Document:

<PAGE>

                                                                   EXHIBIT 10.44

                                 OFFICE LEASE
                                 ------------

                              CHINA BASIN LANDING
                              -------------------

                                 BRE/CBL, LLC

                     a Delaware limited liability company

                                 as Landlord,

                                      and

                             PRIME RESPONSE, INC.,

                            a Delaware corporation,

                                  as Tenant.
<PAGE>

                              CHINA BASIN LANDING
                              -------------------

                                     INDEX
                                     -----
<TABLE>
<CAPTION>
ARTICLE         SUBJECT MATTER                                                    PAGE
-------         --------------                                                    ----
<S>             <C>                                                               <C>
ARTICLE 1           PREMISES, BUILDING, PROJECT, AND COMMON AREAS.................   3

ARTICLE 2           LEASE TERM....................................................   4

ARTICLE 3           BASE RENT.....................................................   4

ARTICLE 4           ADDITIONAL RENT...............................................   4

ARTICLE 5           USE OF PREMISES...............................................   8

ARTICLE 6           SERVICES AND UTILITIES........................................   9

ARTICLE 7           REPAIRS.......................................................  10

ARTICLE 8           ADDITIONS AND ALTERATIONS.....................................  11

ARTICLE 9           COVENANT AGAINST LIENS........................................  12

ARTICLE 10          INSURANCE.....................................................  12

ARTICLE 11          DAMAGE AND DESTRUCTION........................................  14

ARTICLE 12          NONWAIVER.....................................................  15

ARTICLE 13          CONDEMNATION..................................................  16

ARTICLE 14          ASSIGNMENT AND SUBLETTING.....................................  16

ARTICLE 15          SURRENDER OF PREMISES; OWNERSHIP AND
                    REMOVAL OF TRADE FIXTURES.....................................  19

ARTICLE 16          HOLDING OVER..................................................  20

ARTICLE 17          ESTOPPEL CERTIFICATES.........................................  20

ARTICLE 18          SUBORDINATION.................................................  20

ARTICLE 19          DEFAULTS; REMEDIES............................................  21

ARTICLE 20          COVENANT OF QUIET ENJOYMENT...................................  23

ARTICLE 21          SECURITY DEPOSIT..............................................  23

ARTICLE 22          SUBSTITUTION OF OTHER PREMISES................................  23

ARTICLE 23          SIGNS.........................................................  24

ARTICLE 24          COMPLIANCE WITH LAW...........................................  24

ARTICLE 25          LATE CHARGES..................................................  24

ARTICLE 26          LANDLORD'S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT..........  25

ARTICLE 27          ENTRY BY LANDLORD.............................................  25
</TABLE>

                                       i

<PAGE>

<TABLE>
<S>                 <C>                                                             <C>
ARTICLE 28          INTENTIONALLY DELETED.........................................  25

ARTICLE 29          MISCELLANEOUS PROVISIONS......................................  26
</TABLE>

EXHIBITS

A        OUTLINE OF PREMISES

B        TENANT WORK LETTER

C        FORM OF NOTICE OF LEASE TERM DATES

D        RULES AND REGULATIONS

E        FORM OF TENANT'S ESTOPPEL CERTIFICATE

                                      ii

<PAGE>

                              CHINA BASIN LANDING
                              -------------------

                         INDEX OF MAJOR DEFINED TERMS
                         ----------------------------

                                                         LOCATION OF
                                                         DEFINITION
DEFINED TERMS                                            IN OFFICE LEASE
-------------                                            ---------------

Additional Rent.........................................................       7
Alterations.............................................................       5
Base Building...........................................................      11
Base Rent...............................................................       6
Base Year...............................................................       7
Brokers.................................................................      38
Building................................................................       4
Building Common Areas...................................................       5
Building Hours..........................................................       9
China Basin Landing.....................................................       4
Common Areas............................................................       5
Cost Pools..............................................................       7
Direct Expenses.........................................................       7
Estimate................................................................       8
Estimate Statement......................................................       8
Estimated Excess........................................................       8
Excess..................................................................       7
Expense Year............................................................       7
Force Majeure...........................................................      29
Holidays................................................................       9
HVAC....................................................................       9
Landlord................................................................       1
Landlord Parties........................................................      13
Landlord Repair Notice..................................................      13
Lease...................................................................       1
Lease Commencement Date.................................................       6
Lease Expiration Date...................................................       6
Lease Term..............................................................       6
Lease Year..............................................................       4
Lines...................................................................      31
Mail....................................................................      29
Notices.................................................................      29
Operating Expenses......................................................       7
Original Improvements...................................................      12
Other Improvements......................................................      32
Premises................................................................       4
Project.................................................................       4
Project Common Areas....................................................       5
Proposition 13..........................................................       6
Renovations.............................................................      31
Rent....................................................................       7
Security Deposit........................................................      24
Statement...............................................................       7
Subject Space...........................................................      17
Summary.................................................................       1
Tax Expenses............................................................       6
Tenant..................................................................       1
Tenant Personal Property................................................      20
Tenant Work Letter......................................................       4
Tenant's Share..........................................................       7
Transfer................................................................      19
Transfer Notice.........................................................      17

                                      iii
<PAGE>

Transfer Premium........................................................      18
Transferee..............................................................      17
Transfers...............................................................      17

                                       iv
<PAGE>

                              CHINA BASIN LANDING
                              -------------------

                                 OFFICE LEASE
                                 ------------

     This Office Lease (the "Lease"), dated as of the date set forth in Section
1 of the Summary of Basic Lease Information (the "Summary"), below, is made by
and between BRE/CBL, LLC a Delaware limited liability company ("Landlord"), and
PRIME RESPONSE, INC., a Delaware Corp. ("Tenant").

                      SUMMARY OF BASIC LEASE INFORMATION
                      ----------------------------------

TERMS OF LEASE                          DESCRIPTION
--------------                          -----------

1.   Date:                              March 25, 1999

2.   Premises
     (Article 1).

     2.1  Building:                     Wharfside Building, China Basin Landing,
                                        185 Berry Street, San Francisco,
                                        California 94107

     2.2  Premises:                     Approximately 1,969 rentable square feet
                                        of space located in Suite 4601 on the
                                        fourth (4th) floor of the Building, as
                                        further set forth in Exhibit A to the
                                                             ---------
                                        Office Lease.

3.   Lease Term
     (Article 2).

     3.1  Length of Term:               Two (2) years.

     3.2  Lease Commencement
          Date:                         Upon the vacation of the premises by the
                                        existing tenant and completion of the
                                        tenant improvements anticipated to no
                                        later than June 1, 1999.

     3.3  Lease Expiration Date:        The date immediately preceding the 2nd
                                        anniversary of the Lease Commencement
                                        Date.

4.   Base Rent (Article 3):
                                                                Annual
                                          Monthly             Rental Rate
                          Annual        Installment          per Rentable
     Lease Year          Base Rent      of Base Rent          Square Foot
     ----------          ---------      ------------         ------------

       1 - 2            $75,806.50       $6,317.21               $38.50

5.   Base Year
     (Article 4):                       Calendar year 1999.

6.   Tenant's Share
     (Article 4):                       Approximately 0.281%.

7.   Permitted Use
     (Article 5):                       General office use consistent with a
                                        first-class office building

                                      -1-
<PAGE>

8.   Security Deposit
     (Article 21):                      $6,317.21.

9.   Address of Tenant                  Prime Response, Inc.
     (Section 29.18):                   1099 Eighteenth Street Suite 500

                                        Denver, CO 80202
                                        Attention: Cathy Lewis
                                        (Prior to Lease Commencement Date)

                                        and

                                        185 Berry Street
                                        Suite 4601
                                        San Francisco, California 94107
                                        Attention: Martin Muoto
                                        (After Lease Commencement Date)

10.  Address of Landlord
     (Section 29.18):                   Jones Lang Wootton California, Inc.
                                        China Basin Landing
                                        185 Berry Street, Suite 140
                                        San Francisco, California 94107
                                        Attention: General Manager

                                        with copies to:

                                        McCarthy Cook & Co., LLC
                                        5750 Wilshire Boulevard
                                        Los Angeles, California 90036
                                        Attention: Edward W. Cook III

                                        and

                                        Allen, Matkins, Leck, Gamble & Mallory
                                        1999 Avenue of the Stars, Suite 1800
                                        Los Angeles, California 90067
                                        Attention: Anton N. Natsis, Esq.
11.  Broker(s)
     (Section 29.24):                   Jones Lang Wootton California, Inc.
                                        185 Berry Street, Suite 140
                                        San Francisco, California 94107

                                        and

                                        Arroyo & Coates Commercial Leasing Group
                                        500 Washington Street
                                        Suite 700
                                        San Francisco, California 94111

                                      -2-
<PAGE>

                                   ARTICLE 1

          PREMISES, BUILDING, PROJECT, AND COMMON AREAS

  1.1     Premises, Building, Project and Common Areas.
          --------------------------------------------

          1.1.1 The Premises.  Landlord hereby leases to Tenant and Tenant
                ------------
hereby leases from Landlord the premises set forth in Section 2.2 of the Summary
(the "Premises").  The outline of the Premises is set forth in Exhibit A
                                                               ---------
attached hereto and each floor or floors of the Premises has the number of
rentable square feet as set forth in Section 2.2 of the Summary.  The parties
hereto agree that the lease of the Premises is upon and subject to the terms,
covenants and conditions herein set forth, and Tenant covenants as a material
part of the consideration for this Lease to keep and perform each and all of
such terms, covenants and conditions by it to be kept and performed and that
this Lease is made upon the condition of such performance.  The parties hereto
hereby acknowledge that the purpose of Exhibit A is to show the approximate
                                       ---------
location of the Premises in the "Building," as that term is defined in Section
1.1.2, below, only, and such Exhibit is not meant to constitute an agreement,
representation or warranty as to the construction of the Premises, the precise
area thereof or the specific location of the "Common Areas," as that term is
defined in Section 1.1.3, below, or the elements thereof or of the accessways to
the Premises or the "Project," as that term is defined in Section 1.1.2, below.
Except as specifically set forth in this Lease and in the Tenant Work Letter
attached hereto as Exhibit B (the "Tenant Work Letter"), Landlord shall not be
                   ---------
obligated to provide or pay for any improvement work or services related to the
improvement of the Premises.  Tenant also acknowledges that neither Landlord nor
any agent of Landlord has made any representation or warranty regarding the
condition of the Premises, the Building or the Project or with respect to the
suitability of any of the foregoing for the conduct of Tenant's business, except
as specifically set forth in this Lease and the Tenant Work Letter.  The taking
of possession of the Premises by Tenant shall conclusively establish that the
Premises and the Building were at such time in good and sanitary order,
condition and repair.

          1.1.2 The Building and The Project.  The Premises are a part of the
                ----------------------------
building set forth in Section 2.1 of the Summary (the "Building").  The Building
is part of an office project known as "China Basin Landing."  The term
"Project," as used in this Lease, shall mean (i) the Building and the Common
Areas, (ii) the land (which is improved with landscaping, subterranean parking
facilities and other improvements) upon which the Building and the Common Areas
are located, (iii) the other office building located adjacent to the Building
and the land upon which such adjacent office building is located, and (iv) at
Landlord's discretion, any additional real property, areas, land, buildings or
other improvements added thereto outside of the Project.

          1.1.3 Common Areas.  Tenant shall have the non-exclusive right to use
                ------------
in common with other tenants in the Project, and subject to the rules and
regulations referred to in Article 5 of this Lease, those portions of the
Project which are provided, from time to time, for use in common by Landlord,
Tenant and any other tenants of the Project (such areas, together with such
other portions of the Project designated by Landlord, in its discretion,
including certain areas designated for the exclusive use of certain tenants, or
to be shared by Landlord and certain tenants, are collectively referred to
herein as the "Common Areas").  The Common Areas shall consist of the "Project
Common Areas" and the "Building Common Areas."  The term "Project Common Areas,"
as used in this Lease, shall mean the portion of the Project designated as such
by Landlord.  The term "Building Common Areas," as used in this Lease, shall
mean the portions of the Common Areas located within the Building designated as
such by Landlord.  The manner in which the Common Areas are maintained and
operated shall be at the sole discretion of Landlord and the use thereof shall
be subject to such rules, regulations and restrictions as Landlord may make from
time to time.  Landlord reserves the right to make from time to time.  Landlord
reserves the right to close temporarily, make alterations or additions to, or
change the location of elements of the Project and the Common Areas.

  1.2     Verification of Rentable Square Feet of Premises, Building, and
          ---------------------------------------------------------------
Project.  In the event that the rentable area of the Premises, the Building
-------
and/or the Project shall hereafter change due to subsequent alterations and/or
other modifications to the Premises, the Building and/or the Project, the
rentable area of the Premises, the Building and/or the Project, as the case may
be, shall be appropriately adjusted as of the date of such alteration and/or
other modification, based

                                      -3-
<PAGE>

upon the written verification by Landlord's space planner of such revised
rentable areas. In the event of any such adjustment to the rentable area of the
Premises, the Building and/or the Project, all amounts, percentages and figures
appearing or referred to in this Lease based upon such rentable area (including,
without limitation, the amount of the "Rent" and any "Security Deposit," as
those terms are defined in Article 4 and Article 21 of this Lease, respectively)
shall be modified in accordance with such determination.

                                   ARTICLE 2

                                  LEASE TERM

       The terms and provisions of this Lease shall be effective as of the date
of this Lease.  The term of this Lease (the "Lease Term") shall be as set forth
in Section 3.1 of the Summary, shall commence on the date set forth in Section
3.2 of the Summary (the "Lease Commencement Date"), and shall terminate on the
date set forth in Section 3.3 of the Summary (the "Lease Expiration Date")
unless this Lease is sooner terminated as hereinafter provided.  For purposes of
this Lease, the term "Lease Year" shall mean each consecutive twelve (12) month
period during the Lease Term; provided, however, that the first Lease Year shall
commence on the Lease Commencement Date and end on the last day of the eleventh
month thereafter and the second and each succeeding Lease Year shall commence on
the first day of the next calendar month; and further provided that the last
Lease Year shall end on the Lease Expiration Date.  At any time during the Lease
Term, Landlord may deliver to Tenant a notice in the form as set forth in
Exhibit C, attached hereto, as a confirmation only of the information set forth
---------
therein, which Tenant shall execute and return to Landlord within five (5) days
of receipt thereof.

                                   ARTICLE 3

                                   BASE RENT

       Tenant shall pay, without prior notice or demand, to Landlord or
Landlord's agent at the management office of the Project, or, at Landlord's
option, at such other place as Landlord may from time to time designate in
writing, by a check for currency which, at the time of payment, is legal tender
for private or public debts in the United States of America, base rent ("Base
Rent") as set forth in Section 4 of the Summary, payable in equal monthly
installments as set forth in Section 4 of the Summary in advance on or before
the first day of each and every calendar month during the Lease Term, without
any setoff or deduction whatsoever.  The Base Rent for the first full month of
the Lease Term shall be paid at the time of Tenant's execution of this Lease.
If any Rent payment date (including the Lease Commencement Date) falls on a day
of the month other than the first day of such month or if any payment of Rent is
for a period which is shorter than one month, the Rent for any fractional month
shall accrue on a daily basis for the period from the date such payment is due
to the end of such calendar month or to the end of the Lease Term at a rate per
day which is equal to 1/365 of the applicable annual Rent.  All other payments
or adjustments required to be made under the terms of this Lease that require
proration on a time basis shall be prorated on the same basis.

                                   ARTICLE 4

                                ADDITIONAL RENT

       4.1  General Terms.  In addition to paying the Base Rent specified in
            -------------
Article 3 of this Lease, Tenant shall pay, commencing after the expiration of
the "Base Year", "Tenant's Share" of the annual "Direct Expenses," as those
terms are defined in Sections 4.2.1, 4.2.6 and 4.2.2 of this Lease,
respectively, which are in excess of the amount of Direct Expenses applicable to
the Base Year; provided, however, that in  no event shall any decrease in Direct
Expenses for any "Expense Year," as that term is defined in Section 4.2.6 below,
below Direct Expenses for the Base Year entitle Tenant to any decrease in Base
Rent or any credit against sums due under this Lease.  Such payments by Tenant,
together with any and all other amounts payable by Tenant to Landlord pursuant
to the terms of this Lease, are hereinafter collectively referred to as the
"Additional Rent", and the Base Rent and the Additional Rent are herein
collectively referred to as "Rent."  All amounts due under this Article 4 as
Additional Rent shall be payable for the same periods and in the same manner as
the Base Rent.  Without limitation on other obligations of Tenant which survive
the expiration of the Lease Term, the obligations of Tenant to pay the
Additional Rent provided for in this Article 4 shall survive the expiration of
the Lease Term.

                                      -4-
<PAGE>

       4.2  Definitions of Key Terms Relating to Additional Rent.  As used in
            ----------------------------------------------------
this Article 4, the following terms shall have the meanings hereinafter set
forth:

            4.2.1 "Base Year" shall mean the period set forth in Section 5 of
the Summary.

            4.2.2 "Direct Expenses" shall mean "Operating Expenses" and "Tax
Expenses."

            4.2.3 "Expense Year" shall mean each calendar year in which any
portion of the Lease Tenn falls, through and including the calendar year in
which the Lease Term expires, provided that Landlord, upon notice to Tenant, may
change the Expense Year from time to time to any other twelve (12) consecutive
month period, and, in the event of any such change, Tenant's Share of Direct
Expenses shall be equitably adjusted for any Expense Year involved in any such
change.

            4.2.4 "Operating Expenses" shall mean all expenses, costs and
amounts of every kind and nature which Landlord pays or accrues during any
Expense Year because of or in connection with the ownership, management,
maintenance, security, repair, replacement, restoration or operation of the
Project, or any portion thereof. Without limiting the generality of the
foregoing, Operating Expenses shall specifically include any and all of the
following: (i) the cost of supplying all utilities, the cost of operating,
repairing, maintaining, and renovating the utility, telephone, mechanical,
sanitary, storm drainage, and elevator systems, and the cost of maintenance and
service contracts in connection therewith; (ii) the cost of licenses,
certificates, permits and inspections and the cost of contesting any
governmental enactments which may affect Operating Expenses, and the costs
incurred in connection with a transportation system management program or
similar program; (iii) the cost of all insurance carried by Landlord in
connection with the Project; (iv) the cost of landscaping, relamping, and all
supplies, tools, equipment and materials used in the operation, repair and
maintenance of the Project, or any portion thereof; (v) costs incurred in
connection with the parking areas servicing the Building; (vi) fees and other
costs, including management fees, consulting fees, legal fees and accounting
fees, of all contractors and consultants in connection with the management,
operation, maintenance and repair of the Project; (vii) payments under any
equipment rental agreements and the fair rental value of any management office
space; (viii) wages, salaries and other compensation and benefits, including
taxes levied thereon, of all persons engaged in the operation, maintenance and
security of the Project; (ix) costs under any instrument pertaining to the
sharing of costs by the Project; (x) operation, repair, maintenance and
replacement of all systems and equipment and components thereof of the Building;
(xi) the cost of janitorial, alarm, security and other services, replacement of
wall and floor coverings, ceiling tiles and fixtures in common areas,
maintenance and replacement of curbs and walkways, exterior windows and walls,
repair to roofs and re-roofing, waterproofing and sealing of garage, foundation
and basement areas; (xii) amortization (including interest on the unamortized
cost) of the cost of acquiring or the rental expense of personal property used
in the maintenance, operation and repair of the Project, or any portion thereof;
(xiii) the cost of capital improvements or other costs incurred in connection
with the Project (A) which are intended to effect economies in the operation or
maintenance of the Project, or any portion thereof, (B) that are required to
comply with present or anticipated conservation programs, (C) which are
replacements or modifications of nonstructural items located in the Common Areas
required to keep the Common Areas in good order or condition, or (D) that are
required under any governmental law or regulation; provided, however, that any
capital expenditure shall be amortized with interest over its useful life as
Landlord shall reasonably determine; (xiv) costs, fees, charges or assessments
imposed by, or resulting from any mandate imposed on Landlord by, any federal,
state or local government for fire and police protection, trash removal,
community services, or other services which do not constitute "Tax Expenses" as
that term is defined in Section 4.2.5, below; and (xv) payments under any
easement, license, operating agreement, declaration, restrictive covenant, or
instrument pertaining to the sharing of costs by the Building. If Landlord is
not furnishing any particular work or service (the cost of which, if performed
by Landlord, would be included in Operating Expenses) to a tenant who has
undertaken to perform such work or service in lieu of the performance thereof by
Landlord, Operating Expenses shall be deemed to be increased by an amount equal
to the additional Operating Expenses which would reasonably have been incurred
during such period by Landlord if it had at its own expense furnished such work
or service to such tenant. If the Project is not at least ninety-five percent
(95%) occupied during all or a portion of the Base Year or any Expense Year,
Landlord may elect to make an appropriate adjustment to the components of
Operating Expenses for such year to determine the amount of

                                      -5-
<PAGE>

completion thereof. In addition, Landlord may in its discretion, require Tenant
to obtain a lien and completion bond or some alteranate form of security
satisfactory to Landlord in an amount sufficient to ensure the lien-free
completion of such Alterations and naming Landlord as a co-obligee.

       8.5  Landlord's Property.  All Alterations, improvements, fixtures,
            -------------------
equipment and/or appurtenances which may be installed or placed in or about the
Premises, from time to time, shall be at the sole cost of Tenant and shall be
and become the property of Landlord, except that Tenant may remove any
Alterations, improvements, fixtures and/or equipment which Tenant can
substantiate to Landlord have not been paid for with any Tenant improvement
allowance funds provided to Tenant by Landlord, provided Tenant repairs any
damage to the Premises and Building caused by such removal and returns the
affected portion of the Premises to a building standard tenant improved
condition as determined by Landlord.  Furthermore, Landlord may, by written
notice to Tenant prior to the end of the Lease Term, or given following any
earlier termination of this Lease, require Tenant, at Tenant's expense, to
remove any Alterations or improvements in the Premises, and to repair any damage
to the Premises and Building caused by such removal and returns the affected
portion of the Premises to a building standard tenant improved condition as
determined by Landlord.  If Tenant fails to complete such removal and/or to
repair any damage caused by the removal of any Alterations or improvements in
the Premises, and return the affected portion of the Premises to a building
standard tenant improved condition as determined by Landlord, Landlord may do so
and may charge the cost thereof to Tenant.  Tenant hereby protects, defends,
indemnifies and holds Landlord harmless from any liability, cost, obligation,
expense or claim of lien in any manner relating to the installation, placement,
removal or financing of any such Alterations, improvements, fixtures and/or
equipment in, on or about the Premises, which obligations of Tenant shall
survive the expiration or earlier termination of this Lease.

