Document:

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                                                                Exhibit 10.17-CE

[logo:]
NOETZLI
IMMOBILIEN-TREUHAND AG
[end of logo]

Lease

Lessor:      Vierwaldstatter Beteiligungen/(1)/ AG, Stans)
             represented by
             Noetzli Immobilien-Treuhand/(2)/ AG)
             Kappelihmattstrasse 5
             5052 Hergiswil

Lessee:      Artificial Life Solutions AG
             Muhlebach 2
             6362 Stansstad

Property:    Muhlebach 2, 6362 Stansstad

--------------------------------------------------------------------------------

Leased Premises:      - approximately 424.6(m2) of office and archive space
                        (including traffic area, water-closet facilities and
                        kitchen for joint use) on the third floor as shown in
                        the enclosed ground plan
                      - 2 covered parking places, Nos. 16 and 17
                      - 4 open-air parking places. Nos. 4 - 7
[handwritten note:] Photocopy given to [illegible; Rob Pantano?] on March 22,
1999.

----------
/(1)/ investments
/(2)/ real estate trust
<PAGE>

1.    Commencement and Term of the Lease
      ----------------------------------

      Tenancy begins on July 1, 1999. The lease agreement is concluded for a
      fixed term of eight years, ending on June 30, 2007. The rent shall be
      graduated for the first three years of the lease term, i.e. until June 30,
      2002, after which the rent shall be indexed The lessee has the option to
      extend the term of this agreement for a period of five years, ending on
      June 30, 2012. If it wishes to exercise this right, it must declare its
      intent to the lessor in writing by registered mail no later than November
      30, 2006. The lease agreement continues tacitly insofar as it is not
      terminated by one or the other party after a six-month period of notice
      has elapsed or later on one of the dates set for payment at the end of
      June or the end of December.

2.    Rent and Other Charges
      ----------------------

<TABLE>
<S>                                                                      <C>                <C>
      The annual net rent amounts to:
      for the first year (Fr. 150.00/m(2)) - June 30, 2000                                  Fr. 63,700.00
      for the second year (Fr. 170.00/m(2)) - June 30, 2001              Fr. 72,180.00
      for the third year (Fr. 200 00/m(2)) and thereafter                Fr. 84,920.00
      2 covered parking places, Nos. 16 and 17, each at Fr 125/month                        Fr.  3,000.00
      4 open-air parking places, Nos. 4-7, each at Fr. 50.00/month                  Fr.  2,400.00
      Furthermore, the lessee has to make payments
      on account for the following additional expenses:
      - heating, hot water and
        water treatment
      - janitorial, cleaning, materials
      - trash collection, sewage purification, operating fees,
        general electric, water, elevator service,
        television fees                                                                     Fr.  4,100.00
                                                                                            -------------

      Annual gross rent in the first year                                           Fr. 73,200.00
                           in the second year                            Fr. 81,680.00
                           in the third year                             Fr. 94,420.00
      Monthly gross rent in the first year                                                  Fr.  6,100.00
                                                                                            =============
                           in the second year                            Fr.  6,806.65
                           in the third year                             Fr.  7,868.35
</TABLE>

      The preceding gross rent is to be paid in advance in monthly installments.

      Other claims arising from the lease agreement cannot be offset against the
      lessor's claims from this lease agreement.
<PAGE>

3.    Other Payments
      --------------

      Every year a detailed statement of other payments shall be made in
      accordance with Provision 2. These shall be computed from the actual costs
      and distributed according to an apportionment formula for heating and
      other expenses. The lessee is obligated to make all resulting additional
      payments based on this statement Excess payments shall be carried forward
      to the new statement for the lessee. Each monthly contribution for other
      charges shall be increased or decreased according to the result of the
      annual statement balance sheet plus the profit-and-loss-account.

4.    Rent Adjustment
      ---------------

      The rent shall be graduated until June 30, 2002 (see Provision 2,
      Paragraph 1). As of July 1, 2002, the annual net rent for the office and
      archive spaces shall be Fr 84,920.00 and shall be adjusted according to
      the National Consumer Price Index. The index figure at the time of the
      conclusion of this agreement, i.e. 104.7 points (April 1999. Based on May
      1993 = 100), shall serve as the base level. If the National Index rises or
      falls by 5 (five) points with respect to that at the conclusion of this
      agreement or since the last adjustment, the parties shall be entitled to
      adjust the net rent by the same amount as the change in the index. A rent
      adjustment shall be announced with the official form one month in advance
      of the next rent payment date.

