Document:

Exhibit 10.4

 

	 	RENTAL CONTRACT FOR SPACE	Rental contract number
	 	 	1000-848-2108

 

	Undersigned has this day drawn up the following rental contract:	A checkmark in this box
    means that the text following it is valid

 

	Landlord	
        Name and address

        HSB Uppsala economic organization
	
        ID number/organization number

        717600-4641

	Tenant	
        Name

        Oasmia Pharmaceutical AB
	
        ID number/organization number

        556332-6676

	Address 
	Zip code and mailing address
	Space address	Apartment number	
        Property designation

        Libroback 9:2 in Uppsala
	House	Entryway	
        Level

        4

	
        Address

        1 Vallon road

	Space condition and use	
        The space and the associated spaces, unless otherwise noted,
        as it is to be used as:

        Office etc

	Space size and extent

                                    	
        Retail space

        Level m2
	
        Office space

        Level m2 Level m2
	
        Storage space

        Level m2
	
        Attic space

        Level m2
	
        Basement space

        Level m2
	
        Other space

        Level m2

        5 ca 880

	x The
    extent of the rented spaces has been marked on an attached plan(s).	
        Annex

        1

	 ̈ driveway for car for loading and unloading	 ̈ Place for sign	 ̈ Place for display cabinets/dispensers	 ̈ Parking spot(s)  for car(s)	 ̈ Garage space for car(s)	 ̈ Outhouse
	Interior	
        The space is rented out

        x
        without specifics for the establishment intended interior 
	
         ̈
        with specifics for the establishment intended interior according to annex

         
	At termination the tenant, unless a separate agreement is made, remove interiors and reset the space to an acceptable condition	Annex
	Contract period	
        As of

        01/01/2009
	
        Until

        12/31/2013

	
        Notice period

        Extension period
	
        Notice period for this contract will be in writing at least

        9 months
	
        Before the agreed contract period termination or the contract
        will be extended

        3 years every time

	Rent	
        Sek

        933,300            per year
	 ̈ Total rent	x Rent excluding the additions marked below
	
         

        Index clause
	x Changes to the above stated rent occurs in accordance with the attached clause, annex 2 
	 	 	 	 	 	 	 	 	 

    	 

    	 

    

 

	
         

        Heat and hot water
	
        Necessary heating of the space provided by

        x
        Landlord                 ̈ Tenant
	
        Hot water provided

        x
        Entire year                 ̈ Not
        at all                 ̈

	
         

        Cost and Va-cost
	 ̈ Va-addition deleted in accordance with attached clause, annex 
	Air conditioning	 ̈ Costs for running special cooling/ventilation equipment is replaced in accordance with attached clause, annex 
	Electricity	 ̈ Included in rent                               x Tenant has their own service
	Staircase cleaning	x Included in rent                                ̈ Arrangements and costs by the tenant
	Packaging and trash pick up	 ̈ Included in rent      	
         ̈
        Arrangements and costs by the tenant (however the landlord is responsible for maintenance of trashcans and attached trash rooms)

         

	Snow plowing and sanding	x Included in rent	 ̈ Arrangements and costs by the tenant 
	Property tax	 ̈ Included in rent      	x Compensation therefore reimbursed in accordance with specific agreement, annex 3
	Unpredictable costs	
        If after the signing of the contract - for contracts lasting
        more than 3 years - unexpected costs arise for the property due to:

        a.    Introduction or increasing of certain things for the property regarding taxes, fees, or charge from parliament, government, county
        or authority can decide,

        b.    general rebuilding measures or similar for the property that not only covers the space and that the landlord is imposed to complete
        following a decision by the parliament, government, county or authority

        the tenant shall with effect from the onset cost increase provide
        compensation to the landlord for the accruing yearly increase in costs for the property.

        The space share is percent (if the share is not given it will
        be calculated in relation to the property rent at the time of the cost increase).

        With tax according to a) above VAT is not provided and property
        tax compensation insofar therefore is paid with the specific agreement above.

        Compensation is paid in accordance to the below rules for rent
        payment.

