its consent Landlord may, by giving written notice to Tenant within 15 business days after receipt of the Assignment Notice (i) grant such consent, (n) refuse such consent, in its reasonable discretion, or (in) with respect to any
assignment or any sublease that would result in more than 50% of the Premises being subleased for substantially the remainder of the Term, terminate this Lease with respect to the space described in the Assignment Notice as of the Assignment Date
(an “Assignment Termination”) If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw such Assignment Notice by written notice to Landlord of such election within 5
business days after Landlord’s notice electing to exercise the Assignment Termination If Tenant withdraws such Assignment Notice, this Lease shall continue in full force and effect If Tenant does not withdraw such Assignment Notice, this Lease,
and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice No failure of Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice
in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer It shall be reasonable for Landlord to withhold its consent, among other reasons, in any of the following
instances (A) the business or financial reputation of the proposed assignee or sublessee, or the 

  

			
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business or financial reputation of any of the respective principals or officers thereof, is objectionable in Landlord’s reasonable judgment, (B) the proposed assignee or sublessee is
engaged in areas of scientific research or other business concerns that are controversial, in Landlord’s reasonable judgment, or its proposed use of the Premises will violate any applicable Legal Requirement, (C) the proposed assignee or
sublessee is at that time negotiating with Landlord or an affiliate thereof for the lease of other space in the Project, (D) the proposed assignee or sublessee does not have a net worth (determined in accordance with GAAP (as defined below)),
as of the date of the Transfer, at least equal to the greater of (x) the net worth of Tenant as of the date of this Lease (based on the financial statements submitted by Tenant to Landlord prior to execution of the Lease), or (y) the net
worth of Tenant immediately prior to the Transfer Date (based on the financial statements then most recently submitted by Tenant pursuant to Section 40(c) below or if Tenant is publicly traded, as provided in Tenant’s
then most recent financial statements filed with the Securities and Exchange Commission), or otherwise lacks the creditworthiness to support the financial obligations it would incur under the proposed assignment or sublease, (E) the proposed
assignee or sublessee is a governmental agency, (F) in Landlord’s reasonable judgment, the use of the Premises by the proposed assignee or sublessee would entail any alterations that would lessen the value of the leasehold improvements in
the Premises, or would require increased services by Landlord, (G) Landlord has experienced previous defaults by or is in litigation with the proposed assignee or sublessee or (H) the assignment or sublease is prohibited by Landlord’s
lender In any event, Landlord shall further have the right to review and approve or disapprove the proposed form of sublease prior to the effective date of any such subletting If Landlord delivers notice of its election to exercise an Assignment
Termination, Tenant shall have the right to withdraw such Assignment Notice by written notice to Landlord of such election within 5 business days after Landlord’s notice electing to exercise the Assignment Termination If Tenant withdraws such
Assignment Notice, this Lease shall continue in full force and effect If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space
described in such Assignment Notice No failure of Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed
assignment, sublease or other transfer Other than in connection with any Permitted Assignment, Tenant shall pay to Landlord a fee equal to Two Thousand Dollars ($2,000) in connection with its consideration of any Assignment Notice and/or its
preparation or review of any consent documents Notwithstanding the foregoing, Landlord’s consent to an assignment of this Lease or a subletting of any portion of the Premises to any entity controlling, controlled by or under common control with
Tenant or any entity funded or sponsored by Flagship Ventures (a “Control Permitted Assignment”) shall not be required, provided that Landlord shall have the right to approve the form of any such sublease or assignment In addition,
Tenant shall have the right to assign this Lease, upon 30 days prior written notice to Landlord but without obtaining Landlord’s prior written consent, to a corporation or other entity which is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or substantially all of the assets or the ownership interests of Tenant provided that
(i) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a good business purpose and not principally for the purpose of transferring the Lease, and (n) the net worth (as determined in accordance with
generally accepted accounting principles (“GAAP”)) of the assignee is not less than the greater of the net worth (as determined in accordance with GAAP) of Tenant as of (A) the Commencement Date, or (B) as of the date of
Tenant’s most current quarterly 

  

			
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or annual financial statements, and (m) such assignee shall agree in writing to assume all of the terms, covenants and conditions of this Lease (a “Corporate Permitted
Assignment”) Control Permitted Assignments and Corporate Permitted Assignments are hereinafter referred to as “Permitted Assignments” Notwithstanding anything to the contrary contained herein and for the avoidance of any
doubt, Landlord may not elect to exercise an Assignment Termination in connection with a Permitted Assignment 
 (c) Additional
Conditions As a condition to any such assignment or subletting, whether or not Landlord’s consent is required, Landlord may require 

(i) that any assignee or subtenant agree, in writing at the time of such assignment or subletting, that if Landlord gives such
party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability except to credit such payment against
those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason, provided, however, in no event shall Landlord or its successors or
assigns be obligated to accept such attornment, and 
 (ii) A list of Hazardous Materials, certified by the proposed assignee
or sublessee to be true and correct, which the proposed assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents relating to such use, storage,
handling, treatment, generation, release or disposal of Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation permits, approvals,
reports and correspondence, storage and management plans, plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given its
written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion), and all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks
installed in, on or under the Project for the closure of any such tanks Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents containing information of a
proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities 
 (d) No
Release of Tenant, Sharing of Excess Rents Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for
the payment of Rent and for compliance with all of Tenant’s other obligations under this Lease Other than in connection with a Permitted Assignment, if the Rent due and payable by a sublessee or assignee (or a combination of the rental payable
under such sublease or assignment plus any bonus or other consideration therefor or incident thereto in any form) exceeds the sum of the rental payable under this Lease, (excluding however, any Rent payable under this Section) and actual and
reasonable brokerage fees, legal costs, advertising expenses, free rent or other reasonable concessions and any design or construction fees and tenant improvement costs directly related to and required pursuant to the

  

			
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terms of any such sublease) (“Excess Rent”), then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days
following receipt thereof by Tenant Notwithstanding anything to the contrary contained herein, if Tenant realizes any Excess Rent with respect to any sublease of all or any portion of the Phase 2 Premises during the first 6 full calendar months
following the Phase 2 Premises Commencement Date, Tenant shall in no event be required to share any portion of such Excess Rent with Landlord If Tenant shall sublet the Premises or any part thereof, Tenant hereby immediately and irrevocably assigns
to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee and as attorney-in-fact for Tenant,
or a receiver for Tenant appointed on Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under this Lease, except that, until the occurrence of a Default, Tenant shall have the right to collect such rent

 (e) No Waiver The consent by Landlord to an assignment or subletting shall not relieve Tenant or any assignees of this Lease or
any sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under the Lease The acceptance of Rent
hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent to any subletting, assignment or
other transfer of the Premises 
 (f) Prior Conduct of Proposed Transferee Notwithstanding any other provision of this
Section 22, if (i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in connection with Hazardous Materials contaminating a
property, where the contamination resulted from such party’s action or use of the property in question, (n) the proposed assignee or sublessee is subject to an enforcement order issued by any Governmental Authority in connection with the
use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority), or (in) because of the existence
of a pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible party in connection with the remediation of such pre-existing environmental condition would be materially increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall have the absolute right to refuse
to consent to any assignment or subletting to any such party 
 23 Estoppel Certificate Tenant shall, within 10 business days of
written notice from Landlord, execute, acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if
modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (n) acknowledging, to the best of
Tenant’s knowledge, that there are not any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (in) setting forth such further information with respect to the status of this Lease or the
Premises as may be reasonably requested thereon Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part Tenant’s failure to deliver such
statement within such time shall, at the option of Landlord, be conclusive upon Tenant that the Lease is in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered
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 24 Quiet Enjoyment So long as Tenant shall perform all of the covenants and agreements
herein required to be performed by Tenant, Tenant shall, subject to the terms of this Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord 

25 Prorations All prorations required or permitted to be made hereunder shall be made on the basis of a 360 day year and 30 day months

 26 Rules and Regulations Tenant shall, at all times during the Term and any extension thereof, comply with all reasonable rules
and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project The current rules and regulations are attached hereto as Exhibit E If there is any conflict between said rules and
regulations and other provisions of this Lease, the terms and provisions of this Lease shall control Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and shall not enforce
such rules and regulations in a discriminatory manner 
 27 Subordination This Lease and Tenant’s interest and rights hereunder
are hereby made and shall be subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations,
refinancing, assignments and extensions thereof, without the necessity of any further instrument or act on the part of Tenant, provided, however that so long as there is no Default hereunder, Tenant’s right to possession of the
Premises shall not be disturbed by the Holder of any such Mortgage Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder Tenant agrees upon demand to execute, acknowledge and deliver such instruments,
confirming such subordination, and such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenant’s
quiet enjoyment of the Premises as set forth in Section 24 hereof Notwithstanding the foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing to
Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording and in that event such Holder shall have the same rights with respect to this Lease as though this
Lease had been executed prior to the execution, delivery and recording of such Mortgage and had been assigned to such Holder The term “Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security
assignments, ground leases or other superior leases and any other encumbrances, and any reference to the “Holder” of a Mortgage shall be deemed to include the beneficiary under a deed of trust As of the date of this Lease, there is
no existing Mortgage encumbering the Project 
 28 Surrender Upon the expiration of the Term or earlier termination of Tenant’s
right of possession, Tenant shall surrender the Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept,
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or disposed of from, the Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances, broom
clean, ordinary wear and tear and casualty loss and condemnation covered by Sections 18 and 19 excepted At least 3 months prior to the surrender of the Premises or such earlier date as Tenant may elect to cease operations at the
Premises, Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any Installations permitted by Landlord to
remain in the Premises) at the expiration or earlier termination of the Term, free from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Decommissioning and HazMat Closure
Plan”) Such Decommissioning and HazMat Closure Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of any Tenant Party with respect to the Premises, and (n) all
Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises, and shall be subject to the review and reasonable approval of Landlord’s environmental consultant Landlord shall use reasonable efforts to
cause Landlord’s environmental consultant to provide Tenant with comments to or approval of, as the case may be, the Decommissioning and HazMat Closure Plan within a reasonable time after Tenant delivers the Decommissioning and HazMat Closure
Plan to Landlord In connection with the review and approval of the Decommissioning and HazMat Closure Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such additional
non-proprietary information concerning Tenant HazMat Operations as Landlord shall request On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Decommissioning and HazMat
Closure Plan shall have been satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such
additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant HazMat Operations Tenant shall
reimburse Landlord, as Additional Rent, for the actual out-of-pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the
Decommissioning and HazMat Closure Plan and to visit the Premises and verify satisfactory completion of the same, which cost shall not exceed $5,000 Landlord shall have the unrestricted right to deliver such Decommissioning and HazMat Closure Plan
and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties 
 If Tenant shall
fail to prepare or submit a Decommissioning and HazMat Closure Plan approved by Landlord, or if Tenant shall fail to complete the approved Decommissioning and HazMat Closure Plan, or if such Decommissioning and HazMat Closure Plan, whether or not
approved by Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about the Premises, Landlord shall have the right to take such actions as Landlord may deem reasonable or appropriate to assure that the
Premises and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the actual cost of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first
paragraph of this Section 28 
 Upon the expiration or earlier termination of the Term, Tenant shall immediately
return to Landlord all keys and/or access cards to parking, the Building, restrooms or all or any portion of the Premises, Building or Project furnished to or otherwise procured by Tenant If any such access

  

			
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card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost access card or key or the cost of reprogramming the access security system
in which such access card was used or changing the lock or locks opened by such lost key Any Tenant’s Property, Alterations and other property of Tenant not so removed by Tenant as permitted or required herein shall be deemed abandoned and may
be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property All obligations of Tenant hereunder
not fully performed as of the termination of the Term, including the obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation, indemnity
obligations, payment obligations with respect to Rent and obligations concerning the condition and repair of the Premises 
 29 Waiver of
Jury Trial TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER
INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO 
 30 Environmental
Requirements 
 (a) Prohibition/Compliance/Indemnity Tenant shall not cause or permit any Hazardous Materials (as hereinafter
defined) to be brought upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any
Tenant Party If Tenant breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises, the Project or any adjacent
property or if contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises by anyone other than
Landlord and Landlord’s employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless
from any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without
limitation, punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including, without limitation, reasonable
attorneys’, consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not
based upon personal injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively, “Environmental Claims”) which arise during or after
the Term as a result of such breach of Tenant’s obligation stated in the preceding sentence or as a result of such contamination This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any
investigation of site conditions or any cleanup, treatment, remedial, removal, or restoration work required by any federal, state or local Governmental Authority because of 

  

			
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Hazardous Materials present in the air, soil or ground water above, on, or under the Premises Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, the
Building, the Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Building, the Project or any adjacent property, Tenant shall promptly take all actions at its sole
expense and in accordance with applicable Environmental Requirements as are necessary to return the Premises, the Building, the Project or any adjacent property to the condition existing prior to the time of such contamination, provided that
Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as such actions would not potentially have any material adverse long-term or short-term effect on the Premises, the Building
or the Project Notwithstanding anything to the contrary contained in Section 28 or this Section 30, Tenant shall not be responsible for, and the indemnification and hold harmless obligations set
forth in this paragraph shall not apply to (i) contamination in the Premises which Tenant can prove to Landlord’s reasonable satisfaction existed in the Premises prior to the Commencement Date, (n) the presence of any Hazardous
Materials in the Premises which Tenant can prove to Landlord’s reasonable satisfaction migrated from outside the Premises into the Premises, or (m) contamination caused by Landlord or any Landlord’s employees, agents and contractors,
unless in any case, the presence of such Hazardous Materials (x) is the result of a breach by Tenant of any of its obligations under this Lease, or (y) was caused, contributed to or exacerbated by Tenant or any Tenant Party 

(b) Business Landlord acknowledges that it is not the intent of this Section 30 to prohibit Tenant from using
the Premises for the Permitted Use Tenant may operate its business according to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all then applicable Environmental
Requirements As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Commencement Date a list identifying each type of Hazardous Materials to
be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting forth any and all governmental approvals or permits required in connection with the presence, use, storage, handling,
treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials List”) Upon Landlord’s request, or any time that Tenant is required to deliver a Hazardous Materials List to
any Governmental Authority (e g , the fire department) in connection with Tenant’s use or occupancy of the Premises, Tenant shall deliver to Landlord a copy of such Hazardous Materials List Tenant shall deliver to Landlord true and correct
copies of the following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the Commencement Date, or if unavailable at that time,
concurrent with the receipt from or submission to a Governmental Authority permits, approvals, reports and correspondence, storage and management plans, notice of violations of any Legal Requirements, plans relating to the installation of any
storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s sole and absolute
discretion), all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks, and a Decommissioning and
HazMat Closure Plan (to the extent surrender in accordance with Section 28 cannot be accomplished in 3 months) Tenant is not required, however, to provide Landlord with any portion(s) of the Haz Mat Documents containing
information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities It is not the intent of this Section to provide Landlord with information which could be detrimental to
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 (c) Tenant Representation and Warranty Tenant hereby represents and warrants to Landlord
that (i) neither Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection with Hazardous Materials contaminating a property which
contamination was permitted by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (n) Tenant is not subject to any enforcement order issued by any Governmental
Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority)
If Landlord reasonably determines that this representation and warranty was not true as of the date of this lease, Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion 

(d) Testing Landlord shall have the right to conduct annual tests of the Premises to determine whether any contamination of the
Premises or the Project has occurred as a result of Tenant’s use Tenant shall be required to pay the reasonable cost of such annual test of the Premises, provided, however, that if Tenant conducts its own tests of the Premises using third party
contractors and test procedures acceptable to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant In addition, at any time, and from time to time, prior to the
expiration or earlier termination of the Term, Landlord shall have the right to conduct appropriate tests of the Premises and the Project to determine if contamination has occurred as a result of Tenant’s use of the Premises In connection with
such testing, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or
any Tenant Party If contamination has occurred for which Tenant is liable under this Section 30, Tenant shall pay all costs to conduct such tests If no such contamination is found, Landlord shall pay the costs of such tests
(which shall not constitute an Operating Expense) Landlord shall provide Tenant with a copy of all third party, non-confidential reports and tests of the Premises made by or on behalf of Landlord during the
Term without representation or warranty and subject to a confidentiality agreement Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any environmental conditions identified by such testing which Tenant is responsible
for under this Lease in accordance with all Environmental Requirements Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights which Landlord may have against Tenant 

(e) Underground Tanks If underground or other storage tanks storing Hazardous Materials located on the Premises or the Project are used
by Tenant or are hereafter placed on the Premises or the Project by Tenant, Tenant shall install, use, monitor, operate, maintain, upgrade and manage such storage tanks, maintain appropriate records, obtain and maintain appropriate insurance,
implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other actions necessary or required under applicable state and federal Legal Requirements, as such now exists or may hereafter be adopted
or amended in connection with the installation, use, maintenance, management, operation, upgrading and closure of such storage tanks 

  

			
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 (f) Tenant’s Obligations Tenant’s obligations under this
Section 30 shall survive the expiration or earlier termination of the Lease During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the
Premises of any Hazardous Materials for which Tenant is responsible under this Lease (including, without limitation, the release and termination of any licenses or permits restricting the use of the Premises and the completion of the approved
Decommissioning and HazMat Closure Plan), Tenant shall continue to pay the full Rent in accordance with this Lease for any portion of the Premises not relet by Landlord in Landlord’s sole discretion, which Rent shall be prorated daily 

(g) Definitions As used herein, the term “Environmental Requirements” means all applicable present and future
statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the Project, or
the environment, including without limitation, the following the Comprehensive Environmental Response, Compensation and Liability Act, the Resource Conservation and Recovery Act, and all state and local counterparts thereto, and any regulations or
policies promulgated or issued thereunder As used herein, the term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, or regulated by reason of
its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable
for fuel (or mixtures of natural gas and such synthetic gas) As defined in Environmental Requirements, Tenant is and shall be deemed to be the “operator” of Tenant’s “facility” and the “owner”
of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated, resulting, or produced therefrom 

31 Tenant’s Remedies/Limitation of Liability Landlord shall not be in default hereunder unless Landlord fails to perform any of
its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is
reasonably necessary) Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the Premises and to any landlord of any lease of property in or on which the Premises are located and
Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Project by power of sale or a judicial action if such should prove necessary to effect a cure, provided
Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such notices All obligations of Landlord hereunder shall be construed as covenants, not conditions, and, except as may be otherwise
expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder 
 All obligations
of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter The term “Landlord” in this Lease shall mean only the owner for the time being of the Premises
Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner
for the duration of such owner’s ownership 

  

			
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 32 Inspection and Access Landlord and Landlord’s representatives may enter the
Premises during business hours on not less than 48 hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of effecting any such repairs,
inspecting the Premises, showing the Premises to prospective purchasers and, during the last year of the Term, to prospective tenants or for any other business purpose Landlord may erect a suitable sign on the Premises stating that the Project is
available for sale, or in the last 12 months of the Term, that the Premises are available to let Landlord shall use reasonable efforts to minimize interference with Tenant’s business operations at the Premises in connection with its entry into
the Premises under this Section 32 Landlord may grant and amend easements, make public dedications, designate Common Areas and create and amend restrictions on or about the Premises, provided that no such easement,
dedication, designation or restriction materially, adversely affects Tenant’s use or occupancy of the Premises for the Permitted Use or Tenant’s access to the Premises At Landlord’s request, Tenant shall execute such instruments as
may be necessary for such easements, dedications or restrictions Tenant shall at all times, except in the case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the same are in the
Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder Landlord shall use reasonable efforts to comply with Tenant’s reasonable security, confidentiality and safety requirements with
respect to entering restricted portions of the Premises, provided, however, that Tenant has notified Landlord of such security, confidentiality and safety requirements reasonably prior to Landlord’s entry into the Premises and provided further
that in no event shall Tenant bar or prohibit access by Landlord and its employees, agents and contractors for the performance of the obligations of Landlord or the exercise of the rights of Landlord under this Lease 

33 Security Tenant acknowledges and agrees that security devices and services, if any, while intended to deter crime may not in given
instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with
respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises Tenant shall be solely responsible for the
personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project Tenant shall at Tenant’s cost obtain insurance coverage to the extent Tenant
desires protection against such criminal acts 
 34 Force Majeure Neither party shall be responsible or liable for delays in the
performance of its obligations hereunder when caused by, related to, or arising out of acts of God, strikes, lockouts, or other labor disputes, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes,
inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable costs or failure of, or inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls,
national emergencies, delay in issuance or revocation of permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond the reasonable control
of the parties (“Force Majeure”) Notwithstanding anything to the contrary contained in this Lease, in no event shall any payment obligations of Tenant be delayed, abated, excused or reduced by Force Majeure 

  

			
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 35 Brokers Landlord and Tenant each represents and warrants that it has not dealt with any
broker, agent or other person (collectively, “Broker”) in connection with this transaction and that no Broker brought about this transaction, other than CBRE, Inc and Newmark Knight Frank Landlord and Tenant each hereby agree to
indemnify and hold the other harmless from and against any claims by any Broker, other than the broker, if any named in this Section 35, claiming a commission or other form of compensation by virtue of having dealt with
Tenant or Landlord, as applicable, with regard to this leasing transaction Landlord shall be responsible for all commissions due to CBRE, Inc and Newmark Knight Frank arising out of the execution of this Lease in accordance with the terms of a
separate written agreement between such parties and Landlord 
 36 Limitation on Landlord’s Liability NOTWITHSTANDING ANYTHING
SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT TO THE CONTRARY (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER
ACTUAL OR CONSEQUENTIAL TO TENANT’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS,
SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM, (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR
OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO
LANDLORD’S INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS, AND (C) IN NO EVENT SHALL
ANY PERSONAL LIABILITY BE ASSERTED AGAINST ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE
FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM 
 37 Severability If any clause or provision of
this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby It is also the intention of the parties to
this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or
provision as shall be legal, valid and enforceable 
 38 Signs; Exterior Appearance Tenant shall not, without the prior written
consent of Landlord, which may be granted or withheld in Landlord’s sole discretion (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any

  

			
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outside wall of the Project, (II) use any curtains, blinds, shades or screens other than Landlord’s standard window coverings, (in) coat or otherwise sunscreen the interior or exterior
of any windows, (iv) place any bottles, parcels, or other articles on the window sills, (v) place any equipment, furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the
Premises or the Project any signs, notices, window or door lettering, placards, decorations, or advertising media of any type which can be viewed from the exterior of the Premises Interior signs on the sixth, seventh, eighth and ninth floors and the
directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at the sole cost and expense of Landlord, and shall be of a size, color and type acceptable to Landlord Nothing may be placed on the exterior of corridor walls or
corridor doors other than Landlord’s standard lettering The directory tablet shall be provided exclusively for the display of the name and location of tenants 

39 Right to Extend Term Tenant shall have the right to extend the Term of the Lease upon the following terms and conditions 