                                   ARTICLE 9

                            COVENANT AGAINST LIENS

       Tenant shall keep the Project and Premises free from any liens or
encumbrances arising out of the work performed, materials furnished or
obligations incurred by or on behalf of Tenant, and shall protect, defend,
indemnify and hold Landlord harmless from and against any claims, liabilities,
judgments or costs (including, without limitation, reasonable attorneys' fees
and costs) arising out of same or in connection therewith. Tenant shall give
Landlord notice at least twenty (20) days prior to the commencement of any such
work on the Premises (or such additional time as may be necessary under
applicable laws) to afford Landlord the opportunity of posting and recording
appropriate notices of non-responsibility. Tenant shall remove any such lien or
encumbrance by bond or otherwise within five (5) days after notice by Landlord,
and if Tenant shall fail to do so, Landlord may pay the amount necessary to
remove such lien or encumbrance, without being responsible for investigating the
validity thereof. The amount so paid shall be deemed Additional Rent under this
Lease payable upon demand, without limitation as to other remedies available to
Landlord under this Lease. Nothing contained in this Lease shall authorize
Tenant to do any act which shall subject Landlord's title to the Building or
Premises to any liens or encumbrances whether claimed by operation of law or
express or implied contract. Any claim to a lien or encumbrance upon the
Building or Premises arising in connection with any such work or respecting the
Premises not performed by or at the request of Landlord shall be null and void,
or at Landlord's option shall attach only against Tenant's interest in the
Premises and shall in all respects be subordinate to Landlord's title to the
Project, Building and Premises.

                                  ARTICLE 10

                                   INSURANCE

       10.1 Indemnification and Waiver.  Tenant hereby assumes all risk of
            --------------------------
damage to property or injury to persons in, upon or about the Premises from any
cause whatsoever and agrees that Landlord, its partners, subpartners and their
respective officers, agents, servants, employees, and independent contractors
(collectively, "Landlord Parties") shall not be liable for, and are hereby
released from any responsibility for, any damage either to person or property or
resulting from the loss of use thereof, which damage is sustained by Tenant or
by other persons claiming through Tenant. Tenant shall indemnify, defend,
protect, and hold harmless the

                                      -12-
<PAGE>

Landlord Parties from any and all loss, cost, damage, expense and liability
(including without limitation court costs and reasonable attorneys' fees)
incurred in connection with or arising from any cause in, on or about the
Premises, any acts, omissions or negligence of Tenant or of any person claiming
by, through or under Tenant, or of the contractors, agents, servants, employees,
invitees, guests or licensees of Tenant or any such person, in, on or about the
Project or any breach of the terms of this Lease, either prior to, during, or
after the expiration of the Lease Term, provided that the terms of the foregoing
indemnity shall not apply to the negligence or willful misconduct of Landlord.
Should Landlord be named as a defendant in any suit brought against Tenant in
connection with or arising out of Tenant's occupancy of the Premises, Tenant
shall pay to Landlord its costs and expenses incurred in such suit, including
without limitation, its actual professional fees such as appraisers',
accountants' and attorneys' fees. Further, Tenant's agreement to indemnify
Landlord pursuant to this Section 10.1 is not intended and shall not relieve any
                          ------------
insurance carrier of its obligations under policies required to be carried by
Tenant pursuant to the provisions of this Lease, to the extent such policies
cover the matters subject to Tenant's indemnification obligations; nor shall
they supersede any inconsistent agreement of the parties set forth in any other
provision of this Lease. The provisions of this Section 10.1 shall survive the
expiration or sooner termination of this Lease with respect to any claims or
liability arising in connection with any event occurring prior to such
expiration or termination.

     10.2 Tenant's Compliance With Landlord's Fire and Casualty Insurance.
          ---------------------------------------------------------------
Tenant shall, at Tenant's expense, comply with all insurance company
requirements pertaining to the use of the Premises.  If Tenant's conduct or use
of the Premises causes any increase in the premium for such insurance policies
then Tenant shall reimburse Landlord for any such increase.  Tenant, at Tenant's
expense, shall comply with all rules, orders, regulations or requirements of the
American Insurance Association (formerly the National Board of Fire
Underwriters) and with any similar body.

     10.3 Tenant's Insurance.  Tenant shall maintain the following coverages in
          ------------------
the following amounts.

          10.3.1    Commercial General Liability Insurance covering the insured
against claims of bodily injury, personal injury and property damage (including
loss of use thereof) arising out of Tenant's operation's, and contractual
liabilities (covering the performance by Tenant of its indemnity agreements)
including a Broad Form endorsement covering the insuring provisions of this
Lease and the performance by Tenant of the indemnity agreements set forth in
Section 10.1 of this Lease, for limits of liability not less than:

       Bodily Injury and                 $5,000,000 each occurrence
       Property Damage Liability         $5,000,000 annual aggregate

       Personal Injury Liability         $5,000,000 each occurrence
                                         $5,000,000 annual aggregate
                                         0% Insured's participation

          10.3.2    Physical Damage Insurance covering (i) all office furniture,
business and trade fixtures, office equipment, free-standing cabinet work,
movable partitions, merchandise and all other items of Tenant's property on the
Premises installed by, for, or at the expense of Tenant, (ii) the "Tenant
Improvements," as that term is defined in Section 2.1 of the Tenant Work Letter,
and any other improvements which exist in the Premises as of the Lease
Commencement Date (excluding the Base Building) (the "Original Improvements"),
and (iii) all other improvements, alterations and additions to the Premises.
Such insurance shall be written on an "all risks" of physical loss or damage
basis, for the full replacement cost value (subject to reasonable deductible
amounts) new without deduction for depreciation of the covered items and in
amounts that meet any co-insurance clauses of the policies of insurance and
shall include coverage for damage or other loss caused by fire or other peril
including, but not limited to, vandalism and malicious mischief, theft, water
damage of any type, including sprinkler leakage, bursting or stoppage of pipes,
and explosion, and providing business interruption coverage for a period of one
year.

          10.3.3    Worker's Compensation and Employer's Liability or other
similar insurance pursuant to all applicable state and local statutes and
regulations.

                                      -13-
<PAGE>

           10.3.4 Business Interruption Insurance in the amount necessary to
insure payment of Tenant's obligations to pay Rent hereunder for a period of not
less than twelve (12) months.

     10.4  Form of Policies.  The minimum limits of policies of insurance
           ----------------
required of Tenant under this Lease shall in no event limit the liability of
Tenant under this Lease.  Such insurance shall (i) name Landlord, and any other
party the Landlord so specifies, as an additional insured, including Landlord's
managing agent, if any; (ii) specifically cover the liability assumed by Tenant
under this Lease, including, but not limited to, Tenant's obligations under
Section 10.1 of this Lease; (iii) be issued by an insurance company having a
rating of not less than A-X in Best's Insurance Guide or which is otherwise
acceptable to Landlord and licensed to do business in the State of California;
(iv) be primary insurance as to all claims thereunder and provide that any
insurance carried by Landlord is excess and is non-contributing with any
insurance requirement of Tenant; (v) be in form and content reasonably
acceptable to Landlord; and (vi) provide that said insurance shall not be
canceled or coverage changed unless thirty (30) days' prior written notice shall
have been given to Landlord and any mortgagee of Landlord.  Tenant shall deliver
said policy or policies or certificates (including endorsements) thereof to
Landlord on or before the Lease Commencement Date and at least thirty (30) days
before the expiration dates thereof.  In the event Tenant shall fail to procure
such insurance, or to deliver such policies or certificate, Landlord may, at its
option, procure such policies for the account of Tenant, and the cost thereof
shall be paid to Landlord within five (5) days after delivery to Tenant of bills
therefor.

     10.5  Subrogation.  Landlord and Tenant intend that their respective
           -----------
property loss risks shall be borne by reasonable insurance carriers to the
extent above provided, and Landlord and Tenant hereby agree to look solely to,
and seek recovery only from, their respective insurance carriers in the event of
a property loss to the extent that such coverage is agreed to be provided
hereunder.  The parties each hereby waive all rights and claims against each
other for such losses, and waive all rights of subrogation of their respective
insurers, provided such waiver of subrogation shall not affect the right to the
insured to recover thereunder.  The parties agree that their respective
insurance policies are now, or shall be, endorsed such that the waiver of
subrogation shall not affect the right of the insured to recover thereunder, so
long as no material additional premium is charged therefor.

     10.6  Additional Insurance Obligations.  Tenant shall carry and maintain
           --------------------------------
during the entire Lease Term, as the same may be extended, at Tenant's sole cost
and expense, increased amounts of the insurance required to be carried by Tenant
pursuant to this Article 10 and such other reasonable types of insurance
coverage and in such reasonable amounts covering the Premises and Tenant's
operations therein, as may be reasonably requested by Landlord.

                                  ARTICLE 11

                            DAMAGE AND DESTRUCTION

     11.1  Repair of Damage to Premises by Landlord.  Tenant shall promptly
           ----------------------------------------
notify Landlord of any damage to the Premises resulting from fire or any other
casualty.  If the Premises or any Common Areas serving or providing access to
the Premises shall be damaged by fire or other casualty, Landlord shall promptly
and diligently, subject to reasonable delays for insurance adjustment or other
matters beyond Landlord's reasonable control, and subject to all other terms of
this Article 11, restore the Base Building and such Common Areas.  Such
restoration shall be to substantially the same condition of the Base Building
and the Common Areas prior to the casualty, except for modifications required by
zoning and building codes and other laws or by the holder of a mortgage on the
Building or Project or any other modifications to the Common Areas deemed
desirable by Landlord, provided that access to the Premises and any common
restrooms serving the Premises, upon notice (the "Landlord Repair Notice") to
Tenant from Landlord, Tenant shall assign to Landlord (or to any party
designated by Landlord) all insurance proceeds payable to Tenant under Tenant's
insurance required under Section 10.3 of this Lease, and Landlord shall repair
any injury or damage to the Tenant Improvements and the Original Improvements
installed in the Premises and shall return such Tenant Improvements and Original
Improvements to their original condition; provided that if the cost of such
repair by Landlord exceeds the amount of insurance proceeds received by Landlord
from Tenant's insurance carrier, as assigned by Tenant, the cost of such repairs
shall be paid by Tenant to

                                      -14-
<PAGE>

Landlord prior to Landlord's commencement of repair of the damage, or as soon as
such additional costs are known. In the event that Landlord does not deliver the
Landlord Repair Notice within sixty (60) days following the date the casualty
becomes known to Landlord, Tenant shall, at its sole cost and expense, repair
any injury or damage to the Tenant Improvements and the Original Improvements
installed in the Premises and shall return such Tenant Improvements and Original
Improvements to their original condition. Whether or not Landlord delivers a
Landlord Repair Notice, prior to the commencement of construction, Tenant shall
submit to Landlord, for Landlord's review and approval, all plans,
specifications and working drawings relating thereto, and Landlord shall select
the contractors to perform such improvement work. Landlord shall not be liable
for any inconvenience or annoyance to Tenant or its visitors, or injury to
Tenant's business resulting in any way from such damage or the repair thereof;
provided however, that if such fire or other casualty shall have damaged the
Premises or Common Areas necessary to Tenant's occupancy, Landlord shall allow
Tenant a proportionate abatement of Rent to the extent Landlord is reimbursed
from the proceeds of rental interruption insurance purchased by Landlord as part
of Operating Expenses, during the time and to the extent the Premises are unfit
for occupancy for the purposes permitted under this Lease, and not occupied by
Tenant as a result thereof; provided, further, however, that if the damage or
destruction is due to the negligence or wilful misconduct of Tenant or any of
its agents, employees, contractors, invitees or guests, Tenant shall be
responsible for any reasonable, applicable insurance deductible (which shall be
payable to Landlord upon demand) and there shall be no rent abatement. In the
event that Landlord shall not deliver the Landlord Repair Notice, Tenant's right
to rent abatement pursuant to the preceding sentence shall terminate as of the
date which is reasonably determined by Landlord to be the date Tenant should
have completed repairs to the Premises assuming Tenant used reasonable due
diligence in connection therewith.

     11.2  Landlord's Option to Repair.  Notwithstanding the terms of Section
           ---------------------------
11.1 of this Lease, Landlord may elect not to rebuild and/or restore the
Premises, Building and/or Project, and instead terminate this Lease, by
notifying Tenant in writing of such termination within sixty (60) days after the
date of damage, such notice to include a termination date giving Tenant sixty
(60) days to vacate the Premises, but Landlord may so elect only if the Building
or Project shall be damaged by fire or other casualty or cause, whether or not
the Premises are affected, and one or more of the following conditions is
present: (i) in Landlord's reasonable judgment, repairs cannot reasonably be
completed within ninety (90) days after the date of discovery of the damage
(when such repairs are made without the payment of overtime or other premiums);
(ii) the holder of any mortgage on the Building or Project or ground lessor with
respect to the Building or Project shall require that the insurance proceeds or
any portion thereof be used to retire the mortgage debt, or shall terminate the
ground lease, as the case may be; (iii) the damage is not fully covered by
Landlord's insurance policies; or (iv) Landlord decides to rebuild the Building
or Common Areas so that they will be substantially different structurally or
architecturally; (v) the damage occurs during the last eighteen (18) months of
the Lease Term; or (vi) any owner of any other portion of the Project, other
than Landlord, does not intend to repair the damage to such portion of the
Project

     11.3  Waiver of Statutory Provisions.  The provisions of this Lease,
           ------------------------------
including this Article 11, 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, the Building or the Project, and any statute or regulation of
the State of California, including, without limitation, Sections 1932(2) and
1933(4) of the California Civil Code, with respect to any rights or obligations
concerning damage or destruction in the absence of an express agreement between
the parties, and any other statute or regulation, now or hereafter in effect,
shall have no application to this Lease or any damage or destruction to all or
any part of the Premises, the Building or the Project.

                                  ARTICLE 12

                                   NONWAIVER

     No provision of this Lease shall be deemed waived by either party hereto
unless expressly waived in a writing signed thereby.  The waiver by either party
hereto of any breach of any term, covenant or condition herein contained shall
not be deemed to be a waiver of any subsequent breach of same or any other term,
covenant or condition herein contained.  The subsequent acceptance of Rent
hereunder by Landlord shall not be deemed to be a waiver of any preceding

                                      -15-
<PAGE>

breach by Tenant of any term, covenant or condition of this Lease, other than
the failure of Tenant to pay the particular Rent so accepted, regardless of
Landlord's knowledge of such preceding breach at the time of acceptance of such
Rent. No acceptance of a lesser amount than the Rent herein stipulated shall be
deemed a waiver of Landlord's right to receive the full amount due, nor shall
any endorsement or statement on any check or payment or any letter accompanying
such check or payment be deemed an accord and satisfaction, and Landlord may
accept such check or payment without prejudice to Landlord's right to recover
the full amount due. No receipt of monies by Landlord from Tenant after the
termination of this Lease shall in any way alter the length of the Lease Term or
of Tenant's right of possession hereunder, or after the giving of any notice
shall reinstate, continue or extend the Lease Term or affect any notice given
Tenant prior to the receipt of such monies, it being agreed that after the
service of notice or the commencement of a suit, or after final judgment for
possession of the Premises, Landlord may receive and collect any Rent due, and
the payment of said Rent shall not waive or affect said notice, suit or
judgment.

                                  ARTICLE 13

                                 CONDEMNATION

     If the whole or any part of the Premises, Building or Project shall be
taken by power of eminent domain or condemned by any competent authority for any
public or quasi-public use or purpose, or if any adjacent property or street
shall be so taken or condemned, or reconfigured or vacated by such authority in
such manner as to require the use, reconstruction or remodeling of any part of
the Premises, Building or Project, or if Landlord shall grant a deed or other
instrument in lieu of such taking by eminent domain or condemnation, Landlord
shall have the option to terminate this Lease effective as of the date
possession is required to be surrendered to the authority.  If more than twenty-
five percent (25%) of the rentable square feet of the Premises is taken, or if
access to the Premises is substantially impaired, in each case for a period in
excess of one hundred eighty (180) days, Tenant shall have the option to
terminate this Lease effective as of the date possession is required to be
surrendered to the authority.  Tenant shall not because of such taking assert
any claim against Landlord or the authority for any compensation because of such
taking and Landlord shall be entitled to the entire award or payment in
connection therewith, except that Tenant shall have the right to file any
separate claim available to Tenant for any taking of Tenant's personal property
and fixtures belonging to Tenant and removable by Tenant upon expiration of the
Lease Term pursuant to the terms of this Lease, and for moving expenses, so long
as such claims do not diminish the award available to Landlord, its ground
lessor with respect to the Building or Project or its mortgagee, and such claim
is payable separately to Tenant.  All Rent shall be apportioned as of the date
of such termination.  If any part of the Premises shall be taken, and this Lease
shall not be so terminated, the Rent shall be proportionately abated.  Tenant
hereby waives any and all rights it might otherwise have pursuant to Section
1265.130 of The California Code of Civil Procedure. Notwithstanding anything to
the contrary contained in this Article 13, in the event of a temporary taking of
all or any portion of the Premises for a period of one hundred and eighty (180)
days or less, then this Lease shall not terminate but the Base Rent and the
Additional Rent shall be abated for the period of such taking in proportion to
the ratio that the amount of rentable square feet of the Premises taken bears to
the total rentable square feet of the Premises.  Landlord shall be entitled to
receive the entire award made in connection with any such temporary taking.

                                  ARTICLE 14

                           ASSIGNMENT AND SUBLETTING

     14.1  Transfers.  Tenant shall not, without the prior written consent of
           ---------
Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to
attach to, or otherwise transfer, this Lease or any interest hereunder, permit
any assignment, or other transfer of this Lease or any interest hereunder by
operation of law, sublet the Premises or any part thereof, or enter into any
license or concession agreements or otherwise permit the occupancy or use of the
Premises or any part thereof by any persons other than Tenant and its employees
and contractors (all of the foregoing are hereinafter sometimes referred to
collectively as "Transfers" and any person to whom any Transfer is made or
sought to be made is hereinafter sometimes referred to as a "Transferee").  If
Tenant desires Landlord's consent to any Transfer, Tenant shall notify Landlord
in writing, which notice (the "Transfer Notice") shall include (i) the proposed

                                      -16-
<PAGE>

effective date of the Transfer, which shall not be less than thirty (30) days
nor more than one hundred eighty (180) days after the date of delivery of the
Transfer Notice, (ii) a description of the portion of the Premises to be
transferred (the "Subject Space"), (iii) all of the terms of the proposed
Transfer and the consideration therefor, including calculation of the "Transfer
Premium", as that term is defined in Section 14.3 below, in connection with such
Transfer, the name and address of the proposed Transferee, and a copy of all
existing executed and/or proposed documentation pertaining to the proposed
Transfer, including all existing operative documents to be executed to evidence
such Transfer or the agreements incidental or related to such Transfer, provided
that Landlord shall have the right to require Tenant to utilize Landlord's
standard Transfer documents in connection with the documentation of such
Transfer, (iv) current financial statements of the proposed Transferee certified
by an officer, partner or owner thereof, business credit and personal references
and history of the proposed Transferee and any other information required by
Landlord which will enable Landlord to determine the financial responsibility,
character, and reputation of the proposed Transferee, nature of such
Transferee's business and proposed use of the Subject Space, and (v) an executed
estoppel certificate from Tenant in the form attached hereto as Exhibit E.  Any
                                                                ---------
Transfer made without Landlord's prior written consent shall, at Landlord's
option, be null, void and of no effect, and shall, at Landlord's option,
constitute a default by Tenant under this Lease. Whether or not Landlord
consents to any proposed Transfer, Tenant shall pay Landlord's review and
processing fees, as well as any reasonable professional fees (including, without
limitation, attorneys', accountants', architects', engineers' and consultants'
fees) incurred by Landlord, within thirty (30) days after written request by
Landlord.

     14.2  Landlord's Consent.  Landlord shall not unreasonably withhold its
           ------------------
consent to any proposed Transfer of the Subject Space to the Transferee on the
terms specified in the Transfer Notice.  Without limitation as to other
reasonable grounds for withholding consent, the parties hereby agree that it
shall be reasonable under this Lease and under any applicable law for Landlord
to withhold consent to any proposed Transfer where one or more of the following
apply:

           14.2.1  The Transferee is of a character or reputation or engaged in
a business which is not consistent with the quality of the Building or the
Project;

           14.2.2  The Transferee intends to use the Subject Space for purposes
which are not permitted under this Lease;

           14.2.3  The Transferee is either a governmental agency or
instrumentality thereof;

           14.2.4  The Transferee is not a party of reasonable financial worth
and/or financial stability in light of the responsibilities to be undertaken in
connection with the Transfer on the date consent is requested;

           14.2.5  The proposed Transfer would cause a violation of another
lease for space in the Project, or would give an occupant of the Project a right
to cancel its lease;

           14.2.6  The terms of the proposed Transfer will allow the Transferee
to exercise a right of renewal, right of expansion, right of first offer, or
other similar right held by Tenant (or will allow the Transferee to occupy space
leased by Tenant pursuant to any such right); or

           14.2.7  Either the proposed Transferee, or any person or entity which
directly or indirectly, controls, is controlled by, or is under common control
with, the proposed Transferee, (i) occupies space in the Project at the time of
the request for consent, or (ii) is negotiating or has negotiated with Landlord
to lease space in the Project.

           14.2.8  The Transferee does not intend to occupy the entire Premises
and conduct its business therefrom for a substantial portion of the term of the
Transfer.

     If Landlord consents to any Transfer pursuant to the terms of this Section
14.2 (and does not exercise any recapture rights Landlord may have under Section
14.4 of this Lease), Tenant may within six (6) months after Landlord's consent,
but not later than the expiration of said six-month period, enter into such
Transfer of the Premises or portion thereof, upon substantially the same terms
and conditions as are set forth in the Transfer Notice furnished by Tenant to
Landlord pursuant to Section 14.1 of this Lease. Notwithstanding anything to the
contrary in the Lease, if

                                      -17-
<PAGE>

Tenant or any proposed Transferee claims that Landlord has unreasonably withheld
or delayed its consent under Section 14.2 or otherwise has breached or acted
unreasonably under this Article 14, their sole remedies shall be a declaratory
judgment and an injunction for the relief sought without any monetary damages,
and Tenant hereby waives all other remedies, including, without limitation, any
right at law or equity to terminate this Lease, on its own behalf and, to the
extent permitted under all applicable laws, on behalf of the proposed
Transferee. Tenant shall indemnify, defend and hold harmless Landlord from any
and all liability, losses, claims, damages, costs, expenses, causes of action
and proceedings involving any third party or parties (including without
limitation Tenant's proposed subtenant or assignee) who claim they were damaged
by Landlord's wrongful withholding or conditioning of Landlord's consent.

     14.3  Transfer Premium.  If Landlord consents to a Transfer, as a condition
           ----------------
thereto which the parties hereby agree is reasonable, Tenant shall pay to
Landlord any "Transfer Premium," as that term is defined in this Section 14.3,
received by Tenant from such Transferee.  "Transfer Premium" shall mean all
rent, additional rent or other consideration payable by such Transferee in
connection with the Transfer in excess of the Rent and Additional Rent payable
by Tenant under this Lease during the term of the Transfer on a per rentable
square foot basis if less than all of the Premises is transferred.  "Transfer
Premium" shall also include, but not be limited to, key money, bonus money or
other cash consideration paid by Transferee to Tenant in connection with such
Transfer, and any payment in excess of fair market value for services rendered
by Tenant to Transferee or for assets, fixtures, inventory, equipment, or
furniture transferred by Tenant to Transferee in connection with such Transfer.
In the calculations of the Rent (as it relates to the Transfer Premium
calculated under this Section 14.3), the Rent paid during each annual period for
                      ------------
the Subject Space, shall be computed after adjusting such rent to the actual
effective rent to be paid, taking into consideration any and all leasehold
concessions granted in connection therewith, including, but not limited to, any
rent credit and tenant improvement allowance.  For purposes of calculating any
such effective rent all such concessions shall be amortized on a straight-line
basis over the relevant term.

