Document:

EX-10.3

 Exhibit 10.3 

Execution Version 
  

 
  

Premises Lease Contract 

between 
 Shanghai Orient
Overseas Kaixuan Real Estate Co., Ltd. 
 (Landlord/Party A) 

and 
 Shanghai Dina Biological
Technology Co., Ltd. 
 (Tenant/Party B) 
  

                , 2018 

Shanghai, China 
  

 
  

 Content 
  

					
		
	 Part I Standard Terms
	  			
		
	 Clause 1 Definitions
	  	 	1	 
		
	 Clause 2 Lease of the Premises
	  	 	2	 
		
	 Clause 3 Gross Floor Area
	  	 	3	 
		
	 Clause 4 Purpose of Lease
	  	 	3	 
		
	 Clause 5 Delivery of Possession of the Premises
	  	 	4	 
		
	 Clause 6 Fit-out Period and Lease Term
	  	 	5	 
		
	 Clause 7 Right to Renewal
	  	 	5	 
		
	 Clause 8 Rent
	  	 	6	 
		
	 Clause 9 Property Management Fees
	  	 	7	 
		
	 Clause 10 Other Expenses
	  	 	7	 
		
	 Clause 11 Performance Bond
	  	 	8	 
		
	 Clause 12 Fit-out Bond
	  	 	9	 
		
	 Clause 13 Fit-out Works
	  	 	10	 
		
	 Clause 14 Repairs of the Premises
	  	 	10	 
		
	 Clause 15 Use of the Premises
	  	 	11	 
		
	 Clause 16 Sublease, Assignment or Underlease
	  	 	11	 
		
	 Clause 17 Surrender of the Premises
	  	 	12	 
		
	 Clause 18 Other Rights and Obligations of Party A
	  	 	13	 
		
	 Clause 19 Other Rights and Obligations of Party B
	  	 	14	 
		
	 Clause 20 Early Termination of Contract
	  	 	16	 
		
	 Clause 21 Liability for Breach of Contract
	  	 	17	 
		
	 Clause 22 Insurance
	  	 	20	 
		
	 Clause 23 attorneys’ fees, taxes and other expenses
	  	 	21	 
		
	 Clause 24 Waiver of Rights, Severability and Non-exclusive Remedies
	  	 	22	 
		
	 Clause 25 Exclusions
	  	 	23	 
		
	 Clause 26 Notice
	  	 	23	 
		
	 Clause 27 Confidentiality obligations
	  	 	24	 
		
	 Clause 28 Force Majeure
	  	 	24	 
		
	 Clause 29 Governing Law
	  	 	24	 
		
	 Clause 30 Dispute Resolution
	  	 	25	 
		
	 Clause 31 Miscellaneous
	  	 	25	 
		
	 Part II Commercial Terms
	  			
		
	 Clause 32 Commercial Conditions of this Contract
	  	 	27	 
		
	 Part III Additional Terms
	  			
		
	 Part IV Appendices
	  			
		
	 Appendix I Floor Plan of the Premises
	  	 	31	 
		
	 Appendix II Fit-outs of and Facilities and Equipment Ancillary to the
Premises/ Delivery Standards of the Premises
	  	 	33	 
		
	 Appendix III Breakdown of Property Management Fees
	  	 	34	 
		
	 Appendix IV Registration Form of Party B’s Invoice Information
	  	 	37	 

 Part I Standard Terms 

This Contract is hereby made and entered into by and between Party A and Party B (each a “Party”, and collectively the
“Parties”) with respect to Party B leasing certain premises from Party A upon consensus through negotiations based on the principles of equality, free will, fairness and good faith and pursuant to the provisions of this Contract
Law of the People’s Republic of China and other applicable laws and regulations. 
 Clause 1
Definitions 
 For the purposes of this Contract, unless the context otherwise requires, the following terms shall be defined as below: 

 

	1-1	 “Contract” is a legal document setting forth the rights and obligations of Party A and Party B
during this Contract Period, which consists of Part I “Standard Terms”, Part II “Commercial Terms”, Part III “Additional Terms” and Part IV “Appendices”. 

 

	1-2	 “Standard Terms” means this Contractual terms and content to be complied with by the Parties
under the landlord-tenant relationship during this Contract Period as specified in Part I hereof. 

  

	1-3	 “Commercial Terms” means the terms jointly prepared by the Parties with respect to the
condition of the Premises to be tenanted by Party B (including dates, amounts and other details) as specified in Part II hereof. 

  

	1-4	 “Additional Terms” means the amendments and supplements (if any) made by the Parties to the
Standard Terms hereof as specified in Part III hereof. 

  

	1-5	 “Appendices” means the content incorporated by reference in the Standard Terms and the
Additional Terms hereof as specified in Part IV hereof. 

  

	1-6	 “Raffles City Changning” means a complex of buildings named as “Raffles City
Changning” or otherwise in Party A’s sole discretion as situated at No. 1123, 1133, 1181, 1183, 1185, 1189, 1191, 1193, 1195, 1197, 1199 and 1201, Changning Road, Changning District, Shanghai. “Raffles City Changning”
is composed of an Office Building, a shopping mall and other properties. 

  

	1-7	 “Office Building” means T1, T2 and T3 buildings for office purposes in “Raffles City
Changning”. All parking spaces of the Office Building are available to the shopping mall, the Office Building and other properties. 

  

	1-8	 “Premises” means the premises that Party A lets to Party B and Party B leases from Party A,
whose location is described in Clause 2-1 and the Commercial Terms hereof. 

  

	1-9	 “Gross Floor Area” means the gross floor area of the Premises as set forth in Clause 3-1 hereof, with details indicated in the Commercial Terms hereof. 

  

	1-10	 “Purpose of Lease” means the purpose of the Premises rented by Party B as indicated in Clause 4-1 hereof. 

  

	1-11	 “Delivery Date” means the date on which Party A shall deliver possession of the Premises to
Party B in accordance with the terms and conditions contained herein, which date is indicated in the Commercial Terms hereof. 

  

	1-12	 “Fit-out Period” means the length of time during which
Party B carries out fit-out works on the Premises and prepares the Premises for office use, which period is indicated in the Commercial Terms hereof. 

 

	1-13	 “Lease Term” means the length of time during which Party B leases the Premises from Party A,
which period is indicated in the Commercial Terms hereof. 

  

	1-14	 “Lease Commencement Date” means the first day following the expiration of the Fit-out Period as indicated in the Commercial Terms hereof. 

  
 1/ 37 

	1-15	 “Contract Period” means the length of time from the effective date of this Contract to the
date of termination or early termination of this Contract. 

  

	1-16	 “Tax-Inclusive Rent” means the rent payable by Party B
to Party A for lease of the Premises plus VAT thereon as indicated in Commercial Terms hereof. 

  

	1-17	 “Tax-Inclusive Property Management Fees” means the
fees payable by Party B to Party A for property management services of the Office Building plus VAT thereon as indicated in Commercial Terms hereof. 

  

	1-18	 “Utilities Expenses” means any and all expenses incurred by Party B in connection with the use
of utilities (e.g. water, electricity, communication, equipment, cable TV and broadband network) in the Office Building, which are detailed in Clause 10-1 hereof. 

 

	1-19	 “Utility Bond” means Utility Bond specified in Clause
10-2 hereof, the amount of which is indicated in Commercial Terms hereof. 

  

	1-20	 “Other Expenses” means any expenses payable by Party B to Party A in connection with the use
of the Premises and other parts of the Office Building (other than Tax-Inclusive Rent and Tax-Inclusive Property Management Fees) as specified in Clause 10 hereof,
including Utilities Expenses, fees incurred outside normal working hours, rent for advertising spaces, site use fee and other payables. 

  

	1-21	 “Performance Bond” means the bond payable by Party B to Party A to guarantee Party B’s
full performance of this Contract, the amount of which is indicated in Commercial Terms hereof. 

  

	1-22	 “Property Management Company” means the company designated by Party A to offer property
management services to Raffles City Changning, which company may be replaced by Party A in its sole discretion. 

  

	1-23	 “LOI” means the Letter of Intent on Lease of the Office Building (if any) entered into by and
between the Parties with respect to the lease of the Premises before signing this Contract. 

  

	1-24	 “Tenant Manual/Fit-out Manual” means all management
rules as may be formulated and modified by Party A and/or the Property Management Company for the purposes of directing and regulating tenants’ normal use of the Office Building and the Premises, including tenants’ manual and/or fit-out manual and/or rules and regulations. 

 Clause 2 Lease of the
Premises 
  

	2-1	 The Premises that Party A lets to Party B is located at Room see Commercial Terms for details, see
Commercial Terms for details/F, No. see Commercial Terms for details Office Building, Raffles City Changning, No. see Commercial Terms for details Changning Road, Changning District, Shanghai (the “Premises”). The
floor plan of the Premises marked in Appendix 1 is for identification purposes only, and shall not affect the interpretation of contractual terms. 

  

	2-2	 Party B acknowledges that the floor described in Clause 2-1 hereof is
the nominal floor of the Premises, i.e. the nominal floor of the Premises is the 28th floor, which is subject to Party A’s arrangement and shown on the elevator display board of the building
in which the Premises is located; the nominal floor indicated in the forecast report of the Premises is the 30th floor, which floor is marked by proper government authority on surveying and
mapping in the surveying and mapping report of the Premises; the floor on which the Premises is actually located is the 26th floor, i.e. the floor above ground level of the building in which the
Premises is located. In case of any deviation between the nominal floor arranged in Clause 2-1 hereof and/or room number and the nominal floor/actual floor and/or room number indicated in the forecast report,
Party B undertakes not to make any claim or assertion of rights in any other form against Party A. It is agreed that each Party’s use of the floor number and/or room number of the Premises during the performance of this Contract shall be
subject to Party A’s arrangement as mentioned in Clause 2-1, unless such use is subject to special requirements of competent government authority (e.g. contract filing). 

  
 2/ 37 

 The room number of the Premises in the Office Building described in Clause 2-1 hereof is solely for the execution of this Contract. During the performance of this Contract, Party A shall have the right to change such room number or add any other room number subject to the approval of
competent government authority. 
  

	2-3	 Before conclusion of this Contract, Party A shall have notified Party B of the fact that the Premises has been
mortgaged. 

 Clause 3 Gross Floor Area 

 

	3-1	 The Gross Floor Area of the Premises shall be see Commercial Terms for details square meters.

  

	3-2	 Party B hereby represents that it will no longer object to the Gross Floor Area of the Premises as agreed in
Clause 3-1 hereof. It is hereby agreed and acknowledged that, in case of any deviation between the Gross Floor Area of the Premises agreed in Clause 3-1 hereof and the
gross floor area, leased area or any other area otherwise calculated as measured or registered by any person, organization or authority, neither Party shall adjust Tax-Inclusive Rent of the Premises or any
other sum calculated based on the Gross Floor Area of the Premises. 

 Clause 4 Purpose of Lease

  

	4-1	 Party B hereby covenants to Party A that the Premises is for office use and that it will comply with the
provisions of national regulations and the regulations of Shanghai Municipality governing the use and property management of the Premises. In the event that Party A suffers from any loss as a result of its violation of applicable laws, rules and/or
regulations due to reasons attributable to Party B (including any administrative penalty resulting from its execution of this Contract upon Party B’s request), Party B must assume all economic and administrative liabilities for such loss.

  

	4-2	 Party B hereby warrants that, during this Contract Period, it will not change the Purpose of Lease of the
Premises without Party A’s written consent and the approval from competent government authority (which approval is required by applicable regulations). 

  

	4-3	 Party B shall, at the time of conclusion of this Contract, provide Party A with copies (stamped with Party
B’s company seal) of all such valid licenses required for legitimate business operations as business license, tax registration certificate, organization code certificate and certificate of identity of legal representative. During this Contract
Period, Party B shall maintain in force all the licenses required for its legitimate business operations, and in case of any change to the content of any such license, shall file the change to Party A for future reference within seven
(7) business days thereof. For the avoidance of doubt, regardless of whether Party A has reviewed the said licenses submitted by Party B, in no case shall it be understood that Party A has determined whether Party B is qualified to conduct
relevant business operations. 

  

	4-4	 Party B warrants that it will not operate P2P business on the Premises. Where Party B operates P2P business on
the Premises, and fails to remedy such breach within seven (7) days from Party A’s written notice to remedy, Party A shall have the right to elect to terminate this Contract. If Party A elects to terminate this Contract, Party B shall pay
to Party A liquidated damages in accordance with the provisions of Clause 21-5-1 hereof. If Party A elects not to terminate this Contract, Party B shall pay to Party A
liquidated damages in an amount equal to triple the sum of the maximum daily Tax-Inclusive Rent and the maximum daily Tax-Inclusive Property Management Fee during the
Lease Term of the Premises on a per day basis as calculated from the day following the expiration of the said seven (7)-day period; if Party B fails to remedy the breach within thirty (30) days, in
addition to Party A’s rights under this clause, Party A shall also have the right to cease the supply of or prohibit Party B from using relevant utilities, facilities and equipment until Party B ceases to operate P2P business on the Premises.
During the said period when Party A ceases to supply or prohibits Party B from using relevant utilities, facilities and equipment, Party B is still required to pay such relevant expenses as Tax-Inclusive Rent
and Tax-Inclusive Property Management Fees in accordance with the provisions of this Contract. 

  
 3/ 37 

 Clause 5 Delivery of Possession of the Premises 

 

	5-1	 It is agreed that Party A shall deliver possession of the Premises to Party B on see Commercial Terms for
details (Delivery Date). 

  

	5-2	 Party B shall go through procedures for the handover of the Premises at the designated place in the Office
Building on Delivery Date, before which Party B shall pay in full to Party A the fees and expenses payable at the time of or before the delivery of possession of the Premises in accordance with the provisions of this Contract, including but not
limited to Tax-Inclusive Property Management Fees during the Fit-out Period, fit-out bond, Performance Bond, Utility Bond,
initial installment of Tax-Inclusive Rent (see Clause 8-2 below) and initial installment of Tax-Inclusive Property Management
Fees (see Clause 9-2 below). 

  

	5-3	 Party A shall go through specific procedures for inspection, acceptance and delivery of possession of the
Premises together with Party B on the Delivery Date, provided that Party B shall have paid off all payables before and at the time of delivery of possession of the Premises. Otherwise, Party A shall have the right to withhold the delivery of
possession of the Premises to Party B without assuming any liability to Party B. 

  

	5-4	 The fit-outs of and facilities and equipment ancillary to the Premises
shall be in such condition (i.e. delivery standards of the Premises) as specified in Appendix 2 at the time of delivery of possession of the Premises; provided, however, that if there is any inconsistency between the actual delivery standards
specified in the premises delivery note as signed and confirmed by the Parties and the delivery standards of the Premises as specified in Appendix 2 hereto, then it is agreed that the former shall apply. Unless otherwise provided herein, at the time
of termination or early termination of this Contract, the delivery standards of the Premises as agreed in this clause shall be serve as the restoration standards when Party B surrenders the Premises to Party A. 

 

	5-5	 In the event that Party B fails to go through procedures for inspection, acceptance and handover of the
Premises at Party A’s designated place before the Delivery Date or to complete such procedures with Party A on the Delivery Date, in each case due to reasons attributable to Party B, Party A shall have the right, but not the obligation, to
determine that the possession of the Premises has been successfully delivered by Party A to Party B on the Delivery Date in accordance with the conditions contained herein. If the Delivery Date is before the start of the Fit-out Period, then the Fit-out Period shall be deemed to commence from the Delivery Date, and Party B shall pay to Party A all payables within the timeframe as agreed
herein. 

  

	5-6	 If due to reasons attributable to Party B, Party B still fails to go through procedures for inspection,
acceptance and handover at Party A’s designated place or remains unable to complete such procedures with Party A on the thirtieth (30th) day following the Delivery Date, or Party B expresses its intention not to rent the Premises before the
delivery of possession of the Premises, then in addition to the rights under Clause 5-5 hereof, Party A shall have the right to terminate this Contract before it expires by sending written notice to Party B,
in which case Party B shall, within three (3) business days after receipt of Party A’s notice, pay to Party A liquidated damages in an amount equal to the sum of six (6) months of Tax-Inclusive
Rent of the Premises (the amount of monthly Tax-Inclusive Rent of the Premises is indicated in Clause 8-1 below, and the maximum monthly
Tax-Inclusive Rent during the Lease Term shall be taken as the basis for calculation) and six(6) months of Tax-Inclusive Property Management Fees (the amount of Tax-Inclusive Property Management Fees is indicated in Clause 9-1 below, and the maximum monthly Tax-Inclusive Property Management Fees
during the Lease Term shall be taken as the basis for calculation). Performance Bond, Utility Bond, initial installment of Tax-Inclusive Rent (see Clause 8-2 below),
initial installment of Tax-Inclusive Property Management Fees (see Clause 9-2 below) already paid by Party B shall be offset against the amount equal to the liquidated
damages provided in this clause. 

  

	5-7	 Except where Party B commits a breach hereof or Party A’s failure of delivery is due to force majeure or
any reason beyond Party A’s control, if Party A fails to deliver possession of the 

  
 4/ 37 

	 	
Premises to Party B on the Delivery Date, Party B agrees to grant a grace period of ninety (90) days to Party A, during which period Party A’s delivery of possession of the Premises to
Party B shall not constitute a breach of contract. In such case, the Fit-out Period (if any) and relevant dates thereafter shall be extended accordingly. 

Should Party A remain unable to deliver possession of the Premises to Party B upon expiration of the said ninety
(90)-day grace period, then Party B shall have the right to forthwith terminate this Contract by written notice to Party A or to reschedule the Delivery Date through negotiations of the Parties. If Party B
elects early termination of this Contract, Party A is required to, within thirty (30) days from the early termination date, refund to Party B such payments already made by Party B as Performance Bond (exclusive of tax) and initial installment
of Tax-Inclusive Rent in accordance with the provisions of this clause, without any other liability to Party B. 
  

	5-8	 Unless otherwise agreed herein, execution of the premises delivery note by the Parties shall be deemed that
Party A has fulfilled its obligation to successfully deliver possession of the Premises to Party B. 

  

	5-9	 Party B shall not refuse to take possession of the Premises for any no reason other than non-conforming primary structure of the Premises. Even though at the time of handover of the Premises between Party A and Party B, there is any inconsistency between the actual delivery standards specified in the
premises delivery note and the delivery standards of the Premises agreed in Appendix 2 hereto, the Parties shall complete the handover of the Premises and execute the premises delivery note, provided that Party A shall promptly carry out alterations
to the Premises. If Party B refuses to complete or is delinquent in completing the handover of the Premises, then the possession of the Premises shall be deemed to have been successfully delivered to Party B on the Delivery Date.