(a) Extension Right Tenant shall have the right (the “Extension Right”) to extend the term of this Lease for an
additional 5 years (the “Extension Term”) on the same terms and conditions as this Lease (other than Base Rent) by giving Landlord written notice of its election to exercise the Extension Right at least 12 months prior, and no
earlier than 18 months prior, to the expiration of the Base Term of the Lease 
 Upon the commencement of any Extension Term, Base Rent
shall be payable at the Market Rate (as defined below) Base Rent shall thereafter be adjusted on each annual anniversary of the commencement of the Extension Term by a percentage as determined by Landlord and agreed to by Tenant at the time the
Market Rate is determined As used herein, “Market Rate” shall mean the then market rental rate for space comparable to the Premises in a building comparable to the Building in the East Cambridge and Kendall Square market area of
Cambridge, MA as determined by Landlord and agreed to by Tenant or determined by arbitration as provided below In addition, Landlord may impose a market rent for the parking rights provided hereunder 

Within 30 days of the delivery to Landlord of Tenant’s written notice of Tenant’s election to exercise an Extension Right, Landlord
shall deliver to Tenant Landlord’s determination of the Market Rate and rent escalations for such Extension Term If, on or before the date which is 210 days prior to the expiration of the Base Term of this Lease, or the expiration of any prior
Extension Term, Tenant has not agreed with Landlord’s determination of the Market Rate and the rent escalations during such subsequent Extension Term after negotiating in good faith, Tenant shall be deemed to have elected arbitration as
described in Section 39(b) below Tenant acknowledges and agrees that, if Tenant has elected to exercise the Extension Right by delivering notice to Landlord as required in this Section 39(a),
Tenant shall have no right thereafter to rescind or elect not to extend the term of the Lease for the Extension Term 
 (b)
Arbitration 
 (i) Within 10 days of Tenant’s notice to Landlord of its election to arbitrate Market Rate and
escalations, each party shall deliver to the other a proposal containing the Market Rate and escalations that the submitting party believes to be correct (“Extension  

  

			
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Proposal”) If either party fails to timely submit an Extension Proposal, the other party’s submitted proposal shall determine the Base Rent and escalations for the Extension Term
If both parties submit Extension Proposals, then Landlord and Tenant shall meet within 7 days after delivery of the last Extension Proposal and make a good faith attempt to mutually appoint a single Arbitrator (as defined below) to determine the
Market Rate and escalations If Landlord and Tenant are unable to agree upon a single Arbitrator, then each shall, by written notice delivered to the other within 10 days after the meeting, select an Arbitrator If either party fails to timely give
notice of its selection for an Arbitrator, the other party’s submitted proposal shall determine the Base Rent for the Extension Term The 2 Arbitrators so appointed shall, within 5 business days after their appointment, appoint a third
Arbitrator If the 2 Arbitrators so selected cannot agree on the selection of the third Arbitrator within the time above specified, then either party, on behalf of both parties, may request such appointment of such third Arbitrator by application to
any state court of general jurisdiction in the jurisdiction in which the Premises are located, upon 10 days prior written notice to the other party of such intent 

(ii) The decision of the Arbitrator(s) shall be made within 30 days after the appointment of a single Arbitrator or the third
Arbitrator, as applicable The decision of the single Arbitrator shall be final and binding upon the parties The average of the two closest Arbitrators in a three Arbitrator panel shall be final and binding upon the parties Each party shall pay the
fees and expenses of the Arbitrator appointed by or on behalf of such party and the fees and expenses of the third Arbitrator shall be borne equally by both parties If the Market Rate and escalations are not determined by the first day of the
Extension Term, then Tenant shall pay Landlord Base Rent in an amount equal to the Base Rent in effect immediately prior to the Extension Term and increased by the Rent Adjustment Percentage until such determination is made After the determination
of the Market Rate and escalations, the parties shall make any necessary adjustments to such payments made by Tenant Landlord and Tenant shall then execute an amendment recognizing the Market Rate and escalations for the Extension Term 

(iii) An “Arbitrator’’ shall be any person appointed by or on behalf of either party or appointed
pursuant to the provisions hereof and (i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than 10 years of experience in the appraisal of improved office and high tech industrial real estate in the
greater Boston metropolitan area, or (B) a licensed commercial real estate broker with not less than 15 years’ experience representing landlords and/or tenants in the leasing of high tech or life sciences space in the greater Boston
metropolitan area, (n) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (m) be in all respects impartial and disinterested 

(c) Rights Personal The Extension Right is personal to Tenant and is not assignable without Landlord’s consent, which may be
granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in the Lease, except that they may be assigned in connection with any Permitted Assignment of this
Lease 
 (d) Exceptions Notwithstanding anything set forth above to the contrary, the Extension Right shall not be in effect and
Tenant may not exercise the Extension Right 

  

			
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 (i) during any period of time that Tenant is in Default under any provision of
this 
 (ii) Lease, or 

(iii) if Tenant has been in Default under any provision of this Lease 3 or more times, whether or not the Defaults are cured,
during the 12 month period immediately prior to the date that Tenant intends to exercise the Extension Right, whether or not the Defaults are cured, or 

(iv) if Tenant is not in occupancy of the entire Premises demised hereunder both at the time of the exercise of the Extension
Right and at the time of the commencement date of the Extension Term 
 (e) No Extensions The period of time within which the
Extension Right may be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise the Extension Right 

(f) Termination The Extension Right shall terminate and be of no further force or effect even after Tenant’s due and timely
exercise the Extension Right, if, after such exercise, but prior to the commencement date of the Extension Term, (i) Tenant fails to timely cure any default by Tenant under this Lease, or (n) Tenant has Defaulted 3 or more times during the
period from the date of the exercise of the Extension Right to the date of the commencement of the Extension Term, whether or not such Defaults are cured 

40 Roof Equipment Tenant shall have the right at its sole cost and expense, subject to compliance with all Legal Requirements,
to install, maintain, and remove on the top of the roof of the Building (based on Tenant’s proportionate share of the space available on the roof) one or more satellite dishes, communication antennae, or other equipment (all of which having a
diameter and height acceptable to Landlord) for the transmission or reception of communication of signals as Tenant may from time to time desire (collectively, “the “Roof Equipment”) on the following terms and conditions 

(a) Requirements Tenant shall submit to Landlord (i) the plans and specifications for the installation of the Roof Equipment,
(n) copies of all required governmental and quasi-governmental permits, licenses, and authorizations that Tenant will and must obtain at its own expense, with the cooperation of Landlord, if necessary for the installation and operation of the
Roof Equipment, and (in) an insurance policy or certificate of insurance evidencing insurance coverage as required by this Lease and any other insurance as reasonably required by Landlord for the installation and operation of the Roof Equipment
Landlord shall not unreasonably withhold or delay its approval for the installation and operation of the Roof Equipment, provided, however, that Landlord may reasonably withhold its approval if the installation or operation of the Roof
Equipment (A) may damage the structural integrity of the Building, (B) may void, terminate, or invalidate any applicable roof warranty, (C) may interfere with any service provided by Landlord or any tenant of the Building,
(D) may reduce the leasable space in the Building, or (E) is not properly screened from the viewing public 

  

			
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 (b) No Damage to Roof If installation of the Roof Equipment requires Tenant to make any
roof cuts or perform any other roofing work, such cuts shall only be made to the roof area of the Building located directly above the Premises and only in the manner designated in writing by Landlord, and any such installation work (including any
roof cuts or other roofing work) shall be performed by Tenant, at Tenant’s sole cost and expense by a roofing contractor designated by Landlord If Tenant or its agents shall otherwise cause any damage to the roof during the installation,
operation, and removal of the Roof Equipment such damage shall be repaired promptly at Tenant’s expense and the roof shall be restored in the same condition it was in before the damage Landlord shall not charge Tenant Additional Rent for the
installation and use of the Roof Equipment If, however, Landlord’s insurance premium or Tax assessment increases as a result of the Roof Equipment, Tenant shall pay such increase as Additional Rent within ten (10) days after receipt of a
reasonably detailed invoice from Landlord Tenant shall not be entitled to any abatement or reduction in the amount of Rent payable under this Lease if for any reason Tenant is unable to use the Roof Equipment In no event whatsoever shall the
installation, operation, maintenance, or removal of the Roof Equipment by Tenant or its agents void, terminate, or invalidate any applicable roof warranty 

(c) Protection The installation, operation, and removal of the Roof Equipment shall be at Tenant’s sole risk Tenant shall
indemnify, defend, and hold Landlord harmless from and against any and all claims, costs, damages, liabilities and expenses (including, but not limited to, reasonable attorneys’ fees) of every kind and description that may arise out of or be
connected in any way with Tenant’s installation, operation, or removal of the Roof Equipment 
 (d) Removal At the expiration or
earlier termination of this Lease or the discontinuance of the use of the Roof Equipment by Tenant, Tenant shall, at its sole cost and expense, remove the Roof Equipment from the Building Tenant shall leave the portion of the roof where the Roof
Equipment was located in good order and repair, reasonable wear and tear excepted If Tenant does not so remove the Roof Equipment, Tenant hereby authorizes Landlord to remove and dispose of the Roof Equipment and charge Tenant as Additional Rent for
all costs and expenses incurred by Landlord in such removal and disposal Tenant agrees that Landlord shall not be liable for any Roof Equipment or related property disposed of or removed by Landlord 

(e) No Interference The Roof Equipment shall not interfere with the proper functioning of any telecommunications equipment or devices
that have been installed or will be installed by Landlord or for any other tenant or future tenant of the Building Tenant acknowledges that other tenant(s) may have approval rights over the installation and operation of telecommunications equipment
and devices on or about the roof, and that Tenant’s right to install and operate the Roof Equipment is subject and subordinate to the rights of such other tenants Tenant agrees that any other tenant of the Building that currently has or in the
future takes possession of any portion of the Building will be permitted to install such telecommunication equipment that is of a type and frequency that will not cause unreasonable interference to the Roof Equipment 

(f) Relocation Landlord shall have the right, at its expense and after 60 days prior notice to Tenant, to relocate the Roof Equipment
to another site on the roof of the Building as long as such site reasonably meets Tenant’s sight line and interference requirements and does not unreasonably interfere with Tenant’s use and operation of the Roof Equipment 

  

			
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 (g) Access Landlord grants to Tenant the right of ingress and egress on a 24 hour 7 day
per week basis to install, operate, and maintain the Roof Equipment Before receiving access to the roof of the Building, Tenant shall give Landlord at least 24 hours’ advance written or oral notice, except in emergency situations, in which case
2 hours’ advance oral notice shall be given by Tenant Landlord shall supply Tenant with the name, telephone, and pager numbers of the contact individual(s) responsible for providing access during emergencies 

(h) Appearance If permissible by Legal Requirements, the Roof Equipment shall be painted the same color as the Building so as to render
the Roof Equipment virtually invisible from ground level 
 (i) No Assignment The right of Tenant to use and operate the Roof
Equipment shall be personal solely to Foghorn Therapeutics, Inc, a Delaware corporation, and (i) no other person or entity shall have any right to use or operate the Roof Equipment, and (u) other than in connection with a Permitted
Assignment or in connection with the sublease of the entire Phase 1 Premises, Phase 2 Premises or Phase 3 Premises, respectively, the Tenant shall not assign, convey, or otherwise transfer to any person or entity any right, title, or interest in all
or any portion of the Roof Equipment or the use and operation thereof 
 41 Miscellaneous 

(a) Notices All notices or other communications between the parties shall be in writing and shall be deemed duly given upon delivery or
refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above Landlord and Tenant may
from time to time by written notice to the other designate another address for receipt of future notices 
 (b) Joint and Several
Liability If and when included within the term “Tenant,” as used in this instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant 

(c) Financial Information Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s most recent unaudited
(or if available, audited) annual financial statements within 180 days of the end of each of Tenant’s fiscal years during the Term, (n) Tenant’s most recent unaudited quarterly financial statements within 45 days of the end of each of
Tenant’s first three fiscal quarters of each of Tenant’s fiscal years during the Term, (m) at Landlord’s request from time to time, updated business plans, including cash flow projections and/or pro forma balance sheets and
income statements, all of which shall be treated by Landlord as confidential information belonging to Tenant, (iv) corporate brochures and/or profiles prepared by Tenant for prospective investors, and (v) any other financial information or
summaries that Tenant typically provides to its lenders or shareholders If the stock of Tenant is publicly traded on a recognized national exchange, then Tenant’s filing of quarterly and annual financial statements with the SEC shall be deemed
to satisfy Tenant’s obligations to deliver financial statements under this Section Landlord shall treat Tenant’s financial information as confidential information belonging to Tenant and will not disclose the same other than on a need-to-know basis to Landlord’s affiliates, legal, financial or tax advisors, consultants, potential lenders and potential purchasers and as required by Legal
Requirements 

  

			
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 (d) Recordation This Lease shall not be filed by or on behalf of Tenant in any public
record Notwithstanding the foregoing, upon Tenant’s request and at Tenant’s sole cost and expense, Landlord shall execute and notarize a memorandum of lease prepared by Tenant which memorandum shall contain only the following information
and any other additional information that may be required by applicable law (i) the names of the parties to this Lease, (II) description of the Premises and the Project, and (in) the Term Tenant shall file such memorandum of lease, at
Tenant’s sole cost If Tenant fails, after written request from Landlord, to record a termination of the memorandum on the expiration or earlier termination of this Lease, Tenant shall be responsible for any damages suffered by Landlord (from
any cause including, without limitation, resulting from any indemnities or certifications which may be made by Landlord in favor of third parties) Nothing contained in this Lease is intended to prohibit Tenant from filing this Lease with the
Securities and Exchange Commission (“SEC”) to the extent that Tenant is required to do so pursuant to applicable SEC requirements Prior to any such filing of this Lease, Tenant shall redact the Base Rent and other economic terms to
the extent permitted by applicable SEC regulations The provisions of this Section 41(d) shall survive the expiration or earlier termination of this Lease 

(e) Interpretation The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party
shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include
the plural, unless the context otherwise requires The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the
interpretation of this Lease 
 (f) Not Binding Until Executed The submission by Landlord to Tenant of this Lease shall have no
binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties 

(g) Limitations on Interest It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the
maximum rate or amount of any interest payable on or in connection with this Lease If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or
received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be
paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the
applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder 
 (h) Choice of Law
Construction and interpretation of this Lease shall be governed by the internal laws of the state in which the Premises are located, excluding any principles of conflicts of laws 

(i) Time Time is of the essence as to the performance of Tenant’s obligations under this Lease 

  

			
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 (j) OFAC Landlord, Tenant and all beneficial owners of Tenant are currently (a) in
compliance with and shall at all times during the Term of this Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U S Department of Treasury and any statute, executive order, or
regulation relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List,
or the Sectoral Sanctions Identification List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not
a person or entity with whom a U S person is prohibited from conducting business under the OFAC Rules 
 (k) Incorporation by
Reference All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control 

(l) Entire Agreement This Lease, including the exhibits attached hereto, constitutes the entire agreement between Landlord and Tenant
pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties, and there are no warranties, representations
or other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof except as specifically set forth herein 

(m) No Accord and Satisfaction No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Base Rent
or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement or statement on any check or letter accompanying a check for payment of any Base Rent or Additional Rent be an
accord and satisfaction Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue any other remedy provided in this Lease 

(n) Change in Form of Ownership Pursuant to M G L Chapter 183A, Section 19, Landlord reserves the right to remove all or part of
the Condominium from the provisions of M G L Chapter 183A In the event that Landlord does remove all or part of the Condominium from the provisions of M G L Chapter 183A, the amounts payable by Tenant pursuant to this Lease shall not be greater than
the amounts that would have been otherwise payable by Tenant if Landlord had not removed all or part of the Condominium from the provisions of M G L Chapter 183A 

(o) Hazardous Activities Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents and
contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require any form of protective
clothing or equipment other than safety glasses In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord shall, to the extent
required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant 

  

			
	Net Multi-Tenant Laboratory	 	500 Technology Square/Foghorn – Page 50

  

 (p) Counterparts This Lease may be executed in 2 or more counterparts, each of which shall
be deemed an original, but all of which together shall constitute one and the same instrument Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process complying with the U S federal ESIGN Act of
2000) or other transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes Electronic signatures shall be deemed original signatures for purposes of this
Lease and all matters related thereto, with such electronic signatures having the same legal effect as original signatures 
 [ Signatures
on next page ] 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year
first above written. 
  

			
	TENANT:
	
	FOGHORN THERAPEUTICS INC.,
	a Delaware corporation
		
	By:	 	/s/ Adrian Gottschalk
	Its:	 	President & CEO
	
	LANDLORD:
	
	ARE-TECH SQUARE, LLC,
	a Delaware limited liability company
		
	By:	 	ARE-MA REGION NO. 31, LLC
		 	a Delaware limited partnership, its Manager

 
									
		
	By:	 	Alexandria Real Estate Equities, L.P.,
		 	 a Delaware limited partnership, its Managing

Member

			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland corporation
		 		 	its General Partner
				
		 		 	 By:
	 	 /s/ Jackie Clem

		 		 		 	 Name: Jackie Clem

		 		 		 	 Title: Senior Vice President RE

Legal Affairs

 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 

 EXHIBIT B TO LEASE 

DESCRIPTION OF PROJECT 
 The following
parcels of land in Cambridge, Middlesex County, Massachusetts 
 The Registered Land shown as Lots 15,16 and 19 on Land Court Plan No
30711E, Lot 43 on Land Court Plan No 30711J and Lots 46 and 47 on Land Court Plan No 30711K, and 
 The Unregistered Land shown as Area No
1, Area No 2, Area No 3, Area No 4, Area No 5, Area No 6, Area No 7, Area No 8 and Area No 9 on a plan entitled “Plan of Land and Easements, Cambridge, Mass” Prepared by Raymond C Pressey, Inc, dated June 1970 and recorded with the
Middlesex South Registry of Deeds in Book 11879, Page 393, Plan 852 (A of 2) of 1970 
 Excepting therefrom that portion taken by the
Cambridge Redevelopment Authority Eminent Domain Taking dated April 12, 1982 and recorded in Book 14590, Page 221 and that portion taken by the Cambridge Redevelopment Authority Eminent Domain Taking dated January 27, 1983 and recorded in
Book 14891, Page 556 
 Said parcels are also described as Units 100, 200, 300, 400, 500, 600 and 700 of that certain condominium known as
the Technology Square Condominium, as set forth in that certain Master Deed dated November 30, 2000, executed by Technology Square LLC, and recorded with the Registry in Book 32159, at Page 490, and registered with the Land Court as Document No
1158816, under Certificate of Title No C404, as the same has been amended by that certain Amendment to Master Deed dated May 28, 2002, and recorded with the Registry as Instrument No 690 on September 6, 2002, and registered with the Land
Court as Document No 1226564, and as the same has been amended by that certain Second Amendment to Master Deed dated as of November 15, 2002, and recorded with the Registry as Instrument No 1617 on September 23, 2003, and registered with
the Land Court as Document No 1293465 
 Together with the benefit of and subject to the following 

1 Terms and provisions of Reciprocal Easement Agreement dated April 18, 2000 by and between Technology Square LLC and the Charles Stark
Draper Laboratory, Inc recorded in Book 31324, Page 262 and filed as Document No 1137080, as amended by First Amendment to Reciprocal Easement Agreement dated February 6, 2003 recorded in Book 38441, Page 415 and filed as Document No 1261130,
and as amended by Second Amendment to Reciprocal Easement Agreement dated March 26, 2004 recorded in Book 42362, Page 126 and filed as Document No 1315537 

2 Terms and provisions of Foundation, Grade Beam and Encroachment Agreement dated March 11, 1975, filed as Document No 531493, as amended
by an Amendment to Foundation Grade Beam and Encroachment Agreement, dated September 1, 1976, filed as Document No 547840, affecting Lots 19 and 20, as affected by Reciprocal Easement Agreement dated April 18, 2000 recorded in Book 31324,
Page 262 and filed as Document No 1137080, as amended by Amendment to Foundation, Grade Beam and Encroachment Agreement, dated September 1, 1976, filed with the Registry District as Document No 547840, affecting Lots 19 and 20, as affected by
the Reciprocal Easement Agreement 

  

			
	Net Multi-Tenant Laboratory	 	500 Technology Square/Foghorn – Page 54

  

 All as affected by Voluntary Withdrawal from Registration filed January 16, 2008 as Document No 1462980 For
title see Deed in Book 42269, Page 372 and Notice of Lease in Book 42269, Page 395 

 EXHIBIT C TO LEASE 

WORK LETTER 

 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

 EXHIBIT E TO LEASE 

RULES AND REGULATIONS 

 EXHIBIT F TO LEASE 

TENANT’S PERSONAL PROPERTYEX-10.3

 Exhibit 10.3 
  

 
 EXECUTION VERSION 

CERTAIN CONFIDENTIAL INFORMATION CONTAINED IN THIS DOCUMENT, MARKED BY [**], HAS BEEN OMITTED BECAUSE IT IS NOT MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE
HARM TO FOGHORN THERAPEUTICS INC. IF PUBLICLY DISCLOSED. 
 RESEARCH COLLABORATION AND EXCLUSIVE LICENSE AGREEMENT 

by and between 
 FOGHORN
THERAPEUTICS INC. 
 and 

MERCK SHARP & DOHME CORP. 

 RESEARCH COLLABORATION AND EXCLUSIVE LICENSE AGREEMENT 

This agreement (this “Agreement”) is effective as of July 2, 2020, (the “Effective Date”) and is entered into by and
between Foghorn Therapeutics Inc., a corporation organized and existing under the laws of Delaware, having an address at 100 Binney Street, Suite 610, Cambridge, MA 02142 (“Company”) and Merck Sharp & Dohme Corp., a
corporation organized and existing under the laws of New Jersey with its principal business office located at One Merck Drive, Whitehouse Station, NJ 08889 (“Merck”). 

RECITALS: 
 WHEREAS, Company has
developed a proprietary integrated gene traffic control platform, which is known as the Gene Traffic ControlTM Product Platform (aka
GTCTM Product Platform), which enables the discovery of compounds that target disease with genetically determined dependencies in the chromatin regulatory system (“Company
Platform”); 
 WHEREAS, Merck is interested in working with the Company to identify, as part of the Research Program (as defined below),
such compounds using the Company Platform that are directed to the Program Target (as defined below) upon the terms and conditions set forth herein; 

WHEREAS, Merck desires to obtain an exclusive license under the Company Patent Rights and Company Know-How to
develop and commercialize Product Candidates and Licensed Products (each as defined below), upon the terms and conditions set forth herein, and Company desires to grant such a license; 

NOW, THEREFORE, in consideration of the foregoing premises and the mutual covenants contained herein, the receipt and sufficiency of which are hereby
acknowledged, Company and Merck hereby agree as follows: 
 ARTICLE 1 DEFINITIONS. 

Unless specifically set forth to the contrary herein, the following terms, whether used in the singular or plural, shall have the respective meanings set forth
below. 
  

	1.1	 “AAALAC” shall mean the Association for Assessment and Accreditation of Laboratory Animal Care
International. 

  

	1.2	 “Accounting Standards” shall mean, with respect to a Party or its Affiliates or its or their
Sublicensees, United States Generally Accepted Accounting Principles or International Financial Reporting Standards as issued by the International Accounting Standards Board, as applicable, in each case consistently applied. 