     14.4  Landlord's Option as to Subject Space.  Notwithstanding anything to
           -------------------------------------
the contrary contained in this Article 14, Landlord shall have the option, by
giving written notice to Tenant within thirty (30) days after receipt of any
Transfer Notice, to recapture the Subject Space.  Such recapture notice shall
cancel and terminate this Lease with respect to the Subject Space as of the date
stated in the Transfer Notice as the effective date of the proposed Transfer
until the last day of the term of the Transfer as set forth in the Transfer
Notice (or at Landlord's option, shall cause the Transfer to be made to Landlord
or its agent, in which case the parties shall execute the Transfer documentation
promptly thereafter).  In the event of a recapture by Landlord, if this Lease
shall be canceled with respect to less than the entire Premises, the Rent
reserved herein shall be prorated on the basis of the number of rentable square
feet retained by Tenant in proportion to the number of rentable square feet
contained in the Premises, and this Lease as so amended shall continue
thereafter in full force and effect, and upon request of either party, the
parties shall execute written confirmation of the same.  If Landlord declines,
or fails to elect in a timely manner to recapture the Subject Space under this
Section 14.4, then, provided Landlord has consented to the proposed Transfer,
Tenant shall be entitled to proceed to transfer the Subject Space to the
proposed Transferee, subject to provisions of this Article 14.

     14.5  Effect of Transfer. If Landlord consents to a Transfer, (i) the terms
           ------------------
and conditions of this Lease shall in no way be deemed to have been waived or
modified, (ii) such consent shall not be deemed consent to any further Transfer
by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord,
promptly after execution, an original executed copy of all documentation
pertaining to the Transfer in form reasonably acceptable to Landlord, (iv)
Tenant shall furnish upon Landlord's request a complete statement, certified by
an independent certified public accountant, or Tenant's chief financial officer,
setting forth in detail the computation of any Transfer Premium Tenant has
derived and shall derive from such Transfer, and (v) no Transfer relating to
this Lease or agreement entered into with respect thereto, whether with or
without Landlord's consent, shall relieve Tenant or any guarantor of the Lease
from any liability under this Lease, including, without limitation, in
connection with the Subject Space. Landlord or its authorized representatives
shall have the right at all reasonable times to audit the books, records and
papers of Tenant relating to any Transfer, and shall have the right to make
copies thereof.  If the Transfer Premium respecting any Transfer shall be found
understated, Tenant shall, within thirty (30) days after demand, pay the
deficiency, and if understated by more than two percent (2%), Tenant shall pay
Landlord's costs of such audit.

                                      -18-
<PAGE>

     14.6  Additional Transfers. For purposes of this Lease, the term "Transfer"
           --------------------
shall also include (i) if Tenant is a partnership, the withdrawal or change,
voluntary, involuntary or by operation of law, of fifty percent (50%) or more of
the partners, or transfer of fifty percent (50%) or more of partnership
interests, within a twelve (12)-month period, or the dissolution of the
partnership without immediate reconstitution thereof, and (ii) if Tenant is a
closely held corporation (i.e., whose stock is not publicly held and not traded
through an exchange or over the counter), (A) the dissolution, merger,
consolidation or other reorganization of Tenant or (B) the sale or other
transfer of an aggregate of fifty percent (50%) or more of the voting shares of
Tenant (other than to immediate family members by reason of gift or death),
within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or
pledge of an aggregate of fifty percent (50%) or more of the value of the
unencumbered assets of Tenant within a twelve (12)-month period.

     14.7  Occurrence of Default.  Any Transfer hereunder shall be subordinate
           ---------------------
and subject to the provisions of this Lease, and if this Lease shall be
terminated during the term of any Transfer, Landlord shall have the right to:
(i) treat such Transfer as cancelled and repossess the Subject Space by any
lawful means, or (ii) require that such Transferee attorn to and recognize
Landlord as its landlord under any such Transfer.  If Tenant shall be in default
under this Lease, Landlord is hereby irrevocably authorized, as Tenant's agent
and attorney-in-fact, to direct any Transferee to make all payments under or in
connection with the Transfer directly to Landlord (which Landlord shall apply
towards Tenant's obligations under this Lease) until such default is cured.
Such Transferee shall rely on any representation by Landlord that Tenant is in
default hereunder, without any need for confirmation thereof by Tenant.  Upon
any assignment, the assignee shall assume in writing all obligations and
covenants of Tenant thereafter to be performed or observed under this Lease.  No
collection or acceptance of rent by Landlord from any Transferee shall be deemed
a waiver of any provision of this Article 14 or the approval of any Transferee
or a release of Tenant from any obligation under this Lease, whether theretofore
or thereafter accruing.  In no event shall Landlord's enforcement of any
provision of this Lease against any Transferee be deemed a waiver of Landlord's
right to enforce any term of this Lease against Tenant or any other person.  If
Tenant's obligations hereunder have been guaranteed, Landlord's consent to any
Transfer shall not be effective unless the guarantor also consents to such
Transfer.

                                  ARTICLE 15

                     SURRENDER OF PREMISES; OWNERSHIP AND
                            REMOVAL OF TRADE FIXTURES

     15.1  Surrender of Premises.  No act or thing done by Landlord or any agent
           ---------------------
or employee of Landlord during the Lease Term shall be deemed to constitute an
acceptance by Landlord of a surrender of the Premises unless such intent is
specifically acknowledged in writing by Landlord.  The delivery of keys to the
Premises to Landlord or any agent or employee of Landlord shall not constitute a
surrender of the Premises or effect a termination of this Lease, whether or not
the keys are thereafter retained by Landlord, and notwithstanding such delivery
Tenant shall be entitled to the return of such keys at any reasonable time upon
request until this Lease shall have been properly terminated.  The voluntary or
other surrender of this Lease by Tenant, whether accepted by Landlord or not, or
a mutual termination hereof, shall not work a merger, and at the option of
Landlord shall operate as an assignment to Landlord of all subleases or
subtenancies affecting the Premises or terminate any or all such sublessees or
subtenancies.

     15.2  Removal of Tenant Property by Tenant. Upon the expiration of the
           ------------------------------------
Lease Term, or upon any earlier termination of this Lease, Tenant shall, subject
to the provisions of this Article 15, quit and surrender possession of the
Premises to Landlord in as good order and condition as when Tenant took
possession and as thereafter improved by Landlord and/or Tenant, reasonable wear
and tear and repairs which are specifically made the responsibility of Landlord
hereunder excepted. Upon such expiration or termination, Tenant shall, without
expense to Landlord, remove or cause to be removed from the Premises all debris
and rubbish, and such items of furniture, equipment, business and trade
fixtures, free-standing cabinet work, movable partitions and other articles of
personal property owned by Tenant or installed or placed by Tenant at its
expense in the Premises (the "Tenant Personal Property"), and such similar
articles of any other persons claiming under Tenant, as Landlord may, in its
sole discretion, require to be removed, and Tenant shall repair at is own
expense all damage to the Premises and

                                      -19-
<PAGE>

Building resulting from such removal. Landlord shall have the right, at Tenant's
sole cost and expense, to dispose of any Tenant Personal Property remaining in
the Premises after Tenant's vacation of the same in any manner Landlord sees
fit.

                                  ARTICLE 16

                                 HOLDING OVER

     If Tenant holds over after the expiration of the Lease Term or earlier
termination thereof, with or without the express or implied consent of Landlord,
such tenancy shall be from month-to-month only, and shall not constitute a
renewal hereof or an extension for any further term, and in such case Rent shall
be payable at a monthly rate equal to the product of (i) the Rent applicable
during the last rental period of the Lease Term under this Lease, and (ii) a
percentage equal to the sum of (A) 200% and (B) the percentage by which Rent was
increased at the time of the last increase of Rent during the Lease Term.  Such
month-to-month tenancy shall be subject to every other applicable term, covenant
and agreement contained herein.  Nothing contained in this Article 16 shall be
construed as consent by Landlord to any holding over by Tenant, and Landlord
expressly reserves the right to require Tenant to surrender possession of the
Premises to Landlord as provided in this Lease upon the expiration or other
termination of this Lease.  The provisions of this Article 16 shall not be
deemed to limit or constitute a waiver of any other rights or remedies of
Landlord provided herein or at law.  If Tenant fails to surrender the Premises
upon the termination or expiration of this Lease, in addition to any other
liabilities to Landlord accruing therefrom, Tenant shall protect, defend,
indemnify and hold Landlord harmless from all loss, costs (including reasonable
attorneys' fees) and liability resulting from such failure, including, without
limiting the generality of the foregoing, any claims made by any succeeding
tenant founded upon such failure to surrender and any lost profits to Landlord
resulting therefrom.

                                  ARTICLE 17

                             ESTOPPEL CERTIFICATES

     Within ten (10) days following a request in writing by Landlord, Tenant
shall execute, acknowledge and deliver to Landlord an estoppel certificate,
which, as submitted by Landlord, shall be substantially in the form of Exhibit
                                                                       -------
E, attached hereto (or such other form as may be required by any prospective
-
mortgagee or purchaser of the Project, or any portion thereof), indicating
therein any exceptions thereto that may exist at that time, and shall also
contain any other information reasonably requested by Landlord or Landlord's
mortgagee or prospective mortgagee.  Any such certificate may be relied upon by
any prospective mortgagee or purchaser of all or any portion of the Project.
Tenant shall execute and deliver whatever other instruments may be reasonably
required for such purposes.  At any time during the Lease Term, Landlord may
require Tenant to provide Landlord with a current financial statement and
financial statements of the two (2) years prior to the current financial
statement year. Such statements shall be prepared in accordance with generally
accepted accounting principles and, if such is the normal practice of Tenant,
shall be audited by an independent certified public accountant.  Failure of
Tenant to timely execute, acknowledge and deliver such estoppel certificate or
other instruments shall constitute an acceptance of the Premises and an
acknowledgment by Tenant that statements included in the estoppel certificate
are true and correct, without exception.

                                  ARTICLE 18

                                 SUBORDINATION

     This Lease shall be subject and subordinate to all present and future
ground or underlying leases of the Building or Project and to the lien of any
mortgage, trust deed or other encumbrances now or hereafter in force against the
Building or Project or any part thereof, if any, and to all renewals,
extensions, modifications, consolidations and replacements thereof, and to all
advances made or hereafter to be made upon the security of such mortgage or
trust deeds, unless the holders of such mortgages, trust deeds or other
encumbrances, or the lessors under such ground lease of underlying leases,
require in writing that this Lease be superior thereto.  Tenant covenants and
agrees in the event any proceedings are brought for the foreclosure of any such
mortgage or deed in lieu thereof (or if any ground lease is terminated), to
attorn, without any deductions or set-offs whatsoever, to the lienholder or
purchaser or any successors thereto

                                      -20-
<PAGE>

upon any such foreclosure sale or deed in lieu thereof (or to the ground
lessor), if so requested to do so by such purchaser or lienholder or ground
lessor, and to recognize such purchaser or lienholder or ground lessor as the
lessor under this Lease, provided such lienholder or purchaser or ground lessor
shall agree to accept this Lease and not disturb Tenant's occupancy, so long as
Tenant timely pays the rent and observes and performs the terms, covenants and
conditions of this Lease to be observed and performed by Tenant. Landlord's
interest herein may be assigned as security at any time to any lienholder.
Tenant shall, within five (5) days of request by Landlord, execute such further
instruments or assurances as Landlord may reasonably deem necessary to evidence
or confirm the subordination or superiority of this Lease to any such mortgages,
trust deeds, ground leases or underlying leases. Tenant waives the provisions of
any current or future statute, rule or law which may give or purport to give
Tenant any right or election to terminate or otherwise adversely affect this
Lease and the obligations of the Tenant hereunder in the event of any
foreclosure proceeding or sale. Tenant shall, within five (5) days of request by
Landlord from time to time, (i) execute a Nondisturbance and Attornment
Agreement in the form reasonably approved by Landlord's mortgagee in favor of
any mortgagee of the Building or Project, and (ii) execute any other form of
nondisturbance and attornment agreement (or subordination, nondisturbance and
attornment agreement, or subordination of the applicable mortgagee's lien)
reasonably required by any mortgagee of the Building or Project which provides
comparable nondisturbance protection to Tenant in the event of a foreclosure.

                                  ARTICLE 19

                              DEFAULTS; REMEDIES

     19.1  Events of Default.  The occurrence of any of the following shall
           -----------------
constitute a default of this Lease by Tenant:

           19.1.1  Any failure by Tenant to pay any Rent or any other charge
required to be paid under this Lease, or any part thereof, when due unless such
failure is cured within three (3) days after notice; or

           19.1.2  Except where a specific time period is otherwise set forth
for Tenant's performance in this Lease, in which event the failure to perform by
Tenant within such time period shall be a default by Tenant under this Section
19.1.2, any failure by Tenant to observe or perform any other provision,
covenant or condition of this Lease to be observed or performed by Tenant where
such failure continues for ten (10) days after written notice thereof from
Landlord to Tenant; provided that if the nature of such default is such that the
same cannot reasonably be cured within a ten (10) day period, Tenant shall not
be deemed to be in default if it diligently commences such cure within such
period and thereafter diligently proceeds to rectify and cure such default, but
in no event exceeding a period of time in excess of thirty (30) days after
written notice thereof from Landlord to Tenant; or

           19.1.3  To the extent permitted by law, a general assignment by
Tenant or any guarantor of the Lease for the benefit of creditors, or the taking
of any corporate action in furtherance of bankruptcy or dissolution whether or
not there exists any proceeding under an insolvency or bankruptcy law, or the
filing by or against Tenant or any guarantor of any proceeding under an
insolvency or bankruptcy law, unless in the case of a proceeding filed against
Tenant or any guarantor the same is dismissed within sixty (60) days, or the
appointment of a trustee or receiver to take possession of all or substantially
all of the assets of Tenant or any guarantor, unless possession is restored to
Tenant or such guarantor within thirty (30) days, or any execution or other
judicially authorized seizure of all or substantially all of Tenant's assets
located upon the Premises or of Tenant's interest in this Lease, unless such
seizure is discharged within thirty (30) days; or

           19.1.4  Abandonment or vacation of all or a substantial portion of
the Premises by Tenant; or

           19.1.5  The failure by Tenant to observe or perform according to the
provisions of Articles 5, 14, 17 or 18 of this Lease where such failure
continues for more than two (2) business days after notice from Landlord; or

           19.1.6  Tenant's failure to occupy the Premises within ten (10)
business days after the Lease Commencement Date.

                                      -21-
<PAGE>

     The notice periods provided herein are in lieu of, and not in addition to,
any notice periods provided by law.

     19.2  Remedies Upon Default. Upon the occurrence of any event of default by
           ---------------------
Tenant, Landlord shall have, in addition to any other remedies available to
Landlord at law or in equity (all of which remedies shall be distinct, separate
and cumulative), 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.

           19.2.1 Terminate this Lease, in which event Tenant shall immediately
surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may,
without prejudice to any other remedy which it may have for possession or
arrearages in rent, enter upon and take possession of the Premises and expel or
remove Tenant and any other person who may be occupying the Premises or any part
thereof, without being liable for prosecution or any claim or damages therefor;
and Landlord may recover from Tenant the following:

                  (i)   The worth at the time of any unpaid rent which has been
     earned at the time of such termination; plus

                  (ii)  The worth at the time of award of the amount by which
     the unpaid rent which would have been earned after termination until the
     time of award exceeds the amount of such rental loss that Tenant proves
     could have been reasonably avoided; plus

                  (iii) The worth at the time of award of the amount by which
     the unpaid rent for the balance of the Lease Term after the time of award
     exceeds the amount of such rental loss that Tenant proves could have been
     reasonably avoided; plus

                  (iv)  Any other amount necessary to compensate Landlord for
     all the detriment proximately caused by Tenant's failure to perform its
     obligations under this Lease or which in the ordinary course of things
     would be likely to result therefrom, specifically including but not limited
     to, brokerage commissions and advertising expenses incurred, expenses of
     remodeling the Premises or any portion thereof for a new tenant, whether
     for the same or a different use, and any special concessions made to obtain
     a new tenant; and

                  (v)   At Landlord's election, such other amounts in addition
     to or in lieu of the foregoing as may be permitted from time to time by
     applicable law.

     The term "rent" as used in this Section 19.2 shall be deemed to be and to
mean all sums of every nature required to be paid by Tenant pursuant to the
terms of this Lease, whether to Landlord or to others.  As used in Paragraphs
19.2.1(i) and (ii), above, the "worth at the time of award" shall be computed by
allowing interest at the rate set forth in Article 25 of this Lease, but in no
case greater than the maximum amount of such interest permitted by law.  As used
in Paragraph 19.2.1 (iii) above, the "worth at the time of award" shall be
computed by discounting such amount at the discount rate of the Federal Reserve
Bank of San Francisco at the time of award plus one percent (1%).

           19.2.2 Landlord shall have the remedy described in California Civil
Code Section 1951.4 (lessor may continue lease in effect after lessee's breach
and abandonment and recover rent as it becomes due, if lessee has the right to
sublet or assign, subject only to reasonable limitations). Accordingly, if
Landlord does not elect to terminate this Lease on account of any default by
Tenant, Landlord may, from time to time, without terminating this Lease, enforce
all of its rights and remedies under this Lease, including the right to recover
all rent as it becomes due.

           19.2.3 Landlord shall at all times have the rights and remedies
(which shall be cumulative with each other and cumulative and in addition to
those rights and remedies available under Sections 19.2.1 and 19.2.2, above, or
any law or other provision of this Lease), without prior demand or notice except
as required by applicable law, to seek any declaratory, injunctive or other
equitable relief, and specifically enforce this Lease, or restrain or enjoin a
violation or breach of any provision hereof.

                                      -22-
<PAGE>

     19.3   Subleases of Tenant.  Whether or not Landlord elects to terminate
            -------------------
this Lease on account of any default by Tenant, as set forth in this Article
                                                                     -------
19, Landlord shall have the right to terminate any and all subleases, licenses,
--
concessions or other consensual arrangements for possession entered into by
Tenant and affecting the Premises within ten (10) days of notice from Landlord,
or may, in Landlord's sole discretion, succeed to Tenant's interest in such
subleases, licenses, concessions or arrangements.  In the event of Landlord's
election to succeed to Tenant's interest in any such subleases, licenses,
concessions or arrangements, Tenant shall, as of the date of notice by Landlord
of such election, have no further right to or interest in the rent or other
consideration receivable thereunder.

     19.4   Form of Payment After Default.  Following the occurrence of an
            -----------------------------
event of default by Tenant, Landlord shall have the right to require that any or
all subsequent amounts paid by Tenant to Landlord hereunder, whether to cure the
default in question or otherwise, be paid in the form of money order, cashier's
or certified check drawn on an institution acceptable to Landlord, or by other
means approved by Landlord, notwithstanding any prior practice of accepting
payments in any different form.

     19.5   Efforts to Relet.  No re-entry or repossession, repairs,
            ----------------
maintenance, changes, alterations and additions, reletting, appointment of a
receiver to protect Landlord's interests hereunder, or any other action or
omission by Landlord shall be construed as an election by Landlord to terminate
this Lease or Tenant's right to possession, or to accept a surrender of the
Premises, nor shall same operate to release Tenant in whole or in part from any
of Tenant's obligations hereunder, unless express written notice of such
intention is sent by Landlord to Tenant.  Tenant hereby irrevocably waives any
right otherwise available under any law to redeem or reinstate this Lease.

                                  ARTICLE 20

                          COVENANT OF QUIET ENJOYMENT

     Landlord covenants that Tenant, on paying the Rent, charges for services
and other payments herein reserved and on keeping, observing and performing all
the other terms, covenants, conditions, provisions and agreements herein
contained on the part of Tenant to be kept, observed and performed, shall,
during the Lease Term, peaceably and quietly have, hold and enjoy the Premises
subject to the terms, covenants, conditions, provisions and agreements hereof
without interference by any persons lawfully claiming by or through Landlord.
The foregoing covenant is in lieu of any other covenant express or implied.

                                  ARTICLE 21

                               SECURITY DEPOSIT

     Concurrent with Tenant's execution of this Lease, Tenant shall deposit
with Landlord a security deposit (the "Security Deposit") in the amount set
forth in Section 8 of the Summary, as security for the faithful performance by
Tenant of all of its obligations under this Lease.  If Tenant defaults with
respect to any provisions of this Lease, including, but not limited to, the
provisions relating to the payment of Rent, the removal of property and the
repair of resultant damage, Landlord may, without notice to Tenant, but shall
not be required to apply all or any part of the Security Deposit for the payment
of any Rent or any other sum in default and Tenant shall, upon demand therefor,
restore the Security Deposit to its original amount.  Any unapplied portion of
the Security Deposit shall be returned to Tenant, or, at Landlord's option, to
the last assignee of Tenant's interest hereunder, within sixty (60) days
following the expiration of the Lease Term.  Tenant shall not be entitled to any
interest on the Security Deposit. Tenant hereby waives the provisions of Section
1950.7 of the California Civil Code, or any successor statute.

                                  ARTICLE 22

                        SUBSTITUTION OF OTHER PREMISES

     Landlord shall have the right to move Tenant to other space in the Project
comparable to the Premises, and all terms hereof shall apply to the new space
with equal force.  In such event, Landlord shall give Tenant prior notice, shall
provide Tenant, at Landlord's sole cost and expense, with tenant improvements at
least equal in quality to those in the Premises and shall

                                      -23-
<PAGE>

move Tenant's effects to the new space at Landlord's sole cost and expense at
such time and in such manner as to inconvenience Tenant as little as reasonably
practicable. Simultaneously with such relocation of the Premises, the parties
shall immediately execute an amendment to this Lease stating the relocation of
the Premises.

                                  ARTICLE 23

                                     SIGNS

     23.1   Full Floors.  Subject to Landlord's prior written approval, in its
            -----------
sole discretion, and provided all signs are in keeping with the quality, design
and style of the Building and Project, Tenant, if the Premises comprise an
entire floor of the Building, at its sole cost and expense, may install
identification signage anywhere in the Premises including in the elevator lobby
of the Premises, provided that such signs must not be visible from the exterior
of the Building.

     23.2   Multi-Tenant Floors.  If other tenants occupy space on the floor on
            -------------------
which the Premises is located, Tenant's identifying signage shall be provided by
Landlord, at Tenant's cost, and such signage shall be comparable to that used by
Landlord for other similar floors in the Building and shall comply with
Landlord's Building standard signage program.

     23.3   Prohibited Signage and Other Items.  Any signs, notices, logos,
            ----------------------------------
pictures, names or advertisements which are installed and that have not been
separately approved by Landlord may be removed without notice by Landlord at the
sole expense of Tenant.  Tenant may not install any signs on the exterior or
roof of the Project or the Common Areas.  Any signs, window coverings, or blinds
(even if the same are located behind the Landlord-approved window coverings for
the Building), or other items visible from the exterior of the Premises or
Building, shall be subject to the prior approval of Landlord, in its sole
discretion.