5.    Delivery of Possession of the Leased Property
      ---------------------------------------------

      Possession of the leased property was delivered from the company No
      Comment to the lessee on May 17, 1999, with the assistance of the company
      Noetzli Immobilien-Treuhand AG. All office and archive premises are fully
      developed and were newly painted. Upon delivery of possession of the
      leased property a record of the delivery was drawn up and signed by all
      parties to the agreement. The shortcomings mentioned in the record were
      rectified. For the period from May 17, 1999, until June 30, 1999, a
      sublease exists between the company No Comment as lessor and the company
      Artificial Life Solutions AG as lessee. The sublease and the lease between
      the owner and the company No Comment shall be terminated as of June 30,
      1999

6.    Maintenance, Repairs and Renovations
      ------------------------------------

      The lessee is required to keep the leased premises in good and clean
      condition in accordance with Article 257f OR/(3)/. It is liable to
      indemnify the lessor for damages which are not the result of ordinary
      usage or acts of God. If work that is the responsibility of the lessor
      becomes necessary, the lessee shall report it immediately to the lessor in
      order to prevent increasing damage.

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/(3)/ Obligationsrecht = obligation law
<PAGE>

7.    Repairs Payable by the Lessee

      The lessee assumes responsibility for the so-called minor maintenance of
      the leased property in accordance with Article 263 OR, namely, all repairs
      which individually cost no more than 0.2 percent of the annual net rent.
      The following repairs shall always be paid by the lessee in accordance
      with local custom:
      -     Reparation of door locks and keys, hinges, doorbells and windows and
            the replacement of window cranks, electric switches and broken panes
            of glass and all repairs to the lessee's own furnishings and
            equipment

8.    Inspection Right of the Lessor
      ------------------------------

      The lessor is permitted at any time, with prior notice to the lessee, to
      inspect the leased premises as necessary for the preservation of the
      property right and the supervisory right. Normally this inspection shall
      be made during the day. The lessor has the right of access to the furnace
      and utility room in the basement, to the extent that this is necessary.

9.    Liens
      -----

      For a lapsed annual rent and the current half-year rent and for the other
      charges specified in this agreement the lessor has a lien on the movable
      property which is located in the rented spaces and which furnishes and is
      used in them.

10.   Subleasing
      ----------

      The lessor can withhold consent to sublease, if either
      -  the lessee refuses to inform the lessor of the conditions of the
         sublease,
      -  the sublease is disadvantageous to the lessor,
      -  the conditions of the sublease are improper in comparison with those
         of the main lease.

      Once given, consent to sublease especially becomes inapplicable if the
      lessee agrees to or allows a sub-sublease without the written consent of
      the lessor.

11.   Transfer of the Lease to a Third Party
      --------------------------------------

      In connection with the transfer of the lease to a third party, the
      following, among other things, shall be agreed upon: The lessor can
      withhold consent to the transfer on significant grounds in accordance with
      Article 263 Paragraph 2 OR.
<PAGE>

12.   Return of the Leased Property
      -----------------------------

      Upon expiration of the lease, the premises must be returned in clean
      condition. Fixtures and installations which the lessee has installed at
      its own expense and which are firmly affixed to the building shall become
      the property of the lessor upon expiration of this agreement.

13.   Additional Contractual Rights
      -----------------------------

      Wherever the present agreement does not specify differently, the
      requirements of the OR (Articles 253 - 274) and the local regulations by
      order the fire and health authorities shall additionally apply. All
      insurance connected with the leased property such as theft, fire, glass,
      liability and loss-of-profit, and staff insurance and insurance of
      furnishings and equipment are the lessee's responsibility. The increased
      premium for the lessor's building insurance which results from approved
      alterations and improvements by the lessee to the leased premises shall be
      borne by the lessee.

14.   Rent Deposit
      ------------

      The lessor shall open a savings account for the rent deposit in the name
      of the lessee at the Nidwaldner Kantonalbank. The lessee is obligated to
      pay the amount of Fr. 20,000.00 into the newly opened account by June 30,
      1999, at the latest. In other respects, the requirements according to
      Article 257e OR are in force.

15.   Court of Jurisdiction
      ---------------------

      The Court of Stansstad has jurisdiction over all disputes developing from
      this agreement. Reserved for this are Article 274b OR and the cantonal law
      on arbitration authorities for rent and lease (GSMP), the cantonal and
      Swiss means of legal redress and the arbitration authorities for rent and
      lease in the case of Provision 5 Paragraph 3 ff.
<PAGE>

The parties acknowledge that they have read this agreement and that each has
received a copy of it.