 

	1.3	 “Act” shall mean, as applicable, the United States Federal Food, Drug and Cosmetic Act, 21
U.S.C. §§ 301 et seq., and/or the Public Health Service Act, 42 U.S.C. §§ 262 et seq., as amended from time to time. 

  

	1.4	 “Affiliate” shall mean, with respect to a Party: (i) any Person of which, now or
hereafter, fifty percent (50%) or more of the securities or other ownership interests representing the equity, the voting stock or general partnership interest are owned, controlled or held, directly or indirectly,

  
 1 

	 	
by such Party; or (ii) any Person which, now or hereafter, directly or indirectly, owns, controls or holds fifty percent (50%) (or the maximum ownership interest permitted by law) or more of
the securities or other ownership interests representing the equity, the voting stock or, if applicable, the general partnership interest, of such Party; or (iii) any Person of which, now or hereafter, more than fifty percent (50%) of the
securities or other ownership interests representing the equity, the voting stock or general partnership interest are owned, controlled or held, directly or indirectly, by a Person described in (i) or (ii). 

 

	1.5	 “Agreement” shall have the meaning given such term in the preamble to this document.

  

	1.6	 “Business Day” shall mean any day other than a Saturday, Sunday, or a day on which commercial
banks located in the country, state or city where the applicable obligations are to be performed are authorized or required by law to be closed. 

  

	1.7	 “Calendar Quarter” shall mean the respective periods of three
(3) consecutive calendar months ending on March 31, June 30, September 30 and December 31. 

  

	1.8	 “Calendar Year” shall mean each successive period of twelve (12) months commencing on
January 1 and ending on December 31. 

  

	1.9	 “Change of Control” shall mean with respect to a Party: (1) the sale of all or
substantially all of such Party’s assets or business relating to this Agreement; (2) a merger, reorganization or consolidation involving such Party in which the voting securities of such Party outstanding immediately prior thereto cease to
represent at least fifty percent (50%) of the combined voting power of the surviving entity or its parent entity immediately after such merger, reorganization or consolidation; or (3) a Person, or group of Persons, acting in concert acquire
more than fifty percent (50%) of the voting equity securities or management control of such Party. 

  

	1.10	 “Clinical Trial” shall mean a Phase I Clinical Trial, Phase II Clinical Trial, Phase IIb
Clinical Trial, Phase III Clinical Trial, and/or Post-approval Clinical Trial. 

  

	1.11	 “Combination Product” shall mean a Licensed Product that includes one or more pharmaceutically
active ingredients other than Product Candidate, in combination with Product Candidate. All references to Licensed Product in this Agreement shall be deemed to include Combination Product. 

 

	1.12	 “Commercially Reasonable Efforts” shall mean, with respect to the efforts to be
expended by a Party with respect to any objective, such reasonable and diligent, good faith efforts to accomplish such objective as such party would normally use to accomplish a similar objective under similar circumstances.
Notwithstanding the foregoing, it is understood and agreed that with respect to the research, development, commercialization and sale of a Licensed Product by either Party, such efforts shall be [**], and such efforts shall take into account
efficacy and safety (including the continuing absence of any adverse condition or event relating to the safety or efficacy of a Licensed Product), approved labeling, the competitiveness of alternative products in the marketplace, the patent and
other proprietary position of the product, the likelihood of regulatory approval given the Regulatory Authority involved, the anticipated profitability of the product including the amounts payable to licensors of patent or other intellectual
property rights (other than the Company), alternative products, other risks associated with the development or commercialization of the product and other relevant factors. Commercially Reasonable Efforts shall be determined on a market-by-market and Indication-by-Indication basis for a particular Licensed Product, and it
is anticipated that the level of effort will be different for different markets, and will change over time, reflecting among other things changes in the status of the Licensed Product and the market(s) involved. 

  
 2 

	1.13	 “Committee” shall have the meaning given such term in Section 2.4.

  

	1.14	 “Company” shall have the meaning given such term in the preamble to this Agreement.

  

	1.15	 “Company Information and Inventions” shall mean all protocols, formulas,
data, Inventions, know-how and trade secrets, patentable or otherwise, resulting from the Research Program developed or invented solely by employee(s) of Company and/or its Affiliates, and/or a Third Party
acting on behalf of Company and/or its Affiliates, and not employed by Merck and/or its Affiliates and/or a Third Party acting on behalf of Merck, excluding Company Platform Information and Inventions. 

 

	1.16	 “Company Know-How” shall mean all information and
materials, including but not limited to discoveries, improvements, processes, methods, protocols, formulas, data, inventions (including without limitation Company Information and Inventions, and Company’s rights in Joint Information and
Inventions), know-how and trade secrets, patentable or otherwise, which (i) are Controlled by Company or its Affiliates during the term of this Agreement, (ii) are not generally known and
(iii) are necessary or useful to research, develop, manufacture, market, use or sell any Product Candidate or Licensed Product in the Territory in the Field; excluding, however, any (A) Company Platform Know-How or (B) information, materials or other Know-How related to any active ingredient that (a) is included in a Licensed Product that is a Combination Product
and (b) is not a Product Candidate. 

  

	1.17	 “Company Patent Rights” shall mean Patent Rights that
during the term of this Agreement are Controlled by Company or any of its Affiliates (including without limitation Company’s rights in Joint Patent Rights), which: (i) claim or cover the Program Target, a Product Candidate
and/or Licensed Product, or a method of use or process of manufacture thereof, including without limitation any improvements; or (ii) claim or cover Company Information and Inventions and, in the case of this clause (ii), are
necessary or useful to research, develop, manufacture, market, use or sell any Product Candidate or Licensed Product in the Territory in the Field; excluding, however, from Company Patent Rights any such Patent Rights that (A) are Company
Platform Patent Rights or (B) claim or cover any information, materials or other Know-How related to any active ingredient that (a) is included in a Licensed Product that is a Combination Product and
(b) is not a Product Candidate. 

  

	1.18	 “Company Platform” has the meaning set forth in the recitals of
this Agreement, as described in detail in Schedule 1.18 hereof. 

  

	1.19	 “Company Platform Information and Inventions” shall mean all protocols, formulas, data,
Inventions, know-how and trade secrets, patentable or otherwise, developed or invented in the conduct of activities under this Agreement by employee(s) of Company and/or its Affiliates, and/or a Third Party
acting on behalf of Company and/or its Affiliates to the extent solely related to the Company Platform and not specific to the Program Target, any Product Candidate and/or any Licensed Product. 

 

	1.20	 “Company Platform Know-How” means all information and
materials, including but not limited to discoveries, improvements, processes, methods, protocols, formulas, data, inventions, know-how and trade secrets, patentable or otherwise, that are (a) related to
the Company Platform and are not specific to the Program Target, any Product Candidate and/or any Licensed Product, 

  
 3 

	 	
(b) are Controlled by Company or its Affiliates, including Company Platform Information and Inventions, and (c) are necessary or useful to research, develop, manufacture, market, use or sell
any Product Candidate or Licensed Product in the Territory in the Field. 

  

	1.21	 “Company Platform Patent Rights” means the Patent Rights Controlled by
Company or its Affiliates claiming or covering Company Platform Know-How. 

  

	1.22	 “Confidential Information” means, with respect to each Party, all Information that is
communicated in any way or form by or on behalf of such Party to the other Party or its permitted recipients, pursuant to this Agreement or that certain Mutual Confidential Disclosure Agreement between Merck Sharp & Dohme Corp. and Company
dated February 11, 2019, as amended (the “CDA”), whether or not such Information is identified as confidential at the time of disclosure. The existence and terms of this Agreement will be considered Confidential Information of
both Parties, with both Parties deemed to be the receiving Party of such Confidential Information. 

  

	1.23	 “Control”, “Controls” or
“Controlled by” shall mean with respect to any material, Information or intellectual property right, as applicable, the ability (whether by ownership or license, other than pursuant to this Agreement) of a Party to
grant access to, or a license or sublicense of, such material, Information, or intellectual property right as provided for herein without violating the terms of any agreement or other arrangement with any Third Party existing at the time such Party
would be required hereunder to grant the other Party such access or license or sublicense. Notwithstanding the foregoing or anything to the contrary in this Agreement, if Company undergoes a Change of Control, Company will not be deemed to Control
any Patent Right, know-how or other intellectual property or other proprietary rights that are owned or otherwise Controlled by any Affiliate of Company (other than pursuant to a license from Company in
existence prior to such Change of Control) that was not an Affiliate of Company prior to such Change of Control and is not a successor in interest to any Affiliate of Company that was an Affiliate of Company prior to such Change of Control
(each, an “Independent Affiliate”). 

  

	1.24	 “Extended Research Program Term” shall have the meaning given such term in Section 2.9.1.

  

	1.25	 “Field” shall mean the use of Product Candidate and/or Licensed Product for any
and all purposes. 

  

	1.26	 “First Commercial Sale” shall mean, with respect to any Licensed Product in any
country, the first sale for end use or consumption to a Third Party of such Licensed Product in such country after receipt of Regulatory Approval for the sale of such Licensed Product in such country. Sales prior to receipt of Regulatory
Approval for such Licensed Product in such country, such as any sale or other distribution for use in a Clinical Trial or any “named patient sale” or “compassionate use sale” shall not be construed as a First Commercial Sale.

  

	1.27	 “GLP” or “Good Laboratory Practice” shall mean
the applicable then-current standards for laboratory activities for pharmaceuticals or biologicals, as set forth in the Act and any regulations or guidance documents promulgated thereunder, as amended from time to time, together with any similar
standards of good laboratory practice as are required by any Regulatory Authority in the Territory. 

  

	1.28	 “Hit Package” shall mean a written description of (1) all Validated Hit Compound(s)
together with accompanying data obtained through performance of activities under all Research Objectives during the Initial Research Program Term, and (2) [**]. 

  
 4 

	1.29	 “IND” shall mean an Investigational New Drug application, Clinical Study Application, Clinical
Trial Exemption, or similar application or submission for approval to conduct human clinical investigations filed with or submitted to a Regulatory Authority in conformance with the requirements of such Regulatory Authority. 

 

	1.30	 “Indication” shall mean a separate and distinct disease or medical condition in humans, or in
the oncology therapeutic area, a tumor type, which a Licensed Product that is in Clinical Trials is intended to treat, prevent and/or diagnose and/or for which a Licensed Product has received Marketing Authorization. [**] 

 

	1.31	 “Information” shall mean any and all information and data, including without limitation all
Merck Know-How, all Company Know-How, and all other scientific, pre-clinical, clinical, regulatory, manufacturing, marketing,
financial and commercial information or data, whether communicated in writing or orally or by any other method, which is provided by one Party to the other Party in connection with this Agreement. 

 

	1.32	 “Initial Research Program Term” shall have the meaning given such term in Section 2.9.1.

  

	1.33	 “Initial Target” shall mean [**]. 

 

	1.34	 “Initiates”, “Initiated”, or “Initiation” shall mean, with
respect to a Clinical Trial, the administration of the first dose of Licensed Product to the first patient in such Clinical Trial. 

  

	1.35	 “Invention” shall mean any process, method, composition of matter,
article of manufacture, discovery or finding that is conceived and/or reduced to practice as a result of the Research Program by or on behalf of either Party or jointly by or on behalf of the Parties. 

 

	1.36	 “Joint Information and Inventions” shall mean all protocols, formulas, data, Inventions, know-how and trade secrets, patentable or otherwise, resulting from the Research Program developed or invented jointly by (a) employee(s) of Merck and/or its Affiliates, and/or a Third Party acting on behalf of
Merck and/or its Affiliates, and (b) employee(s) of Company and/or its Affiliates, and/or a Third Party acting on behalf of Company and/or its Affiliates, excluding any Joint Platform Information and Inventions. 

 

	1.37	 “Joint Patent Rights” shall mean Patent Rights that claim or cover Joint Information
and Inventions. 

  

	1.38	 “Joint Platform Information and Inventions” shall mean all protocols, formulas, data,
Inventions, know-how and trade secrets, patentable or otherwise, resulting from the Research Program developed or invented jointly by (a) employee(s) of Merck and/or its Affiliates, and/or a Third Party
acting on behalf of Merck and/or its Affiliates, and (b) employee(s) of Company and/or its Affiliates, and/or a Third Party acting on behalf of Company and/or its Affiliates, to the extent solely related to the Company Platform and not specific
to the Program Target, any Product Candidate and/or any Licensed Product. 

  

	1.39	 “Joint Platform Patent Rights” means the Patent Rights claiming or covering Joint Platform
Information and Inventions. 

  

	1.40	 “Late Research Program Term” shall have the meaning given such term in
Section 2.9.4. 

  
 5 

	1.41	 “Licensed Product(s)” shall mean any pharmaceutical, therapeutic, diagnostic, or biological
preparation in final form containing a Product Candidate (i) for sale by prescription, over the counter or any other method; or (ii) for administration to human patients in a Clinical Trial, including without limitation any Combination
Product. For the avoidance of doubt, all pharmaceutical preparations containing the same Product Candidate, no matter what the presentation, formulation, method of dosing, etc., shall constitute the same Licensed Product. 

 

	1.42	 “Major European Marketing Authorization” shall mean, with respect to a Licensed Product and an
Indication, the receipt of Marketing Authorization for such Licensed Product for such Indication (a) in any [**] ([**]) of the following [**] ([**]) countries: [**], or (b) pursuant to the Centralized Authorization Procedure of the
European Medicines Agency or any successor agency thereto. 

  

	1.43	 “Marketing Authorization” shall mean, with respect to a Licensed Product and a country, the
receipt of (a) all approvals from the relevant Regulatory Authority necessary to market and sell such Licensed Product in such country and (b) (i) in those countries where pricing or governmental reimbursement approvals are legally
required to market and sell such Licensed Product, the receipt of all such pricing or governmental reimbursement approvals and [**]. 

  

	1.44	 “Merck” shall have the meaning given such term in the preamble to this Agreement.

  

	1.45	 “Merck Background IP” means the Merck Background
Know-How and the Merck Background Patent Rights. 

  

	1.46	 “Merck Background Know-How” means
all Merck Know-How existing as of the commencement of the Research Program Term. 

  

	1.47	 “Merck Background Patent Rights” means Patent Rights that claim or cover Merck Background Know-How.  

  

	1.48	 “Merck Compound Library” shall mean, together or collectively, any compound provided by Merck
for use under the Research Program. [**]. 

  

	1.49	 “Merck Information and Inventions” shall mean all protocols, formulas, data, Inventions, know-how and trade secrets, patentable or otherwise, resulting from the Research Program, developed or invented solely by employee(s) of Merck and/or its Affiliates, and/or a Third Party acting on behalf of Merck
and/or its Affiliates, and not employed by Company and/or its Affiliates. 

  

	1.50	 “Merck Know-How” shall mean all information and
materials, including but not limited to discoveries, improvements, processes, methods, protocols, formulas, data, inventions (including without limitation Merck Information and Inventions and Merck’s rights in Joint Information and Inventions),
know-how and trade secrets, patentable or otherwise, which (i) are Controlled by Merck or its Affiliates during the term of this Agreement, (ii) are not generally known and (iii) are in
Merck’s opinion necessary or useful to Company to perform its obligations under the Research Program. 

  

	1.51	 “Merck Patent Rights” shall mean Patent Rights that during the term of this Agreement
are Controlled by Merck or any of its Affiliates, which: (i) claim or cover a Product Candidate and/or Licensed Product, including without limitation any improvements, or a method of use or process of manufacture thereof; or
(ii) claim or cover Merck Information and Inventions. 

  
 6 

	1.52	 “NDA” shall mean a New Drug Application, Biologics License Application,
Marketing Authorization Application, filing pursuant to Section 510(k) of the Act, or similar application or submission for Marketing Authorization of a Licensed Product filed with a Regulatory Authority to obtain marketing approval for
a biological, pharmaceutical or diagnostic product in that country or in that group of countries. 

  

	1.53	 “Net Sales” shall mean, with respect to a Licensed Product, the gross
invoice price of such Licensed Product sold by Merck or its Related Parties (each, a “Selling Party”) to the first Third Party after deducting, if not previously deducted, from the amount invoiced or received,
the following, in each case to the extent actually incurred, related specifically to the Licensed Product, and not otherwise recovered by or reimbursed to Merck or its Related Parties: 

 

	 	1.53.1	 [**] 

  

	 	1.53.2	 [**] 

  

	 	1.53.3	 [**] 

  

	 	1.53.4	 [**] 

  

	 	1.53.5	 [**] 

  

	 	1.53.6	 [**] 

  

	 	1.53.7	 [**] 

  

	 	1.53.8	 [**]. 

Net Sales shall include the amount or fair market value of all consideration received by Merck and its Related Parties in respect of the
applicable Licensed Product, whether such consideration is in cash, payment in kind, exchange or other form. 
 Subject to the above, Net
Sales shall be calculated in accordance with the standard internal policies and procedures of Merck or its applicable Related Party, which shall be in accordance with Accounting Standards. 

In the event that a Licensed Product is a Combination Product, the Net Sales for such Combination Product shall be calculated as follows: 

(a) If a Selling Party separately sells in such country or other jurisdiction, (i) a product containing as its sole active
ingredient the Product Candidate contained in such Combination Product (the “Mono Product”) and (ii) products containing as their sole active ingredients the other active ingredients in such Combination Product,
the Net Sales attributable to such Combination Product shall be calculated by [**]. 
 (b) If a Selling Party separately
sells in such country or other jurisdiction the Mono Product but does not separately sell in such country or other jurisdiction products containing as their sole active ingredients the other active ingredients in such Combination Product, the Net
Sales attributable to such Combination Product shall be calculated by [**]. 
 (c) If a Selling Party does not separately
sell in such country or other jurisdiction the Mono Product but does separately sell products containing as their sole active ingredients the other active ingredients contained in such Combination Product, the Net Sales attributable to such
Combination Product shall be calculated by [**]. 

  
 7 

 (d) If a Selling Party does not separately sell in such country or other
jurisdiction both the Mono Product and the other active ingredient or ingredients in such Combination Product, the Parties shall reasonably negotiate other means of calculating Net Sales with respect to such Combination Product, based on the
relative fair market value of such Mono Product and such other active ingredient or ingredients. If the Parties cannot agree on such relative value, the dispute shall be resolved pursuant to the dispute resolution provisions of this Agreement. 

Notwithstanding the foregoing clauses (a)-(d), if either Party reasonably believes that the calculations set forth in the foregoing clauses
(a)-(d) [**]. 
 The deductions set forth in [**] will be applied in calculating Net Sales for a Combination Product. 

 

	1.54	 “Party” shall mean Merck or Company, individually, and
“Parties” shall mean Merck and Company, collectively. 

  

	1.55	 “Patent Rights” shall mean any and all patents and patent applications in
the Territory (which for the purpose of this Agreement shall be deemed to include certificates of invention and applications for certificates of invention), including divisionals, continuations, continuations-in-part, reissues, renewals, substitutions, registrations, re-examinations, revalidations, extensions, supplementary protection certificates, pediatric
exclusivity periods and the like of any such patents and patent applications, and foreign equivalents of any of the foregoing. 

  

	1.56	 “Person” means any individual, partnership, joint venture, limited
liability company, corporation, firm, trust, association, unincorporated organization, governmental authority or agency, or any other entity not specifically listed herein. 

 

	1.57	 “Phase I Clinical Trial” shall mean a human clinical trial as described in 21 C.F.R.
§312.21(a), or, with respect to a jurisdiction other than the United States, a similar human clinical trial. 

  

	1.58	 “Phase II Clinical Trial” shall mean a human clinical trial as described in 21 C.F.R.
§312.21(b), or, with respect to a jurisdiction other than the United States, a similar human clinical trial. 

  

	1.59	 “Phase IIb Clinical Trial” means a Phase II Clinical Trial of a Licensed Product, the
principal purpose of which is to confirm efficacy and safety consistent with the efficacy and safety observed in a previous Clinical Trial of such Licensed Product in the target population at the intended dose or doses or range of doses on a
sufficient number of subjects and for a sufficient period of time to determine the optimal manner of use of a Licensed Product (dose and dose regimen) immediately prior to the Initiation of a Phase III Clinical Trial of such Licensed Product in
support thereof; provided, however, that a Phase IIa clinical trial that may otherwise satisfy the definition of Phase IIb Clinical Trial shall constitute a Phase IIb Clinical Trial of a Licensed Product solely to the extent there is
no other Phase IIb Clinical Trial of such Licensed Product. 

  

	1.60	 “Phase III Clinical Trial” shall mean a human clinical trial as described in 21 C.F.R.
§312.21(c), or, with respect to a jurisdiction other than the United States, a similar human clinical trial. 

  
 8 

	1.61	 “Pre-Clinical Candidate” or
“PCC” shall mean a Product Candidate for which the authorized committee at Merck has authorized commencement of dosing of the first animal in a study under conditions meeting or intended to meet Good Laboratory Practices, where such
study is intended to support the filing of an IND. 

  

	1.62	 “Product Candidate” shall mean (a) all compounds or peptides that
are identified or designed as a result of activities under the Research Program and that are (i) in the Hit Package or (ii) synthesized or purchased as a result of activities under the Research Program conducted during the Late Research
Program Term; [**]; (c) all salts, polymorphs, crystals, cocrystals, prodrugs, isomers, racemates, esters, hydrates, or solvates of the compounds and peptides described in (a) and (b); and (d) all stereoisomers of or metabolites generated
by or derived from any of the compounds described in any of the foregoing. 

  

	1.63	 “Program Target” shall mean the following transcription factor: [**]. 

 

	1.64	 “Regulatory Authority” shall mean any applicable government regulatory authority involved in
granting approvals for the manufacturing, marketing, reimbursement and/or pricing of a Licensed Product in the Territory, including, in the United States, the United States Food and Drug Administration and any successor governmental authority having
substantially the same function. 

  

	1.65	 “Related Party” shall mean each of Merck, its Affiliates, and their respective Sublicensees
(which term does not include distributors), as applicable. 

  

	1.66	 “Research Plan” has the meaning set forth in Section 2.1.1. 

 

	1.67	 “Research Program” shall mean the research activities undertaken by the Parties as set forth
in Article 2 and the Research Plan. 

  

	1.68	 “Research Program Term” shall mean the Initial Research Program Term and the Late Research
Program Term. 

  

	1.69	 “Substitute Target” shall mean [**]. 

 

	1.70	 “Territory” shall mean all of the countries in the world, and their territories and
possessions. 

  

	1.71	 “Third Party” shall mean a Person other than Merck and its Affiliates, and Company and its
Affiliates. 

  

	1.72	 “Trademarks” shall mean any trademark, trade name, service mark,
service name, brand, domain name, trade dress, logo, slogan, or other indicia of origin or ownership, including the goodwill and activities associated with each of the foregoing. 

 

	1.73	 “Valid Patent Claim” shall mean a claim of an issued, unexpired
and in-force patent included within the Company Patent Rights or Joint Patent Rights that claims the Product Candidate as a [**]. 

 

	1.74	 “Validated Hit Compounds” shall mean [**]. The criteria for Validated Hit Compounds,
including the activity level and the number and selection of Program Target functional assays, may be modified from time to time by [**], subject to the decision making and escalation processes set forth in Section 2.4.1. 