     23.4   Building Directory. Tenant shall be provided (1) line on the
            ------------------
Building directory, at Tenant's sole cost and expense to display Tenant's name
and location in the Building.

                                  ARTICLE 24

                              COMPLIANCE WITH LAW

     Tenant shall not do anything or suffer anything to be done in or about
the Premises or the Project which will in any way conflict with any law,
statute, ordinance or other governmental rule, regulation or requirement now in
force or which may hereafter be enacted or promulgated.  At its sole cost and
expense, Tenant shall promptly comply with all such governmental measures.
Should any standard or regulation now or hereafter be imposed on Landlord or
Tenant by a state, federal or local governmental body charged with the
establishment, regulation and enforcement of occupational, health or safety
standards for employers, employees, landlords or tenants, then Tenant agrees, at
its sole cost and expense, to comply promptly with such standards or
regulations.  Tenant shall be responsible, at its sole cost and expense, to make
all alterations to the Premises as are required to comply with the governmental
rules, regulations, requirements or standards described in this Article 24.  The
                                                                ----------
judgment of any court of competent jurisdiction or the admission of Tenant in
any judicial action, regardless of whether Landlord is a party thereto, that
Tenant has violated any of said governmental measures, shall be conclusive of
that fact as between Landlord and Tenant.

                                  ARTICLE 25

                                 LATE CHARGES

     If any installment of Rent or any other sum due from Tenant shall not be
received by Landlord or Landlord's designee within five (5) days after said
amount is due, then Tenant shall pay to Landlord a late charge equal to ten
percent (10%) of the overdue amount plus any attorneys' fees incurred by
Landlord by reason of Tenant's failure to pay Rent and/or other charges when due
hereunder.  The late charge shall be deemed Additional Rent and the right to
require it shall be in addition to all of Landlord's other rights and remedies
hereunder or at law and shall not be construed as liquidated damages or as
limiting Landlord's remedies in any manner.  In addition to the late charge
described above, any Rent or other amounts owing

                                      -24-
<PAGE>

hereunder which are not paid within ten (10) days after the date they are due
shall bear interest from the date when due until paid at a rate per annum equal
to the highest rate permitted by applicable law.

                                  ARTICLE 26

             LANDLORD'S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT

     26.1   Landlord's Cure. All covenants and agreements to be kept or
            ---------------
performed by Tenant under this Lease shall be performed by Tenant at Tenant's
sole cost and expense and without any reduction of Rent, except to the extent,
if any, otherwise expressly provided herein. If Tenant shall fail to perform any
obligation under this Lease, and such failure shall continue in excess of the
time allowed under Section 19.1.2, above, unless a specific time period is
otherwise stated in this Lease, Landlord may, but shall not be obligated to,
make any such payment or perform any such act on Tenant's part without waiving
its rights based upon any default of Tenant and without releasing Tenant from
any obligations hereunder.

     26.2   Tenant's Reimbursement. Except as may be specifically provided to
            ----------------------
the contrary in this Lease, Tenant shall pay to Landlord, upon delivery by
Landlord to Tenant of statements therefor: (i) sums equal to expenditures
reasonably made and obligations incurred by Landlord in connection with the
remedying by Landlord of Tenant's defaults pursuant to the provisions of Section
26.1; (ii) sums equal to all losses, costs, liabilities, damages and expenses
referred to in Article 10 of this Lease; and (iii) sums equal to all
expenditures made and obligations incurred by Landlord in collecting or
attempting to collect the Rent or in enforcing or attempting to enforce any
rights of Landlord under this Lease or pursuant to law, including, without
limitation, all legal fees and other amounts so expended. Tenant's obligations
under this Section 26.2 shall survive the expiration or sooner termination of
the Lease Term.

                                  ARTICLE 27

                               ENTRY BY LANDLORD

     Landlord reserves the right at all reasonable times and upon reasonable
notice to Tenant (except in the case of an emergency) to enter the Premises to
(i) inspect them; (ii) show the Premises to prospective purchasers, mortgagees
or tenants, or to current or prospective mortgagees, ground or underlying
lessors or insurers; (iii) post notices of nonresponsibility; or (iv) alter,
improve or repair the Premises, the premises of other tenants in the Building,
or the Building, or for structural alterations, repairs, additions, or
improvements to the Building or the Building's systems and equipment.
Notwithstanding anything to the contrary contained in this Article 27, Landlord
may enter the Premises at any time to (A) perform services required of Landlord,
including janitorial service; (B) take possession due to any breach of this
Lease in the manner provided herein; and (C) perform any covenants of Tenant
which Tenant fails to perform.  Landlord may make any such entries without the
abatement of Rent and may take such reasonable steps as required to accomplish
the stated purposes.  Tenant hereby waives any claims for damages or for any
injuries or inconvenience to or interference with Tenant's business, lost
profits, any loss of occupancy or quiet enjoyment of the Premises, and any other
loss occasioned thereby.  For each of the above purposes, Landlord shall at all
times have a key with which to unlock all the doors in the Premises, excluding
Tenant's vaults, safes and special security areas designated in advance by
Tenant.  In an emergency, Landlord shall have the right to use any means that
Landlord may deem proper to open the doors in and to the Premises. Any entry
into the Premises by Landlord in the manner hereinbefore described shall not be
deemed to be a forcible or unlawful entry into, or a detainer of, the Premises,
or an actual or constructive eviction of Tenant from any portion of the
Premises.  No provision of this Lease shall be construed as obligating Landlord
to perform any repairs, alterations or decorations except as otherwise expressly
agreed to be performed by Landlord herein.

                                  ARTICLE 28

                             INTENTIONALLY DELETED

                                      -25-
<PAGE>

                                  ARTICLE 29

                           MISCELLANEOUS PROVISIONS

     29.1  Terms; Captions.  The words "Landlord" and "Tenant" as used herein
           ---------------
shall include the plural as well as the singular.  The necessary grammatical
changes required to make the provisions hereof apply either to corporations or
partnerships or individuals, men or women, as the case may require, shall in all
cases be assumed as though in each case fully expressed.  The captions of
Articles and Sections are for convenience only and shall not be deemed to limit,
construe, affect or alter the meaning of such Articles and Sections.

     29.2  Binding Effect. Subject to all other provisions of this Lease, each
           --------------
of the covenants, conditions and provisions of this Lease shall extend to and
shall, as the case may require, bind or inure to the benefit not only of
Landlord and of Tenant, but also of their respective heirs, personal
representatives, successors or assigns, provided this clause shall not permit
any assignment by Tenant contrary to the provisions of Article 14 of this Lease.

     29.3  No Air Rights.  No rights to any view or to light or air over any
           -------------
property, whether belonging to Landlord or any other person, are granted to
Tenant by this Lease.  If at any time any windows of the Premises are
temporarily darkened or the light or view therefrom is obstructed by reason of
any repairs, improvements, maintenance or cleaning in or about the Project, the
same shall be without liability to Landlord and without any reduction or
diminution of Tenant's obligations under this Lease.

     29.4  Modification of Lease. Should any current or prospective mortgagee
           ---------------------
or ground lessor for the Building or Project require a modification of this
Lease, which modification will not cause an increased cost or expense to Tenant
or in any other way materially and adversely change the rights and obligations
of Tenant hereunder, then and in such event, Tenant agrees that this Lease may
be so modified and agrees to execute whatever documents are reasonably required
therefor and to deliver the same to Landlord within ten (10) days following a
request therefor. At the request of Landlord or any mortgagee or ground lessor,
Tenant agrees to execute a short form of Lease and deliver the same to Landlord
within ten (10) days following the request therefor.

     29.5  Transfer of Landlord's Interest.  Tenant acknowledges that Landlord
           -------------------------------
has the right to transfer all or any portion of its interest in the Project or
Building and in this Lease, and Tenant agrees that in the event of any such
transfer, Landlord shall automatically be released from all liability under this
Lease and Tenant agrees to look solely to such transferee for the performance of
Landlord's obligations hereunder after the date of transfer and such transferee
shall be deemed to have fully assumed and be liable for all obligations of this
Lease to be performed by Landlord, including the return of any Security Deposit,
and Tenant shall attorn to such transferee.  Tenant further acknowledges that
Landlord may assign its interest in this Lease to a mortgage lender as
additional security and agrees that such an assignment shall not release
Landlord from its obligations hereunder and that Tenant shall continue to look
to Landlord for the performance of its obligations hereunder.

     29.6  Prohibition Against Recording. Except as provided in Section 29.4
           -----------------------------
of this Lease, neither this Lease, nor any memorandum, affidavit or other
writing with respect thereto, shall be recorded by Tenant or by anyone acting
through, under or on behalf of Tenant.

     29.7  Landlord's Title. Landlord's title is and always shall be paramount
           ----------------
to the title of Tenant. Nothing herein contained shall empower Tenant to do any
act which can, shall or may encumber the title of Landlord.

     29.8  Relationship of Parties.  Nothing contained in this Lease shall be
           -----------------------
deemed or construed by the parties hereto or by any third party to create the
relationship of principal and agent, partnership, joint venturer or any
association between Landlord and Tenant.

     29.9  Application of Payments.  Landlord shall have the right to apply
           -----------------------
payments received from Tenant pursuant to this Lease, regardless of Tenant's
designation of such payments, to satisfy any obligations of Tenant hereunder, in
such order and amounts as Landlord, in its sole discretion, may elect.

                                      -26-
<PAGE>

     29.10  Time of Essence.  Time is of the essence with respect to the
            ---------------
performance of every provision of this Lease in which time of performance is a
factor.

     29.11  Partial Invalidity. If any term, provision or condition contained in
            ------------------
this Lease shall, to any extent, be invalid or unenforceable, the remainder of
this Lease, or the application of such term, provision or condition to persons
or circumstances other than those with respect to which it is invalid or
unenforceable, shall not be affected thereby, and each and every other term,
provision and condition of this Lease shall be valid and enforceable to the
fullest extent possible permitted by law.

     29.12  No Warranty.  In executing and delivering this Lease, Tenant has not
            -----------
relied on any representations, including, but not limited to, any representation
as to the amount of any item comprising Additional Rent or the amount of the
Additional Rent in the aggregate or that Landlord is furnishing the same
services to other tenants, at all, on the same level or on the same basis, or
any warranty or any statement of Landlord which is not set forth herein or in
one or more of the exhibits attached hereto.

     29.13  Landlord Exculpation.  The liability of Landlord or the Landlord
            --------------------
Parties to Tenant for any default by Landlord under this Lease or arising in
connection herewith or with Landlord's operation, management, leasing, repair,
renovation, alteration or any other matter relating to the Project or the
Premises shall be limited solely and exclusively to an amount which is equal to
the lesser of (a) the interest of Landlord in the Building or (b) the equity
interest Landlord would have in the Building if the Building were encumbered by
third-party debt in an amount equal to eighty percent (80%) of the value of the
Building (as such value is determined by Landlord), provided that in no event
shall such liability extend to any sales or insurance proceeds received by
Landlord or the Landlord Parties in connection with the Project, Building or
Premises.  Neither Landlord, nor any of the Landlord Parties shall have any
personal liability therefor, and Tenant hereby expressly waives and releases
such personal liability on behalf of itself and all persons claiming by, through
or under Tenant.  The limitations of liability contained in this Section 29.13
shall inure to the benefit of Landlord's and the Landlord Parties' present and
future partners, beneficiaries, officers, directors, trustees, shareholders,
agents and employees, and their respective partners, heirs, successors and
assigns.  Under no circumstances shall any present or future partner of Landlord
(if Landlord is a partnership), or trustee or beneficiary (if Landlord or any
partner of Landlord is a trust), have any liability for the performance of
Landlord's obligations under this Lease.  Notwithstanding any contrary provision
herein, neither Landlord nor the Landlord Parties shall be liable under any
circumstances for injury or damage to, or interference with, Tenant's business,
including but not limited to, loss of profits, loss of rents or other revenues,
loss of business opportunity, loss of goodwill or loss of use, in each case,
however occurring.

     29.14  Entire Agreement. It is understood and acknowledged that there are
            ----------------
no oral agreements between the parties hereto affecting this Lease and this
Lease constitutes the parties' entire agreement with respect to the leasing of
the Premises and supersedes and cancels any and all previous negotiations,
arrangements, brochures, agreements and understandings, if any, between the
parties hereto or displayed by Landlord to Tenant with respect to the subject
matter thereof, and none thereof shall be used to interpret or construe this
Lease. None of the terms, covenants, conditions or provisions of this Lease can
be modified, deleted or added to except in writing signed by the parties hereto.

     29.15  Right to Lease.  Landlord reserves the absolute right to effect such
            --------------
other tenancies in the Project as Landlord in the exercise of its sole business
judgment shall determine to best promote the interests of the Building or
Project.  Tenant does not rely on the fact, nor does Landlord represent, that
any specific tenant or type or number of tenants shall, during the Lease Term,
occupy any space in the Building or Project.

     29.16  Force Majeure.  Any prevention, delay or stoppage due to strikes,
            -------------
lockouts, labor disputes, acts of God, inability to obtain services, labor or
materials or reasonable substitutes therefor, governmental actions, civil
commotions, fire or other casualty, and other causes beyond the reasonable
control of the party obligated to perform, except with respect to the
obligations imposed with regard to Rent and other charges to be paid by Tenant
pursuant to this Lease and except as to Tenant's obligations under Articles 5
                                                                   ----------
and 24 of this Lease (collectively, a "Force Majeure"), notwithstanding anything
------
to the contrary contained in this Lease, shall excuse the performance of such
party for a period equal to any such prevention, delay or stoppage and,

                                      -27-
<PAGE>

therefore, if this Lease specifies a time period for performance of an
obligation of either party, that time period shall be extended by the period of
any delay in such party's performance caused by a Force Majeure.

     29.17  Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant and
            ------------------------------
for all those claiming under Tenant, any and all rights now or hereafter
existing to redeem by order or judgment of any court or by any legal process or
writ, Tenant's right of occupancy of the Premises after any termination of this
Lease.

     29.18  Notices. All notices, demands, statements, designations, approvals
            -------
or other communications (collectively, "Notices") given or required to be given
by either party to the other hereunder or by law shall be in writing, shall be
(A) sent by United States certified or registered mail, postage prepaid, return
receipt requested ("Mail"), (B) transmitted by telecopy, if such telecopy is
promptly followed by a Notice sent by Mail, (C) delivered by a nationally
recognized overnight courier, or (D) delivered personally. Any Notice shall be
sent, transmitted, or delivered, as the case may be, to Tenant or Landlord at
the appropriate address set forth in Section 9 or 10 of the Summary, as
appropriate, or to such other place as either party may from time to time
designate in a Notice to the other. Any Notice will be deemed given (i) three
(3) days after the date it is posted if sent by Mail, (ii) the date the telecopy
is transmitted, (iii) the date the overnight courier delivery is made, or (iv)
the date personal delivery is made or attempted to be made. If Tenant is
notified of the identity and address of Landlord's mortgagee or ground or
underlying lessor, Tenant shall give to such mortgagee or ground or underlying
lessor written notice of any default by Landlord under the terms of this Lease
by registered or certified mail, and such mortgagee or ground or underlying
lessor shall be given a reasonable opportunity to cure such default prior to
Tenant's exercising any remedy available to Tenant.

     29.19  Joint and Several. If there is more than one Tenant, the obligations
            -----------------
imposed upon Tenant under this Lease shall be joint and several.

     29.20  Authority.  If Tenant is a corporation, trust or partnership, each
            ---------
individual executing this Lease on behalf of Tenant hereby represents and
warrants that Tenant is a duly formed and existing entity qualified to do
business in California and that Tenant has full right and authority to execute
and deliver this Lease and that each person signing on behalf of Tenant is
authorized to do so.  In such event, Tenant shall, within ten (10) days after
execution of this Lease, deliver to Landlord satisfactory evidence of such
authority and, if a corporation, upon demand by Landlord, also deliver to
Landlord satisfactory evidence of (i) good standing in Tenant's state of
incorporation and (ii) qualification to do business in California.

     29.21  Attorneys' Fees.  In the event that either Landlord or Tenant should
            ---------------
bring suit for the possession of the Premises, for the recovery of any sum due
under this Lease, or because of the breach of any provision of this Lease or for
any other relief against the other, then all costs and expenses, including
reasonable attorneys' fees, incurred by the prevailing party therein shall be
paid by the other party, which obligation on the part of the other party shall
be deemed to have accrued on the date of the commencement of such action and
shall be enforceable whether or not the action is prosecuted to judgment.

     29.22  Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be
            --------------------------------------
construed and enforced in accordance with the laws of the State of California.
IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT
TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA,
(II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND (III) IN
THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE
OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN
CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT'S
USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY
EMERGENCY OR STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY
PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT
SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH
COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE
RELEGATED TO AN INDEPENDENT ACTION AT LAW.

                                      -28-
<PAGE>

     29.23  Submission of Lease.  Submission of this instrument for examination
            -------------------
or signature by Tenant does not constitute a reservation of, option for or
option to lease, and it is not effective as a lease or otherwise until execution
and delivery by both Landlord and Tenant.

     29.24  Brokers.  Landlord and Tenant hereby warrant to each other that they
            -------
have had no dealings with any real estate broker or agent in connection with the
negotiation of this Lease, excepting only the real estate brokers or agents
specified in Section 11 of the Summary (the "Brokers"), and that they know of no
other real estate broker or agent who is entitled to a commission in connection
with this Lease.  Each party agrees to indemnify and defend the other party
against and hold the other party harmless from any and all claims, demands,
losses, liabilities, lawsuits, judgments, costs and expenses (including without
limitation reasonable attorneys' fees) with respect to any leasing commission or
equivalent compensation alleged to be owing on account of any dealings with any
real estate broker or agent, other than the Brokers, occurring by, through, or
under the indemnifying party.

     29.25  Independent Covenants.  This Lease shall be construed as though the
            ---------------------
covenants herein between Landlord and Tenant are independent and not dependent
and Tenant hereby expressly waives the benefit of any statute to the contrary
and agrees that if Landlord fails to perform its obligations set forth herein,
Tenant shall not be entitled to make any repairs or perform any acts hereunder
at Landlord's expense or to any setoff of the Rent or other amounts owing
hereunder against Landlord.

     29.26  Project or Building Name and Signage.  Landlord shall have the right
            ------------------------------------
at any time to change the name of the Project or Building and to install, affix
and maintain any and all signs on the exterior and on the interior of the
Project or Building as Landlord may, in Landlord's sole discretion, desire.
Tenant shall not use the name of the Project or Building or use pictures or
illustrations of the Project or Building in advertising or other publicity or
for any purpose other than as the address of the business to be conducted by
Tenant in the Premises, without the prior written consent of Landlord.

     29.27  Counterparts.  This Lease may be executed in counterparts with the
            ------------
same effect as if both parties hereto had executed the same document.  Both
counterparts shall be construed together and shall constitute a single lease.

     29.28  Confidentiality.  Tenant acknowledges that the content of this Lease
            ---------------
and any related documents are confidential information.  Tenant shall keep such
confidential information strictly confidential and shall not disclose such
confidential information to any person or entity other than Tenant's financial,
legal, and space planning consultants.

     29.29  Transportation Management.  Landlord has entered into an agreement
            -------------------------
with the Department of City Planning to implement a Transportation Management
Program ("TMP") for tenants and their employees, and to participate in a program
designed to coordinate commute alternatives, marketing, and brokerage for
greater downtown employees.  During the term of the TMP, Landlord agrees to
provide transportation brokerage and commute assistance services to Tenant, and
to assist Tenant in meeting the transportation needs of its employees.  Tenant
agrees to cooperate with and assist Landlord's TMP Coordinator ("Coordinator"),
through designation of a responsible employee, to distribute to Tenant's
employees written materials encouraging the use of public transit and
ridesharing, and to distribute and return to the Coordinator transportation
survey questionnaire forms.

     29.30  Building Renovations.  It is specifically understood and agreed that
            --------------------
Landlord has made no representation or warranty to Tenant and has no obligation
and has made no promises to alter, remodel, improve, renovate, repair or
decorate the Premises, Building, or any part thereof and that no representations
respecting the condition of the Project, Premises or the Building, or the areas
in vicinity of the Project have been made by Landlord to Tenant except as
specifically set forth herein or in the Tenant Work Letter.  However, Tenant
hereby acknowledges that Landlord is currently renovating or may during the
Lease Term renovate improve, alter, or modify (collectively, the "Renovations")
the Project, the Building and/or the Premises including without limitation the
parking structure, common areas, systems and equipment, roof, and structural
portions of the same, which Renovations may include, without limitation, (i)
installing sprinklers in the Building common areas and tenant spaces, (ii)
modifying the common areas and tenant spaces to comply with applicable laws and
regulations, including regulations relating to the physically disabled, seismic
conditions, and building safety

                                      -29-
<PAGE>

and security, (iii) installing new floor covering, lighting, and wall coverings
in the Building common areas, and (iv) creating additional parking areas or
occupied space within the Project, and in connection with any Renovations,
Landlord may, among other things, erect scaffolding or other necessary
structures in the Building, limit or eliminate access to portions of the
Project, including portions of the common areas, or perform work in the
Building, which work may create noise, dust or leave debris in the Building.
Similarly, other properties in the vicinity of the Project may undergo
substantial construction or renovation during the Lease Term (the "Area
Renovations"), which may cause substantial disturbance to traffic and parking,
and may cause dust, noise and vibrations which may affect the Project. Tenant
hereby agrees that such Renovations or Area Renovations and Landlord's actions
in connection with such Renovations or Area Renovations shall in no way
constitute a constructive eviction of Tenant nor entitle Tenant to any abatement
of Rent. Landlord shall have no responsibility or for any reason be liable to
Tenant for any direct or indirect injury to or interference with Tenant's
business arising from the Renovations or Area Renovations, nor shall Tenant be
entitled to any compensation or damages from Landlord for loss of the use of the
whole or any part of the Premises or of Tenant's personal property or
improvements resulting from the Renovations or Area Renovations or Landlord's
actions in connection with such Renovations or Area Renovations, or for any
inconvenience or annoyance occasioned by such Renovations or Area Renovations or
Landlord's actions.

     29.31  No Violation. Tenant hereby warrants and represents that neither its
            ------------
execution of nor performance under this Lease shall cause Tenant to be in
violation of any agreement, instrument, contract, law, rule or regulation by
which Tenant is bound, and Tenant shall protect, defend, indemnify and hold
Landlord harmless against any claims, demands, losses, damages, liabilities,
costs and expenses, including, without limitation, reasonable attorneys' fees
and costs, arising from Tenant's breach of this warranty and representation.

     29.32  Communications and Computer Lines.  Tenant may install, maintain,
            ---------------------------------
replace, remove or use any communications or computer wires and cables
(collectively, the "Lines") at the Project in or serving the Premises, provided
that (i) Tenant shall obtain Landlord's prior written consent, use an
experienced and qualified contractor approved in writing by Landlord, and comply
with all of the other provisions of Articles 7 and 8 of this Lease, (ii) an
acceptable number of spare Lines and space for additional Lines shall be
maintained for existing and future occupants of the Project, as determined in
Landlord's reasonable opinion, (iii) the Lines therefor (including riser cables)
shall be appropriately insulated to prevent excessive electromagnetic fields or
radiation, and shall be surrounded by a protective conduit reasonably acceptable
to Landlord, (iv) any new or existing Lines servicing the Premises shall comply
with all applicable governmental laws and regulations, (v) as a condition to
permitting the installation of new Lines, Landlord may require that Tenant
remove existing Lines located in or serving the Premises and repair any damage
in connection with such removal, and (vi) Tenant shall pay all costs in
connection therewith.  Landlord reserves the right to require that Tenant remove
any Lines located in or serving the Premises which are installed in violation of
these provisions, or which are at any time in violation of any laws or represent
a dangerous or potentially dangerous condition.  Landlord makes no
representation or assurances with regard to the suitability, available or
capacity of the Building's telephone and communication distribution network or
risers within or service to the Building for Tenant's communication needs.