 Clause 6 Fit-out Period and Lease Term 

 

	6-1	 The Fit-out Period of the Premises shall be see Commercial Terms for
details days commencing from the Delivery Date, i.e. from see Commercial Terms for details through see Commercial Terms for details. 

  

	6-2	 The first day following the expiration of the Fit-out Period shall be
the Lease Commencement Date. The Lease Term shall be see Commercial Terms for details year(s) commencing from the Lease Commencement Date, i.e. from see Commercial Terms for details through see Commercial Terms for details.

  

	6-3	 Unless otherwise provided herein, during the Fit-out Period, Party B is
required to bear, among other things, Tax-Inclusive Property Management Fees, Utilities Expenses and Other Expenses in connection with the Premises. If subject to the regulations of national tax authority, VAT
is required to be levied on any rent concession and other concessions (if any) granted by Party A to Party B or enjoyed by Party B under this clause, then such VAT shall be paid by Party B in the amount payable as specified in Party A’s written
notice. 

 Clause 7 Right to Renewal 

 

	7-1	 To the extent that Party B has paid Tax-Inclusive Rent, Tax-Inclusive Property Management Fees and Other Expenses, and has fulfilled and complied with its obligations before the expiration of this Contract ( except for the obligation to restore the Premises to its
original condition and surrender the Premises so restored to Party A) without breaching any clauses hereof, if Party A receives Party B’s written notice requesting renewal of the Premises for three (3) years (the “Renewal
Notice”) six (6) months prior to the expiration of the Lease Term, then the Parties shall determine through negotiations the terms and conditions of renewal, provided that Party A reserves the right to take the Gross Floor Area in the
actual measurement report as the lettable area under lease renewal, and that the tax-exclusive rent of the Premises in the renewal term shall be the then current open market price. 

 

	7-2	 Party B is required to complete the execution of a lease renewal with respect to the Premises (the
“Lease Renewal”) together with Party A within fourteen (14) days after the giving of the Renewal Notice. 

  
 5/ 37 

	7-3	 In the event that Party A fails to receive Party B’s Renewal Notice six (6) months prior to the
expiration of the Lease Term, or that the Renewal Notice requests the lease of only part of the Premises, or that Party B’s Renewal Notice requests a renewal term other than three (3) years, or that Party B fails to execute the Lease
Renewal with Party A in accordance with the provisions of Clause 7-2 above, or that Party B expresses its intention not to renew the lease at any time six (6) months prior to the expiration of the Lease
Term, then Party B’s right to renewal under Clause 7-1 above shall lapse, and Party B shall be deemed to have waived its right of first refusal to the Premises under the same terms and conditions as those
offered to any third party, in which case the landlord-tenant relationship hereunder shall terminate once the Lease Term provided herein expires. 

Clause 8 Rent 
  

	8-1	 Party B shall pay a Tax-Inclusive Rent on a monthly basis as from the
Lease Commencement Date. The monthly Tax-Inclusive Rent of the Premises shall be RMB see Commercial Terms for details, i.e. the monthly tax-exclusive rent of RMB
see Commercial Terms for details (as calculated based on Gross Floor Area, i.e. RMB see Commercial Terms for details per square meter per day) plus VAT thereon (RMB see Commercial Terms for details). The VAT rate applicable to
the rent at the time of conclusion of this Contract shall be 5%. 

  

	8-2	 Party B shall advance Party A one (1) month’s Tax-Inclusive
Rent (i.e. initial installment of Tax-Inclusive Rent) of the Premises on or before the execution date of this Contract. Any installment of Tax-Inclusive Rent payable in
every subsequent month shall be paid off by Party A in advance on or before the first (1st) day of the current month. In the event that the period from the first day (inclusive) following the end
of the period for which Tax-Inclusive Rent for the first (1st) month is advanced to the last day (inclusive) of the current month (calendar month) is less
than one (1) calendar month, or the remainder of the Lease Term in the last month in which the Lease Term expires or this Contract is terminated before such expiration is less than one (1) calendar month, then Tax-Inclusive Rent of the current month shall be calculated by multiplying the daily tax-exclusive rent plus VAT thereon under Clause
8-1 above by the actual number of days of lease in such month. 

  

	8-3	 Party B shall pay in RMB all sums required to be paid to Party A hereunder (including Tax-Inclusive Rent, Tax-Inclusive Property Management Fees, fit-out bond, Utilities Expenses, Performance Bond, overdue fines and
liquidated damages) by such means as specified below, and shall comply with the terms of payment as may be designated by Party A from time to time: 

8-3-1 (1) Party B shall pay, among other things, Performance
Bond, fit-out bond and Utility Bond to the following account: 
 Account Name: Shanghai Orient
Overseas Kaixuan Real Estate Co., Ltd. 
 Opening Bank: Changning Dingxi Sub-branch of Agricultural
Bank of China 
 Account Number: 03303400040038464 

(2) Party B shall pay attorneys’ fees to the following account: 

Account Name: King & Wood Mallesons Shanghai Office 

Opening Bank: Huaihai Sub-branch of Shanghai Branch of China Merchants Bank 

Account Number: 121902214910502 

(3) Party B shall make any payment other than Performance Bond, fit-out bond, Utility Bond and
attorneys’ fees (including but not limited to Tax-Inclusive Rent, Tax-Inclusive Property Management Fees and water and electricity fees) to the following account:

 Account Name: Shanghai Orient Overseas Kaixuan Real Estate Co., Ltd. 

Opening Bank: Changning Dingxi Sub-branch, Agricultural Bank of China 

  
 6/ 37 

 Account Number: 03303400040040791 

(4) Party A who intends to change its bank account information shall send prior written notice to Party B. 

8-3-2 Each payment shall be deemed to be made on such date and
in such amount that the payment actually arrives at Party A’s designated account or Party A actually receives the cheque issued by Party B. Any expenses incurred in connection with any payment made by Party B hereunder (including but not
limited to services charges incurred by Party A due to Party B’s TT payment) shall be for the account of Party B. 
  

	8-4	 Party A’s invoicing information is provided below: 

Invoice Type: Special VAT Invoice 

Company Name: Shanghai Orient Overseas Kaixuan Real Estate Co., Ltd. 

Taxpayer Identification Number: 91310000785167053W 

Address & Tel: 19/F, No.268 Tibet Middle Road, Shanghai; 021-33114633 

Postcode: 200001 
 Opening Bank
and Account Number: Dingxi Road Sub-branch of Agricultural Bank of China; 03-303400040038464 

Clause 9 Property Management Fees 
  

	9-1	 As of the Delivery Date, Party B shall deliver to Party A Tax-Inclusive
Property Management Fees of the Premises on a monthly basis, and agrees that the Property Management Company designated by Party A provides the property management services for the Office Building. The monthly
Tax-Inclusive Property Management Fees of the Premises shall be RMB see Commercial Terms for details, i.e. the monthly tax-exclusive property management fee of
RMB see Commercial Terms for details plus VAT thereon of RMB see Commercial Terms for details. The VAT rate applicable to property management fees at the time of conclusion of this Contract shall be 6%. 

 

	9-2	 Party B shall pay to Party A or the Property Management Company one (1) month of Tax-Inclusive Property Management Fees (i.e. initial installment of Tax-Inclusive Property Management Fees) on or before the execution date of this Contract. Any installment
of Tax-Inclusive Property Management Fees payable in every subsequent month shall be fully advanced by Party B to Party A or the Property Management Company on or before the first (1st) day of the current month. In the event that the period from the first day (inclusive) following the end of the period for which Tax-Inclusive Property
Management Fees for the first (1st) month are advanced to the last day (inclusive) of the current month (calendar month) is less than one (1) calendar month, or the remainder of the Lease
Term in the last month in which the Lease Term expires or this Contract is terminated before such expiration is less than one (1) calendar month, then Tax-Inclusive Property Management Fees of the current
month shall be calculated by multiplying the daily tax-exclusive property management fees plus VAT thereon under Clause 9-1 above by the actual number of days of lease
in such month. 

  

	9-3	 During this Contract Period, Party B agrees that Party A and/or the Property Management Company shall have the
right to adjust the amount of tax-exclusive property management fees of the Office Building or of the use fee of relevant facilities and equipment, provided that Party A and/or the Property Management Company
shall send a written notice to Party B one month in prior. Party B shall implement the said adjustment upon expiration of one (1) month of receipt of the notice. 

Clause 10 Other Expenses 
  

	10-1	 Utilities Expenses 

 

	10-1-1	 Party B shall go through procedures for account application and opening (if necessary)

  
 7/ 37 

	 	
with respect to utilities of the Premises (e.g. water, electricity, communication, equipment and broadband network), and shall bear relevant application and opening costs and the costs of
separate metering devices. 

  

	10-1-2	 Party B shall bear all expenses incurred in connection with the usage of utilities (i.e. Utilities Expenses) as
of the Delivery Date. The amount of Utilities Expenses shall be calculated according to the amount of utilities consumed as recorded by Party B’s separate metering devices. 

 

	10-1-3	 Party B hereby acknowledges that Party A will be entrusted to collect electricity fees from Party B on behalf
of competent utilities authority. The terms of payment and payment date of any electricity fees payable by Party B shall be subject to written notice of Party A and/or the Property Management Company. Party A shall have the right to adjust the
standards for collection of electricity fee payments in accordance with the requirements of competent utilities authority. 

  

	10-2	 Utility Bond 

Party B shall pay to Party A Utility Bond of the Premises on the execution date of this Contract. Utility Bond of the Premises shall be RMB
see Commercial Terms for details in total, to be calculated at the rate of RMB see Commercial Terms for details per square meter of the Gross Floor Area. 

If Party B defaults on the payment of any electricity fee of the Premises, then Party A shall have the right, but not the obligation, to offset
Utility Bond against such payable and/or apply Utility Bond as an indemnity for any losses thus sustained by Party A. If the remainder of Utility Bond held by Party A after such offset and/or indemnity is less than the amount specified in this
clause, Party B shall forthwith pay the shortfall to Party A upon Party A’s notice; provided, however, that Party B shall have no right to offset Utility Bond against any payable by it hereunder. Where this Contract terminates, Party A shall
refund Utility Bond (upon deductions (if any) under this clause) in one lump sum to Party B on an interest free basis within thirty (30) days after Party B surrenders the Premises and submits the original receipt of Utility Bond and a copy of
Party B’s account information for receipt of the refunded Utility Bond (stamped with Party B’s company seal). 
  

	10-3	 HVAC Services During Unusual Working Hours 

 

	10-3-1	 The HVAC system shall remain operational during the following time intervals (usual working hours):

 From Monday to Friday: 8:00-18:30 

Saturday: 9:00-13:00 

Party B, if requires HVAC services during unusual working hours, shall submit a written request to Party A one (1) business day in advance
(except for holidays or weekends), and shall pay the overtime HVAC charge thus generated at the rate as notified by Party A in writing. 
  

	10-3-2	 Overtime HVAC charge of T2 Office Building 

The VRV HVAC charge during unusual working hour of HVAC services shall be RMB 52/hour/room. 

 

	10-4	 Use of Other Parts of the Office Building 

If Party B desires to use any such location outside the Premises as advertising space, warehouse, exterior wall or parking lot (space) of the
Office Building, Party B shall obtain Party A’s prior consent, enter into a separate lease contract or use agreement with Party A, and make payments to Party A for such use. 

Clause 11 Performance Bond 
  

	11-1	 At the time of execution of this Contract, Party B is required to pay to Party A the sum of

  
 8/ 37 

	 	
three (3) months of Tax-Inclusive Rent and three (3) months of Tax-Inclusive Property Management Fees as
Performance Bond for the Premises, i.e. RMB see Commercial Terms for details in total. The security deposit (if any) already paid by Party B to Party A in accordance with the LOI may be offset against Performance Bond on an equal basis. Party
B is only required to pay the remainder of Performance Bond (i.e. RMB see Commercial Terms for details) at the time of execution of this Contract. 

During the Lease Term, in case of any increase in Tax-Inclusive Rent and/or Tax-Inclusive Property Management Fees, Performance Bond shall be increased accordingly. Party B shall pay to Party A such increase prior to the date indicated in Party A’s written notice, otherwise it shall be
deemed that Party B has defaulted on the payment of Performance Bond. 
  

	11-2	 In the event that Party B is in breach of this Contract, Party A shall have the right, but not the obligation,
to offset Performance Bond against the amount payable by Party B (including attorneys’ fees payable by Party B), and/or to apply Performance Bond as indemnity for any losses thus sustained by Party A, and/or to withhold the entire Performance
Bond under this Contract with no refund to Party B, whether with or without prior notice to Party B. In case the remainder of Performance Bond held by Party A after such offset and/or indemnity and/or withholding is less than the amount provided in
Clause 11-1, Party B shall, immediately after receipt of Party A’s notice, pay to Party A the shortfall within the period specified in the notice, otherwise Party A shall have the right to exercise all
rights to remedies available to it, including but not limited to the right to terminate this Contract. Party B shall have no right to offset Performance Bond against any of its payables hereunder. 

 

	11-3	 During this Contract Period, without Party A’s prior written consent, Party B shall have no right to
offset Performance Bond against any of its payables hereunder. 

  

	11-4	 Unless otherwise agreed herein, at the time of expiration of the Lease Term or early termination of this
Contract, Party A shall, within forty five (45) days after all of the following conditions are satisfied, refund Performance Bond to Party B in one lump sum on an interest free basis: 

 

	 	(1)	 Party B has settled Tax-Inclusive Rent,
Tax-Inclusive Property Management Fees, water and electricity fees, communication expenses, equipment costs, cable TV fees, broadband network fees, attorneys’ fees, liquidated damages and all types of
taxes and fees in connection with the Premises; 

  

	 	(2)	 Party B has canceled the lease registration and filing (if any) of the Premises; 

 

	 	(3)	 Party B has fulfilled its obligation to cancel or change the industrial and commercial registration procedures
in connection with the Premises as provided in Clause 17-2; 

  

	 	(4)	 Party B has restored the Premises and its fit-outs, and facilities and
equipment ancillary thereto to the original condition and surrendered the same to Party A in accordance with the provisions of this Contract; 

  

	 	(5)	 Party B has furnished Party A with the original receipt of Performance Bond and a copy of Party B’s
account information for receipt of the refunded Performance Bond (stamped with Party B’s company seal). 

  

	11-5	 If Party A intends to assign the Premises to any third party, Party A shall have the right, but not the
obligation, to exercise its rights under Clause 11-2 hereof before such assignment. Party A shall deliver the remainder of Performance Bond after deductions (if any) made hereunder to such third party, in
order for the third party to continue to perform this Contract with Party B and to re-issue a receipt of Performance Bond to Party B. Upon the said delivery, Party A shall no longer assume any liability to
Party B with respect to Performance Bond, or assume any other obligation hereunder. 

 Clause 12 Fit-out Bond 
  

	12-1	 Party B shall pay to Party A a fit-out bond and Other Expenses incurred
in the Fit-out Period (see Appendix 3 for details) before Party A delivers possession of the Premises to Party B ( or if Party B carries out fit-out works again during
this Contract Period, before the commencement of the fit-out works). 

  
 9/ 37 

	12-2	 In case of any damage to the Premises due to Party B’s fit-out
works, Party A shall have the right to deduct a certain amount from the fit-out bond to indemnify Party A for any losses thus sustained thereby. If the remainder of the
fit-out bond held by Party A after such indemnity is less than the amount specified herein, Party B shall pay to Party A the shortfall immediately after receipt of Party A’s written payment notice,
otherwise it shall be deemed that Party B has defaulted on the payment of the fit-out bond. 

  

	12-3	 Party B shall notify Party A upon completion of any fit-out works, and
Party A shall, upon its acceptance of and the acceptance by competent government authority of such fit-out works, refund in one lump sum the remainder of the fit-out
bond after deduction of the losses caused to Party A in connection with the fit-out works (if any) on an interest free basis within thirty (30) days after receiving the original receipt of the fit-out bond and a letter of Party B’s account information for receipt of the refunded fit-out bond (stamped with Party B’s company seal) furnished by Party B.

  

	12-4	 If Party B needs to carry out fit-out works again with respect to the
Premises after the end of the Fit-out Period, the foregoing provision shall apply. 

 
Clause 13 Fit-out Works 
  

	13-1	 If Party B intends to carry out any fit-out works (including but not
limited to interior fit-outs, partitions, repairs or alterations of the Premises or installation or replacement of equipment and devices thereon) with respect to the Premises and any facilities and equipment
ancillary thereto (including but not limited to circuits, water drainage systems, fire-fighting facilities, interior and exterior appearance and existing ornaments), Party B shall obtain the prior written consent of Party A and/or the Property
Management Company and the approval of competent government authority. All expenses generated from reporting the fit-out works to competent government authority for approval and all expenses incurred by Party
B in connection with fit-out works and addition of equipment and facilities shall be for the account of Party B. Party B shall engage a contractor with at least Grade II and above professional contracting
qualification on architectural decoration and renovation works to carry out any fit-out works on the Premises. If Party B intends to carry out any fit-out works with
respect to the fire-fighting system and communication, broadband network and telephone systems of the Premises, Party B must engage this Contractor or consultant designated by Party A to do so and bear all relevant expenses. 

 

	13-2	 During the Fit-out Period, Party B and this Contractor engaged by Party
B shall comply with the fit-out regulations of the Office Building (including Fit-out Manual as may be amended from time to time), and shall be held fully liable to
Party A for any violation of the fit-out regulations (including Fit-out Manual as may be amended from time to time) by Party B or this Contractor engaged by Party B
during the fit-out process, including but not limited to indemnifying Party A for losses thus sustained thereby. 

  

	13-3	 If any competent government authority requires any rectification to the
fit-out works of the Premises (including but not limited to fire-fighting facilities) at any time during this Contract Period, Party B shall rectify its fit-outs as so
required from time to time. If any other tenant or user of any adjacent room is affected due to the said rectification or by Party B’s fit-out or use of the Premises, Party B shall be solely responsible
for repairing any damage caused to the adjacent room and bear all expenses thus incurred, including but not limited to reasonable indemnity to the tenant or user, in which case Party A shall bear no liability therefor; if Party A’s rights and
interests are thus damaged, Party B shall indemnify Party A for such damage. 