  
 9 

	1.75	 “Violation” shall mean that either Party, or any of its respective officers or
directors has been: (a) convicted of any of the felonies identified among the exclusion authorities listed on the U.S. Department of Health and Human Services, Office of Inspector General (OIG) website, including 42 U.S.C. 1320a-7(a) (https://oig.hhs.gov/exclusions/index.asp); and/or (b) identified in the OIG List of Excluded Individuals/Entities (LEIE) database (https://oig.hhs.gov/exclusions/exclusions_list.asp) or the
U.S. General Services Administration’s list of Parties Excluded from Federal Programs (https://www.sam.gov/SAM/pages/public/searchRecords/advancedPIRSearch.jsf) (each of (a) and (b), singly and collectively, the “Exclusions
Lists”). 

  

	1.76	 Additional Definitions. The following terms have the meanings set forth in the corresponding Sections of
this Agreement: 

  

			
	 Term
	  	Section
	 “Achieved Milestone Event”
	  	5.2.1(b)
	 “Agreement Payments”
	  	5.7
	 “Alliance Manager”
	  	2.5.1
	 “Biosimilar Application”
	  	7.3.6
	 “CDA”
	  	1.22
	 “Clinical and Regulatory Milestone Event”
	  	5.2.1(b)
	 “Clinical and Regulatory Milestone Payment”
	  	5.2.1(b)
	 “Code”
	  	8.3.2(h)
	 “Company Acquirer”
	  	10.2.2(a)
	 “Company Indemnified Parties”
	  	9.1
	 “Deliberation Period”
	  	2.2.2(b)(i)
	 “Development Report”
	  	2.14
	 “Dispute”
	  	10.7.1
	 “Distracting Product”
	  	10.2.2(a)
	 “Excluded Claim”
	  	10.7.3
	 “Executives”
	  	2.4.1(b)
	 “Final Research Objective Notice”
	  	2.2.2(b)
	 “Futility Event”
	  	2.3.1
	 “Go Decision”
	  	2.2.2(b)(i)
	 “Indemnified Party”
	  	9.3
	 “Indemnifying Party”
	  	9.3
	 “Independent Affiliate”
	  	1.23
	 “Losses”
	  	9.1
	 “Materials”
	  	2.12
	 “Merck Indemnified Parties”
	  	9.2
	 “Mono Product”
	  	1.53
	 “No Go Decision”
	  	2.2.2(a)
	 “Officials”
	  	2.10.3
	 “Party Initiated Proceedings”
	  	7.2.2(a)
	 “Payment”
	  	2.10.3
	 “Proposed Target”
	  	2.3.2
	 “Replaced Target”
	  	2.3.1
	 “Research Milestone Payment”
	  	5.2.1(a)
	 “Research Objectives”
	  	2.2.1
	 [**]
	  	[**]

  
 10 

			
	 [**]
	  	[**]
	 [**]
	  	[**]
	 “Research Objective Notice”
	  	2.2.2(a)
	 “Royalty Period”
	  	5.3.1(c)
	 “Selling Party”
	  	1.53
	 “Skipped Milestone Event”
	  	5.2.1(b)
	 “Sublicense”
	  	3.7
	 “Sublicensee”
	  	3.7
	 “Taxes”
	  	5.7
	 “Third Party Claims”
	  	9.1
	 “Third Party Initiated Proceedings”
	  	7.2.1
	 “Third Party Licenses”
	  	5.3.5

 ARTICLE 2 RESEARCH PROGRAM 

 

	2.1	 General. 

  

	 	2.1.1	 Research Plan. Company and Merck shall engage in the Research Program upon the terms and
conditions set forth in this Agreement. The activities to be undertaken in the course of the Research Program are set forth in Schedule 2.1.1 (“Research Plan”). The Research Plan may be amended from time to time upon
mutual written agreement by authorized representative(s) of the Parties. 

  

	 	2.1.2	 Performance of Research Plan. Company and Merck each shall [**] conduct the work allocated to
such Party under the Research Plan, including by allocating sufficient time, effort, equipment and facilities to the Research Program and using personnel with sufficient skills and experience as are required to accomplish the Research Program in
accordance with the terms of this Agreement and the Research Plan. Merck shall be entitled to utilize the services of its Affiliates and Third Parties to perform its Research Program activities. Company shall be entitled to utilize the services of
its Affiliates to perform its Research Program activities without Merck’s consent. Company shall be entitled to utilize the service of Third Parties to perform its Research Program activities [**], each Party shall remain at all times fully
liable to the other Party for its respective responsibilities under the Research Program. 

  

	2.2	 Research Program Objectives; Procedure for Go/ No Go Decisions. 

 

	 	2.2.1	 Research Program Objectives. The Research Plan sets forth a staged series of [**] ([**]) research
program objectives that the Parties intend to achieve during the Initial Research Program Term, which objectives are set forth on Schedule 2.2.1 (“Research Objectives”), and [**] activities to be conducted during the Late
Research Program Term. [**] shall have decision-making authority as to whether a Research Objective was achieved and to proceed from one Research Objective to the next through a series of Go Decisions in accordance with Section 2.2.2(b).

  

	 	2.2.2	 Procedure for Go/ No Go Decisions 

 

	 	(a)	 Prior to Completion of All Activities under a Research Objective. [**] shall notify the Committee in
writing at each point set forth in the Research Plan as requiring a 

  
 11 

	 	
“Research Objective Notice” (each such notice, a “Research Objective Notice”). [**] shall include in each Research Objective Notice or as of such time make available to
[**] in writing all data generated in connection with the relevant research activity under such Research Objective for the Program Target, as outlined in the Research Plan; provided that [**] shall not be required to include in a Research
Objective Notice for Research Objective [**] any data or information related to: [**]. For a period of [**] ([**]) days following the Committee’s receipt of a Research Objective Notice (excluding a Final Research Objective Notice (as defined
below), which shall be governed by Section 2.2.2(b)) and the corresponding data (or such longer period as mutually agreed upon by the Parties), the Committee shall review and discuss such data to determine whether to move to the next activity
in the Research Plan or whether the data indicate a Futility Event. During this period, [**] may elect to proceed with the next activity that is part of the Research Plan for the particular Research Objective; provided, however, that
[**] shall be under no obligation to agree to proceed to the next activity in the Research Plan. If the Committee determines that the data from the Research Objective Notice indicate a Futility Event, any additional research activities that are part
of the Research Plan for the particular Research Objective will be stopped (such decision, a “No Go Decision”), and Merck may exercise its substitution right with respect to the Program Target under Section 2.3, if available,
in accordance with the terms of Section 2.3. In the event that the Program Target is substituted, the Research Program will proceed from activities under Research Objective [**] for the applicable Substitute Target. If the Committee agrees that
the data from the Research Objective Notice support moving forward to the next activity in the Research Plan, the Parties shall proceed with the next activity that is part of the Research Objective. If the Committee does not agree on whether the
data in a particular Research Objective Notice support moving forward to the next activity in the Research Plan, then the matter shall be escalated pursuant to Section 2.4.1(b). 

 

	 	(b)	 Following Completion of All Activities under a Research Objective. Upon completion of all activities set
forth in the Research Plan for a particular Research Objective, [**] shall notify the Committee in writing (each such notice, a “Final Research Objective Notice”). [**] shall include in each Final Research Objective Notice or
as of such time make available to [**] in writing all data generated in connection with all research studies under such Research Objective for the Program Target, as outlined in the Research Plan; provided that [**] shall not be required to
include in the Final Research Objective Notice for Research Objective [**] any data or information related to: [**]. Upon completion of all activities set forth in the Research Plan for Research Objective [**], [**] shall also provide [**] the Hit
Package. 

  

	 	(i)	 For a period of (A) [**] ([**]) days following the later of: (x) the Committee’s receipt of a Final
Research Objective Notice and the corresponding data, and (y) solely in connection with the Final Research Objective Notice for Research Objective [**], [**] receipt of the Hit Package, or (B) such longer period as mutually agreed upon by
the Parties (“Deliberation Period”), the Committee shall review and discuss such data and [**] shall determine whether to initiate any activity under the next Research Objective or under the next phase of the Research Plan (such
determination to proceed following a Final Research Objective Notice, a “Go Decision”). 

  
 12 

 In each case prior to the end of the Deliberation Period, either: 

 

	 	(ii)	 [**] shall notify [**] in writing of a Go Decision, in which case, [**] shall pay [**] the corresponding
Research Milestone Payment in accordance with Section 5.2.1(a) and the Research Program will proceed in accordance with the next Research Objective in the Research Plan, or will proceed to activities under the Late Research Program Term (Hit
Package through Pre-Clinical Candidate nomination), following completion of Research Objective [**]; or 

  

	 	(iii)	 If [**] does not notify [**] in writing of a Go Decision and the Program Target has not achieved the Research
Objective that is the subject of the Final Research Objective Notice, then [**] may exercise its substitution right with respect to the Program Target under Section 2.3, if available, in accordance with the terms of Section 2.3. In the
event that the Program Target is substituted, the Research Program will proceed from activities under Research Objective [**] for the applicable Substitute Target and the corresponding Research Milestone Payment under Section 5.2.1(a) shall not
be due with respect to the Replaced Target. 

 If (A) [**] does not notify [**] in writing of a Go Decision within the
applicable Deliberation Period and (B) (x) the Program Target has achieved the Research Objective that is the subject of the Final Research Objective Notice or (y) [**] does not exercise its substitution right with respect to the Program Target
under Section 2.3 within such Deliberation Period, if any such substitution right is then available, then (1) the Parties will, at [**] request, consult in good faith regarding the applicable Final Research Objective Notice, the
corresponding data and any additional research that the Parties might conduct in connection with the Research Program, it being understood that [**] will have no obligation to conduct any such additional research that is outside the scope of the
Research Plan for the Research Objective for which the applicable Final Research Objective Notice has been submitted without [**] prior consent, which consent shall not be unreasonably withheld, delayed, or conditioned, and (2) if [**] does not
notify [**] in writing of a Go Decision within [**] ([**]) months following the end of the applicable Deliberation Period, then, unless the Parties mutually agree otherwise, the Agreement will automatically terminate at the end of such [**]
([**])-month period. 
  

	2.3	 Substitute Program Target. 

 

	 	2.3.1	 During the Initial Research Program Term, Merck shall have the right to substitute the Initial Target
(or any Substitute Target) for another transcription factor (such other transcription factor, the “Substitute Target,” and the replaced transcription factor, the “Replaced Target”) in accordance with the terms of
this Agreement and the following schedule: [**]. Each circumstance set forth in clauses (x) and (y) shall be a “Futility Event.” 

  

	 	2.3.2	 In the event of a Futility Event, Merck shall have the sole right and discretion to propose a
transcription factor for substitution as a target pursuant to this Section 2.3.2 (“Proposed Target”) by providing written notice of such Proposed Target to Company within [**] ([**]) days following such Futility Event, which
notice shall specify this Section 2.3.2 and 

  
 13 

	 	
identify the applicable Proposed Target [**]. Company shall have [**] ([**]) Business Days to notify Merck whether such Proposed Target is available for exclusive licensing under the foregoing
[**] and to provide, subject to Company’s confidentiality obligations to Third Parties, the evidence required herein if such Proposed Target is unavailable for exclusive licensing under the foregoing [**]. If Company notifies Merck that such
Proposed Target is available for exclusive licensing, then (i) the Initial Target or the Substitute Target that is the subject of such substitution shall be replaced by such substitution, shall immediately cease to be a Program Target hereunder
for all purposes (including Section 3.9 hereof) and shall be deemed a “Replaced Target” hereunder, and (ii) the “Proposed Target” shall be deemed a “Program Target” hereunder. 

 

	2.4	 Joint Steering Committee. The Parties hereby establish a committee to facilitate the
Research Program as follows (the “Committee”): 

  

	 	2.4.1	 Composition; Decision Making. 

 

	 	(a)	 The Committee shall be comprised of at least two (2) senior representatives of Merck (who shall be
employees of Merck or its Affiliate, as applicable) and at least two (2) senior representatives of Company (who shall be employees of Company or its Affiliate, as applicable). Each Party may change its representatives to the Committee from time
to time in its sole discretion, effective upon notice to the other Party of such change. These representatives shall have appropriate authority, technical credentials, experience and knowledge, and ongoing familiarity with the Research Program.
Additional representative(s) or consultant(s) may from time to time, by mutual consent of the Parties, be invited to attend Committee meetings, subject to such representative’s or consultants’ written agreement to comply with the
requirements of Section 4.1. 

  

	 	(b)	 The goal of all decision-making of the Committee shall be to achieve consensus, and the Committee shall act by
unanimous consent. The representatives from each Party will have collectively one (1) vote on behalf of such Party. In the event that the Committee cannot or does not, after reasonable, good faith efforts, reach agreement on an
issue within the Committee’s scope as set forth in Section 2.4.2 within [**] days after such issue was first referred to the Committee, such issue shall be escalated to [**] and the Chief Scientific Officer of the Company (collectively,
the “Executives”). In the event that the Executives are unable to resolve a given issue within [**] days after the dispute is first referred to the Executives, then (i) Merck shall have final decision-making authority [**] and
(ii) Company shall have final decision-making authority [**]. Neither Party shall have final decision-making rights with respect to any modification to the Research Plan. For clarity, matters within the scope of the Committee’s
responsibilities shall not be subject to arbitration or other dispute resolution mechanisms set forth in Section 10.7. 

  

	 	2.4.2	 Scope of Committee Oversight. 

 

	 	(a)	 The Committee shall be responsible for overseeing the Research Program during the Initial Research Program
Term, including to (i) review and amend the Research Program activities set forth in the Research Plan from time to time, (ii) review and coordinate the Parties’ activities under the Research Program, (iii) confer regarding the
status of the Research Program and the progress under the Research Program and make determinations and decisions in connection with the activities under the Research Program (including issues of priority), (iv) review relevant data under the
Research 

  
 14 

	 	
Program, including reviewing and discussing data included in a Final Research Objective Notice and [**] intention regarding making a Go Decision, (v) determine whether any compound or
peptide that is identified or designed as a result of activities under the Research Program has demonstrated activity in one or more relevant Program Target functional assay(s), (vi) determine the criteria for selecting [**] Compounds,
(vii) consider and advise on any technical issues that arise under the Research Program, (viii) make a No Go Decision under Section 2.2.2(a), and (ix) determine such other matters as allocated to the Committee hereunder.

  

	 	(b)	 The Committee shall not have the power or authority to: (i) modify or amend the terms and conditions of
this Agreement; (ii) waive either Party’s compliance with the terms and conditions of this Agreement; (iii) determine any issue in a manner that would conflict with the express terms and conditions of this Agreement; or
(iv) impose any requirement on a Party to perform any act that such Party reasonably believes (A) to be inconsistent with applicable laws, rules or regulations, or (B) would cause such Party to infringe or misappropriate any Third
Party intellectual property rights. 

  

	 	(c)	 Notwithstanding anything to the contrary in this Agreement, during the Late Research Program Term, Merck shall
be responsible for overseeing the [**] activities set forth in the Research Plan and the role of the Committee shall be limited to (i) reviewing relevant data under the Research Program, and (ii) considering and advising on any technical
issues that arise under the Research Program. [**] and shall make its employees or subcontractors available to respond to reasonable inquiries from Merck and/or the Committee regarding Company’s activities under the Research Plan.

  

	 	2.4.3	 Meetings. During the Initial Research Program Term, the Committee shall meet in accordance with a
schedule established by mutual written agreement of the Parties, but no less frequently than once per [**], with the location for such meetings alternating between Company and Merck facilities (or such other location as may be determined by the
Committee). Alternatively, during such time, the Committee may meet by means of teleconference, videoconference or other similar communications equipment. During the Late Research Program Term, the Committee shall meet in accordance with a schedule
established by mutual written agreement of the Parties, but no less frequently than [**]. During the Late Research Program Term, the Committee shall meet by means of teleconference, videoconference or other similar communications equipment. The
Committee shall confer regarding the status of the Research Program, review relevant data, consider and advise on any technical issues that arise, consider issues of priority, and review and advise on any budgetary and economic matters relating to
the Research Program which may be referred to the Committee, each in accordance with Section 2.4.2. Each Party shall bear its own expenses related to the attendance of such meetings by its representatives.  

 

	 	2.4.4	 Disbandment of Committee. Upon completion (or earlier termination) of the Research Program, the
Committee shall have a final meeting to review the results of the Research Program, shall then be disbanded with no further action by the Committee or the Parties, and shall thereafter have no further authority with respect to the activities under
this Agreement. 

  
 15 

	2.5	 Alliance Managers. 

 

	 	2.5.1	 Appointment. Each Party shall have the right to appoint an employee who shall oversee interactions
between the Parties for all matters related to this Agreement (each an “Alliance Manager”). Such persons shall endeavor to ensure clear and responsive communication between the Parties and the effective exchange of
information, and may serve as a single point of contact for any matters arising under this Agreement. The Alliance Managers shall have the right to attend all Committee meetings as non-voting participants and
may bring to the attention of the Committee any matters or issues either of them reasonably believes should be discussed, and shall have such other responsibilities as the Parties may mutually agree in writing. Each Party may designate different
Alliance Managers by notice in writing to the other Party. 

  

	 	2.5.2	 Responsibilities of the Alliance Managers. The Alliance Managers, if appointed, shall have the
responsibility of creating and maintaining a constructive work environment between the Parties. Without limiting the generality of the foregoing, each Alliance Manager shall: 

 

	 	(a)	 identify and bring disputes and issues that may result in disputes (including without limitation any asserted
occurrence of a material breach by a Party) to the attention of the Committee in a timely manner, and function as the point of first referral in all matters of conflict resolution; 

 

	 	(b)	 provide a single point of communication for seeking consensus both internally within the Parties’
respective organizations and between the Parties; 

  

	 	(c)	 plan and coordinate cooperative efforts, internal communications and external communications between the
Parties with respect to this Agreement; and 

  

	 	(d)	 take responsibility for ensuring that meetings and the production of meeting agendas and minutes occur as set
forth in this Agreement, and that relevant action items resulting from such meetings are appropriately carried out or otherwise addressed. 

  

	2.6	 Exchange of Information. Once [**] has made a Go Decision with regard to the Program
Target following the completion of all activities under the Research Plan directed toward achieving Research Objective [**], Company shall [**]. 

  

	2.7	 Records and Reports. 

 

	 	2.7.1	 Records. Company shall maintain records, in sufficient detail and in good scientific manner
appropriate for patent and regulatory purposes, which shall fully and properly reflect all work done and results achieved in the performance of the Research Program by Company. 

 

	 	2.7.2	 Copies and Inspection of Records. Merck shall have the right, during normal business hours and upon
reasonable notice, and no more frequently than [**], to inspect and copy all such records of Company referred to in Section 2.7.1. Such records and the information disclosed therein will be deemed Company’s Confidential Information, and
Merck shall maintain such records and the information disclosed therein in confidence in accordance with Section 4.1. Merck shall have the right to arrange for its employee(s) and/or consultant(s) involved in the activities hereunder to visit
the offices and laboratories of Company and any of its Third Party contractors as permitted under Section 2.1.2 [**], and to discuss the Research Program work and its results in detail with the technical personnel and consultant(s) of Company.
Upon request, Company shall provide copies of the records described in Section 2.7.1 to Merck. 

  
 16 

	 	2.7.3	 [**] Reports. Within [**] ([**]) calendar days following the end of each [**] during the term of
this Agreement, Company shall provide to Merck a written progress report in English which shall describe the work performed to date on the Research Program, evaluate such work performed in relation to the goals of the Research Program and provide
such other information as may be required by the Research Program or reasonably requested by Merck relating to the progress of the goals or performance of the Research Program. All such reports shall be considered the Confidential Information of
Company, provided, however, that any such reports shall be considered the Confidential Information of Merck after [**] has made a Go Decision with regard to the Program Target following the completion of all activities under the
Research Plan directed toward achieving Research Objective [**], until and unless such Program Target is substituted under this Agreement or this Agreement is terminated, in which case, such information in such reports provided by Company shall
again be considered the Confidential Information of Company. 

  

	2.8	 Ownership of Intellectual Property; Determination of Ownership.

 

	 	2.8.1	 Ownership of Intellectual Property. Subject to the license grants and other rights herein, as between
the Parties, (a) Merck shall own all rights, title, and interests in and to the Merck Information and Inventions and all intellectual property rights therein, (b) Company shall own all rights, title, and interests in and to the Company
Information and Inventions and Company Platform Information and Inventions and all intellectual property rights therein, and (c) the Parties will jointly own all rights, title, and interests in and to the Joint Information and Inventions and
the Joint Platform Information and Inventions and all intellectual property rights therein. Subject to the license grants in Section 3.1 and Section 3.2 and the exclusivity obligations set forth in Section 3.9, (i) each Party shall
have the right to practice, grant licenses under, and transfer any Joint Information and Inventions, Joint Platform Information and Inventions, Joint Patent Rights, and Joint Platform Patent Rights (ii) neither Party shall have any obligation
to account to the other for profits or to obtain any approval of the other Party to license or exploit any Joint Information and Inventions, Joint Platform Information and Inventions, Joint Patent Rights or Joint Platform Patent Rights by reason of
joint ownership thereof, and (iii) each Party hereby waives any right it may have under the laws of any jurisdiction to require any such consent or accounting. For those countries where a specific license is required for a joint owner of a
jointly-owned Invention to exploit such jointly-owned Invention in such country: (a) Merck hereby grants to Company a perpetual, non-exclusive, worldwide, royalty-free, fully paid-up license, which is sublicensable (through multiple tiers), under Merck’s right, title and interest in and to all Joint Information and Inventions, Joint Platform Information and Inventions, Joint Patent
Rights and Joint Platform Patent Rights to exploit such Inventions in accordance with the terms of this Agreement; and (b) Company hereby grants to Merck a perpetual, non-exclusive, worldwide,
royalty-free, fully paid-up license, which is sublicensable (through multiple tiers), under Company’s right, title and interest in and to all Joint Information and Inventions, Joint Platform Information
and Inventions, Joint Patent Rights and Joint Platform Patent Rights to exploit such Inventions in accordance with the terms of this Agreement. For clarity, the foregoing joint ownership rights shall not be construed as granting, conveying or
creating any license or other rights to the other Party’s intellectual property, unless otherwise expressly set forth in this Agreement. For further clarity, in the event that any Joint Patent Rights claim or cover a Product Candidate, Licensed
Product, or the manufacturing process therefor, or a use thereof, Company shall not grant any license under its interest in such Joint Patent Rights to any Third Party without Merck’s prior written consent. 

  
 17 

	 	2.8.2	 Determination of Ownership. For the purposes of determining ownership under this Agreement, the
inventorship of any Invention or other intellectual property developed or invented in the conduct of activities under this Agreement shall be determined in accordance with United States patent laws (regardless of where the applicable activities
occurred). 