     29.33  Development of the Project.
            --------------------------

            29.33.1 Subdivision. Landlord reserves the right to further
                    -----------
subdivide all or a portion of the Project. Tenant agrees to execute and deliver,
upon demand by Landlord and in the form requested by Landlord, any additional
documents needed to conform this Lease to the circumstances resulting from such
subdivision.

            29.33.2 The Other Improvements. If portions of the Project or
                    ----------------------
property adjacent to the Project (collectively, the "Other Improvements") are
owned by an entity other than Landlord, Landlord, at its option, may enter into
an agreement with the owner or owners of any or all of the Other Improvements,
(ii) for the common management, operation, maintenance, improvement and/or
repair of all or any portion of the Project and the Other Improvements, (iii)
for the allocation of a portion of the Direct Expenses to the Other Improvements
and the operating expenses and taxes for the Other Improvements to the Project,
and (iv) for the use or improvement of the Other Improvements and/or the Project
in connection

                                      -30-
<PAGE>

with the improvement, construction, and/or excavation of the Other Improvements
and/or the Project. Nothing contained herein shall be deemed or construed to
limit or otherwise affect Landlord's right to convey all or any portion of the
Project or any other of Landlord's rights described in this Lease.

            29.33.3 Construction of Project and Other Improvements.  Tenant
                    ----------------------------------------------
acknowledges that portions of the Project and/or the Other Improvements may be
under construction following Tenant's occupancy of the Premises, and that such
construction may result in levels of noise, dust, obstruction of access, etc.
which are in excess of that present in a fully constructed project.  Tenant
hereby waives any and all rent offsets or claims of constructive eviction which
may arise in connection with such construction.

          IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be
executed the day and date first above written.

                                    "Landlord":

                                    BRE/CBL, LLC,
                                    a Delaware limited liability company

                                    By: /s/ [ILLEGIBLE]
                                       ----------------------------------

                                       Its: Vice President
                                           ------------------------------

                                    "Tenant":

                                    PRIME RESPONSE, INC.,
                                    A Delaware corporation

                                    By: /s/ Cathy Lewis
                                        ---------------------------------
                                        Its: VP - Finance
                                             ----------------------------
                                    By: /s/ [ILLEGIBLE]
                                        ---------------------------------
                                         Its: VP - Client Services
                                              ---------------------------

                                      -31-
<PAGE>

                                   EXHIBIT A
                                   ---------

                              CHINA BASIN LANDING
                              -------------------

                              OUTLINE OF PREMISES
                              -------------------

                           [FLOOR PLAN APPEARS HERE]

CHINA BASIN LANDING
WHARFSIDE BUILDING
SUITE 4601

                                    Page 32

<PAGE>

                                   EXHIBIT B
                                   ---------

                              CHINA BASIN LANDING
                              -------------------

                              TENANT WORK LETTER
                              ------------------

          Except as provided below, Landlord shall not be obligated to construct
or install any improvements or facilities of any kind in the Premises, and
Tenant shall accept the Premises in its currently existing, "as-is" condition.
Notwithstanding the foregoing, Landlord agrees that, Landlord shall, at
Landlord's sole cost and expense, complete the following work in the Premises
(the "Landlord Work"):

               a.  paint the interior of the Premises with one (1) coat of
Building standard paint, in a Building standard color to be designated, subject
to availability, by Tenant, and

               b.  install new Building standard carpet in the Premises in a
Building standard color.

                              EXHIBIT B - Page 33

<PAGE>

                                   EXHIBIT C
                                   ---------

                              CHINA BASIN LANDING
                              -------------------

                          NOTICE OF LEASE TERM DATES
                          --------------------------

       To:  _________________
            _________________
            _________________
            _________________

            Re:  Office Lease dated ____________, 19__ between _____________, a
                 __________________ ("Landlord"), and ________________, a
                 __________________ ("Tenant") concerning Suite ________ on
                 floor(s) _______________ of the office building located at
                 ________________, San Francisco, California.

       Gentlemen:

            In accordance with the Office Lease (the "Lease"), we wish to advise
       you and/or confirm as follows:

            1.   The Lease Term shall commence on or has commenced on
                 _______________ for a term of _______________ ending on
                 _______________.

            2.   Rent commenced to accrue on _______________, in the amount of
                 _______________.

            3.   If the Lease Commencement Date is other than the first day of
                 the month, the first billing will contain a pro rata
                 adjustment. Each billing thereafter, with the exception of the
                 final billing, shall be for the full amount of the monthly
                 installment as provided for in the Lease.

            4.   Your rent checks should be made payable to _______________ at
                 _______________.

            5.   The exact number of rentable/usable square feet within the
                 Premises is _______________ square feet.

            6.   Tenant's Share as adjusted based upon the exact number of usale
                 square feet within the Premises is ______________%.

                                    "Landlord":

                                    ______________________________________,
                                    a ____________________________________

                                    By: __________________________________
                                       Its: ______________________________

     Agreed to and Accepted
     as of _________, 19__.

     "Tenant":

     ____________________________
     a __________________________

     By: ________________________
       Its: _____________________

                              EXHIBIT C - Page 34

<PAGE>

                                   EXHIBIT D
                                   ---------

                              CHINA BASIN LANDING
                              -------------------

                             RULES AND REGULATIONS
                             ---------------------

     Tenant shall faithfully observe and comply with the following Rules and
Regulations.  Landlord shall not be responsible to Tenant for the nonperformance
of any of said Rules and Regulations by or otherwise with respect to the acts or
omissions of any other tenants or occupants of the Project.  In the event of any
conflict between the Rules and Regulations and the other provisions of this
Lease, the latter shall control.

     1.  Tenant shall not alter any lock or install any new or additional locks
or bolts on any doors or windows of the Premises without obtaining Landlord's
prior written consent.  Tenant shall bear the cost of any lock changes or
repairs required by Tenant.  Two keys will be furnished by Landlord for the
Premises, and any additional keys required by Tenant must be obtained from
Landlord at a reasonable cost to be established by Landlord.  Upon the
termination of this Lease, Tenant shall restore to Landlord all keys of stores,
offices, and toilet rooms, either furnished to, or otherwise procured by, Tenant
and in the event of the loss of keys so furnished, Tenant shall pay to Landlord
the cost of replacing same or of changing the lock or locks opened by such lost
key if Landlord shall deem it necessary to make such changes.

     2.  Landlord reserves the right to close and keep locked all entrance and
exit doors of the Building during such hours as are customary for comparable
buildings in the vicinity of the Building.  Tenant, its employees and agents
must be sure that the doors to the Building are securely closed and locked when
leaving the Premises if it is after the normal hours of business for the
Building.  Any tenant, its employees, agents or any other persons entering or
leaving the Building at any time when it is so locked, or any time when it is
considered to be after normal business hours for the Building, may be required
to sign the Building register.  Access to the Building may be refused unless the
person seeking access has proper identification or has a previously arranged
pass for access to the Building.  Landlord will furnish passes to persons for
whom Tenant requests same in writing.  Tenant shall be responsible for all
persons for whom Tenant requests passes and shall be liable to Landlord for all
acts of such persons.  The Landlord and his agents shall in no case be liable
for damages for any error with regard to the admission to or exclusion from the
Building of any person.  In case of invasion, mob, riot, public excitement, or
other commotion, Landlord reserves the right to prevent access to the Building
or the Project during the continuance thereof by any means it deems appropriate
for the safety and protection of life and property.

     3.  No furniture, freight or equipment of any kind shall be brought into or
removed from the Building without prior notice to Landlord.  All moving activity
into or out of the Building shall be scheduled with Landlord and done only at
such time and in such manner as Landlord designates.  Landlord shall have the
right to prescribe the weight, size and position of all safes and other heavy
property brought into the Building and also the times and manner of moving the
same in and out of the Building. Safes and other heavy objects shall, if
considered necessary by Landlord, stand on supports of such thickness as is
necessary to properly distribute the weight.  Landlord will not be responsible
for loss of or damage to any such safe or property in any case. Any damage to
any part of the Building, its contents, occupants or visitors by moving or
maintaining any such safe or other property shall be the sole responsibility and
expense of Tenant.

     4.  No sign, advertisement, notice or handbill shall be exhibited,
distributed, painted or affixed by Tenant on any part of the Premises or the
Building without the prior written consent of the Landlord.  Tenant shall not
disturb, solicit, peddle, or canvass any occupant of the Project and shall
cooperate with Landlord and its agents of Landlord to prevent same.

     5.  The toilet rooms, urinals, wash bowls and other apparatus shall not
be used for any purpose other than that for which they were constructed, and no
foreign substance of any kind whatsoever shall be thrown therein.  The expense
of any breakage, stoppage or damage resulting from the violation of this Rule
shall be borne by the tenant who, or whose servants, employees, agents, visitors
or licensees shall have caused same.

                                      35

<PAGE>

     6.  Tenant shall not overload the floor of the Premise, nor mark, drive
nails or screws, or drill into the partitions, woodwork or drywall or in any way
deface the Premises or any part thereof without Landlord's prior written
consent.  Tenant shall not purchase spring water, ice, towel, linen, maintenance
or other like services from any person or persons not approved by Landlord.

     7.  Except for vending machines intended for the sole use of Tenant's
employees and invitees, no vending machine or machines other than fractional
horsepower office machines shall be installed, maintained or operated upon the
Premises without the written consent of Landlord.

     8.  Tenant shall not use or keep in or on the Premises, the Building, or
the Project any kerosene, gasoline, explosive material, corrosive material,
material capable of emitting toxic fames, or other inflammable or combustible
fluid chemical, substitute or material.  Tenant shall provide material safety
data sheets for any Hazardous Material used or kept on the Premises.

     9.  Tenant shall not use, keep or permit to be used or kept, any foul or
noxious gas or substance in or on the Premises, or permit or allow the Premises
to be occupied or used in a manner offensive or objectionable to Landlord or
other occupants of the Project by reason of noise, odors, or vibrations, or
interfere with other tenants or those having business therein, whether by the
use of any musical instrument, radio, phonograph, or in any other way.  Tenant
shall not throw anything out of doors, windows or skylights or down passageways.

     10. Tenant shall not bring into or keep within the Project, the Building
or the Premises any animals, birds, aquariums, or, except in areas designated by
Landlord, bicycles or other vehicles.

     11. No cooking shall be done or permitted on the Premises, nor shall the
Premises be used for the storage of merchandise, for lodging or for any
improper, objectionable or immoral purposes.  Notwithstanding the foregoing,
Underwriters' laboratory-approved equipment and microwave ovens may be used in
the Premises for heating food and brewing coffee, tea, hot chocolate and similar
beverages for employees and visitors, provided that such use is in accordance
with all applicable federal, state, county and city laws, codes, ordinances,
rules and regulations.

     12. The Premises shall not be used for manufacturing or for the storage of
merchandise except as such storage may be incidental to the use of the Premises
provided for in the Summary.  Tenant shall not occupy or permit any portion of
the Premises to be occupied as an office for a messenger-type operation or
dispatch office, public stenographer or typist, or for the manufacture or sale
of liquor, narcotics, or tobacco in any form, or as a medical office, or as a
barber or manicure shop, or as an employment bureau without the express prior
written consent of Landlord.  Tenant shall not engage or pay any employees on
the Premises except those actually working for such tenant on the Premises nor
advertise for laborers giving an address at the Premises.

     13. Landlord reserves the right to exclude or expel from the Project any
person who, in the judgment of Landlord, is intoxicated or under the influence
of liquor or drugs, or who shall in any manner do any act in violation of any of
these Rules and Regulations.

     14. Tenant, its employees and agents shall not loiter in or on the
entrances, corridors, sidewalks, lobbies, courts, halls, stairways, elevators,
vestibules or any Common Areas for the purpose of smoking tobacco products or
for any other purpose, nor in any way obstruct such areas, and shall use them
only as a means of ingress and egress for the Premises.

     15. Tenant shall not waste electricity, water or air conditioning and
agrees to cooperate fully with Landlord to ensure the most effective operation
of the Building's heating and air conditioning system, and shall refrain from
attempting to adjust any controls.  Tenant shall participate in recycling
programs undertaken by Landlord.

     16. Tenant shall store all its trash and garbage within the interior of
the Premises.  No material shall be placed in the trash boxes or receptacles if
such material is of such nature that it may not be disposed of in the ordinary
and customary manner of removing and disposing of trash and garbage in San
Francisco, California without violation of any law or ordinance governing such
disposal.  All trash, garbage and refuse disposal shall be made only through
entry-ways and

                              EXHIBIT D - Page 36

<PAGE>

elevators provided for such purposes at such times as Landlord shall designate.
If the Premises is or becomes infested with vermin as a result of the use or any
misuse or neglect of the Premises by Tenant, its agents, servants, employees,
contractors, visitors or licensees, Tenant shall forthwith, at Tenant's expense,
cause the Premises to be exterminated from time to time to the satisfaction of
Landlord and shall employ such licensed exterminators as shall be approved in
writing in advance by Landlord.

     17.  Tenant shall comply with all safety, fire protection and evacuation
procedures and regulations established by Landlord or any governmental agency.

     18.  No awnings or other projection shall be attached to the outside walls
of the Building without the prior written consent of Landlord, and no curtains,
blinds, shades or screens shall be attached to or hung in, or used in connection
with, any window or door of the Premises other than Landlord standard drapes.
All electrical ceiling fixtures hung in the Premises or spaces along the
perimeter of the Building must be fluorescent and/or of a quality, type, design
and a warm white bulb color approved in advance in writing by Landlord.  Neither
the interior nor exterior of any windows shall be coated or otherwise
sunscreened without the prior written consent of Landlord. Tenant shall be
responsible for any damage to the window film on the exterior windows of the
Premises and shall promptly repair any such damage at Tenant's sole cost and
expense.  Tenant shall keep its window coverings closed during any period of the
day when the sun is shining directly on the windows of the Premises.  Prior to
leaving the Premises for the day, Tenant shall draw or lower window coverings
and extinguish all lights.  Tenant shall abide by Landlord's regulations
concerning the opening and closing of window coverings which are attached to the
windows in the Premises, if any, which have a view of any interior portion of
the Building or Building Common Areas.

     19.  Tenant hereby acknowledges that Landlord shall have no obligation to
provide guard service or other security measures for the benefit of the
Premises, the Building or the Project.  Tenant hereby assumes all responsibility
for the protection of Tenant and its agents, employees, contractors, invitees
and guests, and the property thereof, from acts of third parties, including
keeping doors locked and other means of entry to the Premises closed, whether or
not Landlord, at its option, elects to provide security protection for the
Project or any portion thereof.  Tenant further assumes the risk that any safety
and security devices, services and programs which Landlord elects, in its sole
discretion, to provide may not be effective, or may malfunction or be
circumvented by an unauthorized third party, and Tenant shall, in addition to
its other insurance obligations under this Lease, obtain its own insurance
coverage to the extent Tenant desires protection against losses related to such
occurrences.  Tenant shall cooperate in any reasonable safety or security
program developed by Landlord or required by law.

     20.  No auction, liquidation, fire sale, going-out-of-business or
bankruptcy sale shall be conducted in the Premises without the prior written
consent of Landlord.

     21.  No tenant shall use or permit the use of any portion of the Premises
for living quarters, sleeping apartments or lodging rooms.

     Landlord reserves the right at any time to change or rescind any one or
more of these Rules and Regulations, or to make such other and further
reasonable Rules and Regulations as in Landlord's judgment may from time to time
be necessary for the management, safety, care and cleanliness of the Premises,
Building, the Common Areas and the Project, and for the preservation of good
order therein, as well as for the convenience of other occupants and tenants
therein.  Landlord may waive any one or more of these Rules and Regulations for
the benefit of any particular tenants, but no such waiver by Landlord shall be
construed as a waiver of such Rules and Regulations in favor of any other
tenant, nor prevent Landlord from thereafter enforcing any such Rules or
Regulations against any or all tenants of the Project.  Tenant shall be deemed
to have read these Rules and Regulations and to have agreed to abide by them as
a condition of its occupancy of the Premises.

                                      37

<PAGE>

                                   EXHIBIT E
                                   ---------

                              CHINA BASIN LANDING
                              -------------------

                     FORM OF TENANT'S ESTOPPEL CERTIFICATE
                     -------------------------------------

     The undersigned as Tenant under that certain Office Lease (the "Lease")
made and entered into as of ________________, 199_ by and between ________ as
Landlord, and the undersigned as Tenant, for Premises on the _____________
floor(s) of the office building located at ______________, San Francisco,
California __________, certifies as follows:

     1.  Attached hereto as Exhibit A is a true and correct copy of the Lease
and all amendments and modifications thereto.  The documents contained in
Exhibit A represent the entire agreement between the parties as to the Premises
and the project of which the Premises are a part.

     2.  The undersigned currently occupies the Premises described in the Lease,
the Lease Term commenced on __________, and the Lease Term expires on _________,
and the undersigned has no option to terminate or cancel the Lease or to
purchase all or any part of the Premises, the Building and/or the Project.

     3.  Base Rent became payable on ___________.

     4.  The Lease is in full force and effect and has not been modified,
supplemented or amended in any way except as provided in Exhibit A.

     5.  Tenant has not transferred, assigned, or sublet any portion of the
Premises nor entered into any license or concession agreements with respect
thereto except as follows:

     6.  Tenant shall not modify the documents contained in Exhibit A without
the prior written consent of Landlord's mortgagee.

     7.  All monthly installments of Base Rent, all Additional Rent and all
monthly installments of estimated Additional Rent have been paid when due
through ________________. The current monthly installment of Base Rent is
$ ___________________.

     8.  All conditions of the Lease to be performed by Landlord necessary to
the enforceability of the Lease have been satisfied and Landlord is not in
default thereunder.  In addition, the undersigned has not delivered any notice
to Landlord regarding a default by Landlord thereunder.

     9.  No rental has been paid more than thirty (30) days in advance and no
security has been deposited with Landlord except as provided in the Lease.

     10. As of the date hereof, there are no existing defenses or offsets, to
the undersigned's knowledge, claims or any basis for a claim, that the
undersigned has against Landlord.

     11. If Tenant is a corporation or partnership, each individual executing
this Estoppel Certificate on behalf of Tenant hereby represents and warrants
that Tenant is a duly formed and existing entity qualified to do business in
California and that Tenant has full right and authority to execute and deliver
this Estoppel Certificate and that each person signing on behalf of Tenant is
authorized to do so.

     12. There are not actions pending against the undersigned or any guarantor
of the Lease under the bankruptcy or similar laws of the United States or any
state.

                                      38
<PAGE>

     13.  Other than in compliance with all applicable laws and incidental to
the ordinary course of the use of the Premises, the undersigned has not used or
stored any hazardous substances in the Premises.

     14.  To the undersigned's knowledge, all tenant improvement work to be
performed by Landlord under the Lease has been completed in accordance with the
Lease and has been accepted by the undersigned and all reimbursements and
allowances due to the undersigned under the Lease in connection with any tenant
improvement work have been paid in full.

     The undersigned acknowledges that this Estoppel Certificate may be
delivered to Landlord or to a prospective mortgagee or prospective purchaser,
and acknowledges that said prospective mortgagee or prospective purchaser will
be relying upon the statements contained herein in making the loan or acquiring
the property of which the Premises are a part and that receipt by it of this
certificate is a condition of making such loan or acquiring such property.

Executed at __________________ on the _____________ day of __________, 19__.

                                         "Tenant":
                                         ____________________________,
                                         a __________________________

                                         By: ________________________
                                            Its:_____________________

                                         By: ________________________
                                            Its: ____________________

                                      39
<PAGE>

                          [LETTERHEAD OF CHINA BASIN LANDING APPEARS HERE]

June 11, 1999

Mr. Martin Muoto
Prime Response, Inc.
185 Berry Street
Suite 4601
San Francisco, CA 94107

Re:  Subordination Agreement; Acknowledge of Lease Assignment, Estoppel,
     Attornment and Non-Disturbance Agreement ("Subordination and Non-
     Disturbance Agreement")

Dear Mr. Muoto:

Wells Fargo Bank, which holds a Secured Promissory Note for China Basin Landing,
has requested that the attached Subordination and Non-Disturbance Agreement be
forwarded to you for review and execution.

The purpose of this agreement is to confirm the lien rights of Wells Fargo Bank
following a modification to the Secured Promissory Note, as is described in the
agreement.

As required under your lease, please sign in the presence of a notary and return
three originals of this agreement to me at the address below within five (5)
business days of your receipt of this letter. Once the agreement has been signed
by the owner and lender, one fully executed copy will be returned to you.

Thank you for your cooperation in this matter.

Sincerely,
Jones Lang Wootton California, Inc.

Katherine A. Mattes, CPM(R) CCIM(R)
General Manager

Km: SNDA to tenants
          185 Berry Street, Suite 140, San Francisco, CA 94107-1739 .
                Phone (415) 543-3521 . Facsimile (415) 543-1623

                 Managed and Leased by Jones Lang Wootton USA

                                      40
<PAGE>

RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:

WELLS FARGO BANK, NATIONAL
ASSOCIATION
Real Estate Group (AU __________)
417 Montgomery St., 5th Floor
San Francisco, CA 94111

Attn: Kathy Marker
Loan No. 3396TZH

================================================================================

    SUBORDINATION AGREEMENT; ACKNOWLEDGMENT OF LEASE ASSIGNMENT, ESTOPPEL,
                   ATTORNMENT AND NON-DISTURBANCE AGREEMENT
                           (Lease To Deed of Trust)

NOTICE:   THIS SUBORDINATION AGREEMENT RESULTS IN YOUR SECURITY INTEREST IN THE
          PROPERTY BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE LIEN OF
          SOME OTHER OR LATER SECURITY INSTRUMENT.