 Clause 14 Repairs of
the Premises 
  

	14-1	 Party A shall be responsible for the repairs of the Premises and such facilities and equipment thereon as
delivered by Party A, provided that Party B shall be responsible for the repairs of any damage to the Premises and the said facilities and equipment resulting from Party B’s fault or negligence; in the latter case, if Party A carries out repair
works on behalf of Party B, relevant repair costs shall be for the account of Party B. 

  
 10/ 37 

	14-2	 Party B shall be responsible for the repair and maintenance of the
fit-outs, additions, installations or alterations with respect to the Premises and/or its fit-outs and facilities and equipment ancillary thereto. 

 

	14-3	 Party B shall be responsible for the replacement or addition of all consumables in the Premises (e.g.
fluorescent tubes) at its own expense. 

  

	14-4	 If Party B discovers any damage or default to the Premises and the
fit-outs or ancillary facilities or equipment provided by Party A as listed in Appendix 2 hereto, Party B shall seek repairs by sending prompt notice to Party A and shall not arbitrarily deal with such damage
or default, unless emergency arises. Party A and/or the Property Management Company shall make repairs within a reasonable period of time after receipt of Party B’s notice, failing which Party B may make such repairs on behalf of Party A with
reasonable costs being for the account of Party A. 

  

	14-5	 For the purposes of the repair, maintenance, hygiene, security, fire prevention or personnel rescue with
respect to the Premises, Party A or the Property Management Company may, upon prior notice to Party B, enter the Premises to carry out inspection activities or take proper measures, during which Party A and/or the Property Management Company shall
make their/its best efforts to avoid any hindrance or disturbance to Party B’s use of the Premises. If Party A or the Property Management Company cannot get in touch with Party B in advance in any emergency (including but not limited to fire,
flood, robbery or personnel casualty), Party A or the Property Management Company and its employees may also enter the Premises without Party B’s permission to take necessary measures, and then get in touch with Party B as soon as practicable.
None of Party A, the Property Management Company and their employees shall be held liable for any damage to the Premises or any losses sustained by Party B due to reasons described in this clause. 

Clause 15 Use of the Premises 
  

	15-1	 During this Contract Period, Party B shall make reasonable use of the Premises and public areas.

  

	15-2	 In case of any damage, destruction or default of the structure of the Premises or any facility or equipment
listed in Appendix 2 or of any bodily injury and/or economic loss of any third party due to reasons attributable to Party B, Party B shall assume all legal and economic liabilities to Party A and/or such third party, including but not limited to
indemnity for all losses thus sustained by Party A and/or such third party. 

  

	15-3	 If any competent government authority requires an overhaul of any premises adjacent to the Premises (including
but not limited to fire-fighting facilities) during this Contract Period, Party B must provide all reasonable assistance as required by such competent government authority. In the event that Party B suffers from losses (if any) due to the said
overhaul or the fit-out or use of the adjacent premises, then Party B and the tenant of the adjacent premises shall work out a solution through negotiations, in which case Party B shall not refuse to provide
or delay in providing the said assistance on the ground that it has suffered any loss, and Party A may provide necessary assistance. 

  

	15-4	 Without Party A’s written permission, Party B shall not change the locks, bolts and fittings of doors and
fire exits of the Premises, or install any temporary or permanent additional lock, bolt or fitting, or install any door, metal latch or curtain board in violation of the regulations of competent fire authority or government authority as in effect
from time to time. 

 Clause 16 Sublease, Assignment or Underlease 

 

	16-1	 To the extent that Party B has performed and fulfilled all of its obligations hereunder and has never defaulted
on any payable hereunder, Party B may, after obtaining Party A’s prior written consent, sublease all or part of the Premises to any of its affiliates, provided that the part so

  
 11/ 37 

	 	
subleased shall be determined based on the unit partition design of the Office Building. Any and all expenses resulting from Party B’s subleasing shall be for the account of Party B.
Notwithstanding the foregoing, Party B may not sublease all or part of the Premises to any third party without Party A’s prior written consent. If Party A allows Party B to sublease, one (1) copy of relevant subleasing agreement shall be
submitted to Party A for safekeeping. 

  

	16-2	 Where Party B subleases the Premises to any third party, the sublease contract between Party A and the third
party may become effective only upon Party A’s written consent. Upon the effectiveness of the sublease contract, relevant registration and filing formalities shall be effected in accordance with applicable regulations, and relevant required
expenses shall be for the account of Party B. 

  

	16-3	 Without Party A’s written consent, Party B shall not assign this Contract or sublease or underlease all or
any portion of the Premises in any name, form or manner, or grant any other third party any rights and interests in and to the Premises. 

  

	16-4	 Where Party B subleases or sublets the Premises or assigns this Contract without Party A’s written
consent, regardless of whether Party A knows or should have known such subleasing, underlease or assignment, Party A shall have the right to, at any time during this Contract Period, exercise its rights with respect to Party B’s subleasing,
underlease or assignment, including the right to unilaterally terminate this Contract or request determining the relevant subleasing, underlease or assignment contract to be void. 

 

	16-5	 If Party A gives written consent to Party B’s subleasing of the Premises, the sublease contract thus
executed shall be subject to the following provisions: 

  

	 	(1)	 The termination date of the sublease contract shall not be later than the termination date provided herein;

  

	 	(2)	 During the subleasing period, in addition to the rights and obligations under the subleasing contract, Party B
shall continue to perform its obligations hereunder; and 

  

	 	(3)	 During the subleasing period, in the event of any modification, rescission or termination of this Contract, the
sublease contract shall be modified, rescinded or terminated accordingly. 

 Clause 17 Surrender of the
Premises 
  

	17-1	 Surrender of Physical Possession of the Premises 

 

	17-1-1	 Party B shall contact Party A for surrender of the Premises at least thirty (30) days prior to the
expiration date of the Lease Term or the early termination date of this Contract. 

  

	17-1-2	 It is agreed to take the delivery standards of the Premises agreed in Clause
5-4 hereof as the restoration standards under which Party B surrenders physical possession of the Premises to Party A and as the basis for inspection and acceptance between the Parties. 

 

	17-1-3	 Before surrendering the Premises to Party A, Party B shall, at its own expense, sweep and clean the Premises
back to an intact and lettable condition. 

  

	17-1-4	 Party B shall, before 17:00 on the expiration date of the Lease Term or the early termination date of this
Contract, restore the Premises together with all facilities, devices and additions ancillary thereto to such condition as required by the restoration standards of the Premises and surrender the Premises so restored to Party A. Party A shall inspect
the condition in which the Premises is surrendered. If the condition meets the restoration standards, then the Parties shall execute a surrender and handover receipt, which execution shall be deemed that Party B officially surrenders its physical
possession of the Premises to Party A; if the condition fails to meet the restoration standards, then Party A shall have the right to request Party B to continue to restore the Premises to such condition that meets the restoration standards and then
surrender the Premises so restored to Party A; during the restoration period, it shall be deemed that Party B delays in the surrender of the Premises, and Party A shall have the right, but not obligation, to make proper repairs

  
 12/ 37 

	 	
to the Premises, resulting from which all expenses and costs shall be for the account of Party B. During the period of repair by Party A, it shall be deemed that Party B delays in the surrender
of the Premises. 

  

	17-1-5	 When Party B surrenders the Premises to Party A, if Party A agrees in writing that Party B has no need to
restore the Premises to its original condition, then Party B shall not, for any reason, request Party A to purchase any fit-outs or facilities of Party B, and Party A shall have no obligation to compensate
and/or indemnify Party A with respect to Party B’s addition to or alteration of the Premises and/or its fit-outs, equipment and facilities. 

 

	17-1-6	 During this Contract Period, where Party B moves out of the Premises without Party A’s written consent,
resulting in the Premises to be occupied by any third party without Party A’s consent, regardless of whether Party B has known or agreed to such occupancy, Party B shall be held liable for any losses and expenses thus suffered by Party A.

  

	17-1-7	 When Party B surrenders its physical possession of the Premises, Party B shall enable the places where it
installs advertising boards, signboards, signages, directory boards, direction signs and marks (if any) in the Office Building to be restored to the original condition or to meet the condition satisfactory to Party A. 

 

	17-2	 Cancellation or Change of Industrial and Commercial Registration Regarding the Premises

  

	17-2-1	 Party B shall, on the expiration date of the Lease Term or the early termination date of this Contract, cancel
or change the industrial and commercial registration, contract registration and other relevant licenses regarding the use of the address of the Premises as its registered address or business address. If Party B is a foreign owned company, Party B
shall elect to go through procedures for changing the industrial and commercial registration to facilitate the change or cancellation of the industrial and commercial registration, unless otherwise agreed by the Parties. 

 

	17-2-2	 If Party B fails to complete the said cancellation or change procedures in a timely manner, Party B shall hold
Party A liable for breach of contract as per Clause 21-4 hereof. 

 
Clause 18 Other Rights and Obligations of Party A 
  

	18-1	 Party B hereby acknowledges that, during this Contract Period, Party A shall have the right to change, in its
sole discretion, the name of “Raffles City Changning”, the Office Building or any part thereof at any time without any indemnity or compensation therefor to Party B, provided that Party A shall send written notice to Party B after the
change of name. 

  

	18-2	 If Party A transfer the Premises to any prospective third party, Party B agrees that Party A shall have the
right to, by sending prior notice to Party B, accompany such prospective third party to visit the Premises at all reasonable times during the Lease Term. In addition, upon prior notice to Party B, Party A shall have the right to accompany any future
tenant of the Premises or relevant person to inspect the Premises at all reasonable times within six (6) months before the expiration of the Lease Term or the early termination of this Contract, provided that Party B’s normal use of the
Premises shall not be affected. 

  

	18-3	 During this Contract Period, Party A shall keep public places and public facilities of the Office Building
(including rooftop, primary structure, walls, main water pipelines, main electric wires, elevators, escalators, firefighting and security equipment and HVAC facilities) in a clean and serviceable condition. If any public facility of the Office
Building cannot normally be used within a certain period of time due to any government policies or emergency, Party A shall notify Party B in advance. 

  

	18-4	 Party A’s provision of security personnel, managers or mechanical or electronic anti-theft systems of any
nature (if any) for the Office Building or the Premises shall not constitute Party A’s obligation or responsibility for securing or safekeeping the Premises or any property thereon. During this Contract Period, Party B shall be responsible for
the security and safekeeping of the Premises or any property thereon. 

  
 13/ 37 

	18-5	 In the event that Party B fails to promptly go through industrial and commercial registration procedures by
virtue of which the address of the Premises is registered as its registered address as a result that the original tenant of the Premises fails to promptly change or cancel the industrial and commercial registration of the Premises when the Premises
is surrendered to Party A, Party A shall, upon Party B’s request, promptly coordinate with the original tenant to settle Party B’s registration issue as soon as practicable, and shall bear no other liability therefor.

  

	18-6	 Party A shall have the right to, without giving prior notice to Party B, clean and dispose of any container,
paper box, waste or other obstacle of any kind or nature left or not disposed of by Party B outside the Premises in the manner Party A deems appropriate, in which case relevant expenses (if any) shall be for the account of Party B. Party A shall not
be held liable to Party B or any other person for such cleaning or disposal. 

  

	18-7	 Party A, if intends to carry out alterations, additions or fit-outs to
the Premises, shall obtain Party B’s prior consent (which consent shall not be unreasonably withheld). Party B hereby acknowledges that Party A shall have the right to re-decorate, make additions to,
remove or dispose of any part and facility of the Office Building (except for the facilities of Party B on the Premises) at any time at its sole discretion. 

  

	18-8	 The Premises provided by Party A to Party B in accordance with the terms and conditions hereof shall be ready
for normal use. 

  

	18-9	 Party A shall not interfere with or hinder Party B’s normal and reasonable use of the Premises, except to
the extent that Party A exercises its rights hereunder. 

 Clause 19 Other Rights and Obligations of
Party B 
  

	19-1	 In addition to Party B’s obligations provided elsewhere herein, Party B shall fulfill the following
obligations: 

  

	 	(1)	 Party B shall use the Premises in a reasonable manner for such purposes as provided herein and shall not
arbitrarily change the purpose of the Premises without Party A’s prior written consent. 

  

	 	(2)	 Party B shall keep the Premises (including but not limited to the
fit-outs and ancillary facilities and equipment as listed in Appendix 2 hereto) in a clean, intact and serviceable condition. 

 

	 	(3)	 Party B shall strictly comply with the regulations of the Office Buildings and other regulations as may be
formulated and amended by Party A and/or the Property Management Company regarding the management of the Office Building. None of Party B and its employees and contractors shall affect or interfere with the normal management of the Office Building
by Party A and/or Property Management Company. 

  

	 	(4)	 Party B shall not ruin or destroy any public place or any equipment or facility installed thereon.

  

	 	(5)	 Party B shall not place any goods, furniture or garbage in any public corridor or other public area, or block
such places, or throw away any waste in any public area. 

  

	 	(6)	 Party B shall not bring into or place in the Premises any weapon, ammo, niter, gunpowder, kerosene or other
flammable or explosive hazardous substance, contraband or other items against local custom or other items for which insurance premiums of the Premises are required to be increased. 

 

	 	(7)	 Party B shall not carry out or permit or acquiesce in any illegal or unethical activity, any religious activity
or any other activity that Party A deems improper on the Premises, or any activity that may cause or arouse hatred of any other user or tenant, or any activity that disturbs or may disturb any other owner or tenant who is silently and peacefully
using public areas of the Office Building and any premises other than the Premises. 

  
 14/ 37 

	 	(8)	 Without Party A’s prior written consent, Party B shall not display, set up, paste or hang any mark, text,
sign, poster, flag, advertising board or bulletin outside the Premises, including public corridors, windows, exterior walls or rooftop. 

  

	 	(9)	 Party B shall be responsible for the actions of its employees, visitors and contractors, and shall ensure they
will not damage the Premises or take any other action prohibited hereby. Party B shall be liable to Party A for losses caused thereto as a result of any intentional act or negligence of its employees and contractors on the Premises or at any place
of the Office Building. 

  

	 	(10)	 Party B shall not carry out or permit or acquiesce in any activity that may result in the insurance for the
Premises to lapse or an increase in insurance premiums. In the event that Party A pays additional insurance premiums, incurs other expenses or sustains other losses as a result of Party B’s violation of the foregoing provisions, Party B is
required to promptly indemnify Party A for all losses, damages and expenses thus sustained or may be sustained by Party A. 

  

	 	(11)	 Party B shall not move any heavy machinery, equipment, goods or fit-out
materials into or out of the Premises without Party A’s prior written consent. Party B shall not place any heavy item of excessive weight over the prescribed limit on the floor or elsewhere of the Premises. Before any item is moved into the
Premises, Party B shall notify Party A or the Property Management Company and inquire about the maximum load capacity of the Premises. Party A or the Property Management Company shall have the right to determine the location where any safe box or
other heavy item is placed so as to guarantee load balancing. Any professional instrument or equipment that has been moved into the Premises shall be placed on a proper support provided by Party B at its own expense, which placement shall be subject
to the requirements of Party A or the Property Management Company so as to protect other users from the disturbance of shake or noise. In the event that Party B is in breach of this Contract and fails to remedy such breach, without Party A’s
prior written consent, Party B shall not move out of the Premises its own equipment, instruments, goods and other property. 

  

	 	(12)	 Party B must comply with and procure its guests, visitors or permitted users to comply with the regulations and
restrictions governing vehicle parking as formulated by Party A or the Property Management Company, and shall not allow its vehicles, or allow or acquiesce in the random parking of the vehicles of other guests, visitors or permitted users to block
the passage or other public areas of the Office Building. 

  

	 	(13)	 Party B shall not remove or permit the removal of interior installations, equipment and facilities that remain
the property of Party A, except otherwise agreed by Party A in writing. 

  

	 	(14)	 Without Party A’s prior written consent, Party B shall not engage in or operate the following businesses
or undertakings by using or on the Premises: sale of any type of breeding, industrial or production manufacturing workshops, warehouses, funeral parlors or funeral supplies, and the lease of Buddha halls, Zawiyas and other religious places, niches,
guest houses, hotels and bunks. 

  

	 	(15)	 Party B shall not let noise inside the Premises get into any part of the Office Building.

  

	 	(16)	 Party B shall obtain all the approvals, business licenses and permits as required to carry out legitimate
business operations on the Premises, and shall update such approvals, business licenses and permits in due time. 

  

	 	(17)	 Party B shall not engage in any form of promotion or solicitation at any place in the Office Building.

  

	 	(18)	 Without prior written consent of Party A or the Property Management Company,

  
 15/ 37 

	 	
Party B shall not use the name or logo of the Office Building or the Premises or any picture, acoustic image or image containing such name or logo for any purpose other than directing to Party
B’s premises and location. 

  

	 	(19)	 During the Fit-out Period and the Lease Term, Party B shall not reduce Tax-Inclusive Rent, Tax-Inclusive Property Management Fees, security deposits and Other Expenses payable to Party A for any reason whatsoever. 

 

	 	(20)	 During the Lease Term, Party B shall be obligated to provide Party A with written documentation for the valid
and satisfactory insurance procured by Party B upon Party A’s request from time to time. 

  

	 	(21)	 Without Party A’s prior written consent, Party B shall not establish any new company, subsidiary or office
whose registered address or business address is the address of the Premises. 

  

	 	(22)	 Party B shall take any reasonable precautions to prevent the Premises from storm, heavy rain, heavy snow or
other similar bad weather. In case of the above bad weather, Party B shall especially guarantee that all doors and windows on the facade are closed or reasonably protected. 

 

	 	(23)	 Party B agrees to let Party A use its trademark to make a directory board or sign, and install the same at a
designated location. The installation and setup of the directory board or sign shall be subject to Party A’s management. 

  

	 	(24)	 Party B shall comply with Party A’s requirements concerning environmental protection and energy saving,
which requirements are detailed in the Fit-out Manual of the Office Building. 

  

	19-2	 It is hereby acknowledged that, except otherwise agreed herein or the context otherwise clearly requires, the
provisions of this Contract concerning all rights and obligations of the Parties during the Lease Term and corresponding liabilities for breach of contract shall also apply during the Fit-out Period hereunder.

 Clause 20 Early Termination of Contract 

 

	20-1	 It is agreed that, if one of the following circumstances arises during this Contract Period, then either Party
may terminate this Contract without bearing any liability to the other Party: 

  

	 	(1)	 The Premises or any of its facilities and/or equipment ancillary thereto is damaged due to force majeure, thus
resulting in failure to continue to perform this Contract (if the damage can be cured within one hundred and eighty (180) days as of the date of occurrence thereof, then this Contract shall not terminate); 

 

	 	(2)	 Any one of the following circumstances arises, thus rendering Party B unable to continue to lease the Premises:

  

	 	(i)	 the Premises is legally expropriated by competent government authority at the city or district (county) level;

  

	 	(ii)	 the Premises is relocated subject to the approval of competent government authority at the city or district
(county) level; 

  

	 	(iii)	 the real estate title attached to the Premises are restricted legally by competent judicial or administrative
authority; or 

  

	 	(iv)	 any other circumstance under which the lease of the Premises is prohibited by laws or regulations.