  

	2.9	 Research Program Term. 

 

	 	2.9.1	 Unless this Agreement is terminated earlier pursuant to Section 8.2 or 8.3, the initial stage of
the Research Program shall commence on the Effective Date and continue for a period of [**] ([**]) years, unless extended pursuant to this Section 2.9 (such [**] ([**])-year initial term, as may be extended pursuant to this Section 2.9,
the “Initial Research Program Term”; which Initial Research Program Term, if extended in accordance with the terms of this Section 2.9, may be referred to herein as the “Extended Research Program Term”).
During the Initial Research Program Term, the Parties shall conduct the activities specified in the Research Plan under Research Objectives [**]. 

  

	 	2.9.2	 If Merck substitutes the Initial Target for a Substitute Target at any time during the Initial Research
Program Term, then, upon the first such substitution, the Initial Research Program Term shall be automatically extended for [**] ([**]) [**]. In such case, the Extended Research Program Term shall continue for a period of [**] ([**]) years from the
Effective Date, unless further extended pursuant to Section 2.9.3 or 2.9.5. For the avoidance of doubt, the Initial Research Program Term may not be extended under this Section 2.9.2 more than [**] ([**]) [**], regardless of whether or not
a Substitute Target was substituted for a different Substitute Target. 

  

	 	2.9.3	 Merck may elect to extend the Initial Research Program Term, whether or not extended pursuant to
Section 2.9.2, for an additional [**] ([**]) months following consultation with the Company, to the extent Merck reasonably determines that the activities set forth under Research Objectives [**] in the Research Plan will not be completed by
the end of the Initial Research Program Term. To the extent the Initial Research Program Term is extended pursuant to the preceding sentence, and Merck reasonably determines that the activities set forth in the Research Plan under Research
Objectives [**] will not be completed by the end of such additional period for the Program Target, then, following consultation with the Company, Merck may extend the Initial Research Program Term for an additional [**] ([**]) months.

  

	 	2.9.4	 The second stage of the Research Program shall commence following the end of the Initial Research
Program Term, on the date that [**] provides notice to [**] in writing of a Go Decision to proceed to [**] activities under the Research Plan and shall continue until the earlier of: (1) the [**] ([**])-month anniversary of such commencement
date, or (2) the date that Merck nominates a Pre-Clinical Candidate and provides written notice of such nomination to Company, unless extended in accordance with the terms of this Section 2.9.4
(“Late Research Program Term”). Merck may elect to extend the Late Research Program Term for an additional [**] ([**]) months to the extent Merck reasonably determines that the [**] activities

  
 18 

	 	
set forth in the Research Plan will not be complete by the end of the Late Research Program Term. To the extent the Late Research Program Term is extended pursuant to the foregoing clause, and
Merck reasonably determines that the [**] activities set forth in the Research Plan will not be completed by the end of such additional period for the Program Target, then, Merck may extend the Late Research Program Term for an additional [**]
([**]) months. The right of Merck to extend the Late Research Program Term in accordance with this Section 2.9.4 shall exist as long as Merck is using Commercially Reasonable Efforts to develop at least one (1) Product Candidate and is
progressing toward selection of a Pre-Clinical Candidate. For the avoidance of doubt, the Late Research Program Term shall end on the date that Merck provides notice to Company regarding the nomination of a Pre-Clinical Candidate, whether or not such term is extended under this Section 2.9.4. 

  

	 	2.9.5	 To the extent the consequences of COVID-19 cause a meaningful
delay to the Research Program, the Committee shall consider whether to extend the Research Program Term. Any such extension shall be mutually agreed by the Parties, in writing, such agreement not to be unreasonably withheld, conditioned or delayed
by either Party. 

  

	2.10	 Compliance with Law and Ethical Business Practices. 

 

	 	2.10.1	 Each Party shall conduct the activities allocated to it under the Research Program in accordance with
all applicable laws, rules and regulations including, without limitation, all current governmental regulatory requirements concerning Good Laboratory Practices. Each Party shall notify the other Party in writing of any material deviations from
applicable regulatory or legal requirements that would be reasonably expected to have a material adverse effect on the Research Program or the rights of the other Party under this Agreement. Each Party hereby certifies that it has not and will not
employ or otherwise use in any capacity the services of any person or entity debarred under Section 21 USC 335a in performing any services hereunder. Each Party shall notify the other Party in writing immediately if any such debarment occurs or
comes to its attention, and shall promptly remove any person or entity so disbarred from performing any activities under the Research Program, or function or capacity related to the Research Program. Each Party shall have the right, in its sole
discretion, to terminate this Agreement immediately upon written notice to the other Party in the event of any such debarment with respect to the other Party. 

 

	 	2.10.2	 Company acknowledges that Merck’s corporate policy requires that Merck’s business must be
conducted within the letter and spirit of the law. By signing this Agreement, each Party agrees to conduct the services contemplated herein in a manner which is consistent with both law and good business ethics. 

 

	 	2.10.3	 Specifically, each Party warrants that none of its employees, agents, officers or other members of its
management are officials, officers, agents, representatives of any government or international public organization. Neither Party shall make any payment, either directly or indirectly, of money or other assets, including but not limited to the
compensation Company derives from this Agreement (hereinafter collectively referred as a “Payment”), to government or political party officials, officials of international public organizations, candidates for public
office, or representatives of other businesses or persons acting on behalf of any of the foregoing (hereinafter collectively referred as “Officials”) where such Payment would constitute violation of any law. In
addition, regardless of legality, neither Party shall make any Payment either directly or indirectly to Officials if such Payment is for the purpose of influencing decisions or actions with respect to the subject matter of this Agreement or any
other aspect of such Party’s business. 

  
 19 

	 	2.10.4	 Each Party acknowledges that no employee of the other Party or its Affiliates shall have authority to
give any direction, either written or oral, relating to the making of any commitment by the first Party or its agents to any Third Party in violation of terms of this or any other provisions of this Agreement. 

 

	 	2.10.5	 Each Party certifies to the other Party that, as of the date of this Agreement, such Party has screened
itself, and its officers, directors and employees against the Exclusions Lists and that it has informed the other Party whether it, or any of its officers or directors, has been in Violation. After the execution of this Agreement, each Party shall
notify the other Party in writing immediately if any such Violation occurs or comes to its attention. 

  

	 	2.10.6	 A Party’s failure to abide by the provisions of this Section 2.10 shall be deemed a material
breach of this Agreement. The other Party may in such case and with immediate effect terminate this Agreement at the other Party’s sole discretion upon written notice to the breaching Party and without prejudice to any other remedies that may
be available to the other Party. 

  

	 	2.10.7	 Each Party shall indemnify and hold the other Party and any of its Affiliates harmless from and against
any and all liabilities (including all costs and reasonable attorneys’ fees associated with defending against such claims) that may arise by reason of the acts or omissions of the first Party or its agents or other Third Parties acting on the
first Party’s behalf which would constitute a violation of this Section 2.10. 

  

	2.11	 Animal Research. If animals are used in research hereunder, each Party will comply with the Animal
Welfare Act or any other applicable local, state, national and international laws and regulations relating to the care and use of laboratory animals. Each Party encourages the other Party to use the highest standards, such as those set forth in the
Guide for the Care and Use of Laboratory Animals (NRC, 1996), for the humane handling, care and treatment of such research animals. Each Party hereby certifies that it has and shall maintain current and valid accreditation from AAALAC during the
Term. Any animals which are used in the course of the Research Program, or products derived from those animals, such as eggs or milk, will not be used for food purposes, nor will these animals be used for commercial breeding purposes.

  

	2.12	 Materials. Either Party may, in its sole discretion, provide the other Party with certain
materials solely for the purpose of enabling the receiving Party to perform its activities under the Research Program in accordance with the terms of this Agreement (“Materials”). To the extent a Party provides such Materials, such
Materials and any derivatives, analogs, modifications or components thereof are not to be used by the other Party or its Affiliates or subcontractors in humans, nor shall any of the Materials, or any derivatives, analogs, modifications or components
thereof be transferred, delivered or disclosed to any Third Party without the prior written approval of the providing Party except as provided under the Research Plan. Any unused Materials and any derivatives, analogs, modifications or components
thereof shall be, at the providing Party’s option, either returned to the providing Party, or destroyed in accordance with instructions by the providing Party. 

 

	2.13	 Development, Manufacturing and Commercialization. Following the Research Program Term, Merck (and
its Affiliates), either itself or with Third Party(ies), shall have the sole right to (and shall control all aspects of) research, develop (including pre-clinical and clinical development), manufacture,
register and commercialize (including marketing, promoting, selling, distributing and determining pricing) Product Candidates and Licensed Products. All development and commercialization efforts with respect to the Product Candidates and Licensed
Products shall be at the discretion of Merck, subject to the terms of this Agreement, including Section 2.14 and Section 3.8. 

  
 20 

	2.14	 Development Reports. Following [**], [**] will deliver to [**], within [**] ([**]) days
following [**], [**] report summarizing development activities with respect to [**] in such [**] (“Development Report”). 

ARTICLE 3 LICENSE; EXCHANGE OF INFORMATION; DEVELOPMENT AND COMMERCIALIZATION. 

 

	3.1	 Research Program Licenses. 

 

	 	3.1.1	 Subject to the terms of this Agreement, Company hereby grants to Merck a fully-paid, royalty-free, worldwide, non-exclusive license under the Company Know-How, Company Platform Know-How, Company Patent Rights, and Company Platform Patent Rights
solely to perform those activities allocated to Merck under the Research Program and to act in accordance with the Research Plan. 

  

	 	3.1.2	 Subject to the terms of this Agreement, Merck hereby grants to Company a fully-paid, royalty-free,
worldwide, non-exclusive license under the Merck Background IP solely to perform those activities allocated to Company under the Research Program and to act in accordance with the Research Plan.

  

	3.2	 Exclusive License Grant. 

 

	 	3.2.1	 Subject to the terms of this Agreement, Company hereby grants to Merck an exclusive license (even as to
Company) under the Company Patent Rights and Company Platform Patent Rights, and Company’s interest in Joint Patent Rights and Joint Platform Patent Rights, with the right to grant sublicenses in accordance with the terms of Section 3.7:
(i) to make, have made, use, import, offer to sell and sell Product Candidates and Licensed Products in the Field in the Territory, and [**]. 

  

	 	3.2.2	 Subject to the terms of this Agreement, Company hereby grants to Merck an exclusive license (even as to
Company) under the Company Know-How and Company Platform Know How, with the right to grant sublicenses in accordance with the terms of Section 3.7, for any and all uses related to the Program Target:
(i) to make, have made, use, import, offer to sell and sell Product Candidates and Licensed Products in the Field in the Territory, and [**]. 

  

	 	3.2.3	 Notwithstanding the scope of the exclusive licenses granted to Merck under Section 3.2.1 and
Section 3.2.2, Company shall retain during the Research Program Term all rights necessary or reasonably useful solely in connection with the performance of Company’s obligations under the Research Program in accordance with this Agreement.

  

	3.3	 Non-Exclusive License Grants. 

 

	 	3.3.1	 [**]. 

  

	 	3.3.2	 Subject to the terms of this Agreement, [**]. 

  
 21 

	 	3.3.3	 Merck hereby grants to Company a fully-paid, royalty-free, worldwide,
non-exclusive license under [**]. 

  

	 	3.3.4	 If employee(s) of Merck and/or its Affiliates, and/or a Third Party acting on behalf of Merck and/or its
Affiliates, conceives an Invention to the extent solely related to the Company Platform, and is not related to any Product Candidate or Licensed Product, then Merck agrees [**] such Merck Information and Inventions and any associated Merck Patent
Rights, [**]. 

  

	3.4	 No Implied Licenses. Except as specifically set forth in this Agreement, neither Party shall
acquire any license or other intellectual property interest, by implication or otherwise, in any Information disclosed to it under this Agreement or under any patents or patent applications owned or otherwise Controlled by the other Party or its
Affiliates. 

  

	3.5	 Merck Compound Library. Notwithstanding anything to the contrary in this Agreement, Company shall
acquire no license or other intellectual property interest from Merck, by implication or otherwise, to make, have made, use, import, offer to sell or sell any compound from the Merck Compound Library or under any patents or patent applications
Controlled by Merck or its Affiliates claiming or covering any compound from the Merck Compound Library. 

  

	3.6	 No Grant of Inconsistent Rights by Company. Company (and its Affiliates) shall not assign,
transfer, convey or otherwise grant to any Person or otherwise encumber (including through lien, charge, security interest, mortgage, encumbrance or otherwise) (i) any rights to any Company Know-How,
Company Platform Know-How, Company Patent Rights, or Company Platform Patent Rights (or any rights to any intellectual property that would otherwise be included in the Company
Know-How, Company Platform Know-How, Company Patent Rights, or Company Platform Patent Rights), in any manner that is inconsistent with or would interfere with the grant
of the rights or licenses to Merck hereunder, or (ii) any rights to any Product Candidates or Licensed Products (provided that Company shall grant to Merck the rights to the Product Candidates and Licensed Products as set forth
herein). 

  

	3.7	 Sublicenses. Subject to the terms and conditions of this Agreement (including this
Section 3.7), Merck shall have the right to sublicense (through multiple tiers of sublicenses) any or all of the licenses granted to Merck hereunder to one or more Third Parties (each such sublicense, a “Sublicense” and the
recipient of any Sublicense, a “Sublicensee”). Merck shall be responsible for ensuring that the performance by any of its Sublicensees is in accordance with the applicable terms of this Agreement, and the grant of any such
Sublicense shall not relieve Merck of its obligations under this Agreement. 

  

	3.8	 Development and Commercialization. Merck shall use Commercially Reasonable Efforts, at its
own expense, to (a) develop and seek Marketing Authorization for at least one (1) Licensed Product in the Field, and (b) [**]. Upon reasonable request from Merck, and at Merck’s sole expense, Company shall use Commercially Reasonable
Efforts to assist Merck in securing regulatory approval from Regulatory Authorities for the Licensed Products in the Field in the Territory. 

  

	3.9	 Exclusivity. Subject to Section 10.2.2, during [**], neither Company nor its Affiliates
shall (a) directly or indirectly conduct any activities, including research, development and commercialization, on [**] or (b) license, authorize, appoint, or otherwise enable any Third Party to directly or indirectly conduct any
activities [**], in each case ((a) and (b)) other than in the performance of the activities to be performed by Company under the Research Program as set 

  
 22 

	 	
forth in the Research Plan and in accordance with this Agreement. For clarity, the foregoing obligations under this Section 3.9 shall not apply to any internal research activity
conducted by Company or its Affiliates with respect to [**] where the purpose of the research activity is to research or develop [**]. 

  

	3.10	 Excused Performance. The obligations of Merck with respect to any Licensed Product under
Section 3.8 are expressly conditioned upon the continuing absence of any adverse condition or event related to the safety or efficacy of the Licensed Product, and the obligation of Merck to develop or market any such Licensed Product shall be
delayed or suspended so long as in Merck’s opinion any such condition or event exists. 

  

	3.11	 Regulatory Matters. In the event that Merck determines that any regulatory filings for any Product
Candidates or Licensed Products are required for any activities hereunder, including INDs, NDAs and other Marketing Authorizations (as applicable), then as between the Parties, Merck (or its Affiliate or Related Party) shall have the sole
right, in its discretion, to obtain such regulatory filings (in its (or its Affiliate’s or its Related Party’s) name) and as between the Parties, Merck (or its Affiliate or its Related Party) shall be the owner of all such regulatory
filings. As between the Parties, Merck (or its Affiliate or Related Party) shall have the sole right to communicate and otherwise interact with Regulatory Authorities with respect to the Product Candidates and/or Licensed Products. For clarity,
Company shall have no right to, and shall not, make any regulatory filings related to any Product Candidates or Licensed Products or otherwise interact with any Regulatory Authorities with respect to the Product Candidates or Licensed
Products. 

 ARTICLE 4 CONFIDENTIALITY AND PUBLICATION. 

 

	4.1	 Nondisclosure Obligation. During the term of the Agreement and for [**] ([**]) years
thereafter, except as otherwise expressly set forth in this Agreement, all Confidential Information disclosed by one Party to the other Party hereunder shall be maintained in confidence by the receiving Party and shall not be disclosed to any Third
Party or used for any purpose except as set forth herein without the prior written consent of the disclosing Party, except to the extent that such Confidential Information: 

 

	 	4.1.1	 is known by the receiving Party at the time of its receipt, and not through a prior disclosure by the
disclosing Party, as documented by the receiving Party’s business records; 

  

	 	4.1.2	 is in the public domain by use and/or publication before its receipt from the disclosing Party, or
thereafter enters the public domain through no fault of the receiving Party; 

  

	 	4.1.3	 is subsequently disclosed to the receiving Party by a Third Party who may lawfully do so and is not
under an obligation of confidentiality to the disclosing Party; or 

  

	 	4.1.4	 is developed by the receiving Party independently of information received from the disclosing Party, as
documented by the receiving Party’s business records. 

 Any combination of features or disclosures shall not be
deemed to fall within the foregoing exclusions merely because individual features are published or available to the general public or in the rightful possession of the Receiving Party unless the combination itself and principle of operation are
published or available to the general public or in the rightful possession of the Receiving Party. 

  
 23 

	4.2	 Authorized Disclosure. Notwithstanding Section 4.1, each Party may disclose the other
Party’s Confidential Information: 

  

	 	4.2.1	 to governmental or other regulatory agencies in order to obtain patents or to gain or maintain approval
to conduct clinical trials or to market a Licensed Product, but such disclosure may be only to the extent reasonably necessary to obtain patents or authorizations; 

 

	 	4.2.2	 in any manner that is reasonably necessary in the receiving Party’s sole discretion to comply with
applicable laws, rules, regulations, or judicial or administrative process; 

  

	 	4.2.3	 in any manner that is deemed necessary by the receiving Party, to Related Parties (in case Merck is the
receiving Party), agent(s), consultant(s), and/or other Third Parties for any and all purposes such Party and its Affiliates deem necessary or advisable in the ordinary course of business in accordance with this Agreement, on the condition that such
Third Parties agree to be bound by confidentiality and non-use obligations that substantially are no less stringent than those confidentiality and non-use provisions
contained in this Agreement; provided, however, that the term of confidentiality for such Third Parties shall be no less than [**] ([**]) years; or 

 

	 	4.2.4	 in any manner that is deemed necessary by counsel to the receiving Party, to such Party’s
attorneys, independent accountants, or financial advisors, actual or potential acquisition partners, actual or potential financing sources, or actual or potential investors and underwriters (and in each case, their respective advisors), in each case
on a need to know basis, on the condition that such Third Parties agree to be bound by confidentiality and non-use obligations no less stringent than those set forth herein (which may include professional
ethical obligations), provided, however, that in no event shall Company be permitted to disclose the chemical structure of any Product Candidate to such Person under this Section 4.2.4. 

If a Party is required by judicial or administrative process (including a request for discovery received in an arbitration or litigation
proceeding) to disclose Confidential Information that is subject to such Party’s non-disclosure obligations under Section 4.1, such Party shall promptly inform the other Party of the disclosure that
is being sought in order to provide the other Party an opportunity to challenge or limit the disclosure obligations. Confidential Information that is disclosed by the receiving Party by judicial or administrative process shall remain otherwise
subject to the confidentiality and non-use provisions of Section 4.1, and the receiving Party disclosing Confidential Information pursuant to judicial or administrative process shall take all steps
reasonably necessary, including without limitation obtaining an order of confidentiality, to ensure the continued confidential treatment of such Confidential Information. 
  

	4.3	 Company Know How. Company agrees to keep all Company Know How specifically related to the Program
Target, Product Candidates, or Licensed Products confidential subject to Section 4.1. 

  

	4.4	 Publication. Except for disclosures permitted pursuant to Section 4.2, neither Party shall
have a right to publish, present, or otherwise publicly disclose the results of the Research Program without the other Party’s written consent prior to the achievement of Research Objective [**]. Following a Go Decision to initiate any activity
following the completion of all activities under the Research Plan directed toward achieving Research Objective [**], Merck shall have the sole right to publish, present, or otherwise publicly disclose the results of the Research Program, until

  
 24 

	 	
and unless the Agreement is terminated in accordance with Section 8.2 or 8.3; provided, however, that Company shall have the sole right to publish, present, or otherwise
publicly disclose the results of the Research Program to the extent solely relating to a Replaced Target. Without limiting the foregoing, if either Party, its employee(s) or consultant(s) wish to make a publication or presentation relating to the
Research Program in accordance with this Section 4.4, such Party shall deliver to the other Party a copy of the proposed written publication or an outline of an oral disclosure at least [**] ([**]) days prior to submission for publication or
presentation. The reviewing Party shall have the right (a) to propose modifications to the publication or presentation for patent reasons, trade secret reasons or business reasons or (b) to request a reasonable delay in publication or
presentation in order to protect patentable information. If the reviewing Party requests a delay, the publishing Party shall delay submission or presentation for a period of up to [**] ([**]) days as necessary to enable patent applications
protecting each Party’s rights in such information to be filed in accordance with Article 7. Upon expiration of such [**] ([**]) days, the publishing Party shall be free to proceed with the publication or presentation, subject to the
restrictions on publication set forth in this Section 4.4. If the reviewing Party requests modifications to the publication or presentation, the publishing Party shall edit such publication to prevent disclosure of trade secret or proprietary
scientific or business information prior to submission of the publication or presentation. 

  

	4.5	 Publicity/Use of Names. Promptly following the Effective Date, Company may issue the press
release as mutually agreed by the Parties and attached hereto as Schedule 4.5. Either Party may make subsequent public disclosure of the contents of such press release, provided, however, that unless otherwise required by
applicable law, neither Party shall make any other public announcement concerning this Agreement without the prior written consent of the other Party. No Party shall use the name or Trademarks of the other Party, its Affiliates or their respective
employee(s) in any publicity, promotion, news release or disclosure relating to this Agreement or its subject matter, without the prior express written permission of the other Party, except as may be required by applicable law.

 ARTICLE 5 PAYMENTS; ROYALTIES AND REPORTS 

 

	5.1	 License Fee. In consideration for the licenses and other rights granted to Merck herein under the
Company Patent Rights, Company Platform Patent Rights, Company Know-How, and Company Platform Know-How and Company’s undertaking of the activities required under
this Agreement, upon the terms and conditions contained herein, Merck shall pay to Company a one-time, non-refundable,
non-creditable payment equal to fifteen million dollars ($15,000,000), payable within [**] ([**]) days after the Effective Date. 

 

	5.2	 Milestone Payments. Subject to the terms and conditions of this Agreement, Merck shall pay
to Company the following milestone payments, for which Merck achieves the following milestone events hereunder during the Term: 

  

	 	5.2.1	 Research, Development and Regulatory Milestone Payments 

 

	 	(a)	 Research Milestones. Merck shall pay to Company the applicable
non-refundable, non-creditable amount set forth below following notice in writing by [**] to [**] of a Go Decision (“Research Milestone Payment”). Merck
shall make the appropriate Research Milestone Payment within [**] ([**]) days after such written notification, which shall be payable one (1) time, upon the first achievement of each applicable Milestone Event. For the avoidance of doubt, the
total Milestone Payments to be paid to Company under this Section 5.2.1(a) shall not exceed [**][**]dollars ($[**]), irrespective of whether a Program Target was substituted or a Milestone Event was achieved more than one (1) time.