THIS SUBORDINATION AGREEMENT; ACKNOWLEDGMENT OF LEASE ASSIGNMENT, ESTOPPEL,
ATTORNMENT AND NON-DISTURBANCE AGREEMENT ("Agreement") is made as of
                                           ---------
__________________, 1999 by and between BRE/CBL L.L.C., a Delaware limited
liability company ("Owner"), PRIME RESPONSE, INC., a Delaware corporation
                    -----
("Lessee" and WELLS FARGO BANK, NATIONAL ASSOCIATION ("Lender").
 -------                                               ------

                                   RECITALS
                                   --------

A.   Pursuant to the terms and provisions of a lease dated March 25, 1999
     ("Lease"), Owner, as "Lessor", granted to Lessee a leasehold estate in and
       -----
     to a portion of the property described on Exhibit A attached hereto an
                                               ----------
     incorporated herein by this reference (which property, together with all
     improvements now or hereafter located on the property, is defined as the
     "Property").
       -------

B.   Owner previously executed a Deed of Trust With Absolute Assignment of
     Leases and Rents, Security Agreement and Fixture Filing dated as of
     November 20, 1997, executed by Owner, as trustor, in favor of Lender, as
     beneficiary, recorded on November 20, 1997 as Document No. 97-G261147-00 in
     the records of the County Recorder of San Francisco, California ("Deed of
                                                                       -------
     Trust") encumbering the Property and securing, among other things, a
     -----
     secured Promissory Note ("Original Note") in the principal sum of SIXTY-TWO
                               -------------
     MILLION FIVE HUNDRED THOUSAND AND NO/100THS DOLLARS ($62,500,000.00) dated
     November 20, 1997, in favor of Lender, which Note is payable with interest
     and upon the terms and conditions described therein ("Loan").
                                                           ----

C.   Owner has executed an Additional Advance Agreement and Omnibus Amendment to
     Loan Documents (the "Additional Advance Agreement") pursuant to which,
                          ----------------------------
     among other things, Lender has agreed to make an additional advance to
     Owner in the amount of up to TEN MILLION AND NO/100THS DOLLAR
     ($10,000,000.00) (the "Additional Advance").  In connection with the
                            ------------------
     Additional Advance, Owner ha executed delivered to Lender (a) an Amended
     and Restated Secured Promissory Note in the principal amount of SEVENTY-TWO
     MILLION FIVE HUNDRED THOUSAND AND NO/100THS DOLLARS ($72,500,000.00)
     evidencing the aggregate amount of the Original Loan and the Additional
     Advance (the "Amended Note"), and (b) an Additional Advance Agreement and a
                   ------------
     Memorandum thereof, which Memorandum is to be recorded concurrently
     herewith.  All references in this Agreement to "Note" shall mean the
                                                     ----
     Amended Note, and all references to Deed of Trust and the Note shall
     include the revisions and modifications thereto under the Additional
     Advance Agreement.

                                  Page 1 of 9

                                      41

<PAGE>

D.   As a condition to making the Additional Advance, which is secured by the
     Deed of Trust, Lender requires that the Deed of Trust be unconditionally
     and at all times remain a lien on the Property, prior and superior to all
     the rights of Lessee under the Lease and that the Lessee specifically and
     unconditionally subordinate the Lease to the lien of the Deed of Trust.

E.   Owner and Lessee have agreed to the subordination, attornment and other
     agreements herein in favor of Lender.

NOW THEREFORE, for valuable consideration and to induce Lender to make the
Additional Advance, Owner and Lessee hereby agree for the benefit of Lender as
follows:

1.   SUBORDINATION.  Owner and Lessee hereby agree that:
     -------------

     1.1    Prior Lien.  The Deed of Trust securing the Note in favor of Lender,
            ----------
          and any modifications, renewals or extensions thereof, shall
          unconditionally be and at all times remain a lien on the Property
          prior and superior to the Lease;

     1.2    Subordination.  Lender would not make the Additional Advance without
            -------------
          this agreement to subordinate; and

     1.3    Whole Agreement. This Agreement shall be the whole agreement and
            ---------------
          only agreement with regard to the subordination of the Lease to the
          lien of the Deed of Trust and shall supersede and cancel, but only
          insofar as would affect the priority between the Deed of Trust and the
          Lease, any prior agreements as to such subordination, including,
          without limitation, those provisions, if any, contained in the Lease
          which provide for the subordination of the Lease to a deed or deeds of
          trust or to a mortgage or mortgages.

     AND FURTHER, Lessee individually declares, agrees and acknowledges for the
     benefit of Lender, that:

     1.4    Use of Proceeds.  Lender, in making disbursements pursuant to the
            ---------------
          Note, the Deed of Trust or any loan agreements with respect to the
          Property, is under no obligation or duty to, nor has Lender
          represented that it will see to the application of such proceeds by
          the person or persons to whom Lender disburses such proceeds, and any
          application or use of such proceeds for purposes other than those
          provided for in such agreement or agreements shall not defeat this
          agreement to subordinate in whole or in part;

     1.5    Waiver, Relinquishment and Subordination.  Lessee intentionally and
            ----------------------------------------
          unconditionally waives, relinquishes and subordinates all of Lessee's
          right, title and interest in and to the Property to the lien of the
          Deed of Trust and understands that in reliance upon, and in
          consideration of, this waiver, relinquishment and subordination,
          specific loans and advances are being and will be made by Lender and,
          as part and parcel thereof, specific monetary and other obligations
          are being and will be entered into which would not be made or entered
          into but for said reliance upon this waiver, relinquishment and
          subordination.

2.   ASSIGNMENT.  Lessee acknowledges and consents to the assignment of the
     ----------
     Lease by Lessor in favor of Lender.

3.   ESTOPPEL.  Lessee acknowledges and represents that:
     --------

     3.1    Lease Effective.  The Lease has been duly executed and delivered by
            ---------------
          Lessee and, subject to the terms and conditions thereof, the Lease is
          in full force and effect, the obligations of Lessee thereunder are
          valid and binding and there have been no modifications or additions to
          the Lease, written or oral;

                                  Page 2 of 9

                                      42
<PAGE>

     3.2    No Default. To the best of Lessee's knowledge, as of the date
            ----------
          hereof: (i) there exists no breach, default, or event or condition
          which, with the giving of notice or the passage of time or both, would
          constitute a breach or default under the Lease; and (ii) there are no
          existing claims, defenses or offsets against rental due or to become
          due under the Lease;

     3.3    Entire Agreement. The Lease constitutes the entire agreement between
            ----------------
          Lessor and Lessee with respect to the Property and Lessee claims no
          rights with respect to the Property other than as set forth in the
          Lease; and

     3.4    No Prepaid Rent. No deposits or prepayments of rent have been made
            ---------------
          in connection with the Lease, except as follows: (if none, state
          "None") Six Thousand Three Hundred Seventeen and 21/100 Dollars
           ----
          ($6,317.21).

4.    ADDITIONAL AGREEMENTS.  Lessee covenants and agrees that, during all such
      ---------------------
     times as Lender is the Beneficiary under the Deed of Trust:

     4.1    Modification, Termination and Cancellation.  Lessee will not consent
            ------------------------------------------
          to any modification, amendment, termination or cancellation of the
          Lease (in whole or in part) without Lender's prior written consent and
          will not make any payment to Lessor in consideration of any
          modification, termination or cancellation of the Lease (in whole or in
          part) without Lender's prior written consent;

     4.2    Notice of Default. Lessee will notify Lender in writing concurrently
            -----------------
          with any notice given to Lessor of any default by Lessor under the
          Lease, and Lessee agrees that Lender has the right (but not the
          obligation) to cure any breach or default specified in such notice
          within the time periods set forth below and Lessee will not declare a
          default of the Lease, as to Lender, if Lender cures such default
          within fifteen (15) days from and after the expiration of the time
          period provided in the Lease for the cure thereof by Lessor; provided,
                                                                       --------
          however, that if such default cannot with diligence be cured by Lender
          -------
          within such fifteen (15) day period, the commencement of action by
          Lender within such fifteen (15) day period to remedy the same shall be
          deemed sufficient so long as Lender pursues such cure with diligence;

     4.3    No Advance Rents. Lessee will make no payments or prepayments of
            ----------------
          rent more than one (1) month in advance of the time when the same
          become due under the Lease; and

     4.4    Assignment of Rents.  Upon receipt by Lessee of written notice from
            -------------------
          Lender that Lender has elected to terminate the license granted to
          Lessor to collect rents, as provided in the Deed of Trust, and
          directing the payment of rents by Lessee to Lender, Lessee shall
          comply with such direction to pay and shall not be required to
          determine whether Lessor is in default under the Loan and/or the Deed
          of Trust.

5.    ATTORNMENT.  Lessee agrees for the benefit of Lender (including for this
      ----------
     purpose any transferee of Lender or any transferee of Lessor's title in and
     to the Property by Lender's exercise of the remedy of sale by foreclosure
     under the Deed of Trust) as follows:

     5.1    Payment of Rent.  Lessee shall pay to Lender all rental payments
            ---------------
          required to be made by Lessee pursuant to the terms of the Lease for
          the duration of the term of the Lease;

     5.2    Continuation of Performance.  Lessee shall be bound to Lender in
            ---------------------------
          accordance with all of the provisions of the Lease for the balance of
          the term thereof, and Lessee hereby attorns to Lender as its landlord,
          such attornment to be effective and self-operative without the
          execution of any further instrument immediately upon Lender succeeding
          to Lessor's interest in the Lease and giving written notice thereof to
          Lessee;

                                  Page 3 of 9

                                      43

<PAGE>

     5.3  No Offset.  Lender shall not be liable for, nor subject to, any
          ---------
          offsets or defenses which Lessee may have by reason of any act or
          omission of Lessor under the Lease, nor for the return of any sums
          which Lessee may have paid to Lessor under the Lease as and for
          security deposits, advance rentals or otherwise, except to the extent
          that such sums are actually delivered by Lessor to Lender; and

     5.4  Subsequent Transfer.  If Lender, by succeeding to the interest of
          -------------------
          Lessor under the Lease, should become obligated to perform the
          covenants of Lessor thereunder, then, upon any further transfer of
          Lessor's interest by Lender, all of such obligations shall terminate
          as to Lender.

6.    NON-DISTURBANCE.  In the event of a foreclosure under the Deed of Trust,so
      ---------------
     long as there shall then exist no breach, default, or event of default on
     the part of Lessee under the Lease, Lender agrees for itself and its
     successors and assigns that the leasehold interest of Lessee under the
     Lease shall not be extinguished or terminated by reason of such
     foreclosure, but rather the Lease shall continue in full force and effect
     and Lender shall recognize and accept Lessee as tenant under the Lease
     subject to the terms and provisions of the Lease except as modified by this
     Agreement; provided, however, that Lessee and Lender agree that the
                --------  -------
     following provisions of the Lease (if any) shall not be binding on Lender:
     any option to purchase with respect to the Property; any right of first
     refusal with respect to the Property; any provision regarding the use of
     insurance proceeds or condemnation proceeds with respect to the Property
     which is inconsistent with the terms of the Deed of Trust.

7.    MISCELLANEOUS.
      -------------

     7.1    Heirs, Successors, Assigns and Transferees.  The covenants herein
            ------------------------------------------
          shall be binding upon, and inure to the benefit of, the heirs,
          successors and assigns of the parties hereto; and

     7.2    Notices. All notices or other communications required or permitted
            -------
          to be given pursuant to the provisions hereof shall be deemed served
          upon delivery or, if mailed, upon the first to occur of receipt or the
          expiration of three (3) days after deposit in United States Postal
          Service, certified mail, postage prepaid and addressed to the address
          of Lessee or Lender appearing below:

                                  Page 4 of 9

                                      44

<PAGE>

              "OWNER"                            "LENDER"

BRE/CBL L.L.C., a Delaware limited           WELLS FARGO BANK, NATIONAL
liability company                            ASSOCIATION
345 Park Avenue, 31st Floor                  Real Estate Group (AU #______)
New York, NY 10154                           417 Montgomery St., 5th Floor
Attention: Steve Orbuch                      San Francisco, CA 94111

                                             Attn: Kathy Marker
                                                  ------------------------
                                             Loan No. 339672H
                                                     ---------------------

              "LESSEE"

Prime Response, Inc.
185 Berry Street, Suite 4601
San Francisco, CA 94107
Attn: Mr. Martin Muoto

          provided, however, any party shall have the right to change its
          --------  -------
          address for notice hereunder by the giving of written notice thereof
          to the other party in the manner set forth in this Agreement; and

     7.3     Counterparts.  This Agreement may be executed in two or more
             ------------
          counterparts, each of which shall be deemed an original and all of
          which together shall constitute and be construed as one and the same
          instrument; and

     7.4     Remedies Cumulative. All rights of Lender herein to collect rents
             -------------------
         on behalf of Lessor under the Lease are cumulative and shall be in
         addition to any and all other rights and remedies provided by law and
         by other agreements between Lender and Lessor or others; and

     7.5     Paragraph Headings.  Paragraph headings in this Agreement are for
             ------------------
          convenience only and are not to be construed as part of this Agreement
          or in any way limiting or applying the provisions hereof.

INCORPORATION.  Exhibit A and Lease Guarantor's Consent (if any) are attached
-------------   ---------
hereto and incorporated herein b this reference.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
day and year first above written.

NOTICE:   THIS SUBORDINATION AGREEMENT CONTAINS A PROVISION WHICH ALLOWS THE
          PERSON OBLIGATED ON YOUR REAL PROPERTY SECURITY TO OBTAIN A LOAN A
          PORTION OF WHICH MAY BE EXPENDED FOR OTHER PURPOSES THAN IMPROVEMENT
          OF THE LAND.

                                  Page 5 of 9

                                      45

<PAGE>

IT IS RECOMMENDED THAT, PRIOR TO THE EXECUTION OF THIS AGREEMENT, THE PARTIES
CONSULT WITH THEIR ATTORNEYS WITH RESPECT HERETO.

                                          "OWNER"

                              BRE/CBL L.L.C.,
                              a Delaware limited liability company

                              By:___________________________________

                              Name:_________________________________

                              Its:__________________________________

                              ______________________________________

                                          "LENDER"

                              WELLS FARGO BANK,
                              NATIONAL ASSOCIATION

                              By:___________________________________

                              Name:_________________________________

                              Its:__________________________________

                                          "LESSEE"

                              PRIME RESPONSE, INC., a Delaware
                              corporation

                              By: /s/ Cathy Lewis
                                 -----------------------------------
                              Name: Cathy Lewis
                                   ---------------------------------
                              Its: V P - Finance
                                  ----------------------------------

                     (ALL SIGNATURES MUST BE ACKNOWLEDGED)

                                  Page 6 of 9

                                      46

<PAGE>

                                                                       EXHIBIT A
                                                                 Loan No. 3396TZ

                            DESCRIPTION OF PROPERTY

EXHIBIT A to Subordination Agreement; Acknowledgment of Lease Assignment,
---------
Estoppel, Attornment and Non-Disturbance Agreement dated as of ________________,
executed by BRE/CBL L.L.C., a Delaware limited liability company, as "Owner",
PRIME RESPONSE, INC., a Delaware corporation as "Lessee", and WELLS FARGO BANK
NATIONAL ASSOCIATION, as "Lender".

All that certain real property located in the City and County of San Francisco,
State of California, described as follows:

BEGINNING at the point of intersection of the southeasterly line of Berry Street
and the southwesterly line of Third Street; running thence southeasterly along
said line of Third Street 234.17 feet to the most northerly corner of that
certain parcel of land described in deed dated January 5, 1933 from Southern
Pacific Company to the City and County of San Francisco, recorded November 30,
1934, in Book 2714 of Official Records, page 403, Records of the City and County
of San Francisco; thence southeasterly at an angle of 12 12' 20" to the right
from said line of Third Street and along the southwesterly line of said parcel
of land described in said deed, a distance of 41.774 feet to a point in the
northwesterly line of Channel Street thence southwesterly at an angle of 77 47'
40" to the right from last described course and along said line of Channel
Street 816.168 feet to a point in the northeasterly line of Fourth Street;
thence northwesterly at right angles from said line of Channel Street and along
said line of Fourth Street 275 feet to the southeasterly line of Berry Street
825 feet to the point of beginning.

EXCEPTING THEREFROM the lands as described in the deed dated August 5, 1970,
from South Berry Street Corporation, a Delaware corporation, to the State of
California, recorded September 30, 1970, Series No. 16072, in the office of the
Recorder of the City and County of San Francisco, State of California, in Book
B-458 of Official Records, page 4 described as follows:

BEGINNING at a point on the southeasterly line of existing Berry Street, distant
thereon north 46 17' 30" east, 33.14 feet from the intersection of said
southeasterly line with the northeasterly line of existing Fourth Street; thence
along said southeasterly line north 46 17' 30" east, 10.31 feet; thence south 57
41' 27" east, 0.60 of a foot; thence south 32 18' 33" west, 10.00 feet; thence
north 57 41' 27" west, 3.09 feet to the point of beginning.

                                  Page 7 of 9

                                      47

<PAGE>

STATE OF Colorado
COUNTY OF Denver ss.

On this 19 day of July, 1999, before me, __________________________________
a Notary Public in and for the State of Colorado, personally appeared
____________________ personally known to me (or proved on the basis of
satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon behalf of which
the person(s) acted, executed the instrument.

WITNESS my hand and official seal

Signature /s/ Bambi Lynn Barr
          -----------------------------
My commission expires 11-15-99
                      -----------------

STATE OF ____________
COUNTY OF _____________ ss.

On this ___ day of ________, 19__, before me, __________________________________
a Notary Public in and for the State of __________, personally appeared
____________________ personally known to me (or proved on the basis of
satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon behalf of which
the person(s) acted, executed the instrument.

WITNESS my hand and official seal

Signature ______________________________

My commission expires _________________

                                  Page 8 of 9

                                      48

<PAGE>

STATE OF ____________
COUNTY OF _____________ ss.

On this ___ day of ________, 19__, before me, __________________________________
a Notary Public in and for the State of __________, personally appeared
____________________ personally known to me (or proved on the basis of
satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon behalf of which
the person(s) acted, executed the instrument.

WITNESS my hand and official seal

Signature ______________________________

My commission expires _________________

STATE OF ____________
COUNTY OF _____________ ss.

On this ___ day of ________, 19__, before me, __________________________________
a Notary Public in and for the State of __________, personally appeared
____________________ personally known to me (or proved on the basis of
satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon behalf of which
the person(s) acted, executed the instrument.

WITNESS my hand and official seal

Signature ______________________________

My commission expires _________________

                                  Page 9 of 9

                                      49<PAGE>

                                                                   EXHIBIT 10.45

                        DATED     29th December   1995

                                  PDFM LIMITED

                                    - and -

                            PRIME RESPONSE LIMITED

                                     LEASE

                                    - of -

                              Office Premises at
                            Goat Wharf High Street
                              Brentford Middlesex

               Term                           15 years

               Commencing                     29 September 1995

               Rent (Pounds)                  151,000

                                Berwin Leighton
                                Adelaide House
                                 London Bridge
                                London EC4R 9HA

                               snbn/p432/249/a1
                                   19.12.95
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6    OBLIGATIONS IN SCHEDULES TO THIS LEASE

7    STAMP DUTY CERTIFICATE

8    LANDLORD AND TENANT (COVENANT) ACT 1995 DECLARATION

Schedule 1 - Description of the Premises
Part 1 - Description of the Premises
Part 2 - Rights enjoyed with demise
Part 3 - Exceptions and reservations
Part 4 - Encumbrances

Schedule 2 - Rent Reviews
1.   The review dates
2.   Upward only rent reviews
3.   The market rent
4.   Matters to be disregarded
5.   Procedure for determination of market rent
6.   Time limits
7.   Rental adjustments
8.   Reviewed rent reserved in phases
9.   Memorandum of rent review

Schedule 3 - Insurance Provision
1.   Insured Risks
2.   Tenants liability for insurance premiums
3.   Tenant's obligations in relation to insurance cover
4.   Landlord's obligation to insure and reinstate
5.   Landlord's obligations in relation to insurance
6.   Suspension of Rent
7.   Options to determine
8.   Retention of insurance proceeds

Schedule 4 - Form of guarantee on assignment
1.   Guarantee
2.   No waiver or release of liability
3.   Guarantors to accept new lease upon disclaimer
4.   Subordination of rights of the Guarantors
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                                     DEED

                                     LEASE

DATE:  29/th/ December 1995

PARTIES:

(1)  PDFM LIMITED whose registered office is at Triton Court 14 Finsbury Square
     London EC2A 1PD acting in the capacity of General Partner of PDFM Second
     Property Partnership (a limited partnership registered under the Limited
     Partnership Act 1907 of the same address) ("the Landlord") and

(2)  PRIME RESPONSE LIMITED whose registered office is at Albany House 41 High
     Street Brentford Middlesex TW8 OJW ("the Tenant")

OPERATIVE PROVISIONS:

1    INTERPRETATION

1.1  Definitions

     In this Lease if the context so allows:

     Conducting Media

     means any of the drains, sewers, conduits, flues, gutters, gullies,
     channels, ducts, shafts, watercourses, pipes, cables, wires mains and other
     service media

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       Encumbrances

       means the restrictions, stipulations, covenants, rights, reservations,
       provisions and other matters contained imposed by or referred to in the
       documents brief particulars of which are set out in Schedule 1 Part 4

       Insured Risks

       has the meaning given to it in Schedule 3

       Interest

       means interest at the rate of 3% over the base rate of National
       Westminster Bank Plc for the time being and from time to time (as well
       after as before judgment), or such other comparable rate as the Landlord
       may reasonably designate if the base rate ceases to be published

       Landlord

       includes all persons from time to time entitled to the immediate
       reversion to this Lease

       Lease

       includes any documents supplemental to this Lease

       Outgoings

       means in relation to the Premises all non-domestic rates, water rates,
       water charges and all existing and future rates, taxes, charges,
       assessments, impositions and outgoings whatsoever (whether parliamentary
       municipal parochial or otherwise) which are now or may at any time be
       payable charged or assessed on property or the owner or occupier of
       property, but "taxes" in

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       this context does not include value added tax, nor any taxes imposed on
       the Landlord in respect of the yearly rent reserved by this Lease or in
       respect of a disposal of the interest in immediate or mediate reversion
       to this Lease

       Premises

       means the property described in Schedule 1 Part 1

       Tenant

       includes the Tenant's successors in title and assigns in whom this Lease
       may for the time being be vested

       Term

       means the term of years granted by this Lease

       Unsecured Underletting

       means an underletting of the whole or part of the Premises in relation to
       which the underlessor and the underlessee have agreed to exclude the
       provisions of Sections 24 to 28 of the Landlord and Tenant Act 1954 and
       their agreement to do so has been duly authorized beforehand by the Court

1.2    Interpretation of restrictions and liability

1.2.1  Where the Tenant is placed under a restriction in this Lease, the
       restriction includes the obligation on the Tenant not to permit or allow
       the infringement of the restriction by any person

1.2.2  References to liability include, where the context allows, claims demands
       proceedings damages losses costs and expenses

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1.3       Clauses and clause headings

1.3.1     The clause and paragraph headings in this Lease are for ease of
          reference only and are not to be taken into account in the
          construction or interpretation of any covenant condition or proviso to
          which they refer

1.3.2     Unless the context otherwise requires, references:

1.3.2.1   to numbered clauses and Schedules are references to the relevant
          clause in or Schedule to this Lease: and

1.3.2.2   in any Schedule to a numbered paragraph are references to the relevant
          paragraph in that Schedule

1.4       Singular and plural meanings

          Words in this Lease importing the singular meaning, where the context
          so allows, include the plural meaning and vice versa

1.5       Statutes and statutory instruments

          References in this Lease to any statutes or statutory instruments
          include and refer to any statute or statutory instrument amending
          consolidating or replacing them respectively from time to time in
          force, and references to a statute include statutory instruments and
          regulations made pursuant to them

1.6       Gender

          Words in this Lease importing any one gender include both other
          genders and may be used interchangeably, and words denoting natural
          persons where the context so allows include corporations and vice
          versa

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1.7    Joint and several obligations