  

	20-2	 During this Contract Period, if either Party is under one of the following circumstances, the non-breaching Party shall have the right, but not the obligation, to terminate this Contract by written notice to the breaching Party: 

  
 16/ 37 

	 	(1)	 The primary structure of the Premises delivered by Party A is defective in quality and endangers Party B’s
safety due to reasons attributable to Party A; 

  

	 	(2)	 Party B changes the Purpose of Lease of the Premises without Party A’s consent; 

 

	 	(3)	 Party B arbitrarily subleases or underleases the Premises or assigns this Contract without Party A’s
consent; 

  

	 	(4)	 The Premises is severely damaged due to reasons attributable to Party B, thus rendering it impossible for Party
B to use the Premises; 

  

	 	(5)	 Party B defaults on the payment of Tax-Inclusive Rent, Tax-Inclusive Property Management Fees, Performance Bond, attorneys’ fees or other payables due to reasons attributable to Party B, and remains so within twenty (20) days upon Party A’s written
notice, or Party B defaults on the payment of Tax-Inclusive Rent or Tax-Inclusive Property Management Fees for more than thirty (30) cumulative days within one
(1) year; 

  

	 	(6)	 Party B is in breach of this Contract, and fails to remedy the breach within seven (7) days of Party
A’s written notice to remedy; 

  

	 	(7)	 Party B uses the Premises for illegal activities and receives any complaint or gets punished by law;

  

	 	(8)	 The Premises or any property of Party B on the Premises is seized by competent judicial authority due to
reasons not attributable to Party A; 

  

	 	(9)	 Party B carries out any fit-out and alteration works with respect to
the Premises and facilities and equipment ancillary thereto without Party A’s written consent or beyond the scope agreed by Party A in writing; 

  

	 	(10)	 Party B uses the Premises for any illegal purpose or any purpose not specified in Party B’s business
license; 

  

	 	(11)	 Party B is forced or willing to be liquidated (except for reorganization or merger purposes), or Party B’s
property is subject to enforcement, or a receiver is appointed for Party B; 

  

	 	(12)	 Party B’s business registration with competent government authority has been canceled or revoked;

  

	 	(13)	 The Premises is severely damaged due to reasons attributable to Party A, thus rendering Party B unable to use
the Premises; or 

  

	 	(14)	 Any other circumstance agreed herein or allowed by applicable laws and regulations. 

 

	20-3	 It is hereby agreed that, after this Contract becomes effective, in case of any change to Party B’s
existing shareholding structure, thus rendering Party B’s existing controlling shareholder to cease to be its ultimate controlling shareholder, then Party B shall notify Party A within three (3) days following the execution date of the
agreement on change of shareholder or the date on which the change of shareholder is approved or registered by competent government authority. In such case, Party A shall have the right, but not the obligation, to rescind this Contract and take back
the Premises after receipt of the notice or the date on which Party A becomes aware of the change of Party B’s controlling shareholder, and Party B shall indemnify Party A for any losses thus caused thereto. 

Clause 21 Liability for Breach of Contract 
  

	21-1	 Overdue fines 

Without prejudice to Party A’s other rights or remedies, if Party B fails to make any payment to Party A under this Contract, including
but not limited to Tax-Inclusive Rent, Tax-Inclusive Property Management Fees, Performance Bond, Utility Bond, attorney’s fees, electricity fees,

  
 17/ 37 

 
parking space usage fee (if any), charges for HAVC services during unusual working hours, fit-out bonds, rent for advertising spaces (if any), any
liquidated damages and/or damages payable, overdue payment of Performance Bond and/or Utility Bond, and Other Expenses payable by Party B to Party A under this Contract, Party B shall pay Party A liquidated damages at the rate of one in a thousand
(0.1%) of the outstanding payments for per day overdue commencing from the due date of each expenses mentioned above till the date when Party B has paid up all said expenses. 
  

	21-2	 Additional Payment of Tax-Inclusive Rent and Tax-Inclusive Property Management Fees (if any) 

 If Party B terminates this
Contract before it expires without Party A’s consent (including leaving the Premises or removing goods from the Premises without Party A’s consent, surrender of tenancy in advance, and rescission of this Contract before it expires, etc.)
or Party A exercises the right to terminate this Contract unilaterally in accordance with the provisions of this Contract, Party B shall make additional payment to Party A for all of Tax-Inclusive Rent and
Tax-Inclusive Property Management Fees(if any) exempted in the Fit-out Period to indemnity Party A’s losses within the
Fit-out Period. The amount of Tax-Inclusive Rent and that of Tax-Inclusive Property Management Fees exempted in the Fit-out Period shall be calculated subject to the calculation standard of Tax-Inclusive Rent stipulated in Clause 8-1 of this Contract,
and that of Tax-Inclusive Property Management Fees stipulated in Clause 9-1 of this Contract respectively. 

 

	21-3	 Responsibility for overdue surrender of the Premises 

 

	21-3-1	 If Party B fails to surrender the Premises to Party A on the expiration date of the Lease Term or the early
termination date of this Contract, Party B is deemed to surrender the Premises overdue, in which case Party A is entitled to collect from Party B the occupation fee and other expenses incurred in the overdue period. The occupation fee is charged in
an amount equal to triple the sum of the maximum daily Tax-Inclusive Rent and the maximum daily Tax-Inclusive Property Management Fee during the Lease Term of the
Premises on a per day basis as calculated until the date when Party B surrenders the Premises to Party A. Meanwhile, Party B shall also indemnify Party A all losses incurred by Party A thus sustained thereby, including but not limited to the
liquidated damages and the intermediary fees (if any) paid by Party A due to delay delivery of the Premises to the new tenant. 

  

	21-3-2	 Without prejudice to Party A’s other rights under this Contract, if Party B fails to surrender the
Premises to Party A on the expiration date of the Lease Term or the early termination date of this Contract, Party A shall have the right , but not the obligation to unlock the door of the Premises and replace the lock on the day following the
expiration date of the Lease Term or the early termination date of this Contract, removing all articles including but not limited to furniture, fixtures and other additions from the Premises to vacate the Premises, and repairing the Premises in
accordance with the restoration standards specified herein for repossession. Party A shall not be liable for any damage to Party B’s properties and Party B’s loss thus sustained thereby. Party A shall have the right to charge Party B
reasonable storage fees for the articles left by Party B in the Premises, and to sell, transfer, discard or dispose such articles in any other way in which Party A deems appropriate. The proceeds (if any) therefrom will be used for the payment of
any arrears of Party B to Party A and the indemnification to Party A’s losses incurred and to be incurred due to the causes specified in this clause. However, in no event shall Party A be obligated to pay or repay any amount to Party B in
respect of such articles. 

  

	21-4	 Responsibility for overdue completion of cancellation or change of industrial and commercial registration
regarding the Premises 

 If Party B fails to complete the cancellation or change procedures in accordance with the
time limit stipulated in Clause 17-2 hereof, Party B shall pay liquidated damages to Party A in an amount equal to triple the sum of the maximum daily Tax-Inclusive Rent
and the maximum daily Tax-Inclusive Property Management Fee during the Lease Term of the Premises for per day overdue. 

  
 18/ 37 

	21-5	 Liquidated damages 

 

	21-5-1	 Subsequent to the delivery of possession of the Premises, if Party A exercises the right to terminate this
Contract under the circumstances specified herein, except as otherwise provided in this Contract, Party A will return no Tax-Inclusive Rent paid by Party B prior to Party A’s termination of this Contract
(whether the lease term corresponding to Tax-Inclusive Rent has expired or not ), and shall have the right to claim against Party B for all of Tax-Inclusive Rent (if
any) exempted to Party B during the Fit-out Period specified in Clause 6-1 hereof. In addition, for Party A’s losses to the remaining of the Lease Term after early
termination of this Contract (hereinafter referred to as “the Remaining Lease Term”), Party B shall pay Party A liquidated damages equal to: 

(1) Tax-Inclusive Rent of the Remaining Lease Term of the Premises if the Remaining Lease Term is less
than six (6) months, provided that such liquidated damages are more than four (4) months of Tax-Inclusive Rent of the Premises; 

(2) six (6) months of Tax-Inclusive Rent of the Premises if the Remaining Lease Term is more than
six (6) months (including six (6) months) but less than one (1) year; 
 (3) nine (9) months of Tax-Inclusive Rent of the Premises if the Remaining Lease Term is more than one (1) year (including one (1) year) but less than two (2) years; 

(4) twelve (12) months of Tax-Inclusive Rent of the Premises if the Remaining Lease Term is more
than two (2) years (including two (2) years) but less than three (3) years. 
 Party A can offset Performance Bond and Utility
Bond with the liquidated damages payable by Party B equally. If the liquidated damages paid by Party B subject to the above standards are insufficient to indemnify Party A’s losses, Party A shall have the right to further claim against Party B
for the difference thereof. 
  

	21-5-2	 If Party A exercises the right to terminate this Contract under the circumstances specified herein, in addition
to the rights stipulated in Clause 21-5-1 of this Contract in respect of Party A’s loss of rents in the Remaining Lease Term, Party A shall also have the right to
claim against Party B for losses suffered by Party A due to Party B’s breach of contract prior to the termination date hereof pursuant to other terms of this Contract and/or legal provisions, including but not limited to Tax-Inclusive Rent, Tax-Inclusive Property Management Fees, Utility Expenses and Other Expenses payable by Party B. 

 

	21-5-3	 Subsequent to the conclusion of this Contract, an early termination of this Contract by Party B without Party
A’s consent (including leaving the Premises or removing goods from the Premises without Party A’s consent, surrender of tenancy in advance, and rescission of this Contract before it expires, etc.) shall constitute a material breach of
contract by Party B, provided, however, that this Contract will not be terminated accordingly. In this case, Party A shall have the right to require Party B to continue to perform this Contract and claim against Party B for the losses incurred; or
to require Party B to pay Party A liquidated damages in an amount equal to Tax-Inclusive Rent calculated by number of days for surrender of tenancy in advance. If the liquidated damages are insufficient to
indemnify Party A’s losses, Party B shall also be responsible for indemnifying the difference. Party A can offset Performance Bond and Utility Bond with the liquidated damages payable by Party B equally. If Performance Bond and Utility Bond are
insufficient to offset, Party B shall make up the insufficient amount. 

  

	21-5-4	 When Party A exercises the right to terminate this Contract as agreed herein or requires Party B to pay
liquidated damages under this Contract, Party B shall bear the liability for breach of contracts to Party A subject to the amount of liquidated damages regardless of whether Party A has actual losses or not. Party B agrees that Party B shall not
require to increase or decrease the amount of liquidated damages on the ground that the liquidated damages are lower than or higher than (including excessively lower than or higher than) Party A’s losses. 

 

	21-5-5	 Unless otherwise provided herein, if, subsequent to the delivery of possession of the Premises, Party B
exercises the right to terminate this Contract under the circumstances 

  
 19/ 37 

	 	
specified herein, Party A shall pay Party B liquidated damages equal to the sum of three (3) months of tax-exclusive rent (See Clause 8-1 above for
tax-exclusive rent of the Premises ) and three (3) months of tax-exclusive property management fees (See Clause 9-1 above for tax-exclusive rent of the Premises); if the liquidated damages paid by Party A
subject to above provisions are insufficient to indemnify Party B’s losses, Party B shall have the right to further claim against Party A for the difference thereof. 

 

	21-6	 Discontinued usage of the Premises or supply of public utilities 

 

	21-6-1	 If Party B violates any payment obligation under this Contract and fails to make the payment after two
(2) reminders from Party A, in addition to Party A’s other rights under this Contract, Party A, with notice to Party B in prior, shall have the right to cease the supply of or prohibit Party B from using relevant utilities, facilities and
equipment, take measures and actions to close down or prohibit Party B from using the Premises until Party B remedy the said breaches. 

  

	21-6-2	 During the said period when Party A ceases the supply of or prohibits Party B from using relevant utilities,
facilities and equipment, or takes measures and actions to close down or prohibit Party B from using the Premises, Party B shall still pay Tax-Inclusive Rent,
Tax-Inclusive Property Management Fees and other related expenses in accordance with the provisions hereof and bear all other consequences and all costs arising therefrom (including the expenses for re-supplying water and electricity). 

  

	21-7	 Losses of Party A 

Subject to this Contract, Party A’s losses include but are not limited to actual losses incurred by Party A due to Party B’s breach
of contract, the intermediary or consultant fees (if any) paid by Party A to the intermediary or consultant for the conclusion hereof, the rent for the Fit-out Period and/or the rent-free period (if any), the
cost of reinstating the Premises to its original conditions, the cost of performing the obligations on behalf of Party B, and the losses of rents and property management fees during the vacancy period of Premises, the reduction of Party A’s
expected proceeds, and costs and expenses incurred by Party A for taking actions to reduce the losses or claim indemnities against Party B, the intermediary fee or consulting fees paid by Party A to the intermediary for finding a new tenant, the
service fee to be paid to the third party, the liquidated damages or indemnities paid by Party A, litigation/arbitration fees, notarization fees, evidence or property preservation fees, and attorneys’ fees, etc. 

 

	Clause	 22 Insurance 

  

	22-1	 The subject matter of the insurance purchased by Party A shall be limited to the Premises, and facilities and
equipment ancillary thereto, and such insurance shall be in favor of Party A. During the term hereof, in case of any insurance accident, Party A or the person designated by Party A is entitled to own the indemnities paid by the relevant insurance
company under the insurance policy of Party A. Party B has no right to claim for sharing the insurance indemnities paid by the relevant insurance company and owned by Party A on the ground of property loss or personal injury caused by such insurance
accident. 

  

	22-2	 If the Premises are redecorated within the Fit-out Period or the Lease
Term, Party B shall, at its own expense, purchase construction all risks insurances (including third party liability insurances) for the fit-out works of the Premises, and maintain the insurances during the
said Fit-out Period. The construction all risks insurances (including the third party liability insurances) insured by Party B must meet the following conditions: 

(1) Party A, Party B and the project contractor shall be the co-insured; 

(2) The insurance period must be consistent with the Fit-out Period; 

(3) The insured amount for material losses in the insurance policy shall be sufficient to indemnify the total project price; 

(4) The insured amount for the public liability in the insurance policy shall meet the requirements of Party A, with a minimum indemnity not
less than RMB 1,000,000.00. 

  
 20/ 37 

 The insurance policy should include the following special additional clauses:
(1) cross- liability clause; (2) tenant liability clause; and (3) clause of waiver of subrogation between the insureds. 
  

	22-3	 Before fit-out works, Party B shall submit to Party A the insurance
policies specified in Clause 22-2 and the vouchers evidencing premium paid as the necessary preconditions for Party B’s commencement of fit-out works on site.
During the Fit-out Period, Party A or the Property Management Company may require Party B at any time to provide written documents that can prove the validity and compliance of the insurances.

  

	22-4	 During the performance hereof, Party B shall, at its own expense, purchase the comprehensive general liability
insurances for its own property and other insurable items, including public liability insurance, fire liability insurance, third party liability insurance and property insurance. Party B shall, within thirty days after the expiration of the Fit-out Period, submit to Party A such documents that can prove the validity of the insurances as the insurance policies and the vouchers evidencing premium paid, and ensure that such insurances are maintained to be
effective during the term hereof. 

  

	22-5	 Party B shall purchase insurances in accordance with the above-mentioned agreements and ensure that such
insurances are maintained to be effective during the Lease Term. If Party A is aware that Party B has not purchased the insurances or the insurances purchased has become invalid, Party A is entitled to require Party B to forthwith purchase the
insurances or ensure that the insurances purchased take effect immediately. If Party B fails to fulfill the above obligations within the period required by Party A, Party B is deemed to be in a breach of contracts, in which case Party B shall pay
Party A liquidated damages calculated subject to the following methods. Party B shall pay Party A liquidated damages at a rate of fifty percent (50%) of the maximum daily Tax-Inclusive Rent during the Lease
Term of the Premises per day from the commencement date of the Lease Term or from the date when the insurance purchased by Party B becomes invalid till the date when Party B purchases the insurances or the insurances purchased take effect. In
addition to the said rights, Party A shall have the right, but not the obligation, to purchase the corresponding insurances on behalf of Party B. If Party A purchases the corresponding insurances on behalf of Party B, Party B shall bear the relevant
expenses incurred by Party A arising from the purchase of the insurances on behalf of Party B based on the payment of above liquidated damages to Party A, including but not limited to the fees charged by the insurance company and the reasonable
expenses incurred by Party A thus sustained thereby. 

  

	22-6	 Party A shall not be liable for any injury or damage suffered by Party B’s personnel, goods, commodities
or other property, or Party B’s employees, contractors, invitees, customers or any other person in or near the Premises resulting from any fire, steam, electricity, gas/natural gas, water, rain, or breakage, leakage, blockage or other defects
of pipelines, fire water drainage devices, electric wires, electrical appliances, ducts, heating equipment, ventilation facilities, HVAC system, lighting, lifts, escalators or equipment or otherwise, when occurred in the Premises or
other parts of the Office Buildings or from other sources or at other places, except for any injury or damage that are the result of Party A’s fault. 

Clause 23 attorneys’ fees, taxes and other expenses 

 

	23-1	 Party B shall be liable for: (1) the attorney’s fee of RMB 6,000.00 incurred from the attorneys’
drafting of this Contract as mandated by Party A, which will be increased to RMB 10,000.00 if an English version is required; (2) the attorney’s fee of RMB 1,000.00 (if any) incurred from transacting lease registration and filing
formalities according to laws; and (3) stamp duties payable by Party B in connection herewith. Party B shall pay the fee stated in item (1) to the law firm designated by Party A at or before the conclusion hereof. 