	
        Value added tax

        (VAT)
	
        x
        The property owner/landlord is tax responsible for VAT for the renting out of the space. The tenant shall pay the VAT at every
        opportunity in addition to rent. 

         ̈
        If the property owner/landlord, after a decision by the IRS, becomes liable for VAT for the renting out of the space the tenant
        shall pay the VAT at every opportunity in addition to rent.

         

        This which is paid at the same time as the rent shall be calculated
        using the given rent amount plus, at every point regarding the rules for VAT on rent, on anticipated cases in accordance with the
        rental contract outgoing additions and other compensations.

	Rent payment 	
        The rent is paid without demand for an advance at the latest
        the last business day before every

        x
        Calendar quarter start by deposit into 

         ̈
        Calendar month start by deposit into 
	
        Postgiro number

         

        931204-2
	Bank account number
	 	 	 	 	 	 

7.5.1.3-012R-1/2004-05-21/Rental contract for space - Form

 

	 	Rental contract number
	 	1000-848-2108

 

    	 

    	 

    

 

	Rent payment reminder	At delayed rental payment the tenant shall pay partial rent according to the rent laws, partial payment for written payment reminder according to the law for compensation for collection costs etc. Payment for reminder is deleted with the amount that at every opportunity according to the regulation about compensation for collection costs etc. 
	Maintenance etc.	 ̈ The landlord shall perform and pay for the necessary maintenance for the spaces and from him the provided interior. 	Although the tenant is responsible for	Annex 
	x The tenant will perform and pay for the required maintenance for the surface of floors, walls and ceiling along with interiors provided by the landlord.	The tenant’s maintenance obligations comprises beyond it. 	Annex
	 ̈ The division of maintenance responsibility 	Annex
	
        The tenant will not receive a decrease in rent for barriers
        or usufruct for a time when the tenant allows conventional maintenance of the property or the rented spaces. However it remains
        on the landlord to notify the tenant with plenty of notice regarding the type of work being performed and the extent as well as
        when and for how long the work will be performed.

        In the event that the rental covers retail space/workshop with
        an activity dependent on customer access the clause should cover it only if a special agreement has been made.

	
        It is incumbent upon

         ̈
        Landlord             ̈ Tenant
	to on their own accord and own expense answer for the measures that could be demanded by the insurance company, building department, environment and health protection department, fire department or other authority in order for the space to be used for the intended purpose, including responsibility for refrigerants. The tenant shall take council with the landlord before measures are taken. 
	If the tenant makes changes to the spaces without the proper building permits, the landlord will be forced to, in accordance with the rules in PBL, demand building fee or addition fee from the tenant commensurate to the cost. 
	
        Signs

        Awnings

        Windows

        Doors

        etc.
	
        After council with the landlord, the tenant owns any signage
        put up for the business provided that the landlord has not refused and that the tenant has the required permits from the relevant
        authorities. When vacating it is the tenant's responsibility to restore the building facade to an acceptable condition.

        During more extensive property maintenance, such as facade renovation,
        it is the responsibility of the tenant to at own expense and without reimbursement take down and put up any signage, awnings and
        antennas.

        The landlord does not commit to put up dispensers and display
        cases on the outer walls of the tenant’s rented spaces without the tenant’s approval as well as giving the tenant the
        option of putting up dispensers and display cases on the walls in question.

	 ̈  Landlord     x Tenant        Is responsible for damage due to window fronts, entry doors and signs.
	 ̈ The landlord is responsible to sign and maintain glass insurance concerning all the windows and entry doors belonging to the space. 
	Locks	
        It is the

         ̈
        Landlord’s         x
        Tenant’s
	responsibility to equip the space with the locks and alarm systems required for the tenant’s business insurance.
	Force majeure	The landlord absolves itself from responsibility to complete their part of the contact and responsibility for reimbursing damages if his commitments are not at all or to an abnormally high cost can be fulfilled by war or riots, due to stoppage of work, blockade, fire, explosion or intervention from official authorities that the landlord is not in control of and could not predict. 
	Security	
        The provision for this contract’s validity is secured
        in the form of

         ̈
           Bank guarantee     ̈
           guaranty     ̈    submitted
        by 
	Annex
	Special agreements	This contract replaces contract number 41-2108	Annex
	 	 	 	 	 

 

    	 

    	 

    

 

	Signatures	
        This contract, which may not be written without specific consent,
        has been written in two identical examples, both parties have theirs.