       At any time that the party of the second part to this Lease is two or
       more persons the expression "the Tenant" includes the plural number and
       obligations in this Lease expressed or implied to be made with the Tenant
       or by the Tenant are to be treated as made with or by such individuals
       jointly and severally

2      THE LETTING TERMS

       In consideration of the rent reserved by and the covenants in this Lease:

2.1    the Landlord LETS to the Tenant:

2.1.1  ALL the Premises;

2.1.2  TOGETHER WITH the rights set out in Schedule 1 Part 2; and

2.1.3  EXCEPT AND RESERVED to the Landlord the rights set out in Schedule 1 Part
       3;

2.2    for the TERM of fifteen years commencing on 29 September 1995
       subject to the Encumbrances; and

2.3    the Tenant PAYING during the Term:

2.3.1  from the 29/th/ day of December 1995 to the 28/th/ day of January 1997
       the yearly rent of a peppercorn (if demanded);

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2.3.2  for the remainder of the Term the yearly rent of (Pounds)151,000 subject
       to revision under Schedule 2

       all such payments to be made by equal quarterly payments in advance on
       the usual quarter days in every year the first (or a proportionate part)
       of such payments in respect of the period commencing on the 29/th/ day of
       January 1997 and ending on the following quarter day to be made on the 25
       December 1996;

2.3.3  as additional rent the monies payable by the Tenant under Schedule 3
       commencing on the date hereof; and

2.3.4  as additional rent any value added tax chargeable on the rent and
       additional rent reserved in clauses 2.3.1, 2.3.2 and 2.3.3

3      TENANT'S COVENANTS

       THE TENANT COVENANTS with the Landlord as follows:

3.1    Rent

3.1.1  To pay the yearly rent reserved by this Lease, free from any deductions
       and rights of set-off, at the times and in the manner required in clause
       2.3.2 and by means of a standing order to the Tenant's bankers

3.1.2  To pay the additional rents reserved by this Lease at the times and in
       the manner specified in relation to each of them

3.2    Interest

3.2.1  To pay Interest on so much of the rents, reviewed rents, and other monies
       payable under this Lease as remain unpaid seven days after they have
       become due from the date that they became due until the payment is made
       to the Landlord

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3.2.2     To pay Interest under clause 3.2.1 for any period during which the
          Landlord properly refuses to accept the tender of payment because of
          an unremedied breach of covenant of the Tenant

3.3       Outgoings and Contributions

3.3.1     To pay Outgoings

3.3.2     To pay for all gas and electricity consumed on the Premises, all
          charges for meters, and all standing charges

3.3.3     To pay to the Landlord on demand a fair and proper proportion (to be
          conclusively determined by the Landlord or the Landlord's surveyor) of
          the expense of cleaning, lighting, repairing, renewing, decorating,
          maintaining and rebuilding any party walls, lifts, fences, gutters,
          drains, roadways, pavements, entrance ways, stairs and passages,
          access ways and service areas which are or may be used or enjoyed by
          an occupier of the Premises in common with any other person or persons

3.4       Repair

          Well and substantially to repair maintain and clean the Premises and
          to keep the Premises in good and substantial repair maintained and in
          clean condition (except in respect of damage by Insured Risks as
          allowed in Schedule 3)

3.5       Decorations

3.5.1     To decorate the inside of the Premises in the year 2000 and from then
          in every subsequent fifth year of the Term and in the last three
          months of the Term (howsoever determined) with two coats of good
          quality paint or good quality polish, and with paper for those parts
          normally papered, or other suitable and appropriate materials of good
          quality, in a workmanlike manner (such

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          decorations in the last three months of the Term to be executed in
          such colours patterns and materials as the Landlord may reasonably
          require)

3.5.2     To decorate the exterior of the Premises in the year 1998 and from
          then in every subsequent third year of the Term and also in the last
          three months of the Term (howsoever determined) with three coats of
          good quality paint or good quality polish or other suitable material
          of good quality in a proper and workmanlike manner

3.5.3     Not without the consent of the Landlord to alter cover up or change
          any part of the architectural decorations or the external colour of
          the Premises

3.6       Landlord's right of inspection and right of repair

3.6.1     To permit the Landlord and its employees or agents at all reasonable
          times upon reasonable prior notice to enter into inspect and view the
          Premises and examine their condition and also to take a schedule of
          fixtures in the Premises

3.6.2     If any breach of covenant, defects, disrepair, removal of fixtures or
          unauthorised alterations or additions are found on inspection for
          which the Tenant is liable, then, on notice from the Landlord, to
          execute to the reasonable satisfaction of the Landlord or its Surveyor
          all repairs works replacements or removals required within two months
          (or sooner if necessary) after the receipt of the notice

3.6.3     If the Tenant fails to comply with a notice under clause 3.6.2, the
          Landlord may itself or by its workpeople or agents enter the Premises
          and execute the repairs works replacements or removals

3.6.4     To pay to the Landlord on demand all reasonable expenses so incurred
          under clause 3.6.3

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3.7       Yield up repair at the end of the Term

          At the termination of this Lease or at such later time as the Landlord
          recovers possession of the Premises from the Tenant:

3.7.1     quietly to yield up the Premises (with all additions and improvements
          to the Premises and all fixtures in the Premises, other than tenant's
          fixtures which the Tenant may be entitled to remove) repaired
          maintained cleaned decorated and kept in accordance with the Tenant's
          covenants in this Lease (except in respect of damage by Insured Risks
          as allowed in Schedule 3)

3.7.2     if so requested by the Landlord, to remove from the Premises all the
          Tenant's belongings - that is to say trade fixtures and fittings and
          all notices notice boards and signs bearing the name of or otherwise
          relating to the Tenant (including in this context any persons deriving
          title to the Premises under the Tenant) or its business; and

3.7.3     to make good to the reasonable satisfaction of the Landlord all damage
          to the Premises resulting from the removal of the Tenant's belongings
          from the Premises

3.8       Landlord's right of entry for repairs, etc.

          To permit the Landlord or other owners tenants or occupiers of any
          adjoining or neighbouring property and their respective agents workmen
          and employees to enter the Premises at reasonable times, after giving
          to the Tenant reasonable written notice (except in an emergency):

3.8.1     to alter maintain or repair the adjoining premises or property of the
          Landlord or person so entering; or

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3.8.2     to construct alter maintain repair or fix anything or additional thing
          serving such property and running through or on the Premises; or

3.8.3     to comply with an obligation to any third party having legal rights
          over the Premises; or

3.8.4     in exercise of a right or to comply with an obligation of repair
          maintenance or renewal under this Lease; or

3.8.5     in connection with the development of any adjoining or neighbouring
          land or premises including the right to build on or into or in
          prolongation of any boundary wall of the Premises -

          where the same cannot be reasonably effected from any adjoining or
          neighbouring premises subject to the Landlord (or other person so
          entering) exercising the right in a reasonable manner and making good
          any damage caused to the Premises without unreasonable delay

3.9       Alterations

3.9.1     Not to make any alterations or additions to or affecting the structure
          or exterior of the Premises, or the appearance of the Premises as seen
          from the exterior

3.9.2     Not without the consent of the Landlord (such consent not to be
          unreasonably withheld) to make any other alterations or additions to
          the Premises

3.9.3     Not to install or erect any exterior lighting shade canopy or awning
          or other structure in front of or elsewhere outside the Premises

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3.9.4     On the termination of this Lease, to the extent required by the
          Landlord, to reinstate the Premises to the condition in which they
          were in at the grant of this Lease, such reinstatement to be carried
          out under the supervision and to the reasonable satisfaction of the
          Landlord or the Landlord's surveyor

3.10      Alienation

3.10.1    Not to assign or charge part only of the Premises

3.10.2    Not to assign or charge the whole nor underlet the whole or any part
          of the Premises without the consent of the Landlord (such consent not
          to be unreasonably withheld)

3.10.3    Not otherwise than by assignment or underletting permitted under this
          clause 3.10 to:

3.10.3.1  part with or share possession or occupation of the whole or a part of
          the Premises; or

3.10.3.2  grant to third parties any rights over the Premises

3.10.4    On an assignment, to obtain (if the Landlord reasonably so requires)
          guarantors reasonably acceptable to the Landlord for any assignee and
          to obtain a direct covenant by deed by the assignee with the Landlord
          to observe and perform the covenants of the Tenant and the conditions
          in this Lease throughout the period that the assignee holds the Lease
          in such form as the Landlord may reasonably require and a direct
          covenant by deed by such guarantors in the terms set out in Schedule 4

3.10.5    on the grant of an underlease, to obtain covenants by deed from the
          underlessee direct with the Landlord in such form as the Landlord may
          reasonably require that the underlessee will:

3.10.5.1  not assign or charge part only of the premises underlet;

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3.10.5.2  not part with or share possession or occupation of the whole or any
          part of the premises underlet nor grant to third parties rights over
          them otherwise than by a permitted assignment or sub-underletting;

3.10.5.3  not assign charge or sub-underlet the whole of the premises sub-
          underlet or sub-underlet the whole or any part of the premises
          underlet without obtaining the previous consent of the Landlord under
          this Lease (such consent not to be unreasonably withheld);

3.10.5.4  provide for the inclusion in any sub-underleases granted out of the
          underlease (whether immediate or mediate) of covenants to the same
          effect as those contained in these clauses 3.10.5 and clause 3.10.6

3.10.6    On the grant of any underlease:

3.10.6.1  to include provisions for the revision of the rent reserved by the
          underlease in an upward only direction to correspond in time and
          effect with the provisions for the revision of rent in this Lease;

3.10.6.2  not to reserve or take a premium or fine;

3.10.6.3  to reserve a rent which is at least equal to the market rent as at the
          time of the grant of the underlease (assessed in accordance with the
          principles in Schedule 2) or the proportionate part of the market rent
          of the Premises where only part of the Premises is underlet;

3.10.6.4  to include such covenants of the underlessee as are not inconsistent
          with or impair the due performance and observance of the covenants of
          the Tenant in this Lease

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3.10.7    Not so to underlet the Premises as to sub-divide them into more than
          three units of occupation nor so that any such unit of occupation
          created or any left remaining comprises less than one complete floor
          (disregarding the common parts on any floor)

3.10.8    Not to underlet the whole or any part of the Premises otherwise than
          by way of Unsecured Underletting

3.10.9    The preceding provisions of this clause 3.10 do not apply to any
          parting with possession or occupation or the sharing of occupation or
          sub-division of the Premises to or with any member of a group of
          companies of which the Tenant is itself a member if:

3.10.9.1  the interest in the Premises so created is and remains no more than a
          tenancy-at-will; and

3.10.9.2  the possession occupation or sub-division are immediately determined
          if the Tenant and the relevant member cease for any reason whatsoever
          to be members of the same group of companies;

          and for this purpose two companies are members of a group if, and only
          if, one is a subsidiary of the other or both are subsidiaries of a
          third company, subsidiary having the meaning given to it by Section
          736 of the Companies Act 1985

3.11      Registration of dispositions of this Lease

          To produce to and leave with the Solicitors of the Landlord the
          document effecting the disposition (and in each case a certified copy
          for retention by the Landlord) within one month after any disposition
          of this Lease or the Premises (a disposition being an assignment,
          charge, transfer, underlease, assignment or surrender of any
          underlease, or on any transmission by death or otherwise

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<PAGE>

          documentary evidence of devolution affecting the Premises), and on
          each occasion to pay to the Solicitors such fee as they may reasonably
          require for the registration

3.12      Enforcement of underleases

3.12.1    Not without the consent of the Landlord (such consent not to be
          unreasonably withheld) to vary the terms, or waive the benefit, of any
          covenant of the underlessee or condition in an underlease of the
          Premises

3.12.2    Diligently to enforce the covenants of the underlessee and the
          conditions in an underlease of the Premises and (if reasonably
          required by the Landlord) to exercise by way of enforcement the powers
          of re-entry in the underlease

3.12.3    Not without the consent of the Landlord to accept any sum or payment
          in kind by way of commutation of the rent payable by an underlessee of
          the Premises

3.12.4    Not to accept the payment of rent from an underlessee of the Premises
          otherwise than by regular quarterly (or more frequent) payments in
          advance

3.12.5    Duly and punctually to exercise all rights to revise the rent reserved
          by an underlease of the Premises, and not to agree with an underlessee
          a revised rent without the approval of the Landlord (such approval not
          to be unreasonably withheld)

3.13      User

3.13.1    Not to use the Premises otherwise than as high class offices and for
          purposes ancillary to that use

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3.13.2    Nothing in this Lease implies or is to be treated as a warranty to the
          effect that the use of the Premises for those purposes is in
          compliance with all town planning laws and regulations now or from
          time to time in force

3.14      Restrictions affecting use of the Premises

3.14.1    Not to erect nor install in the Premises any engine furnace plant or
          machinery which causes noise fumes or vibration which can be heard
          smelled or felt outside the Premises

3.14.2    Not to store in the Premises any petrol or other specially inflammable
          explosive or combustible substance

3.14.3    Not to use the Premises for any noxious noisy or offensive trade or
          business nor for any illegal or immoral act or purpose

3.14.4    Not to hold any sales by auction on the Premises

3.14.5    Not to hold in or on the Premises any exhibition public meeting or
          public entertainment

3.14.6    Not to permit any vocal or instrumental music in the Premises so that
          it can be heard outside the Premises

3.14.7    Not to permit livestock of any kind to be kept on the Premises

3.14.8    Not to do anything in the Premises which may be or grow to be a
          nuisance or damage to the Landlord or to the owners tenants and
          occupiers of adjoining and neighbouring properties

3.14.9    Not to load or use the floors walls ceilings or structure of the
          Premises so as to cause strain damage or interference with the
          structural parts, loadbearing framework, roof, foundations, joists and
          external walls of the Premises

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3.14.10   Not to overload the lifts electrical installation or Conducting Media
          in the Premises

3.14.11   Not to do or omit to do anything which may interfere with or which
          imposes an additional loading on any ventilation heating air
          conditioning or other plant or machinery serving the Premises

3.14.12   Not to use the Premises as a betting shop or betting office

3.14.13   Not to use the Premises for the sale of alcoholic liquor for
          consumption either on or off the Premises

3.14.14   Not to allow any person to sleep in the Premises nor to use the
          Premises for residential purposes

3.14.15   Not to accumulate trade empties on the Premises

3.14.16   Not to place leave or install any articles merchandise goods or other
          things in front of or elsewhere outside the Premises

3.14.17   Not to permit the drains to be obstructed by oil grease or other
          deleterious matter, but to keep thoroughly cleaned the Premises and
          the drains serving the Premises as often as may be necessary

3.14.18   Not to use any portion of any access road leading to the Premises for
          the parking of vehicles

3.15      Advertisements and signs

3.15.1    Not to place or display on the exterior of the Premises or on the
          windows or inside the Premises so as to be visible from the exterior
          of the Premises any name writing notice sign illuminated

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          sign display of lights placard poster sticker or advertisement other
          than:

3.15.1.1  a suitable sign of a size and kind first approved by the Landlord
          (such approval not to be unreasonably withheld) or the Landlord's
          surveyor showing the Tenant's name and trade; and

3.15.1.2  such other notices as the Landlord may in its reasonable discretion
          approve

3.15.2    If any name writing notice sign placard poster sticker or
          advertisement is placed or displayed in breach of these provisions, to
          permit the Landlord to enter the Premises and remove such name writing
          notice sign placard poster sticker or advertisement and to pay to the
          Landlord on demand the expense of so doing

3.16      Compliance with statutes, etc

3.16.1    To comply in all respects with the provisions of all statutes for the
          time being in force and requirements of any competent authority
          relating to the Premises or anything done in or on them by the Tenant,
          and to keep the Landlord indemnified against liability in consequence
          of the Tenant's failure to comply with them

3.16.2    In particular but without affecting the general operation of clause
          3.16.1:

3.16.2.1  to execute all works and do all things on or in respect of the
          Premises which are required under the Offices Shops and Railway
          Premises Act 1963;

3.16.2.2  to comply with all requirements under any present or future statute
          order by-law or regulation as to the use or occupation of or otherwise
          concerning the Premises;

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3.16.2.3  to execute with all due diligence (commencing work within two months
          or sooner if necessary and then proceeding continuously) all works to
          the Premises for which the Tenant is liable under this clause 3.16 and
          of which the Landlord has given notice to the Tenant;

          and, if the Tenant does not comply with clause 3.16.2.3, to permit the
          Landlord to enter the Premises to carry out such works, and to
          indemnify the Landlord on demand for the expenses of so doing
          (including surveyors' and other professional advisers' fees)

3.17      Planning permissions

3.17.1    Not without the consent of the Landlord (such consent not to be
          unreasonably withheld) to make any application under the Town and
          Country Planning Acts, as defined in the Town and Country Planning Act
          1990, to any local planning authority for permission to develop,
          including change of use of, the Premises

3.17.2    To indemnify the Landlord against any development charges other
          charges and expenses payable in respect of such applications made by
          the Tenant and to reimburse to the Landlord the reasonable costs it
          may properly incur in connection with such consent

3.17.3    To keep the Landlord indemnified against any expense incurred in
          consequence of the use of the Premises reverting to that existing
          before the application was made

3.17.4    Forthwith to give to the Landlord full particulars in writing of the
          grant of planning permission

3.17.5    Not to implement any planning permission if the Landlord makes
          reasonable objection to any of the conditions subject to which it has
          been granted

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3.18      Compliance with town planning and environmental requirements

3.18.1    To perform and observe the requirements of statutes and regulations
          relating to town and country planning and environmental protection
          applying to the Premises, and to obtain any development or other
          consent permit or licence by reason of the development or manner of
          use of or on the Premises by the Tenant

3.18.2    To keep the Landlord indemnified against liability by reason of the
          Tenant's failure to obtain any requisite development or other consent
          permit or licence or in complying with the requirements of statutes
          and regulations

3.18.3    To give full particulars to the Landlord of any notice, or proposal
          for a notice, or order or proposal for an order, made given or issued
          to the Tenant under any statute or regulation relating to town and
          country planning, environmental protection or otherwise within seven
          days after the receipt of any such by the Tenant

3.18.4    Forthwith to take all reasonable and necessary steps to comply with
          any such notice or order

3.18.5    At the request and cost of the Landlord, to make or join with the
          Landlord in making such objections or representations against or in
          respect of any proposal for such a notice or order as the Landlord may
          consider expedient

3.19      Claims made by third parties

3.19.1    To keep the Landlord indemnified against liability in respect of any
          accident loss or damage to person or property in the Premises

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3.19.2    To keep the Landlord indemnified against liability of the Landlord to
          third parties by reason of breach by the Tenant of its obligations in
          this Lease

3.20      Expenses of the Landlord

          To pay to the Landlord on demand all reasonable expenses (including
          solicitors' costs bailiffs' fees and surveyors' and architects' fees)
          incurred by the Landlord:

3.20.1    incidental to or in proper contemplation of the preparation and
          service of a schedule of dilapidations during or within 3 months after
          the termination of this Lease and/or a notice under Sections 146 and
          147 of the Law of Property Act 1925, even if forfeiture is avoided
          otherwise than by relief granted by the Court;

3.20.2    in the recovery or attempted recovery of arrears of rent or additional
          rent due from the Tenant; and

3.20.3    in connection with every application for any consent or approval made
          under this Lease whether or not consent or approval is given (unless
          such consent is unlawfully withheld)

3.21      Obstruction of windows or lights and easements

3.21.1    Not to stop up or obstruct any windows of the Premises or any other
          buildings belonging to the Landlord

3.21.2    Not to permit any easement or similar right to be made or acquired
          into against or on the Premises

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3.21.3    Where any such easement or right is or is attempted to be acquired,
          immediately to give notice of the circumstances to the Landlord, and
          at the request and cost of the Landlord to adopt such course as it may
          reasonably require for preventing the acquisition of the easement or
          right to such easement

3.22      Cleaning windows

          To keep clean the glass in the windows of the Premises

3.23      Value added tax

          To pay value added tax on taxable supplies of goods and services made
          by the Landlord in connection with this Lease, for which the
          consideration is to be treated as exclusive of value added tax
          chargeable on the payment

3.23.1    Where the Landlord is entitled under this Lease to recover from the
          Tenant the costs of goods and services supplied to the Landlord, but
          in respect of which the Landlord makes no taxable supply to the
          Tenant, to indemnify the Landlord against so much of the input tax on
          the cost for which the Landlord is not entitled to credit allowance
          under Section 26 of the Value Added Tax Act 1994

3.24      Notices "to let" and "for sale"

3.24.1    To allow the Landlord or its agents to enter the Premises at any time:

3.24.1.1  within six months next before the termination of this Lease to fix on
          the Premises a notice board for reletting the Premises;

3.24.1.2  to fix on some part of the Premises a notice board for the sale of the
          interest of the Landlord

                                       21
<PAGE>

3.24.2    Not to remove or obscure any such notice board; and

3.24.3    To permit all persons authorized by the Landlord or its agents to view
          the Premises at reasonable hours without interruption in connection
          with any such letting or sale

4         PROVISOS

          THE PARTIES AGREE to the following provisos:

4.1       Proviso for Re-Entry

4.1.1     The Landlord may terminate this Lease by re-entering the Premises (or
          a part of them) itself or by an authorized agent if:

4.1.1.1   any rent remains unpaid twenty one days after becoming due for payment
          (whether or not formally demanded); or

4.1.1.2   the Tenant fails to perform or observe any of its covenants or the
          conditions in this Lease or allows any distress or execution to be
          levied on its goods; or

4.1.1.3   an event of insolvency occurs in relation to the Tenant or one of the
          Tenants or any guarantor of the Tenant or one of the Tenants

4.1.2     Re-entry in exercise of the rights in clause 4.1.1 does not affect any
          other right or remedy of the Landlord for breach of covenant or
          condition by the Tenant occurring before the termination of this Lease

4.1.3     The expression an event of insolvency in clause 4.1.1 includes:

4.1.3.1   (in relation to a company or other corporation which is the Tenant or
          one of the Tenants or a guarantor) inability of the company to pay its
          debts, entry into liquidation either

                                       22
<PAGE>

          compulsory or voluntary (except for the purpose of amalgamation or
          reconstruction), the passing of a resolution for a creditors winding
          up, the making of a proposal to the company and its creditors for a
          composition in satisfaction of its debts or a scheme of arrangement of
          its affairs, the application to the court for an administration order,
          and the appointment of a receiver or administrative receiver; and

4.1.3.2   (in relation to an individual who is the Tenant or a guarantor)
          inability to pay or having no reasonable prospect of being able to pay
          his debts, the presentation of a bankruptcy petition, (unless
          vexatiously presented) the making of a proposal to his creditors for a
          composition in satisfaction of his debts or a scheme of an arrangement
          of his affairs, the application to the court for an interim order, and
          the appointment of a receiver or interim receiver;

          and in relation to the various events of insolvency they are, wherever
          appropriate, to be interpreted in accordance and conjunction with the
          relevant provisions of the Insolvency Act 1986

4.2       Power for Landlord to deal with adjoining property

          The Landlord may deal as it thinks fit with other property adjoining
          or nearby belonging to the Landlord, and may erect or permit to be
          erected on such property any buildings irrespective of whether they
          affect or diminish the light or air which may now or at any time be
          enjoyed by the Tenant in respect of the Premises but not so as to
          materially interfere with the Tenant's use of the Premises or the
          business carried on thereat