  
 25 

			
	 Milestone Event
	  	Milestone Payment
	 [**]
	  	$[**]
	 [**]
	  	$[**]
	 [**]
	  	$[**]

  

	 	(b)	 Clinical and Regulatory Milestones. Merck shall pay to Company the amounts set forth below (each, a
“Clinical and Regulatory Milestone Payment”) for the first Licensed Product to achieve the corresponding milestone (each, a “Clinical and Regulatory Milestone Event”). 

 

							
	 	  	 Milestone Event
	  	
Milestone Payment
	 
	 1
	  	 [**]
	  	$	[	**] 
	 2
	  	 [**]
	  	$	[	**] 
	 3
	  	 [**]
	  	$	[	**] 
	 4
	  	 [**]
	  	$	[	**] 
	 5
	  	 [**]
	  	$	[	**] 
	 6
	  	 [**]
	  	$	[	**] 
	 7
	  	 [**]
	  	$	[	**] 
	 8
	  	 [**]
	  	$	[	**] 
	 9
	  	 [**]
	  	$	[	**] 

 Clinical and Regulatory Milestone Events (1)-(3) in the above table are intended to be successive. If any of
Clinical and Regulatory Milestone Events (1)-(3) is not achieved prior to the achievement of the next successive Clinical and Regulatory Milestone Event or, in the case of Clinical and Regulatory Milestone Event (3), prior to the achievement of any
of Clinical and Regulatory Milestone Events (4)-(6) (such unachieved Clinical and Regulatory Milestone Event, the “Skipped Milestone Event,” and such subsequent Clinical and Regulatory Milestone Event, the “Achieved
Milestone Event”), then such Skipped Milestone Event shall be deemed to have been achieved upon the achievement of the Achieved Milestone Event. The Clinical and Regulatory Milestone Payment corresponding to a Skipped Milestone Event shall
be due at the same time as the Clinical and Regulatory Milestone Payment corresponding to the applicable Achieved Milestone Event. 

  
 26 

	 	(c)	 Payment Terms for Clinical and Regulatory Milestones. Merck shall notify Company in writing within [**]
([**]) days following the achievement of each clinical and regulatory milestone event under Section 5.2.1(b) and shall make the appropriate milestone payment within [**] ([**]) days after the achievement of such milestone. Each Clinical and
Regulatory Milestone Payment shall be payable only upon the initial achievement of the corresponding Clinical and Regulatory Milestone Event and no amounts shall be due hereunder for subsequent or repeated achievements of such Clinical and
Regulatory Milestone Event. 

  

	 	5.2.2	 Commercial Milestones 

 

	 	(a)	 For each Licensed Product, Merck shall pay to Company the
non-refundable, non-creditable amounts set forth below upon the first occurrence of such Licensed Product achieving each such annual worldwide Net Sales threshold set
forth below. For clarity, (i) each commercial milestone is payable once per financial threshold per Licensed Product such that no more than two (2) commercial milestones shall be paid under this Section 5.2.2(a) with respect to a
Licensed Product and (ii) if two (2) commercial milestones are achieved in the same Calendar Year, both milestone payments shall be owed with respect to such Calendar Year.

 

							
	 	  	 Milestone Event
	  	
Milestone Payment
	 
	 1
	  	 The achievement of aggregate total of worldwide Net Sales of one Licensed Product in any single
Calendar Year of more than [**]dollars ($[**]).
	  	$	[	**] 
	 2
	  	 The achievement of aggregate total of worldwide Net Sales of one Licensed Product in any single
Calendar Year of more than [**]dollars ($[**]).
	  	$	[	**] 

  

	 	(b)	 Merck shall notify Company in writing of the achievement of each commercial milestone event and shall make the
corresponding milestone payment under Section 5.2.2(a) within [**] ([**]) days after the end of the Calendar Quarter in which the milestone event was achieved. Following such payment, the subsequent repeated occurrence of the same
milestone event for any Licensed Product will not trigger any additional milestone payment. 

  

	5.3	 Royalties. 

  

	 	5.3.1	 Royalties Payable by Merck. Subject to the terms and conditions of this Agreement, Merck shall
pay Company royalties, calculated on a Licensed Product-by-Licensed Product and
country-by-country basis, as set forth in this Section 5.3. 

  
 27 

	 	(a)	 Patent Royalties. Subject to the provisions of Section 5.3.1(b), Merck shall pay Company royalties
in an amount equal to the following percentage of Net Sales of Licensed Products by Merck or its Related Parties where the sale of Licensed Product is covered by a Valid Patent Claim in the country of sale: 

 

			
	 Net Sales
	  	Royalty
	 For Net Sales in each Calendar Year up to and including [**]dollars ($[**]).
	  	[**]%
	 For Net Sales in each Calendar Year for the portion of Net Sales exceeding [**]dollars ($[**])
up to and including [**]dollars ($[**]).
	  	[**]%
	 For Net Sales in each Calendar Year for the portion of Net Sales exceeding [**]dollars ($[**])
up to and including [**] dollars ($[**]).
	  	[**]%
	 For Net Sales in each Calendar Year for the portion of Net Sales exceeding [**] dollars
($[**]).
	  	[**]%

  

	 	(b)	 Know-How Royalty. Notwithstanding the provisions of
Section 5.3.1(a), on a Licensed Product-by-Licensed Product and country-by-country
basis, for countries where the sale of a Licensed Product by Merck or its Related Parties is not covered by a Valid Patent Claim, Merck shall pay royalties on the Net Sales of such Licensed Product in such countries at royalty rates that shall be
set at [**] percent ([**]%) of the applicable royalty rates determined according to 5.3.1(a). Such royalties shall be calculated after first calculating royalties under Section 5.3.1(a). 

 

	 	(c)	 Royalty tiers pursuant to Section 5.3.1(a) and Section 5.3.1(b) shall be calculated based on
worldwide Net Sales of each Licensed Product in the Territory, provided that the determination of whether the royalty shall be calculated under Section 5.3.1(a) or 5.3.1(b) shall be determined on a country-by-country basis. Royalties on each Licensed Product at the rates set forth above shall continue on a country-by-country
basis until the expiration of the latest of: (i) the last-to-expire Valid Patent Claim in such country; or (ii) [**] ([**]) years from First Commercial Sale of such
Licensed Product in such country (the “Royalty Period”). 

  

	 	(d)	 All royalties are subject to the following conditions: 

 

	 	(i)	 that only one (1) royalty shall be due with respect to the same unit of Licensed Product;

  

	 	(ii)	 that no royalties shall be due upon the sale or other transfer among Merck or its Related Parties (except any
Related Party that is an end user of the applicable Licensed Product), but in such cases the royalty shall be due and calculated upon Merck’s or its Related Party’s Net Sales to the first independent Third Party; 

 

	 	(iii)	 no royalties shall accrue on the sale or other disposition of Licensed Product by Merck or its Related Parties
for use in a Clinical Trial; and 

  

	 	(iv)	 no royalties shall accrue on the disposition of Licensed Product in reasonable quantities by Merck or its
Related Parties as samples (promotion or otherwise) or as donations, in each case at or below cost (for example, to non-profit institutions or government agencies for a
non-commercial purpose). 

  

	 	5.3.2	 Change in Sales Practices. The Parties acknowledge that during the term of this Agreement, Merck’s
sales practices for the marketing and distribution of Licensed Product may change to the extent to which the calculation of the payment for royalties on Net Sales [**]. In such event the Parties agree to [**]. 

  
 28 

	 	5.3.3	 Royalties for Bulk Compound. In those cases in which Merck sells bulk Product Candidate rather than
Licensed Product in packaged form to an independent Third Party, the royalty obligations of this Section 5.3 shall be applicable to the bulk Product Candidate. 

 

	 	5.3.4	 Compulsory Licenses. If a compulsory license is granted to a Third Party with respect to Product
Candidate or Licensed Product in any country in the Territory with a royalty rate lower than the royalty rate provided by Section 5.3.1, then the royalty amount to be paid by Merck on Net Sales in that country under Section 5.3.1 shall be
reduced to the amount paid by the compulsory licensee. 

  

	 	5.3.5	 Third Party Licenses. In the event that Merck obtains after the Effective Date a license
under, or other rights to, Patent Rights or know-how from any Third Party(ies) that are necessary or reasonably useful in order to make, have made, use, import, offer to sell and/or sell Licensed Product(s)
(or Product Candidate(s) contained in such Licensed Product(s)) (hereinafter “Third Party Licenses”), [**] percent ([**]%) of any and all payments (including royalties and any payments for obtaining such right or license)
actually paid under such Third Party Licenses by Merck or its Related Parties in connection with the manufacture, use, sale or import, as applicable, of Licensed Product(s) (or Product Candidate(s) contained in such Licensed Product(s)) for a
Calendar Quarter shall be creditable against the royalty payments due Company by Merck with respect to the sale of such Licensed Product in such Calendar Quarter. Notwithstanding the foregoing, in no event shall the royalties owed by Merck to
Company for such Calendar Quarter be reduced by more than [**] percent ([**]%) pursuant to this Section 5.3.5 (provided, however, that if Merck is not able to fully recover the amounts paid by Merck or its Related Parties under
any Third Party License as a result of the foregoing restriction, then Merck shall be entitled to carry forward such right of off-set to future Calendar Quarters with respect to such excess amount). At the
reasonable request of Merck, Company shall provide assistance to Merck (or its Related Parties) in obtaining any such Third Party Licenses or otherwise taking action with respect to Patent Rights or know-how
or other intellectual property of any Third Party(ies) that may be necessary or useful in order to make, have made, use, import, offer to sell and/or sell Licensed Product(s) (or Product Candidate(s) contained in such Licensed Product(s)). Merck
shall reimburse Company for its reasonable, documented, out-of-pocket costs incurred in providing such assistance. 

 

	5.4	 Reports; Payment of Royalty. During the term of this Agreement with respect to any
Calendar Quarter in which there are Net Sales: Merck shall furnish to Company a written royalty report for such Calendar Quarter, which shall be due on the [**] day following the close of such Calendar Quarter, and which royalty report will show
[**] (a) [**] and (b) [**]. Royalties shown to have accrued by each royalty report shall be due and payable on the date such royalty report is due. Merck shall keep complete and accurate records in sufficient detail to enable the royalties payable
hereunder to be determined. 

  

	5.5	 Audits. 

  

	 	5.5.1	 Upon the written request of Company and not more than [**], Merck shall permit an independent certified
public accounting firm of nationally recognized standing selected by Company and reasonably acceptable to Merck, at Company’s expense, to have access during normal business hours to such of the records of Merck as may be reasonably

  
 29 

	 	
necessary to verify the accuracy of the royalty reports hereunder for any Calendar Year ending not more than [**] ([**]) months prior to the date of such request. The accounting firm shall
disclose to Company only whether the royalty reports are correct or incorrect and the amount of any discrepancy. No other information shall be provided to Company. 

 

	 	5.5.2	 If such accounting firm correctly identifies a discrepancy made during such period, the appropriate
Party shall pay the other Party the amount of the discrepancy within [**] ([**]) days of the date Company delivers to Merck such accounting firm’s written report so correctly concluding, or as otherwise agreed upon by the Parties. The fees
charged by such accounting firm shall be paid by Company, unless such audit reveals an underpayment of amounts owed to Company of the greater of: (i) [**] percent ([**]%) of the amount that was owed by Merck with respect to the relevant period, or
(ii) [**]dollars ($[**]), in which case, Merck will reimburse Company for the reasonable expense incurred by Company in connection with the audit. 

  

	 	5.5.3	 Merck shall include in each Sublicense granted by it pursuant to this Agreement a provision requiring
the Sublicensee to make reports to Merck, to keep and maintain records of sales made pursuant to such sublicense and to grant access to such records by Company’s independent accountant to the same extent required of Merck under this Agreement.

  

	 	5.5.4	 Upon the expiration of [**]([**]) months following the end of any Calendar Year, the calculation of
royalties payable with respect to such Calendar Year shall be binding and conclusive upon Company, and Merck and its Related Parties shall be released from any liability or accountability with respect to royalties for such Calendar Year.

  

	 	5.5.5	 Company shall treat all financial information subject to review under this Section 5.5 or under any
sublicense agreement in accordance with the confidentiality and non-use provisions of this Agreement, and shall cause its accounting firm to enter into an acceptable confidentiality agreement with Merck and/or
its Related Parties obligating it to retain all such information in confidence pursuant to such confidentiality agreement. 

  

	5.6	 Payment Exchange Rate. All payments to be made by Merck to Company under this Agreement
shall be made in United States dollars and may be paid by check made to the order of Company or bank wire transfer in immediately available funds to such bank account in the United States as may be designated in writing by Company from time to time.
In the case of sales outside the United States, the rate of exchange to be used in computing the monthly amount of currency equivalent in United States dollars due Company shall be made at the monthly rate of exchange utilized by Merck in its
worldwide accounting system. 

  

	5.7	 Income Tax Withholding. Company shall be liable for all income and other taxes (including
interest) (“Taxes”) imposed upon any payments made by Merck to Company under this Article 5 (“Agreement Payments”). If applicable laws, rules or regulations require the withholding of Taxes , Merck shall make such
withholding payments and shall subtract the amount thereof from the Agreement Payments. Merck shall submit to Company appropriate proof of payment of the withheld Taxes as well as the official receipts within a reasonable period of time. Merck shall
provide Company reasonable assistance in order to allow Company to obtain the benefit of any present or future treaty against double taxation which may apply to the Agreement Payments. 

 

	5.8	 Value Added Tax. It is understood and agreed between the Parties that any payments made by any Party
under this Agreement are exclusive of any value added tax or similar tax imposed upon such payments. Where such tax is properly chargeable in respect of any supply of goods or 

  
 30 

	 	
services made under this Agreement, the Party paying the consideration for that supply will pay the amount of such tax subject to receipt of a valid tax invoice issued in accordance with
applicable law. 

 ARTICLE 6 REPRESENTATIONS AND WARRANTIES 

 

	6.1	 Representations and Warranties of Each Party. Each Party represents and warrants to the
other Party that as of the Effective Date: 

  

	 	6.1.1	 such Party is duly organized and validly existing under the laws of the state or jurisdiction of its
organization and has full corporate right, power and authority to enter into this Agreement and to perform its obligations hereunder, including the Research Program, and to grant the licenses granted by such Party hereunder; 

 

	 	6.1.2	 such Party has obtained all necessary consents, approvals and authorizations of all governmental
authorities and other Persons required to be obtained by it as of the Effective Date, as applicable, in connection with the execution, delivery and performance of this Agreement; 

 

	 	6.1.3	 such Party (and its Affiliates) has not employed or otherwise used in any capacity, and will not employ
or otherwise use in any capacity, the services of any Person debarred under United States law, including under Section 21 USC 335a or any foreign equivalent thereof, in performing any portion of the Research Program; 

 

	 	6.1.4	 such Party has or ensures that it will have the resources and capabilities to do the work allocated to
it under the Research Plan; 

  

	 	6.1.5	 the execution and delivery of this Agreement and the consummation of the transactions contemplated
hereby have been duly authorized by the necessary corporate actions of such Party. This Agreement has been duly executed by such Party. This Agreement and any other documents contemplated hereby constitute valid and legally binding obligations of
such Party enforceable against it in accordance with their respective terms, except to the extent that enforcement of the rights and remedies created thereby is subject to bankruptcy, insolvency, reorganization, moratorium and other similar laws of
general application affecting the rights and remedies of creditors; and 

  

	 	6.1.6	 the execution, delivery and performance by such Party of this Agreement and any other agreements and
instruments contemplated hereunder will not (i) in any respect violate any statute, regulation, judgment, order, decree or other restriction of any governmental authority to which such Party is subject, (ii) violate any provision of the
corporate charter, by-laws or other organizational documents of such Party, or (iii) constitute a material violation or breach by such Party of any provision of any material contract, agreement or
instrument to which such Party is a party or to which such Party may be subject although not a party. 

  

	6.2	 Company Representations and Warranties. Company represents and warrants to Merck that as
of the date of this Agreement: 

  

	 	6.2.1	 it (and its Affiliates) has not prior to the Effective Date (i) assigned, transferred, conveyed or
otherwise encumbered its right, title and interest in Company Patent Rights or Company Know-How, or (ii) otherwise granted any rights to any Third Parties, in each case of clauses (i) and (ii), that
would conflict with the rights granted to Merck hereunder; 

  
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	 	6.2.2	 to Company’s knowledge, it is the sole and exclusive owner of the Company Patent Rights, the
Company Platform Patent Rights, and Company Know-How, all of which are (and shall be, in the case of Company Information and Inventions) free and clear of any liens, charges and encumbrances, and no other
person, corporate or other private entity, or governmental entity or subdivision thereof, has or shall have any claim of ownership whatsoever with respect to the Company Patent Rights, Company Platform Patent Rights, and Company Know-How; 

  

	 	6.2.3	 to Company’s knowledge, the exercise of the license granted to Merck under the Company Platform Know-How and Company Know-How and the performance of activities under the Research Plan do not interfere with or infringe any intellectual property rights owned or possessed
by any Third Party; 

  

	 	6.2.4	 there are no claims, judgments or settlements against or owed by Company (or any of its Affiliates) and
no pending or, to Company’s knowledge, threatened claims or litigation relating to the Company Know-How; 

  

	 	6.2.5	 Company has disclosed to Merck all reasonably relevant information regarding the Company Know-How licensed under this Agreement, including any material license agreements related to the Company Know-How; 

 

	 	6.2.6	 there are no opinions related to the Company Know-How licensed
under this Agreement; 

  

	 	6.2.7	 neither it nor any of its Affiliates has received any written notification from a Third Party that the
use of the Company Know-How or Company Platform Know-How, including use of the Company Platform, infringes or misappropriates the Patent Rights or know-how owned or controlled by such Third Party (excluding written notification from a Third Party related to infringement or misappropriation of Patent Rights and know-how
to which Company has subsequently obtained a license); and Company has no knowledge that a Third Party has any basis for any such claim; 

  

	 	6.2.8	 there are no Company Platform Patent Rights existing as of the Effective Date; 

 

	 	6.2.9	 all research and development (including non-clinical studies and
Clinical Trials, as applicable) related to the Company Platform prior to the Effective Date has been conducted in accordance with all applicable laws; and 

  

	 	6.2.10	 there are no agreements (including any licenses), written or oral, granting any licenses or other rights
to (or from) Company (or any of its Affiliates) relating to the Company Platform or the Company Know-How in connection with the Initial Target. 

ARTICLE 7 PATENT PROVISIONS. 
  

	7.1	 Filing, Prosecution and Maintenance of Patents. 

 

	 	7.1.1	 [**] Patent Rights. [**] shall have the first right to file patent applications claiming [**]
Information and Inventions (for clarity, excluding [**] [**] Information and Inventions). [**] shall promptly disclose to [**] in writing the conception, creation and/or discovery of

  
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such [**] Information and Inventions to which one or more patent applications may be filed. [**] shall give [**] an opportunity to review the text of any patent application before filing, shall
consult with [**] with respect thereto, and shall supply [**] with a copy of the application as filed, together with notice of its filing date and serial number. [**] has the first right to prosecute and maintain in the Territory, upon appropriate
consultation with [**], the [**] Patent Rights licensed to [**] under this Agreement (for clarity, excluding [**] Platform Patent Rights). [**] shall keep [**] advised of the status of such [**] Patent Rights and shall provide advance copies of any
papers related to the prosecution and maintenance of such [**] Patent Rights. [**] shall promptly give notice to [**] of the grant, lapse, revocation, surrender, invalidation or abandonment of any [**] Patent Rights licensed to [**] for which [**]
is responsible for the prosecution and maintenance. [**] shall give reasonable notice to [**] of any desire to cease prosecution and/or maintenance of [**] Patent Rights on a
country-by-country basis in the Territory and, in such case, shall permit [**], in its sole discretion, to continue prosecution or maintenance of such [**] Patent Rights
at its own expense. 

  

	 	7.1.2	 Joint Patent Rights. [**] shall have the first right to file, prosecute, and maintain patents and
patent applications claiming Joint Information and Inventions. Each Party shall promptly disclose to the other Party in writing the conception, creation and/or discovery of such Joint Information and Inventions to which one or more patent
applications may be filed. [**] shall keep [**] advised of the status of any actual and prospective patent filings and upon [**] request, shall provide advance copies of any papers related to the filing of patent applications claiming or covering
such Joint Information and Inventions and the prosecution and maintenance of Joint Patent Rights. [**] shall give reasonable notice to [**] of any desire to cease prosecution and/or maintenance of such Joint Patent Rights on a country-by-country basis in the Territory and, in such case, shall permit [**], in its sole discretion, to continue prosecution or maintenance of such Joint Patent Rights at
its own expense. If [**] elects to continue prosecution or maintenance of such Joint Patent Rights, [**] shall execute documents in a timely manner as may be reasonably necessary to allow [**] to continue such prosecution or maintenance.

  

	 	7.1.3	 Company Platform Patent Rights. Notwithstanding anything to the contrary in this Agreement, Company
shall have the sole right to file, prosecute, and maintain Patent Rights claiming or covering Company Platform Know-How, at its sole discretion. Notwithstanding the foregoing, prior to filing any patent
application claiming or covering Company Platform Information and Inventions, [**]. 

  

	 	7.1.4	 Joint Platform Patent Rights. Company shall have the first right to file, prosecute, and maintain
patents and patent applications claiming or covering Joint Platform Information and Inventions. Each Party shall promptly disclose to the other Party in writing the conception, creation and/or discovery of such Joint Platform Information and
Inventions to which one or more patent applications may be filed. [**]. Company shall give reasonable notice to Merck of any desire to cease prosecution and/or maintenance of such Joint Platform Patent Rights on a country-by-country basis in the Territory and, in such case, shall permit Merck, in its sole discretion, to continue prosecution or maintenance of such Joint Platform Patent Rights at its own expense. If
Merck elects to continue prosecution or maintenance of such Joint Platform Patent Rights, Company shall execute documents in a timely manner as may be reasonably necessary to allow Merck to continue such prosecution or maintenance.

  
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	 	7.1.5	 Patent Term Extension. The Parties shall cooperate fully with each other to provide necessary
information and assistance, as the other Party may reasonably request, in obtaining patent term extension or supplemental protection certificates or their equivalents in any country in the Territory where applicable to Company Patent Rights and
Joint Patent Rights (but, for clarity, not Joint Platform Patent Rights). In the event that elections with respect to obtaining such patent term extension are to be made, Merck shall have the right to make the election and Company agrees to abide by
such election. 

  

	 	7.1.6	 Other Cooperation. The Parties agree to cooperate fully and provide any information and assistance that
either may reasonably request for the filing, prosecution and maintenance of Company Patent Rights, Joint Patent Rights and Joint Platform Patent Rights. The Parties further agree to take reasonable actions to maximize the protections available
under the safe harbor provisions of 35 U.S.C. 102(c) for U.S. patents and patent applications. 