Date: June 4, 1999

The Lessor:                         The Lessee:
Vierwaldstatter Beteiligungen AG
represented by
Noetzli Immobilien-Treuhand AG      Artificial Life Solutions AG

[signature]                         [signature]<PAGE>

                                                                Exhibit 10.18-CE

[logo:] CB

Lease for Office Spaces
--------------------------------------------------------------------------------
Lessor          Erbengemeinschaft/(1)/ A. + W Hummel   Reference No

represented by  CHARLES BARRIER IMMOBILIEN/(2)/ AG     Guarantee  10,000.00 SFr.
                Minervastr. 27, 8032 Zurich

Lessee (If several persons are lessees, they are jointly and severally liable
for the obligations arising from this agreement)

Artificial Life Solutions AG
Muhlebach 2
6362 Stansstad

Property        Seestrasse 11, 8002 Zurich

1. Leased Premises / Annual Rent

<TABLE>
<CAPTION>
Property No   Floor             Property/Purpose of Use   Area m(2)          Rate Fr /m2     Annual Rent
----------------------------------------------------------------------------------------------------------
<S>           <C>               <C>                       <C>                <C>             <C>
                                                                                                       SFr.
01            2nd floor, left   offices                   approximately 75                   21,600.00 SFr.
                                                                                                       SFr.
Total Annual Rent, Net                                                                       21,600.00 SFr.
Jointly used by ----------
</TABLE>

2. Commencement and Termination of the Lease

Commencement on          August 1. 1999, 12.00 p.m.
Notice requirements:     six months in advance at the end of March and the end
at the earliest on       of September

Notice by the lessee shall be given with registered letter. Notice by the lessor
shall be given with an official form. The notice is valid if it is received by
the other party or is awaiting collection at the post office box on the last day
before commencement of the period of notice at the latest. If the lessee wishes
to dissolve the lease without keeping to the agreed periods and dates of notice,
then he shall be liable for rent and the other obligations of the lessee until
further leasing but until a date no later than the next contractually possible
termination date. The outgoing lessee who has dissolved the lease on a date
other than an agreed termination date shall assume responsibility for the
advertisement-insertion costs and other activities connected with the
re-leasing.

3. Rent and Other Charges

The rent shall be paid in advance in monthly installments on the first day of
every month. Provided that no other arrangement has been made, the first rent
payment shall be paid upon conclusion of this agreement.

<TABLE>
<CAPTION>
Property No    Rent                 Payment on Account**    Flat Rate for Janitorial   Gross Rent
               (see Annual Rent*)   Heating                 and Stairwell Cleaning
----------------------------------------------------------------------------------------------------
<S>            <C>                  <C>                     <C>                        <C>
                                                                                                SFr.
01             Fr. 1,800.00         Fr 85.00                Fr 20.00                   1,905.00 SFr.
                                                                                                SFr.
Total Gross Rent per Month                                                             1,905.00 SFr.
</TABLE>

----------
/(1)/ community of heirs
/(2)/ real estate
<PAGE>

On the appointed day, a heat or other-charge statement will be drawn up for
heating based on prime costs with allowances made for the payment on account**

4. Reminder Fees and Collection Fees

The lessor is entitled to charge the lessee for expenses in connection with late
rent payments.

5. Additional Requirements or References to the Appendix of the Lease

- The appendix to the lease of July 14, 1999, forms an integral part of this
  agreement.

- General conditions of the lease for office spaces

The "general conditions of the lease for office spaces" form an integral part of
this agreement. The parties acknowledge with their signatures that they have
received a copy and that they give their consent to the contents.

This lease is drawn up in duplicate and contains all agreements made. Any change
or addition to the same must be made in writing in order to be valid. The lease
takes effect when both parties to the agreement have signed.

Zurich, July 14, 1999/ir

The Lessor                                The Lessee(s)

[signature]                               [signature]
-----------------------------             -----------------------------
CHARLES BARRIER IMMOBILIEN AG             Artificial Life Solutions AG
<PAGE>

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5. Sublease/Transfer of the Rent to a Third Parry

Sublease or transfer of the lease shall be permitted only with the prior written
consent of the lessor. The lessee shall give the lessor all details about each
intended sublessee or third party which are necessary for the consideration of
the request and shall especially announce to the lessor all conditions of the
sublease or transfer. Once given, the lessor's consent shall no longer apply if
the lessee has not completely or correctly informed the lessor.