4.3       Accidents

          The Landlord shall not be responsible to the Tenant or the

                                       23
<PAGE>

          Tenant's licensees nor to any other person for any:

4.3.1     accident happening or injury suffered in the Premises; or

4.3.2     damage to or loss of any goods or property sustained in the building
          on the Premises

4.4       Removal of property after determination of term

4.4.1     If after the Tenant has vacated the Premises following the termination
          of this Lease any property of the Tenant remains in the Premises, and
          the Tenant fails to remove it within fourteen days after being
          requested in writing by the Landlord to do so the Landlord may as the
          agent of the Tenant sell such property and hold the proceeds of sale,
          after deducting the costs and expenses of removal storage and sale
          reasonably and properly incurred by it, to the order of the Tenant

4.4.2     The Tenant will indemnify the Landlord against any liability incurred
          by it to any third party whose property has been sold by the Landlord
          in the bona fide mistaken belief (which is to be presumed unless the
          contrary be proved) that it belonged to the Tenant and was liable to
          be dealt with as such under this clause 4.4

4.5       Notices consents and approvals

4.5.1     Any notice served under or in connection with this Lease is to be in
          writing and be treated as properly served if compliance is made with
          either the provisions of Section 196 of the Law of Property Act 1925
          (as amended by the Recorded Delivery Service Act 1962) or Section 23
          of the Landlord and Tenant Act 1927

                                       24
<PAGE>

4.5.2     Any consent or approval under this Lease is required to be obtained
          before the act or event to which it applies is carried out or done and
          is to be treated as effective only if the consent or approval is given
          in writing

4.6       Limitation on Original Tenant's Liability

          Notwithstanding anything to the contrary contained in this Lease Prime
          Response Limited ("Prime Response") shall only be liable for the
          Tenant's covenants and obligations herein contained for such period as
          the Lease remains vested in Prime Response subject to the condition
          that immediately prior to transferring its interest in this Lease
          Prime Response enters into a guarantee of the Tenant's covenants and
          obligations contained herein in the form of guarantee contained in
          Schedule 4 of this Lease for such period only as the Lease remains
          vested in the assignee of Prime Response ("the Condition") and in the
          event that Prime Response fails to comply with the Condition it shall
          remain liable under the tenant's covenants and obligations herein
          contained until such time as it has complied with all elements the
          Condition save as to timing

5         LANDLORD'S COVENANTS

          THE LANDLORD COVENANTS with the Tenant as follows:

          Quiet enjoyment

          That the Tenant, paying the rents reserved and performing the Tenant's
          covenants in this Lease, may lawfully and peaceably enjoy the Premises
          throughout the Term without interruption by the Landlord or by any
          person lawfully claiming through under or in trust for the Landlord

                                       25
<PAGE>

6         OBLIGATIONS IN SCHEDULES TO THIS LEASE

          The Landlord and the Tenant mutually covenant to observe and perform
          their respective obligations and the conditions in the Schedules

7         STAMP DUTY CERTIFICATE

          It is certified that there is no agreement to which this Lease gives
          effect

8         LANDLORD AND TENANT (COVENANTS) ACT 1995 DECLARATION

          This Lease does not constitute a new tenancy for the purposes of
          Section 1 of the Landlord and Tenant (Covenants) Act 1995

          DELIVERED as a deed on the date at the head of this Lease

                                       26
<PAGE>

                                  SCHEDULE 1

                                    PART 1

                          Description of the Premises

All that piece or parcel of land situate at 2 Goat Wharf High Street Brentford
in the London Borough of Hounslow together with the office building erected
thereon or on some part thereof being the whole of the property comprised in HM
Land Registry title number AGL5973 and all which said premises are for the
purposes of identification only shown edged red on the plan annexed hereto but
excluding therefrom (to the extent that it forms part of Title Number AGL5973)
the retaining wall running between the points marked A and B on the said plan.

                                    PART 2

                       Rights Enjoyed with the Premises

The rights listed or referred to in the Property Register to Title Number
AGL5973

                                    PART 3

                          Exceptions and Reservations

1.     All rights of entry upon the Premises referred to in clause 3

2.     The exceptions and reservations listed or referred to in the Property
       Register to title number AGL5973 and in particular (but without prejudice
       to the generality of the foregoing) those listed in a Transfer dated 14th
       October 1988 made between (1) Oxford & Cambridge Developments Limited and
       (2) Provident Mutual Life Assurance Association and a further Transfer
       dated 24 June 1994 made between Provident Mutual Life Assurance
       Association and (2) PDFM Limited

                                       27
<PAGE>

                                    PART 4

                                 Encumbrances

The matters contained referred or mentioned in the Property Register and Entry
number 1 of the Charges Register to title number AGL5973

                            [ROAD MAP APPEARS HERE]

                                       28
<PAGE>

                                  SCHEDULE 2
                                  ----------

                                 Rent Reviews

1         The review dates

          The yearly rent payable under this Lease is to be reviewed on the
          29/th/ September 2000, 29/th/ September 2005 (referred to in this
          Schedule as the review dates and the relevant review date shall be
          construed accordingly) and with effect on and from each review date
          the reviewed rent (as agreed or determined in accordance with this
          Schedule) is to become payable as the yearly rent reserved by this
          Lease

2         Upward only rent reviews

          The reviewed rent is to be the greater of:

2.1       the yearly rent reserved under this Lease immediately preceding the
          relevant review date; and

2.2       the market rent of the Premises at the relevant review date

3         The market rent

          For the purposes of this Lease, the expression "market rent" means the
          yearly rent at which the Premises might reasonably be expected to be
          let in the open market by a willing landlord to a willing tenant:

3.1       with vacant possession;

3.2       for a term of ten years from the relevant review date having a rent
          review, in the same terms as this Lease, at the expiry of each period
          of five years throughout the term;

                                       29
<PAGE>

3.3       without the payment of a premium by the willing tenant;

3.4       on the basis that the willing tenant would receive as a term of the
          letting such a rent free or concessionary rental period, or other
          inducement, as the willing landlord would negotiate with the willing
          tenant, in respect of the period that such willing tenant would
          require in which to carry out its fitting out works and the rate of
          the market rent payable by the Tenant from the review date would be
          such as the willing tenant would pay at the expiry of the rent free or
          concessionary rent period, or following the receipt of the inducement;
          and

3.5       subject to the provisions of this Lease, other than the length of the
          term and the amount of rent, but including these provisions for rent
          review;

          but on the assumption, if not the fact, that at the relevant review
          date:

3.6       the Premises are fit for immediate occupation and use (but this
          assumption does not affect the operation of paragraph 4.3);

3.7       in case the Premises have been destroyed or damaged they have been
          fully reinstated;

3.8       the Premises are in a state of full repair and the covenants of the
          Tenant and the Landlord have been fully observed and performed;

3.9       there is not in operation any statute order or instrument regulation
          or direction which has the effect of regulating or restricting the
          amount of rent of the Premises which might otherwise be payable; and

                                       30
<PAGE>

3.10      the Premises may be lawfully used throughout the Term as offices and
          that no capital is required to be expended upon the Premises to enable
          them to be so used

                                       31
<PAGE>

4         Matters to be disregarded

          In agreeing or determining the market rent the effect upon it of the
          following matters are to be disregarded:-

4.1       the occupation of the Premises by the Tenant

4.2       any goodwill attached to the Premises by reason of the carrying on at
          the Premises of the business of the Tenant;

4.3       any improvements to the Premises made by the Tenant with the consent
          of the Landlord other than those:

4.3.1     made in pursuance of an obligation to the Landlord;

4.3.2     for which the Landlord has paid;

4.4       any works carried out by the Tenant which have diminished the market
          rent; and

4.5       (at the option of the Landlord) the level of rent in any underletting
          of the Premises or part thereof

          and in this paragraph 4 reference to "the Tenant" include
          predecessors-in-title to the Tenant, and sub-tenants of the Tenant or
          of the predecessors-in-title of the Tenant and any other lawful
          occupiers

5         Procedure for determination of market rent

5.1       The Landlord and the Tenant are to endeavour to agree the market rent
          at any time not being earlier than twelve months before the relevant
          review date, but if they have not agreed the market rent three months
          before the relevant review date the amount of the market rent is to be
          determined by reference to the determination of an independent expert

                                       32
<PAGE>

5.2       The expert shall be nominated by the Landlord and the Tenant jointly,
          but, if they cannot or do not do so, then he shall be nominated by the
          President for the time being of the Royal Institution of Chartered
          Surveyors on the application either of the Landlord or of the Tenant
          at any time after the date being three months before the relevant
          review date

5.3       The expert shall act as an expert not as an arbitrator and shall be
          required to:

5.3.1     give notice to the Landlord and the Tenant allowing each of them an
          opportunity to submit to him within such reasonable time as he may
          stipulate a proposal for the market rent accompanied (if either of
          them so wish) by a statement of reasons, and a professional rental
          valuation or report; and

5.3.2     permit each of the Landlord and the Tenant to make submissions in
          respect of the other's reasons valuation and report;

          but the expert shall not be bound by any such proposal or submission
          and may make his determination as he thinks fit

5.4       The expert nominated is to be a chartered surveyor having not less
          than 10 years' experience of leasehold valuation of property being put
          to the same or similar use as the Premises and of property in the same
          region in which the Premises are situated

5.5       If the expert refuses to act, becomes incapable of acting or dies, the
          Landlord or the Tenant may require the appointment of another expert
          as provided in paragraph 5.1

5.6       The fees and expenses of the expert, including the cost of his
          nomination, are to be borne in such manner and proportions as the
          expert may direct, but in the absence of any such direction, they are
          to be borne by the Landlord and the Tenant in equal shares

                                       33
<PAGE>

5.7       The determination of the expert is to be final and binding on the
          parties except on a matter of law

6         Time limits

          Time is not of the essence in agreeing or determining the reviewed
          rent or of appointing an expert

7         Rental adjustments

7.1       If the market rent has not been agreed or determined in accordance
          with the provisions of this Schedule before the relevant review date,
          then, until the market rent has been so agreed or determined, the
          Tenant will continue to pay on account rent at the rate of yearly rent
          payable immediately before the relevant review date

7.2       The Tenant will pay to the Landlord within seven days after the time
          that the market rent has been agreed or determined all arrears of the
          reviewed rent which have accrued in the meantime, with interest equal
          to the base rate of National Westminster Bank Plc on each of the
          instalments of the arrears from the time that it would have become due
          if the market rent had then been agreed or determined until payment
          becomes due from the Tenant to the Landlord under this paragraph 7.2

8         Reviewed rent reserved in phases

          The Landlord and the Tenant may, at any time before the market rent is
          determined by an expert, settle the reviewed rent in more than one
          amount and agree to reserve the amounts increasing in phases until the
          next review date or, if none, the expiry of the Term

                                       34
<PAGE>

9         Memorandum of rent review

          The parties shall cause a memorandum of the reviewed rent duly signed
          by the Landlord and the Tenant to be endorsed on or securely annexed
          to this Lease and the counterpart of this Lease

                                       35
<PAGE>

                                   SCHEDULE 3

                              Insurance provisions

1      Insured Risks

1.1    Insured Risks means the risks and other contingencies against which the
       Premises are required to be, or which may from time to time be, insured
       under this Lease, but subject to any exclusions limitations and
       conditions in the policy of insurance

1.2    Insured Risks include, without limitation, fire, lightning, explosion,
       storm, tempest, flood, bursting and overflowing of water tanks apparatus
       or pipes, earthquake, aircraft (but not hostile aircraft) and other
       aerial devices dropped from aircraft, riot and civil commotion, malicious
       damage and such other risks as the Landlord may reasonably consider it
       prudent to insure

1.3    If a risk or contingency itemised, or otherwise included, as an Insured
       Risk, can no longer be insured or can only be insured at an uneconomic
       rate, the risk or contingency shall cease to be treated as an Insured
       Risk from the time that cover is withdrawn and the Landlord has notified
       the Tenant of its withdrawal

2      Tenant's liability for insurance premiums

2.1    The Tenant will pay to the Landlord on demand the reasonable insurance
       premiums incurred by the Landlord

2.2    Insurance premiums are to include all monies expended, or required to be
       expended by the Landlord in effecting and maintaining cover against:

2.2.1  Insured Risks;

2.2.2  three years' loss of rent insurance;

                                       36
<PAGE>

2.2.3  such professional fees as may be incurred in connection with rebuilding
       or reinstatement of the Premises;

2.2.4  the costs of demolition, shoring up, and site clearance works;

2.2.5  third party and public liability risks; and

2.2.6  value added tax liability on such items

2.3    The insurance cover may take into account cover for the effects of
       inflation and escalation of costs and fees, the Landlord's reasonable
       estimate of the market rent of the Premises as defined in Schedule 2 in
       the context of ensuing rent reviews and the termination of the Lease

3      Tenant's Obligations in relation to insurance cover

3.1    The Tenant will not do anything which may render void or voidable the
       insurance of the Landlord on the Premises or which may cause insurance
       premiums to be increased

3.2    The Tenant will provide efficient fire extinguishers of a type reasonably
       approved by the Landlord, and will adopt such other precautions against
       Insured Risks as the Landlord or its insurers may reasonably consider
       appropriate

3.3    If the insurance of the Landlord is vitiated in whole or in part in
       consequence of an act or omission of the Tenant, persons occupying or
       enjoying the use of the Premises through or under the Tenant, or their
       respective employees workmen agents or visitors, the Tenant will pay to
       the Landlord on demand a sum equal to the amount of the insurance monies
       which have become irrecoverable in consequence of that act or omission

                                       37
<PAGE>

3.4    The Tenant may not insure the Premises for any of the Insured Risks in
       such a manner as would permit the insurer of the Landlord to average the
       proceeds of insurance or cancel insurance cover

3.5    The Tenant will notify the Landlord forthwith of the occurrence of damage
       to the Premises by any of the Insured Risks

3.6    If the Premises are damaged by Insured Risks, the Tenant will pay to the
       Landlord on demand the amount of any reasonable uninsured excess to which
       the insurance cover of the Landlord is subject

3.7    The obligations of the Tenant to repair and to yield up in repair the
       Premises are to remain operative to the extent that the insurance of the
       Landlord in respect of Insured Risks is vitiated or insurance monies are
       withheld by reason of an act or omission of the Tenant, persons occupying
       or enjoying the use of the Premises through or under the Tenant, or their
       respective employees workmen agents or visitors, but do not otherwise
       operate in respect of damage to the Premises by Insured Risks

4      Landlord's obligation to insure and reinstate

4.1    The Landlord will keep the Premises insured with an insurer of repute
       against Insured Risks and other items referred to in paragraph 2.2 for
       the full cost of reinstatement, subject to such uninsured excess as the
       insurer may reasonably apply

4.2    Following the occurrence of damage to or destruction of the Premises by
       an Insured Risk, the Landlord will diligently apply, or procure the
       application of, the proceeds of the insurance covering reinstatement and
       rebuilding costs for those purposes, and will make good any deficiency in
       the proceeds of the insurance out of its own resources

                                       38
<PAGE>

4.3    The obligations of the Landlord in paragraph 4.2 do not apply:

4.3.1  if the Landlord is unable, after using its reasonable endeavours to do
       so, to obtain any requisite planning permission or other consents for the
       reinstatement or rebuilding of the Premises or of a building of similar
       size character and amenity; or

4.3.2  if the Landlord's insurance is vitiated by reason of an act or omission
       of the Tenant, persons occupying or enjoying the use of the Premises
       through or under the Tenant, or their respective employees workmen agents
       or visitors

4.4    Where the Premises are substantially damaged or destroyed, the Tenant may
       not object to the reinstatement or rebuilding of the Premises in a form
       which is not identical to the Premises immediately before the damage or
       destruction occurred if the Premises as reinstated or rebuilt are of
       equivalent or better standard, with materially the same floor area and
       affords amenities which are not inferior to or deficient from those
       enjoyed by the Tenant before the occurrence of the damage or destruction

5      Landlord's obligations in relation to insurance

5.1    The Landlord will use its reasonable endeavours to procure that its
       insurers waive entitlement to rights of subrogation against the Tenant,
       persons occupying or enjoying the use of the Premises through or under
       the Landlord, and their respective employees workmen agents or visitors

5.2    The Landlord will notify its insurers of the Tenant's interest in the
       Premises and, if practicable, have it noted on the policies of insurance

                                       39
<PAGE>

5.3    The Landlord will provide the Tenant with a copy of its insurance
       policies (or other evidence of the conditions of insurance) on the
       Premises, and at the request of the Tenant with a receipt for the payment
       of the last premium or other evidence of renewal and up-to-date details
       of the amount of cover

5.4    The Landlord will promptly notify the Tenant of any changes in its
       insurance cover or of the terms on which cover has been effected

5.5    The Landlord may retain for its exclusive benefit any discount on the
       insurance premiums or commission offered to it by its insurer

6      Suspension of Rent

6.1    Paragraph 6.2 applies if the Premises are at any time during the Term so
       damaged by an Insured Risk as to render the Premises or any part of them
       unfit for occupation use or enjoyment, except in the circumstances
       referred to in paragraph 4.3.2

6.2    The rent and additional rent reserved by this Lease, or a fair proportion
       of them according to the nature and extent of the damage sustained, shall
       be suspended and cease to be payable until the Premises (excluding
       fitting out works and replacement of contents) have been reinstated and
       made fit for occupation use and enjoyment, or, if earlier, until the
       expiry of three years from the occurrence of the damage

6.3    A dispute as to the amount of the abatement of the rent or the duration
       of the period of abatement is to be submitted to a single arbitrator, by
       whose decision the parties are to be bound, who is to be appointed by the
       parties jointly if they can agree on one, but if they do not agree, then
       by the President for the time being of the Royal Institution of Chartered
       Surveyors at the request of either party, and the arbitration is to be
       conducted under the Arbitration Acts 1950-1979

                                       40
<PAGE>

7      Options to determine

7.1    If for any reason beyond the control of the Landlord it proves impossible
       to commence rebuilding or reinstatement of the Premises within two years
       of the occurrence of the damage by an Insured Risk, the Landlord may
       terminate this Lease by giving to the Tenant notice to that effect at any
       time until such rebuilding and reinstatement has actually commenced

7.2    If the rebuilding or reinstatement of the Premises has not been commenced
       two years after the occurrence of the damage by an Insured Risk, the
       Tenant may give three months notice to the Landlord of intention to
       terminate this Lease, and if the rebuilding or reinstatement work has not
       commenced in earnest within three months of the giving of the notice,
       this Lease shall terminate at the expiry of the notice

7.3    The termination of this Lease under this paragraph 7 shall not affect any
       liability which has accrued at any time before the time of termination

8      Retention of insurance proceeds

       On the termination of this Lease under paragraph 7, or if this Lease is
       terminated by the operation of the doctrine of frustration, the Landlord
       shall be entitled to retain for its exclusive benefit the proceeds of
       insurance

                                       41
<PAGE>

                                   SCHEDULE 4

                        Form of guarantee on assignment

1      Guarantee

1.1    The Guarantors jointly and severally guarantee to the Landlord (but only
       for such period as the Lease remains vested in the BL Assignee) that
       the Tenant will pay the rents reserved by and perform and observe all the
       Tenant's covenants in this Lease and the Guarantors will pay and make
       good to the Landlord on demand any losses damages costs and expenses
       suffered or incurred by the Landlord by reason of any failure of the
       Tenant to do so

1.2    In the context of these guarantee provisions, references to the Tenant
       are to the Assignee only (in its capacity as Tenant) with respect of whom
       this guarantee is given

2      No waiver or release of liability

       The Guarantors shall not be released from liability under these
       provisions by reason of:

2.1    any forbearance the granting of time or any other indulgence on the part
       of the Landlord, including (but without affecting the general operation
       of this paragraph 2) any granting or extension of time under or varying
       the procedure set out in Schedule 2, paragraph 5; or

2.2    any variation of this Lease, whether or not made with the consent of the
       Guarantors, and the guarantee of the Guarantors in clause 1 is to operate
       in relation to this Lease as it may be varied from time to time

                                       42
<PAGE>

3      Guarantors to accept new lease upon disclaimer

3.1    If this Lease is effectively determined by disclaimer at any time during
       such period as the Lease is vested in the Assignee, the BL Guarantors
       shall, if the Landlord by notice within three months after the date of
       determination so requires take from the Landlord a lease of the Premises

3.2    The lease is to be granted to the Guarantors under clause 3.1 is to be on
       the following terms:

3.2.1  the term is to commence on the date of termination of this Lease and to
       be equal to the residue of the Term which would have remained unexpired
       at that date if this Lease had not then been terminated;

3.2.2  the yearly rent is to be the same as would have been payable under this
       Lease if it had continued and, if a rent review operative from a review
       date before the grant of the lease has not been completed, the Guarantors
       will complete the rent review as if it had been the Tenant under this
       Lease;

3.2.3  the lease is otherwise to be on the same terms and conditions as would
       have applied under this Lease if it had continued undetermined; and

3.2.4  the Guarantors are to succeed to the rights and assume the liability of
       the Tenant under this Lease as if the Lease had continued undetermined

4      Subordination of rights of the Guarantors

4.1    With respect to any sums paid by the Guarantors under this Schedule and
       to any other rights which may accrue to the Guarantors in respect of any
       sums so paid or liabilities incurred under this guarantee or in the
       observance performance or discharge

                                       43
<PAGE>

       of the obligations and covenants of the Tenant in this Lease, the
       Guarantors shall rank and be entitled to enforce its rights only after
       all obligations and covenants under this guarantee have been fully
       observed and performed, and if they have not the Guarantors shall not:

4.1.1  seek to recover from the Tenant, or any third party whether directly or
       by way of set-off lien counterclaim or otherwise or accept any money or
       other property or security or exercise any rights in respect of any sum
       which may be or become due to the Guarantors on account of the failure by
       the Tenant to observe and perform or discharge such obligations or
       covenants in this Lease;

4.1.2  claim, prove or accept any payment in composition by way of winding-up,
       liquidation, bankruptcy or other form of insolvency of the Tenant in
       competition with the Landlord for any amount whatsoever owing to the
       Guarantors by the Tenant; nor

4.1.3  exercise any right or remedy in respect of any amount paid by the
       Guarantors under this Lease or any liability incurred in observing
       performing or discharging the obligations and covenants of the Tenant

4.2    The Guarantors warrant that it has not taken, and undertakes with the
       Landlord that it will not without the consent of the Landlord (such
       consent not to be unreasonably withheld):

4.2.1  take any security from the Tenant in respect of this guarantee and, if
       any such security is so taken notwithstanding, it shall be held on trust
       for the Landlord as security for the respective liabilities of the
       Guarantors and the Tenant; nor

4.2.2  be entitled to any right of proof in the bankruptcy, liquidation or other
       form of insolvency of the Tenant or exercise any other right of the
       Guarantors discharging his liability in respect of such obligations and
       covenants

                                       44
<PAGE>

EXECUTED under the       )

Common Seal Of           )

PDFM LIMITED             )

in the presence of:-     )

                                         /s/ [ILLEGIBLE]^^     SEAL APPEARS HERE
                                         /s/ [ILLEGIBLE]^^

                                       45

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