  

	 	7.1.7	 Filing, Prosecution and Maintenance Expenses. With respect to all filing, prosecution and
maintenance activities under this Article 7, the filing and/or prosecuting Party shall be responsible for payment of all costs and expenses related to such activities. 

 

	 	7.1.8	 Inventor Remuneration. Each Party shall comply with all applicable country-specific inventor
remuneration laws and regulations, including Article 6 of the Third Amendment of Chinese Patent Law, associated with Merck Patent Rights, Company Patent Rights, Company Platform Patent Rights, Joint Patent Rights, and Joint Platform Patent Rights,
as applicable, when inventor remuneration obligations are triggered by an employee of such Party and/or its Affiliates, or a Third Party acting on behalf of such Party and/or its Affiliates. 

 

	7.2	 Interference, Derivation, Opposition, Reexamination, Reissue, Supplemental Examination,
Inter Partes Review and Post-Grant Review Proceedings. 

  

	 	7.2.1	 Third Party Initiated Proceedings. Each Party shall, within [**] ([**]) days of learning of such
event, inform the other Party of any request for, or filing or declaration of, any interference, derivation proceeding, opposition, reexamination requested by a Third Party, inter partes review, post-grant review or similar contested
administrative proceeding involving a Third Party (“Third Party Initiated Proceedings”) relating to [**] Patent Rights, Joint Patent Rights, or Joint Platform Patent Rights. [**] and [**] shall thereafter consult and cooperate fully
to determine a course of action with respect to any such proceeding. [**] shall have the first right to control such proceedings with respect to [**] Patent Rights and Joint Patent Rights, and [**] shall have the right to review and approve any
submission to be made in connection with such proceeding, which approval will not be unreasonably withheld or delayed. [**] shall have the first right to control such proceedings with respect to Joint Platform Patent Rights, and [**] shall have the
right to review and approve any submission to be made in connection with such proceeding, which approval will not be unreasonably withheld or delayed. 

  

	 	7.2.2	 Party Initiated Proceedings. 

 

	 	(a)	 [**] Patent Rights and Joint Patent Rights. [**] shall have the first right to initiate a reexamination,
supplemental examination, reissue or similar administrative proceeding (“Party Initiated Proceedings”) relating to [**] Patent Rights or Joint Patent Rights. Notwithstanding the foregoing, [**] shall not initiate any such proceeding
without the prior written consent of [**], which consent shall not 

  
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be unreasonably withheld, conditioned or delayed. [**] shall have the right to review and approve any submission to be made in connection with such proceeding, which approval will not be
unreasonably withheld, conditioned or delayed. If there is disagreement regarding whether a Party Initiated Proceeding relating to such [**] Patent Rights or Joint Patent Rights should be initiated, such disagreement shall be referred to the senior
intellectual property officers of the Parties. In the event that these two executives do not, after reasonable good faith efforts, reach agreement, the resolution and/or course of conduct shall be determined by [**]. In the event that
[**] chooses not to initiate a proceeding under this Section 7.2.2(a), and upon [**] written consent, which consent shall not be unreasonably withheld, conditioned or delayed, [**] shall have the right to initiate such proceedings. The
initiating Party under this Section 7.2.2(a) shall have the first right to control such proceedings. 

  

	 	(b)	 Joint Platform Patent Rights. [**] shall have the first right to initiate a Party Initiated Proceeding
relating to Joint Platform Patent Rights. Notwithstanding the foregoing, [**] shall not initiate any such proceeding without the prior written consent of [**], which consent shall not be unreasonably withheld, conditioned or delayed. [**] shall have
the right to review and approve any submission to be made in connection with such proceeding, which approval will not be unreasonably withheld, conditioned or delayed. If there is disagreement regarding whether a Party Initiated Proceeding relating
to Joint Platform Patent Rights, should be initiated, such disagreement shall be referred to the senior intellectual property officers of the Parties. In the event that these two executives do not, after reasonable good faith efforts,
reach agreement, the resolution and/or course of conduct shall be determined by [**]. In the event that [**] chooses not to initiate a proceeding under this Section 7.2.2(b), and upon [**] written consent, which consent shall not be
unreasonably withheld, conditioned or delayed, [**] shall have the right to initiate such proceedings. The initiating Party under this Section 7.2.2(b) shall have the first right to control such proceedings. 

 

	 	7.2.3	 [**] Platform Patent Rights. Notwithstanding anything to the contrary in this Agreement, [**] shall have
the sole right to control Third Party Initiated Proceedings and to initiate a Party Initiated Proceeding relating to [**] Platform Patent Rights and [**] shall have no right to review or approve any submissions related thereto.

  

	 	7.2.4	 Cooperation. In connection with any administrative proceeding under Section 7.2.1, [**] and [**]
shall cooperate fully and provide each other with any information or assistance that either may reasonably request. The Parties shall keep each other informed of developments in any such action or proceeding, including the status of any settlement
negotiations and the terms of any offer related thereto. For any proceeding not controlled by [**], [**] shall obtain prior approval from Merck of any settlement offer or settlement agreement. 

 

	 	7.2.5	 Expenses. The Party controlling any administrative proceeding pursuant to Section 7.2.1 and
Section 7.2.2 shall bear all expenses related thereto. 

  

	7.3	 Enforcement and Defense. 

 

	 	7.3.1	 The Parties shall give notice to each other of either (i) any infringement of [**] Patent Rights,
Joint Patent Rights, or Joint Platform Patent Rights, or (ii) any misappropriation or misuse of [**] Know-How, that may come to its attention. [**] and [**] shall thereafter consult and cooperate fully to
determine a course of action, including but not limited to the 

  
 35 

	 	
commencement of legal action by either or both [**] and [**], to terminate any infringement of [**] Patent Rights, Joint Patent Rights, or Joint Platform Patent Rights. [**], upon notice to [**],
shall have the first right to initiate and prosecute such legal action at its own expense and in the name of [**] and/or [**], or to control the defense of any declaratory judgment action relating to [**] Patent Rights or Joint Patent Rights. [**],
upon notice to [**], shall have the first right to initiate and prosecute such legal action at its own expense and in the name of [**] and/or [**], or to control the defense of any declaratory judgment action relating to Joint Platform Patent
Rights. Each Party shall have the right to be represented by counsel of its own choice. 

  

	 	7.3.2	 [**] shall promptly inform [**] if it elects not to exercise its first right under Section 7.3.1 to
initiate and prosecute legal action related to [**] Patent Rights or Joint Patent Rights, and [**] shall thereafter have the right to either initiate and prosecute such action or to control the defense of such declaratory judgment action in the name
of [**] and, if necessary, [**]. If [**] elects to do so, the costs of any agreed-upon course of action to terminate infringement of [**] Patent Rights or Joint Patent Rights, including without limitation the costs of any legal action commenced or
the defense of any declaratory judgment, shall be paid by [**]. [**] shall promptly inform [**] if it elects not to exercise its first right under Section 7.3.1 to initiate and prosecute legal action related to Joint Platform Patent Rights, and
[**] shall thereafter have the right to either initiate and prosecute such action or to control the defense of such declaratory judgment action in the name of [**] and, if necessary, Company. If [**] elects to do so, the costs of any agreed-upon
course of action to terminate infringement of Joint Platform Patent Rights, including without limitation the costs of any legal action commenced or the defense of any declaratory judgment, shall be paid by [**]. Each Party shall have the right to be
represented by counsel of its own choice. 

  

	 	7.3.3	 For any action to terminate any infringement of [**] Patent Rights, Joint Patent Rights, or Joint
Platform Patent Rights, or any misappropriation or misuse of [**] Know-How, in the event that a Party is unable to initiate or prosecute such action solely in its own name, the other Party will join such
action voluntarily and will execute and cause its Affiliates to execute all documents necessary for the Party to initiate litigation to prosecute and maintain such action under this Section 7.3 or otherwise. In connection with any action or
potential action, [**] and [**] will cooperate fully and will provide each other with any information or assistance that either may reasonably request, including cooperating with regard to any pre-litigation
review of the [**] Patent Rights, Joint Patent Rights, and Joint Platform Patent Rights. Each Party shall keep the other informed of developments in any action or proceeding. For any proceeding to terminate any infringement of [**] Patent Rights,
Joint Patent Rights, or Joint Platform Patent Rights that is not controlled by [**] under this Section 7.3 and not related to infringement of the [**] Platform Patent Rights, [**] shall obtain prior approval from [**] of any settlement offer or
settlement agreement. 

  

	 	7.3.4	 Any recovery obtained by either or both [**] and [**] in connection with or as a result of any action
contemplated by Section 7.3, whether by settlement or otherwise, shall be shared in order as follows: 

	 	(a)	 the Party which initiated and prosecuted the action shall recoup all of its costs and expenses incurred in
connection with the action; 

  

	 	(b)	 the other Party shall then, to the extent possible, recover its costs and expenses incurred in connection with
the action; and 

  

	 	(c)	 [**]. 

  
 36 

	 	7.3.5	 Each Party shall inform the other Party of any certification regarding any [**] Patent Rights or Joint
Patent Rights it has received pursuant to either 21 U.S.C. §§355(b)(2)(A)(iv) or (j)(2)(A)(vii)(IV), or its successor provisions or any similar provisions in a country in the Territory other than the United States, and shall provide a copy
of such certification within [**] ([**]) days of receipt. [**] has the first right to initiate and prosecute any legal action as a result of such certification; provided, however, that [**] shall inform [**] of such decision to
initiate such action within [**] ([**]) days of receipt of the certification, after which time [**] shall have the right to initiate and prosecute such action. Regardless of which Party has the right to initiate and prosecute such action, both
Parties shall, as soon as practicable after receiving notice of such certification, convene and consult with each other regarding the appropriate course of conduct for such action. The non-initiating Party
shall have the right to be kept fully informed and participate in decisions regarding the appropriate course of conduct for such action, and the right to join and participate in such action. [**] and [**] rights and obligations with respect to the
prosecution of any legal action as a result of such certification and any recovery obtained as a result of such legal action shall be as defined in Section 7.3.3 and Section 7.3.4. 

 

	 	7.3.6	 [**] shall inform [**] of any matter of which it becomes aware concerning the submission of an
application to the U.S. Food & Drug Administration under Section 351(k) of the U.S. Public Health Services Act (42 USC 262(k)), or to a similar agency under any similar provisions in a country in the Territory, seeking approval of a
biosimilar or interchangeable biological product with regard to which [**] is a reference product sponsor involving [**] Patent Rights or Joint Patent Rights (“Biosimilar Application”). [**] shall provide [**] with the unopened
Biosimilar Application within [**] ([**]) days of receipt. Notwithstanding the foregoing provisions of Sections 7.3.1-7.3.5, [**] shall have the sole right, in its discretion, to control any legal action and
any activity taken to resolve a dispute with respect to any infringement of [**] Patent Rights or Joint Patent Rights with respect to any Biosimilar Application, including selection of any patents for listing under 42 U.S.C. §262(l), and [**]
shall have no rights in connection therewith. For any action with respect to any infringement of [**] Patent Rights or Joint Patent Rights with respect to any Biosimilar Application, in the event that [**] is unable to initiate or prosecute such
action solely in its own name, [**] will join such action voluntarily and will execute and cause its Affiliates to execute all documents necessary for [**] to initiate, prosecute, and maintain such action. In connection with any action, [**] shall
cooperate with [**] and provide [**] with information and assistance that [**] may reasonably request, including as defined in Section 7.3.3. 

  

	 	7.3.7	 [**] [**] Patent Rights. Notwithstanding anything to the contrary in this Agreement, [**] shall have the
sole right, in its sole discretion, to initiate and prosecute legal action at its own expense to terminate (i) any infringement of [**] Patent Rights, or (ii) any misappropriation or misuse of [**]
Know-How, or to control the defense of any declaratory judgment action relating to the foregoing or otherwise relating to [**] Patent Rights or [**] Know-How.

	7.4	 Merck Patent Rights, Merck Know-How, and Merck Information and
Inventions. Notwithstanding anything to the contrary in this Agreement, Merck shall have the sole right and discretion to (i) file, prosecute, and maintain Merck Patent Rights in the Territory; (ii) enforce any Merck Patent Rights and
protect against any misappropriation or misuse of Merck Know-How and Merck Information and Inventions in the Territory; (iii) control any Third Party Initiated

  
 37 

	 	
Proceedings relating to Merck Patent Rights; and (iv) initiate and control any Party Initiated Proceedings relating to Merck Patent Rights. Merck shall promptly give notice to Company of the
filing of any Merck Patent Right claiming an Invention to the extent solely related to the Company Platform, and is not related to any Product Candidate or Licensed Product. 

 

	7.5	 Patent Rights Directed to Replaced Target. Notwithstanding anything to the contrary in this Agreement,
upon substitution of a Program Target, [**] shall have the sole right to file, prosecute, and maintain [**] directed to the Replaced Target. In the event that such [**] are in existence as of the effective date of such substitution, [**] shall
execute documents in a timely manner as may be reasonably necessary to allow [**] to continue such prosecution or maintenance. 

ARTICLE 8 TERM AND TERMINATION 
  

	8.1	 Term and Expiration. This Agreement shall be effective as of the Effective Date and unless
terminated earlier pursuant to Sections 8.2 or 8.3, this Agreement shall continue in full force and effect until one or more Licensed Products has received Marketing Authorization and, thereafter, until expiration of all royalty obligations
hereunder. Upon expiration of this Agreement, Merck’s licenses pursuant to Section 3.2 and 3.3 shall become fully paid-up, perpetual licenses. 

 

	8.2	 Termination Other Than for Cause.

 

	 	8.2.1	 Termination by Merck Other Than for Cause. Notwithstanding anything contained herein to the
contrary, Merck shall have the right to terminate this Agreement at any time in its sole discretion by giving [**] ([**]) days’ advance written notice to Company. For the avoidance of doubt, termination by Merck under this Section 8.2.1
can be effected only through a written notice specifically referring to this Section 8.2.1. 

  

	 	8.2.2	 Termination in the Event of a “No Go” Decision.
Notwithstanding anything contained herein to the contrary, the Agreement shall automatically terminate in accordance with the terms set forth in Section 2.2.2(b) in the event that the conditions set forth in Section 2.2.2(b) are met.

  

	 	8.2.3	 Effect of Termination under Section 8.2. 

 

	 	(a)	 No later than [**] ([**]) days after the effective date of such termination, each Party shall return or cause
to be returned to the other Party all Information in tangible form received from the other Party and all copies thereof; provided, however, that each Party may retain any Information reasonably necessary for such Party’s continued
practice under any license(s) which do not terminate pursuant to this section, and may keep one (1) copy of Information received from the other Party in its confidential files for record purposes, to demonstrate compliance with its obligations,
or assert its rights, under this Agreement, or to comply with applicable law; and further, provided, that a Party shall not be required to erase electronic files created in the ordinary course of business during automatic system back-up procedures pursuant to its electronic record retention and destruction practices that apply to its own general electronic files and information so long as such electronic files are (i) maintained only
on centralized storage servers (and not on personal computers or devices), (ii) not accessible by any of its personnel (other than its information technology specialists), and (iii) are not otherwise accessed subsequently except with the
written consent of the disclosing Party or as required by law or legal process. Such retained copies of Information shall remain subject to the confidentiality and non-use obligations herein.

  
 38 

	 	(b)	 In the event of termination under this Section 8.2: 

 

	 	(i)	 Merck shall pay any amounts then due and owing as of the termination date; 

 

	 	(ii)	 Merck shall cooperate and assist in transitioning to Company the prosecution and maintenance of [**] as of the
effective date of termination, including by executing documents in a timely manner as may be reasonably necessary to allow Company to continue such prosecution and maintenance; 

 

	 	(iii)	 any unused Materials and any derivatives, analogs, modifications or components thereof shall be, at the
providing Party’s option, either promptly returned to the providing Party, or promptly destroyed in accordance with instructions by the providing Party; 

  

	 	(iv)	 except for the surviving provisions set forth in Section 8.4, the rights and obligations of the Parties
hereunder shall terminate as of the date of such termination; provided, however, that Merck shall have a fully paid up non-exclusive license to use Company Information and Inventions and to
exploit any Patent Rights claiming Company Information and Inventions for research purposes only; 

  

	 	(v)	 Merck shall not, and shall ensure that its Affiliates, Sublicensees and distributors shall not, sell, offer for
sale or otherwise commercialize any Licensed Product or Product Candidate; provided, however, that Merck and its Affiliates, Sublicensees and distributors shall be entitled, during the [**] ([**]) month period immediately following the
effective date of termination, to finish any work-in-progress and to sell any Licensed Product or Product Candidate remaining in inventory, in accordance with the terms
of this Agreement (including Article 5 of this Agreement); and 

  

	 	(vi)	 upon termination, the Parties shall confer to determine how the Joint Patent Rights and Joint Platform Patent
Rights will be addressed. 

  

	8.3	 Termination for Cause. 

 

	 	8.3.1	 Cause for Termination. This Agreement may be terminated at any time during the term of this
Agreement: 

  

	 	(a)	 upon written notice by either Party if the other Party is in material breach of this Agreement by causes and
reasons within its control and has not cured such breach within [**] ([**]) days after notice requesting cure of the breach; provided, however, in the event of a good faith dispute with respect to the existence of a material breach,
the [**] ([**])-day cure period shall be tolled until such time as the dispute is resolved pursuant to Section 10.7; 

 

	 	(b)	 upon written notice by either Party if the other Party is in breach of the relevant terms set forth in
Section 2.10.1 or Section 2.10.5; or 

  
 39 

	 	(c)	 by either Party upon the filing or institution of bankruptcy, reorganization, liquidation or receivership
proceedings, or upon an assignment of a substantial portion of the assets for the benefit of creditors by the other Party; provided, however, that in the case of any involuntary bankruptcy proceeding such right to terminate shall only
become effective if the Party consents to the involuntary bankruptcy or such proceeding is not dismissed within [**] ([**]) days after the filing thereof. 

  

	 	8.3.2	 Effect of Termination for Cause on License. 

 

	 	(a)	 No later than [**] ([**]) days after the effective date of termination under this Section 8.3, each Party
shall return or cause to be returned to the other Party all Information in tangible form received from the other Party and all copies thereof; provided, however, that each Party may retain any Information reasonably necessary for such
Party’s continued practice under any license(s) which do not terminate pursuant to this section, and may keep one (1) copy of Information received from the other Party in its confidential files for record purposes, to demonstrate
compliance with its obligations, or assert its rights, under this Agreement, or to comply with applicable law; and further, provided, that a Party shall not be required to erase electronic files created in the ordinary course of
business during automatic system back-up procedures pursuant to its electronic record retention and destruction practices that apply to its own general electronic files and information so long as such
electronic files are (i) maintained only on centralized storage servers (and not on personal computers or devices), (ii) not accessible by any of its personnel (other than its information technology specialists), and (iii) are not
otherwise accessed subsequently except with the written consent of the disclosing Party or as required by law or legal process. Such retained copies of Information shall remain subject to the confidentiality and
non-use obligations herein. 

  

	 	(b)	 Any unused Materials and any derivatives, analogs, modifications or components thereof shall be, at the
providing Party’s option, either promptly returned to the providing Party, or promptly destroyed in accordance with instructions by the providing Party. 

  

	 	(c)	 In the event of termination under Section 8.3.1(c), the rights and obligations of the Parties hereunder
shall terminate as of the date of such termination. 

  

	 	(d)	 Merck shall pay any amounts then due and owing as of the termination date. 

 

	 	(e)	 If Merck terminates this Agreement under Section 8.3.1(a) or Section 8.3.1(b) [**], (i) all Milestone
Payments and Royalty Payments shall be reduced by [**] percent ([**]%) from those set forth in Section 5.2 and Section 5.3; (ii) all licenses and other rights granted by Company to Merck under this Agreement will remain in effect and
become perpetual, subject to the obligation of Merck to pay Milestone Payments and Royalty Payments in accordance with clause (i); (iii) Company shall, within [**] ([**]) days after the effective date of such termination, return or cause to be
returned to Merck all Licensed Products and Product Candidates; and (iv) except for the surviving provisions set forth in Section 8.4, the rights of Company and the obligations of the Parties hereunder shall terminate as of the date of
such termination. 

  

	 	(f)	 If Merck terminates this Agreement under Section 8.3.1(a) or Section 8.3.1(b) [**], (i) Merck’s
licenses pursuant to Sections 3.1 through 3.3 shall become fully paid-up, perpetual licenses and all other rights granted to Merck by Company under this

  
 40 

	 	
Agreement will remain in effect; (ii) Company shall, within [**] ([**]) days after the effective date of such termination, return or cause to be returned to Merck all Licensed Products and
Product Candidates; and (iii) except for the surviving provisions set forth in Section 8.4, the rights of Company and the obligations of the Parties hereunder shall terminate as of the date of such termination. 

 

	 	(g)	 If Company terminates this Agreement under Section 8.3.1(a) or Section 8.3.1(b): (i) Merck’s
licenses pursuant to Sections 3.1 through and 3.3 shall terminate as of such termination date, (ii) Merck shall promptly cooperate and assist in transitioning to Company the prosecution and maintenance of any Company Patent Right that Merck is
prosecuting or maintaining pursuant to Section 7.1 as of the effective date of termination, including by executing documents in a timely manner as may be reasonably necessary to allow Company to continue such prosecution and maintenance,
(iii) Merck shall not, and shall ensure that its Affiliates, Sublicensees and distributors shall not, sell, offer for sale or otherwise commercialize any Licensed Product or Product Candidate; provided, however, that Merck and its
Affiliates, Sublicensees and distributors shall be entitled, during the [**] ([**])-month period immediately following the effective date of termination, to finish any
work-in-progress and to sell any Licensed Product or Product Candidate remaining in inventory, in accordance with the terms of this Agreement (including Article 5 of
this Agreement); and (iv) except for the surviving provisions set forth in Section 8.4, the rights and obligations of the Parties hereunder shall terminate as of the date of such termination. 

 

	 	(h)	 If this Agreement is terminated by Merck pursuant to Section 8.3.1(c) due to the rejection of this
Agreement by or on behalf of Company under Section 365 of the United States Bankruptcy Code (the “Code”), all licenses and rights to licenses granted under or pursuant to this Agreement by Company to Merck are,
and shall otherwise be deemed to be, for purposes of Section 365(n) of the Code, licenses of rights to “intellectual property” as defined under Section 101(35A) of the Code. The Parties agree that Merck, as a licensee of such
rights under this Agreement, shall retain and may fully exercise all of its rights and elections under the Code, and that upon commencement of a bankruptcy proceeding by or against Company under the Code, Merck shall be entitled to a complete
duplicate of or complete access to (as Merck deems appropriate), any such intellectual property and all embodiments of such intellectual property. Such intellectual property and all embodiments thereof shall be promptly delivered to Merck
(i) upon any such commencement of a bankruptcy proceeding upon written request therefore by Merck, unless Company elects to continue to perform all of its obligations under this Agreement or (ii) if not delivered under (i) above, upon
the rejection of this Agreement by or on behalf of Company upon written request therefore by Merck. The foregoing provisions of this paragraph are without prejudice to any rights Merck may have arising under the Code or other applicable law.