 

	23-2	 After this Contract comes into effect, if there is any amendment to this Contract under reasonable requirements
of Party B, it shall be approved by Party A with the expenses arising therefrom to be for the account of Party B., including but not limited to: (1) the 

  
 21/ 37 

	 	
administrative fee amounting to RMB 5,600.00 charged by Party A for each contract (including the supplementary agreement); (2) the attorney’s fee of RMB4,000.00 incurred from the
attorneys’ preparation of the amended lease contract as mandated by Party A, which will be increased to RMB 5,000.00 with an English version available, and decreased to RMB3,000.00 if Party A mandates the attorneys to prepare a supplementary
agreement instead of the amended lease contract except an English version thereof is required, in which case the attorney’s fee is still RMB4,000.00; (3) the attorney’s fee of RMB 1,000.00 (if any) incurred from transacting lease
registration and filing formalities by Party A under Party B’s entrustment; provided that Party A shall have the right to make adjustments on the said attorneys’ fees. 

 

	23-3	 If Party A agrees with Party B to sublease or underlease the Premises, Party B shall bear the expenses arising
therefrom., including but not limited to: (1) the administrative fee amounting to RMB 5,600.00 charged by Party A for each contract (including the supplementary/termination agreement); (2) the attorney’s fee incurred from the
attorneys’ preparation of the sublease or under-lease documents as mandated by Party A, which will be RMB 4,000.00 if Party B transfers the tenancy of the Premises to a third party in whole, and RMB 5,000 with an English version thereof
available; (3) the attorney’s fee of RMB 1,000.00 (if any) incurred from transacting lease registration and filing formalities by Party A under Party B’s entrustment; provided that Party A shall have the right to make adjustments on
the said attorneys’ fees. 

  

	23-4	 After this Contract comes into effect, if an early termination of this Contract is agreed by Party A after a
negotiation between the Parties, Party B shall bear the expenses arising therefrom, including but not limited to: (1) the administrative fee amounting to RMB 5,600.00 charged by Party A for each termination contract; (2) the
attorney’s fee of RMB 4,000.00 incurred from the attorneys’ preparation of the termination contract as mandated by Party A, which will be increased to RMB 5,000.00 with an English version available; provided that Party A shall have the
right to make adjustments on the said attorneys’ fees. 

  

	23-5	 Party B shall pay Party A: 

(1) the contract price inclusive of Tax-Inclusive Rent,
Tax-Inclusive Property Management Fees and Other Expenses agreed herein. The contract price is a VAT-inclusive price, which shall be updated and adjusted according to
the applicable tax types and/or tax rate fluctuations pursuant to laws and policies timely based on the formula as below: 
 Monthly Tax-Inclusive Rent (monthly Tax-Inclusive Property Management Fees)=the original monthly Tax-Inclusive Rent (or the original Tax-Inclusive Property Management Fees) *(1+applicable adjusted tax rate ); 
 (2) additional expenses of
various natures incurred actually other than the contract price (including but not limited to liquidated damages, indemnities, collections and advances according to the relevant provisions of applicable tax laws, all of which are inclusive of tax).

 Clause 24 Waiver of Rights, Severability and Non-exclusive Remedies 

 

	24-1	 Party A’s awareness of Party B’s breach of contracts and acceptance of
Tax-inclusive Rent or other payments shall not be construed as a waiver by Party A of its rights to claim for Party B’s liability for breach of contracts. Neither Party B’s payment of Tax-inclusive Rent or other payment that are insufficient to the amount specified herein, nor Party A’s acceptance of the insufficient Tax-inclusive Rent or other
payments, shall be construed as Party A’s consent to Party B’s underpayment of Tax-Inclusive Rent or other payments, or affect Party A’s rights of recourse to rent in arrears and other rights
stipulated in this Contract and laws. 

  

	24-2	 If any of the provisions hereof is held invalid or illegal in any respect, such invalidity or illegality shall
not affect in any way the validity and legality of any other provisions hereof. Either party’s failure or delay to exercise any right under this Contract shall not be deemed as a waiver of such right, and no waiver by either party of any rights
shall be effective unless it is expressly stated by such party in writing. 

  
 22/ 37 

	24-3	 At any time during this Contract Period, Party A, at its sole discretion, shall have the right to transfer or
mortgage the Premises to a third party, and to agree with the third party to dispose or sell the Premises in discount or deal with the Premises in other means, without informing Party B or consulting Party B’s opinion in prior. Party B hereby
expressly undertakes that: Party B irrevocably and unconditionally waives the right to require any notice and the right of first refusal for Party A’s sale, mortgage and other disposal of the Premises in accordance with the said provisions.

  

	24-4	 The Parties hereby irrevocably declare and acknowledge that, the Parties have fully discussed the contents of
this Contract, and clearly understand all terms hereof, including Tax-Inclusive Rent, Tax-Inclusive Property Management Fees, Performance Bond, Utility Bond, liquidated
damages, the Purpose of Lease, Party A’s right to lease and either Party’s liability limitation or exemption, and the Parties’ rights and liabilities. The Parties waive the right to make any defense against the other party or refuse
to perform this Contract at any time (including arbitration or litigation) by claiming that there is a material misunderstanding on this Contract terms, or terms of this Contract are obviously unfair, standard clauses or unclear.

 Clause 25 Exclusions 
  

	25-1	 Party A shall not be held liable to Party B or any other person for Party B’s personal or property damage
caused by the failure or interruption of public utilities, service facilities or safety facilities, or fire, flood, pest and other events unless such damage is the result of Party A’s fault, and Party B shall not terminate, suspend or refuse
the payment of Tax-Inclusive Rent, Tax-Inclusive Property Management Fees, Other Expenses or any part thereof paid by Party B under this Contract for the excuse of such
events unless the said failure or interruption lasts for more than seventy-two (72) hours. 

  

	25-2	 If the said events last for more than seventy-two (72) hours,
Party A agrees to reduce or exempt Party B’s exclusive-tax rent based on the time actually affected. However, if such failure or interruption is the result of Party B’s fault, Party B shall not
terminate, suspend or refuse the payment of Tax-Inclusive Rent, Tax-Inclusive Property Management Fees, Other Expenses or any part thereof on this ground regardless of
the length of time of the said failure or events last. 

 Clause 26 Notice 

 

	26-1	 Any notice or communication between the Parties hereto pursuant to or in connection with this Contract shall be
sent in writing to the following address or fax number: 

 Party A: Shanghai Orient Overseas Kaixuan Real Estate Co.,
Ltd     
 Address: Room 07-09, 7/F, Office Building 3, Raffles City Changning,
No.1193, Changning Road, Shanghai     
 Postcode: 200051 

Fax: 86 21 6263 9810     

Party B: See Commercial Terms for details 

Correspondence address (1): See Commercial Terms for details 

Postcode: See Commercial Terms for details 

Correspondence address (2): See Commercial Terms for details 

Postcode: See Commercial Terms for details 

Fax: See Commercial Terms for details     

Contact person: See Commercial Terms for details 

Contact number: See Commercial Terms for details 

  
 23/ 37 

	26-2	 Any notice or communication shall be deemed to have been received: in the case of delivery directly, at the
time of delivery; in the case of delivery by fax, when it is sent, provided that the addressee confirms in writing subsequently; in the case of delivery by registered mail, five (5) days after the date of posting; and in the case of delivery by
courier service, three(3) days after the date of delivering to the courier service. Party A shall have the right to select any correspondence address of Party B specified in this clause to mail or deliver the notice to Party B.

 Clause 27 Confidentiality obligations 

 

	27-1	 The Parties shall assume confidential obligations for any business secrets regarding the lease of the Office
Building or the Premises, and the plan and construction progress of the Office Building known or received during the performance of this Contract (including the Appendices), Additional Terms and its Appendices, the Tenant Manual, the Fit-out Manual and other relevant documents (excluding the information required to be disclosed according to applicable laws or compulsory orders of relevant courts and competent authorities). Without the consent of
the other Party, neither Party shall disclose any third party (except for intermediaries confirmed by the Parties, such as the law firm/accounting firm, etc.) all or part of the terms and provisions contained in this Contract and/or any document (if
any) agreed between the Parties in respect of the lease of the Premises, unless each party provides information to its employees and agents for the purpose of discussing, preparing, executing, and fulfilling this Contract, or such information has
become public through other means or is required to be disclosed subject to laws. Otherwise, the Disclosing Party shall indemnify the other Party for any losses actually suffered thereby. The Parties shall assume the confidentiality obligations
permanently, which is not subject to the performance term of this Contract. 

 Clause 28 Force Majeure

  

	28-1	 “Force Majeure” in this Contract includes: 

(1) Phenomena such as earthquake, fire, explosion, tsunami, hail disaster, typhoon, hurricane, storm, flood, ground subsidence, thunder and
lightning and others; 
 (2) Abnormal social phenomena such as war, acts similar to war, armed conflicts, strike, insurrection, rebellion,
riots and others ; 
 (3) Government actions such as government regulation, expropriation or change of government planning; and 

(4) Other circumstances prescribed by laws. 
  

	28-2	 If either Party fails to perform any of its obligations under this Contract due to an event of force majeure,
the Party shall notify the other Party in writing within 14 days subsequent to the event of force majeure, and the Parties shall reduce their respective losses by reasonable and practicable means as much as possible. In case of an event of force
majeure, neither Party shall be held liable for any damage, increased expense or loss suffered by the other Party due to the failure to perform its obligations as the result of the event of force majeure. Such failure to perform the obligations
shall not be deemed as a breach of contract. The Party claiming inability to perform its obligations due to an event of force majeure shall take appropriate measures to minimize or remove the effects of the event of force majeure as much as
possible, and within the shortest possible time, do its best to resume performance of the obligations affected by the event of force majeure. 

  

	28-3	 Either Party shall have the right to notify the other Party in writing to forthwith terminate this Contract in
advance in the event that such force majeure persists for a period more than three (3) months, in which case the Parties shall not bear the responsibilities mutually. 

Clause 29 Governing Law 
  

	29-1	 This Contract shall be governed by the laws of the People’s Republic of China. 

  
 24/ 37 

 Clause 30 Dispute Resolution 

 

	30-1	 Any dispute arising out of the performance of this Contract shall be settled by the Parties through
negotiation. If such negotiation fails, either Party may file a lawsuit to the people’s court where the Premises is located. 

 
Clause 31 Miscellaneous 
  

	31-1	 In the course of a dispute arising from this Contract or dispute resolution of this Contract, the Parties shall
continue to perform the provisions of this Contract, except for matters in dispute. 

  

	31-2	 Party A, as a member of the CapitaLand Group, is committed to carrying out businesses on the principle of
business ethics, and requiring all employees and counterparties of Party A to restrain themselves subject to high standards of business ethics in compliance with applicable laws against corruption (hereinafter referred to as “Anti-corruption
Laws”). 

  

	31-3	 Party B represents and warrants that, to the best of its knowledge, neither Party B nor any person acting as
the agent/representative of Party B in any capacity (including but not limited to Party B’s employees, agents, affiliates and subcontractors) (collectively referred to as “Party B’s Representatives”), has violated, or procured or
encouraged any third party ( for the avoidance of doubt, including Party A’s employees or any person acting as the agent/representative of Party A) in respect of [this Contract] or the matters involved to violate any Anti-corruption Laws

  

	31-4	 If any employee of Party A or any person acting as the agent/representative of Party A, or Party B’s
Representatives, have violated or attempted to violate any Anti-corruption Laws in respect of this Contract or matters involved, Party B shall forthwith notify Party A and take adequate measures to protect the interests of the Parties. All such
notices shall be sent to the person in charge of the internal audit department of the CapitaLand Group by email to Whistleblowing.ACChair @ capitaland.com. 

  

	31-5	 If Party B or any of Party B’s Representatives have violated or attempted to violate any Anti-corruption
Laws, Party A shall have the right to forthwith terminate this Contract regardless of whether such violation is in connection with this Contract, and such termination of this Contract shall not affect Party A’s other rights and remedies in
accordance with this Contract or other sources of rights. 

  

	31-6	 Unless otherwise agreed herein, the Parties shall pay the stamp duty related to this Contract separately, and
assume other relevant expenses on a pro-rata basis or independently subject to the regulations of relevant authorities. 

 

	31-7	 Given that Party A has not obtained the real estate ownership certificate of the Premises, letting or lease
stated in this Contract and the Additional Terms (including Appendices) means pre-lease or is pre-lease by nature. After Party A obtains the real estate ownership
certificate of the Premises, the nature of the lease of the Premises will automatically change from pre-lease to lease, after which this Contract will remain unchanged. 

 

	31-8	 The registration and filing of this Contract shall be made on a voluntary basis of the Parties. Either Party in
need of transacting the registration and filing formalities hereof shall go through the registration and filing formalities independently when the registration and filing conditions of this Contract are met, and bear all expenses arising therefrom.
the Parties agree that, in case of any inconsistency between this Contract and the lease contract concluded by the Parties separately as required by the registration and filing of this Contract or the registration in competent administrations for
industry and commerce and other reasons, this Contract shall prevail. 

  

	31-9	 Videos, advertisements, real estate brochures and other publicity materials of the Office Building and the
Premises are only used for Party B’s reference to select the Premises and the specific conditions of the Office Building and the Premises shall be subject to the contents determined in this Contract. 

  
 25/ 37 

	31-10	 Matters not covered in the Standard Terms hereof can be stipulated in the Additional Terms specified in Part
III of this Contract mutually agreed by the Parties through consultation. The Additional Terms hereof (i.e. Part III of this Contract, if any) are supplements and amendments to relevant terms of this Contract made by the Parties. In case of any
discrepancy between the Standard Terms and the Additional Terms, the Additional Terms shall prevail. 

  

	31-11	 Prohibitions or restrictions imposed on Party B under this Contract shall also be applicable to Party B and/or
its assignees, successors, agents, employees, construction and installation or decoration contractors, and subcontractors (hereinafter referred to as “Party B’s parties”). Party B’s parties shall also comply with the provisions
under this Contract which Party B comply with. Any act, fault or negligence of Party B’s parties shall be deemed as Party B’s act, fault or negligence, for which Party B shall be liable to Party A. 

 

	31-12	 This Contract is made in four counterparts with each Party holding two copies, all of which have the same
effect. When this Contract is made in Chinese and in English concurrently, the Chinese version shall prevail in case of any discrepancy between the Chinese version and the English version. 

 

	31-13	 This Contract shall come into force at the date when it is sealed by the Parties. 

  
 26/ 37 

 Part II Commercial Terms 

Clause 32 Commercial Conditions of this Contract 

 

					
	Clause	  	 	  	Description
	32-1	  	 The Premises
 (Clause 2-1)
	  	 The location of the Premises (the marked part in Appendix I the Floor Plan of the Premises).

 

	  	the Premises is located in Room 08, 28/F, T2 office building, Changning Raffles Plaza, No. 1189, Changning Road, Changning District, Shanghai.
			
	32-2	  	 Gross Floor Area
 (Clause 3-1)
	  	The gross floor area of the Premises shall be 335.84 m2.
			
	32-3	  	 Delivery Date
 (Clause 5-1)
	  	The delivery date of the Premises shall be April 16, 2018.
			
	32-4	  	Fit-out Period (Clause 6-1)	  	The Fit-out Period of the Premises shall be one and a half (1.5) months from the delivery date of the Premises, namely, from April 16, 2018 to May 31, 2018.
			
	32-5	  	 Lease Term
 (Clause 6-2)
	  	 1. The Lease Commencement Date of the Premises commences from June 1, 2018.

 
 2. The Lease Term of the Premises shall be three (3) years from the Lease
Commencement Date, namely, a period from June 1, 2018 to May 31, 2021.

			
	32-6	  	Rent-free period	  	The Rent-free period is unavailable for the Premises.
			
	32-7	  	Rent (Clause 8-1)	  	The monthly Tax-Inclusive Rent of the Premises shall be RMB 91,170.06 (in words: RMB ninety-one thousand one hundred and seventy point zero six),
i.e., the monthly tax-exclusive rent of RMB 86,828.63 (in words: eighty-six thousand eight hundred and twenty-eight point six three, as calculated based on Gross Floor
Area, i.e., RMB 8.50 per square meter per day) plus VAT thereon (RMB 4,341.43, in words: RMB four thousand three hundred and forty-one point four three).
			
	32-8	  	 Property Management Fee
 (Clause 9-1)
	  	The monthly Tax-Inclusive Property Management Fee of the Premises shall be RMB 10,075.20 (in words: RMB ten thousand and seventy-five point two, as calculated based on Gross Floor Area,
i.e., RMB 30.00 per square meter per day), i.e., the monthly tax-exclusive property management fee of RMB 9,504.91(in words: RMB nine thousand five hundred and four point nine one) plus VAT thereon (RMB
570.29, in words: RMB five hundred and seventy point two nine).
			
	32-9	  	 Other Expenses
 (Clause 10)
	  	 (1) The electricity is charged at RMB 1.2/kwh (including dissipation fee);

 
 (2) Utility Bond of the Premises is charged at RMB 12.00 per square meter, totaling in
RMB 4,030.08 (in words: RMB four thousand and thirty point zero eight).

  
 27/ 37 

					
	32-10	  	Performance Bond (Clause 11-1)	  	Performance Bond of the Premises is totaled in RMB 303,735.78 (in words: RMB three hundred and three thousand seven hundred and thirty-five point seven eight). Party B shall pay the remaining Performance Bond of RMB 202,490.52 (in
words: RMB two hundred and two thousand four hundred and ninety point five two) when this Contract is concluded.
			
	32-11	  	 Notification method of Party B
 (Clause 26-1)
	  	 Party B: Shanghai Dina Biological Technology Co., Ltd.

Address: Room 2918, Building 3, Corporate Avenue, No.168, Hubin Road, Huangpu District, Shanghai

Postcode: 200021
 Fax: /

Contact person: WAN Yan
 Tel: 18611965371

			
	32-12	  	Party B’s VAT Invoice information	  	See Appendix IV for details

  
 28/ 37 

 (Signature page) 

Landlord/Party A: Shanghai Orient Overseas Kaixuan Real Estate Co., Ltd 

(seal)  
 Legal representative (signature or seal) 

Authorized agent (signature or seal) /s/ Chen Jingfen 

Tenant/Party B: Shanghai Dina Biological Technology Co., Ltd. 
  

(seal)  
 Legal representative (signature or seal) 

Authorized agent (signature or seal) /s/ Yan Wan 
 Date of
signing: March 22, 2018 

  
 29/ 37 

 Part III Additional Terms 

1. The Clause 5-7 in Part I Standard Terms is amended and replaced with the following: 

“Except where Party B commits a breach hereof or Party A’s failure of delivery is due to force majeure or any reason beyond Party A’s control,
if Party A fails to deliver possession of the Premises to Party B on the Delivery Date, Party B agrees to grant Party A a grace period of forty-five (45) days in which Party A’s delivery of possession of the Premises to Party B shall not
constitute a breach of contract. In such case, the Fit-out Period (if any) and relevant dates thereafter shall be extended accordingly. 