Sublease

The lessor can withhold consent to sublease, if

      -  the lessee refuses to inform the lessor of the conditions of the
         sublease,
      -  the sublease is disadvantageous to the lessor,
      -  the conditions of the sublease are improper in comparison with those of
         the main lease.

Once given, consent to sublease shall no longer apply especially if the lessee
agrees to or allows a sub-sublease without the written consent of the lessor.

Regarding misuse of the sublease, the following, among other things, shall be
agreed upon:

A rent demanded of the sublessee shall be considered misuse if it increases the
rent of the main lease by the amortization of the investments which the lessee
demonstrably transacted in the leased property for the duration of the lease
term and exceeds a commensurate payment of interest on such investments.

Transfer of the Lease to a Third Parry
--------------------------------------

Regarding the transfer of the lease to a third party, the following, among other
things, shall be agreed upon:

The lessor can withhold consent to transfer on significant grounds in the sense
of Article 263 Paragraph 2 OR/(3)/. Namely, significant grounds are present if
the lessee intends to make a profit through the transfer of his rights from the
lease to a third party or if the lessee actually makes a profit. Any payment,
whether it is a one-time or periodic payment, which a lessee makes receivable or
stipulates shall be considered a profit in this sense if because of it more than
the demonstrably transacted investments in the leased property are amortized for
the term of the agreed lease and yields commensurate interest.

----------
/(3)/ Obligationsrecht = obligation law
<PAGE>

[logo:] CB

6. Improvements by the Lessee

The rent does not include any of the lessee-specific improvements (installations
of telephone, fax and other means of communication, alterations, additions and
refurbishments). All renovations and/or installations are payable by the lessee.

The lessee shall bear the cost of refurbishments during the term of the lease.
Any alteration of the premises requires the prior approval of the lessee. The
lessee itself is responsible for the necessary building petitions and shall pay
the costs of them. Partitions, fixtures and installations which the lessee has
constructed at its own expense must be removed upon the lessor's request after
the termination of the lease. The installations can be left in place if the
succeeding lessee agrees to accept them. In any case, the lessor's approval is
required

7. Guarantee for the Lease

For the guarantee of the lessee's contractual obligations, it shall pay the
lessor, upon the signing of this agreement, a rent deposit in the amount of Fr.
10,000.00, which shall be paid into an account with the CREDIT SUISSE,
Zurich-Enge.

Zurich, July 14, 1999/ir

The Lessor:                                  The Lessee:

[signature]                                  [signature]
----------------------------------------     -----------------------------------
Erbengemeinschaft A. + W. Hummel, Zurich     Artificial Life Solutions AG
represented by:
CHARLES BARRIER IMMOBILIEN AG
<PAGE>

[Logo:] CB

Appendix No. 1 to the Lease Agreement of July 14, 1999

SPECIAL ARRANGEMENTS FOR THE LEASE

The appendix is effective as an integral part of the lease agreement of July 14,
1999, between Erbengemeinschaft A. + W. Hummel, Zurich, represented by CHARLES
BARRIER IMMOBILIEN AG, Minervastrasse 27, 8032 Zurich, and Artificial Life
Solutions AG, Muhlebach 2, 6362 Stansstad, for the office spaces (approximately
75 m(2)) on the second floor of "Seestrasse 11," 8002 Zurich.

1. Applicability / Changes In the Lease

In case of doubt, the requirements of this supplementary agreement take
precedence over the printed text of the lease form. The requirements of the
obligations law have subsidiary applicability. Changes and additions to the
present lease/appendix must be made in writing and must be designated in an
addendum as an integral part of the main lease.

All agreements and promises which are not made in the required written form are
not valid.

2. Rent Adjustments

The lessee notes that the agreed rent is based on the cost level of the
following factors:

a) Mortgage-loan interest rate  3.75%                          (reserves ---- %)

b) The offset for the purchasing-power protection of the
   risk-bearing capital was effected until June 30, 1999
   (144.8 points)                                              (reserves ---- %)

c) Offset for the general increases in cost until
   June 30, 1999                                               (reserves ---- %)

3. Cleaning of the Lease Premises

The lessee is solely responsible for the cleaning of the leased premises.

4. Company Signs

Company signs are payable by the lessee. Size, kind and location of the signs
require prior approval by the lessor.

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