  

	8.4	 Effect of Expiration or Termination; Survival. Expiration or termination of this Agreement
shall not relieve the Parties of any obligation accruing prior to such expiration or termination. Any expiration or termination of this Agreement shall be without prejudice to the rights of either Party against the other accrued or accruing under
this Agreement prior to expiration or termination, including without limitation the obligation to pay royalties for Licensed Product(s) or Product Candidate sold prior to such expiration or termination. The provisions of Article 4
shall survive the expiration or termination of this Agreement and shall continue in effect for [**]([**]) years thereafter. In addition, the provisions of Article 1, Section 2.8, Article 6, Article

  
 41 

	 	
7, Section 3.3.4, Section 3.4, Section 3.5, Section 3.6, Section 8.1, Section 8.2.3, Section 8.3.2, Section 8.4, Article 9 and Article 10, and
Section 2.8 shall survive any expiration or termination of this Agreement. 

 ARTICLE 9
INDEMNIFICATION 
  

	9.1	 Indemnification by Merck. Merck will defend, and indemnify and hold harmless, Company and its
Affiliates and its and their respective directors, officers, employees, agents, representatives and assigns (collectively, the “Company Indemnified Parties”), from and against any and all liabilities, damages, losses, costs and
expenses, including reasonable attorneys’ fees and expenses (collectively, “Losses”), to the extent arising out of or resulting from any Third Party suits, claims, actions, proceedings or demands (“Third Party
Claims”) to the extent based upon: 

  

	 	9.1.1	 any breach of any representation, warranty or covenant [**]; 

 

	 	9.1.2	 [**] by Merck or its Affiliates, subcontractors or Sublicensees (but expressly excluding any Third Party
Claims based on [**]); or 

  

	 	9.1.3	 the gross negligence or willful misconduct of Merck or any of the Merck Indemnified Parties in [**];

 provided that, in the case of each of Sections 9.1.1 through 9.1.3 above, Merck will not be obligated to so
defend, and indemnify and hold harmless, the Company Indemnified Parties for any Third Party Claims to the extent that Company has an obligation to indemnify the Merck Indemnified Parties under Section 9.2. 

 

	9.2	 Indemnification by Company. Company will defend, and indemnify and hold harmless, Merck and its
Affiliates and Sublicensees and its and their respective directors, officers, employees, agents, representatives and assigns (collectively, the “Merck Indemnified Parties”), from and against any and all Losses, to the extent arising
out of or resulting from any Third Party Claims to the extent based upon: 

  

	 	9.2.1	 any breach of any representation, warranty or covenant [**]; 

 

	 	9.2.2	 Merck’s or Merck’s Affiliate’s or Sublicensees’ use or employment [**]; or

  

	 	9.2.3	 the gross negligence or willful misconduct of Company or any of the Company Indemnified Parties [**];

 provided that, in the case of each of Sections 9.2.1 through 9.2.3 above, Company will not be obligated to so
defend, and indemnify and hold harmless, the Merck Indemnified Parties for any Third Party Claims to the extent that Merck has an obligation to indemnify the Company Indemnified Parties under Section 9.1. 

 

	9.3	 Procedure. A Person entitled to indemnification under this Article 9 (an “Indemnified
Party”) will give prompt written notification to the Person from whom indemnification is sought (the “Indemnifying Party”) of the commencement of any Third Party Claim for which indemnification may be sought as soon as
reasonably practicable, upon the assertion of any such Third Party Claim (it being understood and agreed, however, that any delay or failure by an Indemnified Party to give notice of a Third Party Claim as provided in this Section 9.3 will not
relieve the Indemnifying Party of its indemnification obligation under this Agreement except and 

  
 42 

	 	
only to the extent that such delay or failure materially prejudices the Indemnifying Party’s ability to defend against the relevant claims). Within [**] ([**]) Business Days after delivery
of such notification, the Indemnifying Party may, upon written notice thereof to the Indemnified Party, assume control of the defense of such Third Party Claim with counsel reasonably satisfactory to the Indemnified Party. If the Indemnifying Party
does not assume control of such defense, the Indemnified Party will control such defense and, without limiting the Indemnifying Party’s indemnification obligations, the Indemnifying Party will reimburse the Indemnified Party for all costs and
expenses, including attorney fees, incurred by the Indemnified Party in defending itself within [**] ([**]) days after receipt of any invoice therefor from the Indemnified Party. The Party not controlling such defense may participate therein at its
own expense. The Party controlling such defense will keep the other Party advised of the status of such Third Party Claim and the defense thereof and will consider recommendations made by the other Party with respect thereto. The Indemnified Party
will not agree to any settlement of such Third Party Claim without the prior written consent of the Indemnifying Party, which shall not be unreasonably withheld, delayed or conditioned. The Indemnifying Party shall not, without the prior written
consent of the Indemnified Party, which consent shall not be unreasonably withheld, conditioned, or delayed, agree to any settlement of such Third Party Claim or consent to any judgment in respect thereof that [**]. 

ARTICLE 10 MISCELLANEOUS 
  

	10.1	 Force Majeure. Neither Party shall be held liable to the other Party nor be deemed to have
defaulted under or breached this Agreement for failure or delay in performing any obligation under this Agreement to the extent such failure or delay is caused by or results from causes beyond the reasonable control of the affected Party,
potentially including, but not limited to, embargoes, war, acts of war (whether war be declared or not), acts of terrorism, insurrections, riots, pandemics or epidemics, civil commotions, strikes, lockouts or other labor disturbances, fire, floods,
or other acts of God, or acts, omissions or delays in acting by any governmental authority or the other Party. The affected Party shall notify the other Party of such force majeure circumstances as soon as reasonably practical, and shall promptly
undertake all reasonable efforts necessary to cure such force majeure circumstances. 

  

	10.2	 Assignment; Change of Control.

 

	 	10.2.1	 Assignment. Except as provided in this Section 10.2.1, this Agreement may not be assigned or
otherwise transferred, nor may any right or obligation hereunder be assigned or transferred, by either Party without the consent of the other Party; provided, however, that either Party may, without such consent, assign this Agreement,
in whole or in part, and its rights and obligations hereunder to an Affiliate or in connection with the transfer or sale of all or substantially all of its assets related to the subject matter of this Agreement, or in the event of its merger or
consolidation or change in control or similar transaction. Any attempted assignment not in accordance with this Section 10.2.1 shall be void. Any permitted assignee shall assume all assigned obligations of its assignor under this Agreement.

  

	 	10.2.2	 Change of Control of Company.  

 

	 	(a)	 Notwithstanding the provisions of Section 3.9, if Company undergoes a Change of Control during the term of
this Agreement and, as of immediately prior to or following the closing of such Change of Control, any Person that becomes an Independent Affiliate of Company upon such Change of Control or any of such Person’s Affiliates

  
 43 

	 	
existing immediately prior to such Change of Control or following such Change of Control other than the Company or Affiliates of Company existing prior to such Change of Control (collectively,
the “Company Acquirer”) is researching, developing, manufacturing or commercializing any product, the research, development, manufacture or commercialization of which product in the Territory would, but for the provisions of this
Section 10.2.2 constitute a breach of Section 3.9 (such product, a “Distracting Product”), then Company will not be in breach of Section 3.9 as a result of such activities with respect to any such Distracting Product
(provided that, with respect to Distracting Products that arise after such Change of Control, the Company Acquirer does not access or use any intellectual property Controlled by Company in the conduct of activities related to such Distracting
Product), and Company or the Company Acquirer, as applicable, will, (i) adopt reasonable procedures to segregate all research, development or commercialization activities relating to the Distracting Product from research, development and
commercialization with respect to compounds or products (including Product Candidates and Licensed Products) under this Agreement, and conduct any activities under the Research Program separately from all activities relating to the Distracting
Product, including through the maintenance of separate lab notebooks and records; and (ii) establish reasonable firewall protections and safeguards designed to ensure the activities of its personnel under the Research Program are segregated
from all activities relating to the Distracting Product, including reasonable efforts to ensure that (x) none of its personnel involved in performing development or commercialization activities with respect to the Distracting Product have
access to non-public plans or information relating to the development or commercialization of Product Candidates or Licensed Products under this Agreement and (y) none of its personnel involved in
performing development activities with respect to the Product Candidates or Licensed Products under this Agreement have access to non-public plans or information relating to the development or
commercialization of the Distracting Product (except that management personnel may [**]). 

  

	 	(b)	 Upon a Change of Control of Company, Company shall adopt reasonable procedures to be agreed upon in writing
with Merck to prevent the disclosure of all information of Merck and its Affiliates and other information with respect to development and commercialization of Product Candidates and Licensed Products. Upon such Change of Control, Merck shall have no
further obligation to provide Development Reports pursuant to Section 2.14, and Merck’s obligation to provide royalty reports pursuant to Section 5.4 shall be limited to reporting Merck’s total worldwide royalty obligations.

  

	10.3	 Use of Affiliates. Each Party shall have the right to exercise its rights and perform its obligations
under this Agreement either itself or through any of its Affiliates, provided that each Party shall be responsible for the exercise of its rights and the performance of its obligations under this Agreement. 

 

	10.4	 Severability. If any one or more of the provisions contained in this Agreement is held invalid, illegal
or unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired thereby, unless the absence of the invalidated provision(s) adversely affects the
substantive rights of the Parties. The Parties shall in such an instance use reasonable efforts to replace the invalid, illegal or unenforceable provision(s) with valid, legal and enforceable provision(s) which, insofar as practical, implement the
purposes of this Agreement. 

  
 44 

	10.5	 Notices. All notices which are required or permitted hereunder shall be in writing and
sufficient if delivered personally, sent by e-mail (and promptly confirmed by personal delivery, registered or certified mail or overnight courier), sent by nationally-recognized overnight courier or sent by
registered or certified mail, postage prepaid, return receipt requested, addressed as follows: 

  

			
	if to Company, to:	  	 Foghorn Therapeutics Inc.
 100 Binney Street,
Suite 610, Cambridge, MA 02142
 Attention: Head of Business Development
  

with a copy to:
  

Foghorn Therapeutics Inc.
 100 Binney Street, Suite 610,
Cambridge, MA 02142
 Attention: Head of Legal
 E-mail: [**]

		
	and:	  	 Ropes & Gray LLP
 Prudential Tower

800 Boylston Street, Boston, MA 02199
 Attention: Marc
Rubenstein
 E-mail: marc.rubenstein@ropesgray.com

		
	if to Merck, to:	  	 Merck Sharp & Dohme Corp.
 One Merck
Drive
 Whitehouse Station, NJ 08889-0100
 Attention: Office of
Secretary
 E-mail: [**]

		
	and	  	 Merck Sharp & Dohme Corp.
 2000
Galloping Hill Road
 PO Box 539
 Mailstop K-1-4161
 Kenilworth, NJ 07033-1310

Attention: Senior Vice President, Business Development

 or to such other address(es) as the Party to whom notice is to be given may have furnished to the other Party
in writing in accordance herewith. Any such notice shall be deemed to have been given: (a) when delivered if personally delivered on a Business Day (or if delivered or sent on a non-Business Day, then on
the next Business Day); (b) on the Business Day after dispatch if sent by nationally-recognized overnight courier; or (c) on the fifth (5th) Business Day following the date of mailing, if sent by mail. The Parties hereby agree that, to the
extent permitted by law, any notice provided in accordance with this Section shall constitute due service of process with respect to any legal proceeding between the Parties arising hereunder and that compliance with the Hague Convention for the
Service of Process, if otherwise applicable, shall not be required. 
  

	10.6	 Applicable Law. This Agreement shall be governed by and construed in accordance with the
laws of the State of New York without reference to any rules of conflict of laws or renvoi. 

  
 45 

	10.7	 Dispute Resolution. 

 

	 	10.7.1	 The Parties shall negotiate and use reasonable efforts to settle any dispute, controversy or claim
arising from or related to this Agreement or the breach thereof (a “Dispute”). Any Party shall give the other Party written notice of any Dispute not resolved in the normal course of business. Within [**] ([**]) days
from the date of delivery of such notice, the receiving Party shall submit to the other Party a written response. The notice and response shall include (A) a statement of that Party’s position and a summary of arguments supporting that
position, and (B) the name and title of the executive who will represent that Party and of any other person who will accompany the executive. Within [**] ([**]) days from the date of delivery of the initial notice, the executives of both
Parties shall meet at a mutually acceptable time and place, and thereafter as often as they reasonably deem necessary, to attempt to resolve the Dispute. These executives shall have the authority to settle the Dispute and shall be at a higher level
of management than the persons with direct responsibility for administration of this Agreement. All negotiations pursuant to this paragraph are confidential and shall be treated as compromise and settlement negotiations for purposes of applicable
rules of evidence. 

  

	 	10.7.2	 If the Parties do not fully settle following the procedure in Section 10.7.1, and a Party wishes to pursue
the matter, each dispute, controversy or claim arising from or related to this Agreement or the breach thereof that is not an Excluded Claim shall be brought in the federal court for the Southern District of New York, if federal jurisdiction is
available, or, alternatively, in the state courts in Manhattan, New York. Each of the Parties hereby submits to the exclusive jurisdiction of such courts for the purpose of any such litigation; provided, that a final judgment in any such
litigation shall be conclusive and may be enforced in other jurisdictions by suit on the judgment or in any other manner provided by law. Each party irrevocably and unconditionally agrees not to assert (a) any objection which it may ever
have to the laying of venue of any such litigation in such courts, (b) any claim that any such litigation brought in any such court has been brought in an inconvenient forum, and (c) any claim that such court does not have jurisdiction
with respect to such litigation. EACH PARTY IRREVOCABLY AND UNCONDITIONALLY WAIVES ANY RIGHT TO A TRIAL BY JURY AND AGREES THAT ANY OF THEM MAY FILE A COPY OF THIS PARAGRAPH WITH ANY COURT AS WRITTEN EVIDENCE OF THE KNOWING, VOLUNTARY AND BARGAINED-FOR AGREEMENT AMONG THE PARTIES IRREVOCABLY TO WAIVE ITS RIGHT TO TRIAL BY JURY IN ANY LITIGATION. 

  

	 	10.7.3	 As used in this Section, the term “Excluded Claim” shall mean a dispute,
controversy or claim that concerns (a) a decision by the Committee or Merck within the proper scope of the Committee’s authority pursuant to Section 2.4 (but, for clarity, not a dispute, controversy or claim that concerns whether a
decision by the Committee is within the proper scope of the Committee’s authority pursuant to Section 2.4), which shall be arbitrable or justiciable in any forum; (b) the validity or infringement of a patent, Trademark or copyright;
or (c) any antitrust, anti-monopoly or competition law or regulation, whether or not statutory. Any action concerning Excluded Claims identified in clauses (b) and (c) of this Paragraph may be brought in any court having jurisdiction.

  

	 	10.7.4	 Notwithstanding the foregoing in this Section 10.7, nothing contained in this Agreement will in any
way limit or preclude a Party from, at any time, [**] if necessary to protect the interests of such Party. Each Party agrees that its [**], and that such other Party will be entitled to obtain timely injunctive relief with respect to such breach,
[**], as well as any further relief that may be granted by a court of competent jurisdiction. 

  
 46 

	10.8	 Limitation of Liability. Notwithstanding anything to the contrary contained herein, neither Party shall
be liable to the other Party under any theory for any special, incidental, indirect, consequential or other similar damages, or any punitive damages, whether arising directly or indirectly out of the transactions contemplated by this Agreement and,
to be clear, neither party shall be entitled to recover for any lost profit or lost sale damages of any kind, whether those claimed damages are direct or indirect. 

 

	10.9	 Entire Agreement; Amendments. This Agreement, together with the Schedules and Exhibits hereto, contains
the entire understanding of the Parties with respect to the subject matter hereof. Any other express or implied agreements and understandings, negotiations, writings and commitments, either oral or written, with respect to the subject
matter hereof, including the CDA, are superseded by the terms of this Agreement. The Schedules and Exhibits to this Agreement are incorporated herein by reference and shall be deemed a part of this Agreement. This Agreement may be amended, or any
term hereof modified, only by a written instrument duly executed by authorized representative(s) of both Parties hereto. 

  

	10.10	 Headings. The captions to the several Articles, Sections and subsections hereof are not a
part of this Agreement, but are merely for convenience to assist in locating and reading the several Articles and Sections hereof. 

  

	10.11	 Independent Contractors. It is expressly agreed that Company and Merck shall be independent
contractors and that the relationship between the two Parties shall not constitute a partnership, joint venture or agency. Neither Company nor Merck shall have the authority to make any statements, representations or commitments of any kind, or to
take any action, which shall be binding on the other Party, without the prior written consent of the other Party. 

  

	10.12	 Waiver. The waiver by either Party hereto of any right hereunder, or of any failure of the
other Party to perform, or of any breach by the other Party, shall not be deemed a waiver of any other right hereunder or of any other breach by or failure of such other Party whether of a similar nature or otherwise. 

 

	10.13	 Waiver of Rule of Construction. Each Party has had the opportunity to consult with counsel in
connection with the review, drafting and negotiation of this Agreement. Accordingly, the rule of construction that any ambiguity in this Agreement shall be construed against the drafting Party shall not apply. 

 

	10.14	 Certain Conventions. Any reference in this Agreement to an Article, Section, subsection,
paragraph, clause, Schedule or Exhibit shall be deemed to be a reference to an Article, Section, subsection, paragraph, clause, Schedule or Exhibit, of or to, as the case may be, this Agreement, unless otherwise indicated. Whenever this Agreement
refers to a number of days, unless otherwise specified, such number refers to calendar days. Unless the context of this Agreement otherwise requires, (a) words of any gender include each other gender, (b) words such as “herein”,
“hereof”, and “hereunder” refer to this Agreement as a whole and not merely to the particular provision in which such words appear, (c) words using the singular shall include the plural, and vice versa, (d) any
definition of or reference to any agreement, instrument or other document refers to such agreement, instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such amendments,
supplements or modifications set forth herein or therein), (e) the words “include,” “includes,” and “including” shall be deemed to be followed by the phrase “but not limited to,” “without limitation”
or words of similar import, (f) the word “or” is used in the inclusive sense (and/or), (g) references to a particular Person include such Person’s successors and assigns to the extent

  
 47 

	 	
not prohibited by this Agreement, (h) a capitalized term not defined herein but reflecting a different part of speech than a capitalized term that is defined herein shall be interpreted in a
correlative manner, and (i) all references to “will” are interchangeable with the word “shall” and shall be understood to be imperative or mandatory in nature. 

 

	10.15	 Business Day Requirements. In the event that any notice or other action or omission is required to be
taken by a Party under this Agreement on a day that is not a Business Day, then such notice or other action or omission shall be deemed to be required to be taken on the next occurring Business Day.  

 

	10.16	 Counterparts. This Agreement may be signed in any number of counterparts (including
by facsimile or electronic transmission), each of which shall be deemed an original, but all of which shall constitute one and the same instrument. After facsimile or electronic transmission, the Parties agree to execute and exchange documents with
original signatures. 

 [SIGNATURE PAGE IMMEDIATELY FOLLOWS] 

  
 48 

 IN WITNESS WHEREOF, the Parties have executed this Agreement as of the Effective Date. 

 

									
	MERCK SHARP & DOHME CORP.	 		 	FOGHORN THERAPEUTICS INC.
					
	BY :	 	 /s/ Benjamin Thorner
	 		 	BY:	 	 /s/ Adrian Gottschalk

	NAME:	 	Benjamin Thorner	 		 	NAME:	 	Adrian Gottschalk
					
	TITLE:	 	SVP & Head of BD&L, MRL	 		 	TITLE:	 	President & CEO

  
 49 

 SCHEDULE 1.18 

COMPANY PLATFORM 
 [**] 

  
 50 

  
 

 
 SCHEDULE 2.1.1 

RESEARCH PLAN 
 [**] 

  
 

 
 SCHEDULE 2.1.2 

PRE-APPROVED FOGHORN CONTRACTORS 

[**] 

 SCHEDULE 2.2.1 

RESEARCH OBJECTIVES 
 [**] 

 SCHEDULE 4.5 

PRESS RELEASE 
 Foghorn® Therapeutics Announces Collaboration with Merck to Discover and 
 Develop Novel
Oncology Therapeutics Against Transcription Factor Target 
 Cambridge, MA.— [DATE TBD], 2020— Foghorn® Therapeutics Inc., a company advancing an unprecedented class of therapeutics targeting the chromatin regulatory system in oncology, announced that it has entered into a strategic collaboration
with Merck, known as MSD outside the United States and Canada. The collaboration will apply Foghorn’s proprietary Gene Traffic ControlTM product platform to discover and develop novel
therapeutics against a transcription factor target believed to be relevant to a broad range of cancer patients. 
 The target is one of Foghorn’s
growing number of programs emerging from the company’s product-platform focused on chromatin dysregulation. The chromatin system regulates which genes a cell expresses and when it expresses them. Dysregulation of the chromatin system is
implicated in up to half of all cancers. 
 Under the collaboration agreement, Foghorn will grant Merck exclusive global rights to develop and commercialize
drugs that target dysregulation of a single transcription factor. Under the terms of the agreement, Foghorn will receive an upfront payment and research milestones and will be eligible to receive development, regulatory and commercial milestones
potentially totaling up to $425 million as well as royalties on sales of any approved product from the collaboration. 
 “We’re excited to
partner with Merck given their world-renowned capabilities in cancer research and development,” said Adrian Gottschalk, president and chief executive officer of Foghorn. “Our ability to systematically drug transcription factors using our
proprietary product-platform opens vast potential to discover and develop novel cancer treatments.” 
 There is broad evidence for the role
of dysregulated transcription factors in multiple cancer types, but these have been difficult targets to drug” said Dr Nick Haining, vice president, Discovery Oncology & Immunology, Merck Research Laboratories. “We look
forward to working with Foghorn and applying their platform to identify novel candidates to drug transcription factors in cancer.” 
 About the
Chromatin Regulatory System 
 The chromatin regulatory system regulates gene expression by directing the movement of molecules that turn genes on and
off. Disease dependencies associated with the chromatin regulatory system are estimated to impact over 2.5 million cancer patients across the United States, Europe and Japan. This system is further implicated in neurological, autoimmune, and
other serious diseases. 

 About Foghorn Therapeutics 

Foghorn® Therapeutics is discovering and developing a novel class of precision medicine therapeutics
targeting the chromatin regulatory system in oncology. Through its scalable Gene Traffic ControlTM product-platform, Foghorn is systematically interrogating and drugging the chromatin
regulatory system. The Company, currently in pre-clinical stage, is advancing over 10 small molecule and protein degrader programs across a wide range of cancers. The company expects to file an IND for its
first program later this year. 
 Foghorn, a Flagship Pioneering® company, was founded in 2016 by
Cigall Kadoch, Ph.D., Gerald Crabtree, M.D., and Doug Cole, M.D., of Flagship Pioneering. Learn more about Foghorn at www.foghorntx.com. 

Media Contacts 
 Fanny Cavalié, Foghorn
Therapeutics 
 +1 (617) 238-4954 

fcavalie@foghorntx.com 
 Greg Kelley, Ogilvy 

+1 (617) 761-6724 

gregory.kelley@ogilvy.com

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