Should Party A remain unable to deliver possession of the Premises to Party B upon expiration of the said forty-five (45) days of grace period, then
Party B shall have the right to forthwith terminate this Contract by written notice to Party A or to reschedule the Delivery Date through negotiations of the Parties. If Party B elects early termination of this Contract, Party A is required to,
within thirty (30) days from the early termination date, refund to Party B such payments already made by Party B as Performance Bond (exclusive of tax) and initial installment of Tax-Inclusive Rent in
accordance with the provisions of this clause, without any other liability to Party B.” 
 2. The Clause 17-2-1 in Part I Standard Terms is amended and replaced with the following: 
 “Party B shall, within seven
(7) days from the expiration date of the Lease Term or the early termination date of this Contract, cancel or change the industrial and commercial registration, contract registration and other relevant licenses regarding the use of the address
of the Premises as its registered address or business address. If Party B is a foreign-owned company, Party B shall elect to go through procedures for AIC change registration to facilitate the change or cancellation of the industrial and commercial
registration, unless otherwise agreed by the Parties.” 

  
 30/ 37 

 Part IV Appendices 

Appendix I 

Floor Plan of the Premises 
  

 
  

			
	(Paste place)	  	(For seal on the perforation)

  
  
 

 

  
 31/ 37 

 

 

  
 32/ 37 

 Appendix II 

Fit-outs of and Facilities and Equipment Ancillary to the Premises/ Delivery 

Standards of the Premises 

For reference only, and need to be confirmed by the owner 
  

			
	 Ceiling
	  	Mineral wool board absorbing sounds
		
	 Front and side doors
	  	Painted wooden doors, and 16 single doors per floor
		
	 Door lock
	  	Equipped with locks
		
	 Non-openable windows
	  	Curtain wall system
		
	 Openable windows
	  	12 windows per floor
		
	 Public corridor wall
	  	Aerated concrete block wall with latex paint
		
	 Raised floor
	  	100 mm

  
 33/ 37 

 Appendix III 

Breakdown of Property Management Fees 

1. The following items shall be paid by the tenants before decoration: 

1.1 New decoration 
  

							
	Classification	  	Item	  	Charging standard	  	Remarks
	
Decoration
	  	Decoration management fee	  	 RMB 20/m2

(as calculated based on Gross Floor Area)
 The minimum amount
shall be RMB 4,000
	  	It is not refundable with no other fees charged except for the fees collected by the relevant government authorities and consultants
designated by the developer.
	  	  

Fit-out bond
	  	  

RMB 30/m2

(as calculated based on Gross Floor Area)
 The minimum amount
shall be RMB 20,000
	  	  

The remaining balance can be refunded after the owner has made relevant deductions (if any, such as relevant repayable service, indemnities, and fines,
etc.).

	  	  

Production cost for pass cards to construction personnel
	  	  

RMB 10/person
	  	  

The production cost for pass cards is non-refundable.

	  	  

Deposit for pass cards to construction personnel
	  	  

RMB 50/person
	  	  

It is refundable (unless the pass card is lost or confiscated).

 1.2 Decoration for alteration 
  

							
	Classification	  	Item	  	Charging standard	  	Remarks
	
Decoration
	  	  

Decoration management fee
	  	  

RMB 20/m2

(as calculated based on Gross Floor Area)
 The minimum amount
shall be RMB 4,000
	  	  

It is not refundable with no other fees charged except for the fees collected by the relevant government authorities and consultants designated by the
developer.

	  	  

Fit-out bond
	  	  

The deposit shall be RMB 10,000 per tenant
	  	  

The remaining balance can be refunded after the owner has made relevant deductions (if any, such as relevant repayable service, indemnities, and fines,
etc.).

	  	  

Production cost for pass cards to workers
	  	  

RMB 10/person
	  	  

The production cost for pass cards is non-refundable.

	  	  

Deposit for pass cards to workers
	  	  

RMB 50/person
	  	  

It is refundable (unless the pass card is lost or confiscated).

 1.3 Decoration for restoration 
  

							
	Classification	  	Item	  	Charging standard	  	Remarks
	 	 	 	 
	
Decoration
	  	  

Fit-out bond
	  	  

The deposit shall be RMB 10,000 per tenant
	  	  

The remaining balance can be refunded after the owner has made relevant deductions (if any, such as relevant repayable service, indemnities, and fines,
etc.).

	  	  

Production cost for pass cards to workers
	  	  

RMB 10/person
	  	  

The production cost for pass cards is non-refundable.

	  	  

Deposit for pass cards to workers
	  	  

RMB 50/person
	  	  

It is refundable (unless the pass card is lost or confiscated).

 Note: 
  

	A)	 In any of the said circumstances, if a tenant requires to add special items, such as changes in main mechanical
and electronic products, and architectural structures, such items will be charged separately. 

  
 34/ 37 

	B)	 In any of the said circumstances, the tenant shall also make payments subject to 1.3 standards.

 2. The following items shall be paid by the tenants in case of use: 

 

									
	Classification	  	Item	  	Charging standard	  	Remarks
	  

Utility fees and garbage clearance fee
	  	Electricity fee	  	RMB 1.20/kwh (excluding tax)	  	Withheld by the owner
	  	  

Water charge
	  	  

RMB 5.25/m3 (excluding tax)
	  	  

Withheld by the owner

	  	  

Fire water charge
	  	  

RMB 800/time
	  	  

For one use, it is composed of water drainage and filling together.

	  	  

Garbage
clearance fee
	  	  

New
decoration
	  	  

RMB 5/m2 (with the gross floor area more than or equal to 1,500 m2 in the whole floor )
	  	  

The tenant is responsible for the clearance of all decoration waste, and deliver the wastes in packages to the place designated by the management
center.

	  	  

RMB 7/m2 (with the gross floor area more than or equal to 200 m2)

	  	  

RMB 10/m2 (with the gross floor area less than 200
m2)

	  	  

Decoration for
alteration and
restoration
	  	  

RMB 7/m2 (with the gross floor area more than or equal to 1,500 m2 )

	  	  

RMB 10/m2 (with the gross floor area more than or equal to 200 m2)

	  	  

RMB 15/m2 (with the gross floor area less than 200
m2)

	 	 	 	 
	  

Parking spaces for motor vehicles
	  	  

Monthly rent of underground parking space
	  	  

RMB 1,600/month (provisional)
	  	  

Based on 24 hoursX365 days

	  	  

Preferential monthly rent for working hours
	  	  

RMB 1,200/month (provisional)
	  	  

Working day period (8:00-18:30), excluding the national holidays and the consecutive rest days which can be implemented
by enterprises and institutions as recommended by the governments

	  	  

Hourly rent of parking spaces
	  	  

Ground parking space: RMB 15/ hour (provisional)
 Underground
parking space: RMB 10/hour (provisional)
 Parking space in unloading area RMB 15/hour (free of rent within 30 minutes) (Provisional)
	  	  

/

	 	 	 	 
	  

Other expenses
	  	  

Temporary labor cost for security personnel
	  	  

RMB 60/hour (including invoice)
	  	  

The minimum charging time is 4 hours. In case of national holidays, it shall be calculated on a pro-rata basis subject
to the Labor Law of the PRC.

	  	  

Temporary labor cost for cleaning personnel
	  	  

RMB 35/hour (including invoice)

	 		 	 	 
	  

Communication
	  	  
 Telephone line
	  	 	  	  

RMB 100/piece
 Within the delivery standard: 1

piece/10m2 (by the gross floor area)
	  	  

Charge in one lump sum (excluding the installation fees for lines from the vertical shaft for light-current on one floor to corresponding rooms).

	  	 	  	  

RMB 2,000/piece
 Beyond the delivery standard: 1

piece/10m2 (by the gross floor area)
	  	 
	  	  

Data line
	  	  

RMB 1,000/item (provisional)
	  	  

Data line initial installation fee, relocation management fee (one-time
charge).

  
 35/ 37 

									
	 	  	Shaft resource
occupation fee	  	                    
    	  	RMB 1,000/item (provisional)	  	For installation from the vertical shaft for light-current on one floor to corresponding rooms (new
cable).
	 		 	 	 
	Nameplate	  	Floor
nameplate	  	 	  	RMB 400/piece	  	Except the first installation.

 Note: The developer reserves the right to modify this breakdown as it is not the final fee table. 

If a tenant requests to add special items, such items will be charged separately. 

  
 36/ 37 

 Appendix IV 

Registration Form of Party B’s Invoice Information 
  

			
	 Full name of Taxpayer
	  	Shanghai Dina Biological Technology Co., Ltd.
	Taxpayer identification number/unified social credit code	  	91310115MA1K3PQ31Y
	Telephone number	  	 
	Address	  	3/F, Building 1, No. 400, Fangchun Road, China (Shanghai) Pilot Free Trade Zone
	Account name	  	Shanghai Dina Biological Technology Co., Ltd.
	Bank of deposit	  	Shanghai Huaizhong Sub branch of China Merchants Bank Co., Ltd.
	Bank account number	  	121925978710902
	Invoice type	  	General VAT invoice
	 	  	 
	Financial contact	  	WAN Yan

 It is hereby declared that: 
 The
information mentioned above is the only basis between Party A and Party B for the issuance of invoices. Party B guarantees that all information is true, effective, reliable and complete. In case of any false or incorrect information, or any failure
of timely informing Party A in writing of the change of the said information, Party B agrees to bear the relevant legal liability and all adverse consequences, and warrant to hold Party A harmless from any liability. 

  
 37/ 37EX-10.4(a)

 Exhibit 10.4(a) 

TERNS PHARMACEUTICALS, INC. 

2017 EQUITY INCENTIVE PLAN 

As Adopted on November 21, 2017, as Amended on December 3, 2017, 

as Amended on October 16, 2018, as Amended on August 13, 2020 

and as Amended on December 29, 20201 

1.     PURPOSE. The purpose of this Plan is to provide incentives to attract, retain and
motivate eligible persons whose present and potential contributions are important to the success of the Company, its Parent and Subsidiaries by offering eligible persons an opportunity to participate in the Company’s future performance
through the grant of Awards covering Shares. Capitalized terms not defined in the text are defined in Section 14 hereof. Although this Plan is intended to be a written compensatory benefit plan within the meaning of Rule 701, grants may be made
pursuant to this Plan that do not qualify for exemption under Rule 701 or Section 25102(o). Any requirement of this Plan that is required in law only because of Section 25102(o) need not apply if the Committee so provides. 

2.     SHARES SUBJECT TO THE PLAN. 

2.1    Number of Shares Available. Subject to Sections 2.2 and 11 hereof, the total number of
Shares reserved and available for grant and issuance pursuant to this Plan will be Thirty Six Million Six Hundred Seventy One Thousand Five Hundred Fifty Two (36,671,552) Shares. Subject to Sections 2.2 and 11 hereof, Shares subject to Awards
that are cancelled, forfeited, settled in cash, used to pay withholding obligations or pay the exercise price of an Option or that expire by their terms at any time will again be available for grant and issuance in connection with other Awards.
In the event that Shares previously issued under the Plan are reacquired by the Company pursuant to a forfeiture provision, right of first refusal, or repurchase by the Company, such Shares shall be added to the number of Shares then available for
issuance under the Plan. At all times the Company will reserve and keep available a sufficient number of Shares as will be required to satisfy the requirements of all Awards granted and outstanding under this Plan. In no event shall the total number
of Shares issued (counting each reissuance of a Share that was previously issued and then forfeited or repurchased by the Company as a separate issuance) under the Plan upon exercise of ISOs exceed Thirty Six Million Six Hundred Seventy One Thousand
Five Hundred Fifty Two (36,671,552) Shares (adjusted in proportion to any adjustments under Section 2.2 hereof) over the term of the Plan (the “ISO Limit”). 

2.2    Adjustment of Shares. In the event that the number of outstanding Ordinary Shares of the
Company is changed by a stock dividend, recapitalization, stock split, reverse stock split, subdivision, combination, reclassification or other change in the capital structure of the Company affecting Shares without consideration, then in order
to prevent diminution or enlargement of the benefits or potential benefits intended to be made available under the Plan (a) the number of Shares reserved for issuance under this Plan, (b) the Exercise Prices of and number of Shares subject
to outstanding Options and SARs, and (c) the Purchase Prices of and/or number of Shares subject to other outstanding Awards will (to the extent appropriate) be proportionately adjusted, subject to any required action by the Board or the
shareholders of the Company and compliance with applicable securities laws; provided, however, that fractions of a Share will not be issued but will either be paid in cash at the Fair Market Value of such fraction of a
Share or will be rounded down to the nearest whole Share, as determined by the Committee. 
  

	1 	 On November 21, 2017, 4,333,333 Shares were reserved upon adoption of the Plan for issuance thereunder. On
December 3, 2017, the Plan was amended to reserve additional 1,666,667 Shares for an aggregate total of 6,000,000 Shares for issuance thereunder. On October 16, 2018, the Plan was amended to reserve additional 9,102,272 Shares for an
aggregate total of 15,102,272 Shares for issuance thereunder. On August 13, 2020, the Plan was amended to reserve additional 500,000 Shares for an aggregate total of 15,602,272 Shares for issuance thereunder. On December 29, 2020, the Plan
was amended to reserve additional 21,069,280 Shares for an aggregate total of 36,671,552 Shares for issuance thereunder. 

  
 1 

 3.    PLAN FOR BENEFIT OF SERVICE PROVIDERS. 

3.1    Eligibility. The Committee will have the authority to select persons to receive Awards. ISOs
(as defined in Section 4 hereof) may be granted only to employees (including officers and directors who are also employees) of the Company or of a Parent or Subsidiary of the Company. NQSOs (as defined in Section 4 hereof) and all other
types of Awards may be granted to employees, officers, directors and consultants of the Company or any Parent or Subsidiary of the Company; provided such consultants render bona fide services not in connection with the offer and
sale of securities in a capital-raising transaction when Rule 701 is to apply to the Award granted for such services. A person may be granted more than one Award under this Plan. 

3.2    No Obligation to Employ. Nothing in this Plan or any Award granted under this Plan will confer
or be deemed to confer on any Participant any right to continue in the employ of, or to continue any other relationship with, the Company or any Parent or Subsidiary or limit in any way the right of the Company or any Parent or Subsidiary to
terminate Participant’s employment or other relationship at any time, with or without Cause. 

4.    OPTIONS. The Committee may grant Options to eligible persons described in Section 3
hereof and will determine whether such Options will be Incentive Stock Options within the meaning of the Code (“ISOs”) or Nonqualified Stock Options (“NQSOs”), the number of Shares subject to the
Option, the Exercise Price of the Option, the period during which the Option may be exercised, and all other terms and conditions of the Option, subject to the following. 

4.1    Form of Option Grant. Each Option granted under this Plan will be evidenced by an Award
Agreement which will expressly identify the Option as an ISO or an NQSO (“Stock Option Agreement”), and will be in such form and contain such provisions (which need not be the same for each Participant) as the Committee may
from time to time approve, and which will comply with and be subject to the terms and conditions of this Plan. 

4.2    Date of Grant. The date of grant of an Option will be the date on which the Committee makes
the determination to grant such Option, unless a later date is otherwise specified by the Committee. The Stock Option Agreement and a copy of this Plan will be delivered to the Participant within a reasonable time after the granting of the
Option. 
 4.3    Exercise Period. Options may be exercisable within the time or upon the events
determined by the Committee in the Award Agreement and may be awarded as immediately exercisable but subject to repurchase pursuant to Section 10 hereof or may be exercisable within the times or upon the events determined by the Committee as
set forth in the Stock Option Agreement governing such Option; provided, however, that (a) no Option will be exercisable after the expiration of ten (10) years from the date the Option is granted; and
(b) no ISO granted to a person who directly or by attribution owns more than ten percent (10%) of the total combined voting power of all classes of shares of the Company or of any Parent or Subsidiary (“Ten Percent
Shareholder”) will be exercisable after the expiration of five (5) years from the date the ISO is granted. The Committee also may provide for Options to become exercisable at one time or from time to time, periodically or
otherwise, in such number of Shares or percentage of Shares as the Committee determines. 
 4.4    Exercise
Price. The Exercise Price of an Option will be determined by the Committee when the Option is granted and shall not be less than the Fair Market Value per Share unless 

  
 2 

 
expressly determined in writing by the Committee on the Option’s date of grant; provided that the Exercise Price of an ISO granted to a Ten Percent Shareholder will
not be less than one hundred ten percent (110%) of the Fair Market Value of the Shares on the date of grant. Payment for the Shares purchased must be made in accordance with Section 8 hereof. 

4.5    Method of Exercise. Options may be exercised only by delivery to the Company of a written
stock option exercise agreement (the “Exercise Agreement”) in a form approved by the Committee (which need not be the same for each Participant). The Exercise Agreement will state (a) the number of Shares being
purchased, (b) the restrictions imposed on the Shares purchased under such Exercise Agreement, if any, and (c) such representations and agreements regarding Participant’s investment intent and access to information and other
matters, if any, as may be required or desirable by the Company to comply with applicable securities laws. Each Participant’s Exercise Agreement may be modified by (i) agreement of Participant and the Company or (ii) substitution by
the Company, upon becoming a public company, in order to add the payment terms set forth in Section 8.1 that apply to a public company and such other terms as shall be necessary or advisable in order to exercise a public company option.
Upon exercise of an Option, Participant shall execute and deliver to the Company the Exercise Agreement then in effect, together with payment in full of the Exercise Price for the number of Shares being purchased and payment of any applicable taxes.
No adjustment will be made for a dividend or other right for which the record date is prior to the date the Shares are issued, except as provided in Section 2.2 of the Plan. Exercising an Option in any manner will decrease the number of Shares
thereafter available, both for purposes of the Plan and for sale under the Option, by the number of Shares as to which the Option is exercised. 

4.6    Termination. Subject to earlier termination pursuant to Sections 11 and 13.3 hereof and
notwithstanding the exercise periods set forth in the Stock Option Agreement, exercise of an Option will always be subject to the following terms and conditions. 

4.6.1    Other than Death or Disability or for Cause. If the Participant is Terminated for any reason other than
death, Disability or for Cause, then the Participant may exercise such Participant’s Options only to the extent that such Options are exercisable as to Vested Shares upon the Termination Date or as otherwise determined by the
Committee. Such Options must be exercised by the Participant, if at all, as to all or some of the Vested Shares calculated as of the Termination Date or such other date determined by the Committee, within three (3) months after the
Termination Date (or within such shorter time period, not less than thirty (30) days, or within such longer time period after the Termination Date as may be determined by the Committee, with any exercise beyond three (3) months
after the date Participant ceases to be an employee deemed to be an NQSO) but in any event, no later than the expiration date of the Options. 