        Previous contracts between the parties regarding this space
        ceases to be valid as of this contracts validation.

	
        City/date

        Uppsala 12/17/2008
	
        City/date

        Uppsala 12/29/2008

	
        Landlord

        HSB Uppsala economic organization

         

         
	
        Tenant

        Oasmia Pharmaceutical AB

         

	
        Printed name

        Tomas Eriksson
	
        Printed name

        Julian Aleksov

	Agreement regarding vacating	
        Due to an agreement made on this day the contract will terminate

        As of                                       To the day the tenant commits to vacate

	City/date	Landlord	Tenant
	Transference	The above rental contract is transferred to                    on 
	Departing tenant	Incoming tenant
	Printed name	Printed name
	The above transference approved by	City/date	Landlord
	 	 	 	 	 

7.5.1.3-012R-1/2004-05-21/Rental contract for space -
FormExhibit 10.5

 

		RENTAL CONTRACT FOR SPACE	Rental contract number
	 		1000-848-2113

 

	Undersigned has this day drawn up the following rental contract:	A checkmark in this box means that the text following it is valid

 

	Landlord	
        Name and address

        HSB Uppsala economic organization
	
        ID number/organization number

        717600-4641

	Tenant	
        Name

        Oasmia Pharmaceutical AB
	
        ID number/organization number

        556332-6676

	Address

  
	Zip code and mailing address

 
	Space address	Apartment number	
        Property designation

        Libroback 9:2 in Uppsala
	House	Entryway	
        Level

        6

	
        Address

        1 Vallon road

	Space condition and use	
        The space and the associated spaces, unless otherwise noted,
        as it is to be used as:

        Office etc

	Space size and extent	
        Retail space

        Level m2
	
        Office space

        Level m2 Level m2
	
        Storage space

        Level m2
	
        Attic space

        Level m2
	
        Basement space

        Level m2
	
        Other space

        Level m2

        7 ca 327

	x The extent of the rented spaces has been marked on an attached plan(s).	
        Annex

        1

	 ̈ driveway for car for loading and unloading	 ̈ Place for sign	 ̈ Place for display cabinets/dispensers	 ̈ Parking spot(s)  for car(s)	 ̈ Garage space for car(s)	 ̈ Outhouse
	Interior	
        The space is rented out

        x
        without specifics for the establishment intended interior
	
         ̈
        with specifics for the establishment intended interior according to annex

         
	At termination the tenant, unless a separate agreement is made, remove interiors and reset the space to an acceptable condition	Annex
	Contract period	
        As of

        01/01/2009
	
        Until

        12/31/2013

	
        Notice period

        Extension period
	
        Notice period for this contract will be in writing at least

        9 months
	
        Before the agreed contract period termination or the contract
        will be extended

        3 years every time

	Rent	
        Sek

        359,810                     per year
	 ̈  Total rent	x
         Rent
    excluding the additions marked below
	 	 	 	 	 	 	 	 	 

 

    	 

    	 

    

 

 

	
         

        Index clause
	x Changes to the above stated rent occurs in accordance with the attached clause, annex 2 
	
         

        Heat and hot water
	
        Necessary heating of the space provided by

        x
        Landlord           ̈ Tenant
	
        Hot water provided

        x
        Entire year            ̈ Not
        at all            ̈

	
         

        Cost and Va-cost
	 ̈ Va-addition deleted in accordance with attached clause, annex 
	Air conditioning	 ̈ Costs for running special cooling/ventilation equipment is replaced in accordance with attached clause, annex 
	Electricity	 ̈ Included in rent                               x Tenant has their own service
	Staircase cleaning	x Included in rent                                ̈ Arrangements and costs by the tenant
	Packaging and trash pick up	 ̈ Included in rent	
         ̈
        Arrangements and costs by the tenant (however the landlord is responsible for maintenance of trashcans and attached trash rooms)