4.6.2    Death or Disability. If the Participant is Terminated because of Participant’s death or Disability
(or the Participant dies within three (3) months after a Termination other than for Cause), then Participant’s Options may be exercised only to the extent that such Options are exercisable as to Vested Shares by Participant on the
Termination Date or as otherwise determined by the Committee. Such options must be exercised by Participant (or Participant’s legal representative or authorized assignee), if at all, as to all or some of the Vested Shares calculated as of the
Termination Date or such other date determined by the Committee, within twelve (12) months after the Termination Date (or within such shorter time period, not less than six (6) months, or within such longer time period, after the
Termination Date as may be determined by the Committee, with any exercise beyond (a) three (3) months after the date Participant ceases to be an employee when the Termination is for any reason other than the Participant’s death or
disability, within the meaning of Section 22(e)(3) of the Code, or (b) twelve (12) months after the date Participant ceases to be an employee when the Termination is for Participant’s disability, within the meaning of
Section 22(e)(3) of the Code, deemed to be an NQSO) but in any event no later than the expiration date of the Options. 

  
 3 

 4.6.3    For Cause. If the Participant is terminated for Cause,
the Participant may exercise such Participant’s Options, but not to an extent greater than such Options are exercisable as to Vested Shares upon the Termination Date and Participant’s Options shall expire on such Participant’s
Termination Date, or at such later time and on such conditions as are determined by the Committee. 

4.7    Limitations on Exercise. The Committee may specify a reasonable minimum number of Shares that
may be purchased on any exercise of an Option, provided that such minimum number will not prevent Participant from exercising the Option for the full number of Shares for which it is then exercisable. 

4.8    Limitations on ISOs. The aggregate Fair Market Value (determined as of the date of grant)
of Shares with respect to which ISOs are exercisable for the first time by a Participant during any calendar year (under this Plan or under any other incentive stock option plan of the Company or any Parent or Subsidiary of the Company) will
not exceed One Hundred Thousand Dollars ($100,000). If the Fair Market Value of Shares on the date of grant with respect to which ISOs are exercisable for the first time by a Participant during any calendar year exceeds One Hundred Thousand Dollars
($100,000), then the Options for the first One Hundred Thousand Dollars ($100,000) worth of Shares to become exercisable in such calendar year will be ISOs and the Options for the amount in excess of One Hundred Thousand Dollars ($100,000) that
become exercisable in that calendar year will be NQSOs. In the event that the Code or the regulations promulgated thereunder are amended after the Effective Date (as defined in Section 13.1 hereof) to provide for a different limit on the Fair
Market Value of Shares permitted to be subject to ISOs, then such different limit will be automatically incorporated herein and will apply to any Options granted after the effective date of such amendment. 

4.9    Modification, Extension or Renewal. The Committee may modify, extend or renew outstanding
Options and authorize the grant of new Options in substitution therefor, provided that any such action may not, without the written consent of a Participant, impair any of such Participant’s rights under any Option
previously granted. Any outstanding ISO that is modified, extended, renewed or otherwise altered will be treated in accordance with Section 424(h) of the Code. Subject to Section 4.10 hereof, the Committee may reduce the Exercise Price of
outstanding Options without the consent of Participants by a written notice to them; provided, however, that the Exercise Price may not be reduced below the minimum Exercise Price that would be permitted under
Section 4.4 hereof for Options granted on the date the action is taken to reduce the Exercise Price. 

4.10    No Disqualification. Notwithstanding any other provision in this Plan, no term of this
Plan relating to ISOs will be interpreted, amended or altered, nor will any discretion or authority granted under this Plan be exercised, so as to disqualify this Plan under Section 422 of the Code or, without the consent of the
Participant, to disqualify any Participant’s ISO under Section 422 of the Code. 

5.    RESTRICTED SHARES. A Restricted Stock Award is an offer by the Company to sell to an
eligible person Shares that are subject to certain specified restrictions. The Committee will determine to whom an offer will be made, the number of Shares the person may purchase, the Purchase Price, the restrictions to which the Shares will
be subject, and all other terms and conditions of the Restricted Stock Award, subject to the following terms and conditions. 

5.1    Form of Restricted Stock Award. All purchases under a Restricted Stock Award made
pursuant to this Plan will be evidenced by an Award Agreement (“Restricted Share Purchase Agreement”) that will be in such form (which need not be the same for each Participant) as the

  
 4 

 
Committee will from time to time approve, and will comply with and be subject to the terms and conditions of this Plan. The Restricted Stock Award will be accepted by the Participant’s
execution and delivery of the Restricted Share Purchase Agreement and full payment for the Shares to the Company within thirty (30) days from the date the Restricted Share Purchase Agreement is delivered to the person. If such person does
not execute and deliver the Restricted Share Purchase Agreement along with full payment for the Shares to the Company within such thirty (30) days, then the offer will terminate, unless otherwise determined by the Committee. 

5.2    Purchase Price. The Purchase Price of Shares sold pursuant to a Restricted Stock Award
will be determined by the Committee on the date the Restricted Stock Award is granted or at the time the purchase is consummated. Payment of the Purchase Price must be made in accordance with Section 8 hereof. 

5.3    Dividends and Other Distributions. Participants holding Restricted Shares will be entitled to
receive all dividends and other distributions paid with respect to such Shares, unless the Committee provides otherwise at the time of award. If any such dividends or distributions are paid in Shares, the Shares will be subject to the same
restrictions on transferability and forfeitability as the Shares of Restricted Shares with respect to which they were paid. 

5.4    Restrictions. Restricted Stock Awards may be subject to the restrictions set forth in
Sections 9 and 10 hereof or, with respect to a Restricted Stock Award to which Section 25102(o) is to apply, such other restrictions not inconsistent with Section 25102(o). 

6.    RESTRICTED STOCK UNITS. 

6.1    Awards of Restricted Stock Units. A Restricted Stock Unit (“RSU”) is an
Award covering a number of Shares that may be settled in cash, or by issuance of those Shares at a date in the future. No Purchase Price shall apply to an RSU settled in Shares. All grants of Restricted Stock Units will be evidenced by an
Award Agreement that will be in such form (which need not be the same for each Participant) as the Committee will from time to time approve, and will comply with and be subject to the terms and conditions of this Plan. No RSU will have a
term longer than ten (10) years from the date the RSU is granted. 
 6.2    Form and Timing of
Settlement. To the extent permissible under applicable law, the Committee may permit a Participant to defer payment under a RSU to a date or dates after the RSU is earned, provided that the terms of the RSU and
any deferral satisfy the requirements of Section 409A of the Code (or any successor) and any regulations or rulings promulgated thereunder. Payment may be made in the form of cash or whole Shares or a combination thereof, all as the
Committee determines. 
 6.3    Dividend Equivalent Payments. The Board may permit
Participants holding RSUs to receive dividend equivalent payments on outstanding RSUs if and when dividends are paid to shareholders on Shares. In the discretion of the Board, such dividend equivalent payments may be paid in cash or Shares and they
may either be paid at the same time as dividend payments are made to shareholders or delayed until when Shares are issued pursuant to the RSU grants and may be subject to the same vesting requirements as the RSUs. If the Board permits
dividend equivalent payments to be made on RSUs, the terms and conditions for such payments will be set forth in the Award Agreement. 

  
 5 

 7.    STOCK APPRECIATION RIGHTS. 

7.1    Awards of SARs. Stock Appreciation Rights (“SARs”) may be settled in
cash, or Shares (which may consist of Restricted Stock or RSUs), having a value equal to the value determined by multiplying the difference between the Fair Market Value on the date of exercise over the Exercise Price and the number of
Shares with respect to which the SAR is being settled. All grants of SARs made pursuant to this Plan will be evidenced by an Award Agreement that will be in such form (which need not be the same for each Participant) as the Committee will from time
to time approve, and will comply with and be subject to the terms and conditions of this Plan. 

7.2    Exercise Period and Expiration Date. A SAR will be exercisable within the times or upon the
occurrence of events determined by the Committee and set forth in the Award Agreement governing such SAR. The Award Agreement shall set forth the Expiration Date; provided that no SAR will be exercisable after the
expiration of ten years from the date the SAR is granted. 
 7.3    Exercise Price. The Committee
will determine the Exercise Price of the SAR when the SAR is granted, and which may not be less than the Fair Market Value on the date of grant and may be settled in cash or in Shares. 

7.4    Termination. Subject to earlier termination pursuant to Sections 11 and 13.1 hereof and
notwithstanding the exercise periods set forth in the Award Agreement, exercise of SARs will always be subject to the following terms and conditions. 

7.4.1    Other than Death or Disability or for Cause. If the Participant is Terminated for any reason other than
death, Disability or for Cause, then the Participant may exercise such Participant’s SARs only to the extent that such SARs are exercisable as to Vested Shares upon the Termination Date or as otherwise determined by the Committee. SARs
must be exercised by the Participant, if at all, as to all or some of the Vested Shares calculated as of the Termination Date or such other date determined by the Committee, within three (3) months after the Termination Date (or within
such shorter time period, not less than thirty (30) days, or within such longer time period after the Termination Date as may be determined by the Committee) but in any event, no later than the expiration date of the SARs. 

7.4.2    Death or Disability. If the Participant is Terminated because of Participant’s death or Disability
(or the Participant dies within three (3) months after a Termination other than for Cause), then Participant’s SARs may be exercised only to the extent that such SARs are exercisable as to Vested Shares by Participant on the
Termination Date or as otherwise determined by the Committee. Such SARs must be exercised by Participant (or Participant’s legal representative or authorized assignee), if at all, as to all or some of the Vested Shares calculated as of the
Termination Date or such other date determined by the Committee, within twelve (12) months after the Termination Date (or within such shorter time period, not less than six (6) months, or within such longer time period after
the Termination Date as may be determined by the Committee) but in any event no later than the expiration date of the SARs. 

7.4.3    For Cause. If the Participant is terminated for Cause, the Participant may exercise such
Participant’s SARs, but not to an extent greater than such SARs are exercisable as to Vested Shares upon the Termination Date and Participant’s SARs shall expire on such Participant’s Termination Date, or at such later time and on
such conditions as are determined by the Committee. 

  
 6 

 8.    PAYMENT FOR PURCHASES AND EXERCISES. 

8.1    Payment in General. Payment for Shares acquired pursuant to this Plan may be made in cash (by
check) or, where expressly approved for the Participant by the Committee and where permitted by law: 
 (a)    by
cancellation of indebtedness of the Company owed to the Participant; 
 (b)    by surrender of shares of the Company
that are clear of all liens, claims, encumbrances or security interests and: (i) for which the Company has received “full payment of the purchase price” within the meaning of SEC Rule 144 (and, if such shares were purchased from the
Company by use of a promissory note, such note has been fully paid with respect to such shares) or (ii) that were obtained by Participant in the public market; 

(c)    by tender of a full recourse promissory note having such terms as may be approved by the Committee and bearing
interest at a rate sufficient to avoid imputation of income under Sections 483 and 1274 of the Code; provided, however, that Participants who are not employees or directors of the Company will not be entitled to
purchase Shares with a promissory note unless the note is adequately secured by collateral other than the Shares; provided, further, that the portion of the Exercise Price or Purchase Price, as the case may be, equal to
the par value (if any) of the Shares must be paid in cash or other legal consideration permitted by the laws under which the Company is then incorporated or organized; 

(d)    by waiver of compensation due or accrued to the Participant from the Company for services rendered; 

(e)    by participating in a formal cashless exercise program implemented by the Committee in connection with the
Plan; 
 (f)    subject to compliance with applicable law, provided that a public market for the Company’s
Ordinary Shares exists, by exercising through a “same day sale” commitment from the Participant and a broker-dealer whereby the Participant irrevocably elects to exercise the Award and to sell a portion of the Shares so purchased
sufficient to pay the total Exercise Price or Purchase Price, and whereby the broker-dealer irrevocably commits upon receipt of such Shares to forward the total Exercise Price or Purchase Price directly to the Company; or 

(g)    by any combination of the foregoing or any other method of payment approved by the Committee. 

8.2    Withholding Taxes. 

8.2.1    Withholding Generally. Whenever Shares are to be issued in satisfaction of Awards granted under this Plan,
the Company may require the Participant to remit to the Company an amount sufficient to satisfy applicable tax withholding requirements prior to the delivery of any certificate or certificates for such Shares. Whenever, under this Plan, payments in
satisfaction of Awards are to be made in cash by the Company, such payment will be net of an amount sufficient to satisfy applicable tax withholding requirements. 

8.2.2    Stock Withholding. When, under applicable tax laws, a Participant incurs tax liability in connection
with the exercise or vesting of any Award that is subject to tax withholding and the Participant is obligated to pay the Company the amount required to be withheld, the 

  
 7 

 
Committee may in its sole discretion allow the Participant to satisfy the minimum tax withholding obligation by electing to have the Company withhold from the Shares to be issued up to the
minimum number of Shares having a Fair Market Value on the date that the amount of tax to be withheld is to be determined that is not more than the minimum amount to be withheld; or to arrange a mandatory “sell to cover” on
Participant’s behalf (without further authorization) but in no event will the Company withhold Shares or “sell to cover” if such withholding would result in adverse accounting consequences to the Company. Any elections to have Shares
withheld or sold for this purpose will be made in accordance with the requirements established by the Committee for such elections and be in writing in a form acceptable to the Committee. 

9.    RESTRICTIONS ON AWARDS. 

9.1    Transferability. Except as permitted by the Committee, Awards granted under this Plan,
and any interest therein, will not be transferable or assignable by Participant, other than by will or by the laws of descent and distribution, and, with respect to NQSOs, by instrument to an inter vivos or testamentary trust in which the NQSOs are
to be passed to beneficiaries upon the death of the trustor (settlor), or by gift to “family member” as that term is defined in Rule 701, and may not be made subject to execution, attachment or similar process. For the avoidance of
doubt, the prohibition against assignment and transfer applies to a stock option and, prior to exercise, the shares to be issued on exercise of a stock option, and pursuant to the foregoing sentence shall be understood to include, without
limitation, a prohibition against any pledge, hypothecation, or other transfer, including any short position, any “put equivalent position” or any “call equivalent position” (in each case, as defined in Rule 16a-1 promulgated under the Exchange Act). Unless an Award is transferred pursuant to the terms of this Section, during the lifetime of the Participant an Award will be exercisable only by the Participant or
Participant’s legal representative and any elections with respect to an Award may be made only by the Participant or Participant’s legal representative. The terms of an Option shall be binding upon the executor, administrator,
successors and assigns of the Participant who is a party thereto. 
 9.2    Securities Law and Other
Regulatory Compliance. Although this Plan is intended to be a written compensatory benefit plan within the meaning of Rule 701 promulgated under the Securities Act, grants may be made pursuant to this Plan that do not qualify for exemption
under Rule 701 or Section 25102(o). Any requirement of this Plan which is required in law only because of Section 25102(o) need not apply with respect to a particular Award to which Section 25102(o) will not apply. An Award will not
be effective unless such Award is in compliance with all applicable federal and state securities laws, rules and regulations of any governmental body, and the requirements of any stock exchange or automated quotation system upon which the Shares may
then be listed or quoted, as they are in effect on the date of grant of the Award and also on the date of exercise or other issuance. Notwithstanding any other provision in this Plan, the Company will have no obligation to issue or deliver
certificates for Shares under this Plan prior to (a) obtaining any approvals from governmental agencies that the Company determines are necessary or advisable, and/or (b) compliance with any exemption, completion of any registration
or other qualification of such Shares under any state or federal law or ruling of any governmental body that the Company determines to be necessary or advisable. The Company will be under no obligation to register the Shares with the SEC
or to effect compliance with the exemption, registration, qualification or listing requirements of any state securities laws, stock exchange or automated quotation system, and the Company will have no liability for any inability or failure so
do. 
 9.3    Exchange and Buyout of Awards. The Committee may, at any time or from time to
time, authorize the Company, with the consent of the respective Participants, to issue new Awards in exchange for the surrender and cancellation of any or all outstanding Awards. Without prior shareholder approval the Committee may reprice
Options or SARs (and where such repricing is a reduction in the Exercise Price of outstanding Options or SARs, the consent of the affected Participants is 

  
 8 

 
not required provided written notice is provided to them). The Committee may at any time buy from a Participant an Award previously granted with payment in cash, Shares (including Restricted
Shares) or other consideration, based on such terms and conditions as the Committee and the Participant may agree. 
  

	 	10.    RESTRICTIONS	 ON SHARES. 

10.1    Privileges of Share Ownership. No Participant will have any of the rights of a shareholder
with respect to any Shares until such Shares are issued to the Participant. After Shares are issued to the Participant, the Participant will be a shareholder and have all the rights of a shareholder with respect to such Shares, including the right
to vote and receive all dividends or other distributions made or paid with respect to such Shares; provided, that if such Shares are Restricted Shares, then any new, additional or different securities the Participant may become
entitled to receive with respect to such Shares by virtue of a stock dividend, stock split or any other change in the corporate or capital structure of the Company will be subject to the same restrictions as the Restricted Shares. The
Participant will have no right to retain such stock dividends or stock distributions with respect to Unvested Shares that are repurchased as described in this Section 10. 

10.2    Rights of First Refusal and Repurchase. At the discretion of the Committee, the Company
may reserve to itself and/or its assignee(s) in the Award Agreement (a) a right of first refusal to purchase all Shares that a Participant (or a subsequent transferee) may propose to transfer to a third party, provided
that such right of first refusal terminates upon the Company’s initial public offering of Ordinary Shares pursuant to an effective registration statement filed under the Securities Act and (b) a right to repurchase Unvested Shares held
by a Participant for cash and/or cancellation of purchase money indebtedness owed to the Company by the Participant following such Participant’s Termination at any time. 

10.3    Escrow; Pledge of Shares. To enforce any restrictions on a Participant’s Shares, the
Committee may require the Participant to deposit all certificates representing Shares, together with stock powers or other instruments of transfer approved by the Committee, appropriately endorsed in blank, with the Company or an agent
designated by the Company to hold in escrow until such restrictions have lapsed or terminated. The Committee may cause a legend or legends referencing such restrictions to be placed on the certificate. Any Participant who is permitted to execute a
promissory note as partial or full consideration for the purchase of Shares under this Plan will be required to pledge and deposit with the Company all or part of the Shares so purchased as collateral to secure the payment of Participant’s
obligation to the Company under the promissory note; provided, however, that the Committee may require or accept other or additional forms of collateral to secure the payment of such obligation and, in
any event, the Company will have full recourse against the Participant under the promissory note notwithstanding any pledge of the Participant’s Shares or other collateral. In connection with any pledge of the Shares, Participant will be
required to execute and deliver a written pledge agreement in such form as the Committee will from time to time approve. The Shares purchased with the promissory note may be released from the pledge on a pro rata basis as the promissory note is
paid. 
 10.4    Securities Law Restrictions. All certificates for Shares or other securities
delivered under this Plan will be subject to such stock transfer orders, legends and other restrictions as the Committee may deem necessary or advisable, including restrictions under any applicable federal, state or foreign securities law, or any
rules, regulations and other requirements of the SEC or any stock exchange or automated quotation system upon which the Shares may be listed or quoted. 

11.    CORPORATE TRANSACTIONS. 

11.1    Acquisitions or Other Combinations. In the event that the Company is subject to an Acquisition
or Other Combination, outstanding Awards acquired under the Plan shall be subject to 

  
 9 

 
the agreement evidencing the Acquisition or Other Combination, which need not treat all outstanding Awards in an identical manner. Such agreement, without the Participant’s consent, shall
provide for one or more of the following with respect to all outstanding Awards as of the effective date of such Acquisition or Other Combination: 

(a)    The continuation of such outstanding Awards by the Company (if the Company is the successor entity). 

(b)    The assumption of outstanding Awards by the successor or acquiring entity (if any) in such Acquisition or Other
Combination (or by any of its Parents, if any), which assumption, will be binding on all Participants; provided that the exercise price and the number and nature of shares issuable upon exercise of any such option or stock appreciation
right, or any award that is subject to Section 409A of the Code, will be adjusted appropriately pursuant to Section 424(a) and Section 409A of the Code. For the purposes of this Section 11, an Award will be considered assumed if,
following the Acquisition or Other Combination, the Award confers the right to purchase or receive, for each Share subject to the Award immediately prior to the Acquisition or Other Combination, the consideration (whether stock, cash, or other
securities or property) received in the Acquisition or Other Combination by holders of Shares for each Share held on the effective date of the transaction (and if holders were offered a choice of consideration, the type of consideration chosen
by the holders of a majority of the outstanding Shares); provided, however, that if such consideration received in the Acquisition or Other Combination is not solely ordinary shares of the successor corporation or its Parent, the Committee may,
with the consent of the successor corporation, provide for the consideration to be received upon the exercise of an Option or Stock Appreciation Right or upon the payout of a Restricted Stock Unit, for each Share subject to such Award, to be solely
ordinary shares of the successor corporation or its Parent equal in fair market value to the per share consideration received by holders of Ordinary Shares in the Acquisition or Other Combination. 

(c)    The substitution by the successor or acquiring entity in such Acquisition or Other Combination (or by any of its
Parents, if any) of equivalent awards with substantially the same terms for such outstanding Awards (except that the exercise price and the number and nature of shares issuable upon exercise of any such option or stock appreciation right, or any
award that is subject to Section 409A of the Code, will be adjusted appropriately pursuant to Section 424(a) and Section 409A of the Code). 

(d)    The full or partial exercisability or vesting and accelerated expiration of outstanding Awards. 

(e)    The settlement of the full value of such outstanding Award (whether or not then vested or exercisable) in
cash, cash equivalents, or securities of the successor entity (or its Parent, if any) with a Fair Market Value equal to the required amount, followed by the cancellation of such Awards; provided however, that such Award may be cancelled without
consideration if such Award has no value, as determined by the Committee, in its discretion. Subject to Section 409A of the Code, such payment may be made in installments and may be deferred until the date or dates when the Award would
have become exercisable or vested. Such payment may be subject to vesting based on the Participant’s continued service, provided that without the Participant’s consent, the vesting schedule shall not be less favorable to the Participant
than the schedule under which the Award would have become vested or exercisable. For purposes of this Section 11.1(e), the Fair Market Value of any security shall be determined without regard to any vesting conditions that may apply to
such security. 
 (f)    The cancellation of outstanding Awards in exchange for no consideration. 

  
 10 

 Immediately following an Acquisition or Other Combination, outstanding Awards shall
terminate and cease to be outstanding, except to the extent such Awards, have been continued, assumed or substituted, as described in Sections 11.1(a), (b) and/or (c). 

11.2    Assumption of Awards by the Company. The Company, from time to time, also may substitute
or assume outstanding awards granted by another entity, whether in connection with an acquisition of such other entity or otherwise, by either (a) granting an Award under this Plan in substitution of such other entity’s award or
(b) assuming and/or converting such award as if it had been granted under this Plan if the terms of such assumed award could be applied to an Award granted under this Plan. Such substitution or assumption will be permissible if the holder
of the substituted or assumed award would have been eligible to be granted an Award under this Plan if the other entity had applied the rules of this Plan to such grant. In the event the Company assumes an award granted by another entity,
the terms and conditions of such award will remain unchanged (except that the exercise price and the number and nature of shares issuable upon exercise of any such option or stock appreciation right, or any award that is subject to
Section 409A of the Code, will be adjusted appropriately pursuant to Section 424(a) of the Code). In the event the Company elects to grant a new Option or SAR rather than assuming an existing option or stock appreciation right, such
new Option or SAR may be granted with a similarly adjusted Exercise Price. 
 12.    ADMINISTRATION. 

12.1    Committee Authority. This Plan will be administered by the Committee or the Board if no
Committee is created by the Board. Subject to the general purposes, terms and conditions of this Plan, and to the direction of the Board, the Committee will have full power to implement and carry out this Plan. Without limitation, the Committee
will have the authority to: 
 (a)    construe and interpret this Plan, any Award Agreement and any other agreement or
document executed pursuant to this Plan; 
 (b)    prescribe, amend, expand, modify and rescind or terminate rules and
regulations relating to this Plan; 
 (c)    approve persons to receive Awards; 

(d)    determine the form and terms of Awards; 

(e)    determine the number of Shares or other consideration subject to Awards granted under this Plan; 

(f)    determine the Fair Market Value in good faith and interpret the applicable provisions of this Plan and the
definition of Fair Market Value in connection with circumstances that impact the Fair Market Value, if necessary; 

(g)    determine whether Awards will be granted singly, in combination with, in tandem with, in replacement of, or
as alternatives to, other Awards under this Plan or awards under any other incentive or compensation plan of the Company or any Parent or Subsidiary of the Company; 

(h)    grant waivers of any conditions of this Plan or any Award; 

(i)    determine the terms of vesting, exercisability and payment of Awards to be granted pursuant to this Plan; 

  
 11 

 (j)    correct any defect, supply any omission, or reconcile any
inconsistency in this Plan, any Award, any Award Agreement, any Exercise Agreement or any Restricted Share Purchase Agreement; 

(k)    determine whether an Award has been earned; 

(l) extend the vesting period beyond a Participant’s Termination Date; 

(m)    adopt rules and/or procedures (including the adoption of any subplan under this Plan) relating to the operation
and administration of the Plan to accommodate requirements of local law and procedures outside of the United States; 

(n)    delegate any of the foregoing to a subcommittee consisting of one or more executive officers pursuant to a
specific delegation as may otherwise be permitted by applicable law; 
 (o)    change the vesting schedule of Awards
under the Plan prospectively in the event that the Participant’s service status changes between full and part time status in accordance with Company policies relating to work schedules and vesting of awards; and 

(p)    make all other determinations necessary or advisable in connection with the administration of this Plan. 

12.2    Committee Composition and Discretion. The Board may delegate full administrative authority
over the Plan and Awards to a Committee consisting of at least one member of the Board (or such greater number as may then be required by applicable law). Unless in contravention of any express terms of this Plan or Award, any determination
made by the Committee with respect to any Award will be made in its sole discretion either (a) at the time of grant of the Award, or (b) subject to Section 4.9 hereof, at any later time. Any such determination will be final and
binding on the Company and on all persons having an interest in any Award under this Plan. To the extent permitted by applicable law, the Committee may delegate to one or more officers of the Company the authority to grant an Award under this Plan,
provided that each such officer is a member of the Board. 
 12.3    Nonexclusivity of
the Plan. Neither the adoption of this Plan by the Board, the submission of this Plan to the shareholders of the Company for approval, nor any provision of this Plan will be construed as creating any limitations on the power of the
Board to adopt such additional compensation arrangements as it may deem desirable, including, without limitation, the granting of stock options and other equity awards otherwise than under this Plan, and such arrangements may be either generally
applicable or applicable only in specific cases. 
 12.4    Governing Law. This Plan and all
agreements hereunder shall be governed by and construed in accordance with the laws of the State of California, without giving effect to that body of laws pertaining to conflict of laws. 

13.    EFFECTIVENESS, AMENDMENT AND TERMINATION OF THE PLAN. 

13.1    Adoption and Shareholder Approval. This Plan will become effective on the date that it is
adopted by the Board (the “Effective Date”). This Plan will be approved by the shareholders of the Company (excluding Shares issued pursuant to this Plan), consistent with applicable laws, within twelve (12) months
before or after the Effective Date. Upon the Effective Date, the Board may grant Awards pursuant to this Plan; provided, however, that: (a) no Option or SAR may be exercised

  
 12 

 
prior to initial shareholder approval of this Plan; (b) no Option or SAR granted pursuant to an increase in the number of Shares approved by the Board shall be exercised prior to the time
such increase has been approved by the shareholders of the Company; (c) in the event that initial shareholder approval is not obtained within the time period provided herein, all Awards for which only the exemption from
California’s securities qualification requirements provided by Section 25102(o) can apply shall be canceled, any Shares issued pursuant to any such Award shall be canceled and any purchase of such Shares issued hereunder shall be
rescinded; and (d) Awards (to which only the exemption from California’s securities qualification requirements provided by Section 25102(o) can apply) granted pursuant to an increase in the number of Shares approved by the Board
which increase is not approved by shareholders within the time then required under Section 25102(o) shall be canceled, any Shares issued pursuant to any such Awards shall be canceled, and any purchase of Shares subject to any such Award
shall be rescinded. 
 13.2    Term of Plan. Unless earlier terminated as provided herein,
this Plan will automatically terminate ten (10) years after the later of (i) the Effective Date, or (ii) the most recent increase in the number of Shares reserved under Section 2 that was approved by shareholders. 

13.3    Amendment or Termination of Plan. Subject to Section 4.9 hereof, the Board may at any
time (a) terminate or amend this Plan in any respect, including without limitation amendment of any form of Award Agreement or instrument to be executed pursuant to this Plan and (b) terminate any and all outstanding Options, SARs or RSUs
upon a dissolution or liquidation of the Company, followed by the payment of creditors and the distribution of any remaining funds to the Company’s shareholders; provided, however, that the Board will not,
without the approval of the shareholders of the Company, amend this Plan in any manner that requires such shareholder approval pursuant to Section 25102(o) or pursuant to the Code or the regulations promulgated under the Code as such
provisions apply to ISO plans. The termination of the Plan, or any amendment thereof, shall not affect any Share previously issued or any Award previously granted under the Plan. 

14.    DEFINITIONS. For all purposes of this Plan, the following terms will have the following meanings.

 “Acquisition,” for purposes of Section 11, means: 

(a)    any consolidation or merger in which the Company is a constituent entity or is a party in which the voting shares
and other voting securities of the Company that are outstanding immediately prior to the consummation of such consolidation or merger represent, or are converted into, securities of the surviving entity of such consolidation or merger (or of any
Parent of such surviving entity) that, immediately after the consummation of such consolidation or merger, together possess less than fifty percent (50%) of the total voting power of all voting securities of such surviving entity (or of
any of its Parents, if any) that are outstanding immediately after the consummation of such consolidation or merger; 

(b)    a sale or other transfer by the holders thereof of outstanding voting shares and/or other voting securities
of the Company possessing more than fifty percent (50%) of the total voting power of all outstanding voting securities of the Company, whether in one transaction or in a series of related transactions, pursuant to an agreement or agreements to which
the Company is a party and that has been approved by the Board, and pursuant to which such outstanding voting securities are sold or transferred to a single person or entity, to one or more persons or entities who are Affiliates of each other, or to
one or more persons or entities acting in concert; or 

  
 13 

 (c)    the sale, lease, transfer or other disposition, in a single
transaction or series of related transactions, by the Company and/or any Subsidiary or Subsidiaries of the Company, of all or substantially all the assets of the Company and its Subsidiaries taken as a whole, (or, if substantially all of the
assets of the Company and its Subsidiaries taken as a whole are held by one or more Subsidiaries, the sale or disposition (whether by consolidation, merger, conversion or otherwise) of such Subsidiaries of the Company), except where such sale,
lease, transfer or other disposition is made to the Company or one or more wholly owned Subsidiaries of the Company (an “Acquisition by Sale of Assets”). 

“Affiliate” of a specified person means a person that directly, or indirectly through one or more intermediaries,
controls or is controlled by, or is under common control with, the person specified (where, for purposes of this definition, the term “control” (including the terms controlling,
controlled by and under common control with) means the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of a person, whether through the ownership of voting
securities, by contract, or otherwise. 
 “Award” means any award pursuant to the terms and conditions of this Plan,
including any Option, Restricted Stock Unit, Stock Appreciation Right or Restricted Stock Award. 
 “Award
Agreement” means, with respect to each Award, the signed written or electronic agreement between the Company and the Participant setting forth the terms and conditions of the Award as approved by the Committee. For purposes of the
Plan, the Award Agreement may be executed via written or electronic means. 
 “Board” means the Board of Directors
of the Company. 
 “Cause” means Termination because of (a) Participant’s unauthorized misuse of the
Company or a Parent or Subsidiary of the Company’s trade secrets or proprietary information, (b) Participant’s conviction of or plea of nolo contendere to a felony or a crime involving moral turpitude, (c) Participant’s
committing an act of fraud against the Company or a Parent or Subsidiary of the Company or (d) Participant’s gross negligence or willful misconduct in the performance of his or her duties that has had or will have a material adverse effect
on the Company or Parent or Subsidiary of the Company’ reputation or business. 
 “Code” means the Internal
Revenue Code of 1986, as amended. 
 “Committee” means the committee created and appointed by the Board to
administer this Plan, or if no committee is created and appointed, the Board. 
 “Company” means Terns
Pharmaceuticals, Inc., a Delaware corporation, or any successor entity thereto. 
 “Disability” means that the
Participant is unable to engage in any substantial gainful activity by reason of any medically determinable physical or mental impairment that can be expected to result in death or can be expected to last for a continuous period of not less than 12
months. 
 “Exchange Act” means the Securities Exchange Act of 1934, as amended. 

“Exercise Price” means the price per Share at which a holder of an Option may purchase Shares issuable upon exercise
of the Option. 

  
 14 

 “Fair Market Value” means, as of any date, the value of a share of
the Company’s Ordinary Shares determined as follows: 
 (a)    if such Ordinary Shares is then publicly traded on a
national securities exchange, its closing price on the date of determination on the principal national securities exchange on which the Ordinary Shares is listed or admitted to trading as reported in The Wall Street Journal; 

(b)    if such Ordinary Shares is publicly traded but is not listed or admitted to trading on a national securities
exchange, the average of the closing bid and asked prices on the date of determination as reported by The Wall Street Journal (or, if not so reported, as otherwise reported by any newspaper or other source as the Committee may determine); or

 (c)    if none of the foregoing is applicable to the valuation in question, by the Committee in good faith. 

“Option” means an award of an option to purchase Shares pursuant to Section 4 of this Plan. 

“Other Combination” for purposes of Section 11 means any (a) consolidation or merger in which the Company is
a constituent entity and is not the surviving entity of such consolidation or merger or (b) any conversion of the Company into another form of entity; provided that such consolidation, merger or conversion does
not constitute an Acquisition. 
 “Parent” of a specified entity means, any entity that, either directly or
indirectly, owns or controls such specified entity, where for this purpose, “control” means the ownership of stock, securities or other interests that possess at least a majority of the voting power of such specified entity
(including indirect ownership or control of such stock, securities or other interests). 
 “Participant” means a
person who receives an Award under this Plan. 
 “Plan” means this 2017 Equity Incentive Plan, as amended from time
to time. 
 “Purchase Price” means the price at which a Participant may purchase Restricted Shares pursuant to this
Plan. 
 “Restricted Shares” means Shares purchased pursuant to a Restricted Stock Award under this Plan. 

“Restricted Stock Award” means an award of Shares pursuant to Section 5 hereof. 

“Restricted Stock Unit” or “RSU” means an award made pursuant to Section 6 hereof. 

“Rule 701” means Rule 701 et seq. promulgated by the Commission under the Securities Act. 

“SEC” means the Securities and Exchange Commission. 

“Section 25102(o)” means Section 25102(o) of the California Corporations Code.

 “Securities Act” means the Securities Act of 1933, as amended. 

  
 15 

 “Shares” means shares of the Company’s Ordinary Shares, $0.0001
par value per share, reserved for issuance under this Plan, as adjusted pursuant to Sections 2.2 and 11 hereof, and any successor security. 

“Stock Appreciation Right” or “SAR” means an award granted pursuant to Section 7 hereof.

 “Subsidiary” means any entity (other than the Company) in an unbroken chain of entities beginning with the
Company if each of the entities other than the last entity in the unbroken chain owns stock or other equity securities representing fifty percent (50%) or more of the total combined voting power of all classes of stock or other equity
securities in one of the other entities in such chain. 
 “Termination” or “Terminated”
means, for purposes of this Plan with respect to a Participant, that the Participant has for any reason ceased to provide services as an employee, officer, director or consultant to the Company or a Parent or Subsidiary of the Company. A Participant
will not be deemed to have ceased to provide services while the Participant is on a bona fide leave of absence, if such leave was approved by the Company in writing. In the case of an approved leave of absence, the Committee may make such
provisions respecting crediting of service, including suspension of vesting of the Award (including pursuant to a formal policy adopted from time to time by the Company) it may deem appropriate, except that in no event may an Option be
exercised after the expiration of the term set forth in the Stock Option Agreement. The Committee will have sole discretion to determine whether a Participant has ceased to provide services and the effective date on which the Participant ceased to
provide services (the “Termination Date”). 
 “Unvested Shares” means
“Unvested Shares” as defined in the Award Agreement for an Award. 
 “Vested Shares” means
“Vested Shares” as defined in the Award Agreement. 
 * * * * * * * * * * * 

  
 16

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00319-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00319-of-00352.parquet"}]]