         

	Snow plowing and sanding	x Included in rent	 ̈ Arrangements and costs by the tenant 
	Property tax	 ̈ Included in rent	x Compensation therefore reimbursed in accordance with specific agreement, annex 3
	Unpredictable costs	
        If after the signing of the contract - for contracts lasting
        more than 3 years - unexpected costs arise for the property due to:

        a.     Introduction or increasing of certain things for the property regarding taxes, fees, or charge from parliament, government, county
        or authority can decide,

        b.    general rebuilding measures or similar for the property that not only covers the space and that the landlord is imposed to complete
        following a decision by the parliament, government, county or authority

        the tenant shall with effect from the onset cost increase provide
        compensation to the landlord for the accruing yearly increase in costs for the property.

        The space share is percent (if the share is not given it will
        be calculated in relation to the property rent at the time of the cost increase).

        With tax according to a) above VAT is not provided and property
        tax compensation insofar therefore is paid with the specific agreement above.

        Compensation is paid in accordance to the below rules for rent
        payment.

	
        Value added tax

        (VAT)
	
        x
        The property owner/landlord is tax responsible for VAT for the renting out of the space. The tenant shall pay the VAT at every
        opportunity in addition to rent. 

         ̈
        If the property owner/landlord, after a decision by the IRS, becomes liable for VAT for the renting out of the space the tenant
        shall pay the VAT at every opportunity in addition to rent.

         

        This which is paid at the same time as the rent shall be calculated
        using the given rent amount plus, at every point regarding the rules for VAT on rent, on anticipated cases in accordance with the
        rental contract outgoing additions and other compensations.

	Rent payment 	
        The rent is paid without demand for an advance at the latest
        the last business day before every

        x
        Calendar quarter start by deposit into 

         ̈
        Calendar month start by deposit into 
	
        Postgiro number

         

        931204-2
	Bank account number
	 	 	 	 	 	 

7.5.1.3-012R-1/2004-05-21/Rental contract for space - Form

 

    	 

    	 

    

 

	 	Rental contract number

1000-848-2113

 

	Rent payment reminder	At delayed rental payment the tenant shall pay partial rent according to the rent laws, partial payment for written payment reminder according to the law for compensation for collection costs etc. Payment for reminder is deleted with the amount that at every opportunity according to the regulation about compensation for collection costs etc. 
	Maintenance etc.	 ̈ The landlord shall perform and pay for the necessary maintenance for the spaces and from him the provided interior. 	Although the tenant is responsible for	Annex 
	x The tenant will perform and pay for the required maintenance for the surface of floors, walls and ceiling along with interiors provided by the landlord.	The tenant’s maintenance obligations comprises beyond it. 	Annex
	 ̈ The division of maintenance responsibility 	Annex
	
        The tenant will not receive a decrease in rent for barriers
        or usufruct for a time when the tenant allows conventional maintenance of the property or the rented spaces. However it remains
        on the landlord to notify the tenant with plenty of notice regarding the type of work being performed and the extent as well as
        when and for how long the work will be performed.

        In the event that the rental covers retail space/workshop with
        an activity dependent on customer access the clause should cover it only if a special agreement has been made.

	
        It is incumbent upon

         ̈
        Landlord           ̈ Tenant
	to on their own accord and own expense answer for the measures that could be demanded by the insurance company, building department, environment and health protection department, fire department or other authority in order for the space to be used for the intended purpose, including responsibility for refrigerants. The tenant shall take council with the landlord before measures are taken. 
	If the tenant makes changes to the spaces without the proper building permits, the landlord will be forced to, in accordance with the rules in PBL, demand building fee or addition fee from the tenant commensurate to the cost. 
	
        Signs

        Awnings

        Windows

        Doors

        etc.
	
        After council with the landlord, the tenant owns any signage
        put up for the business provided that the landlord has not refused and that the tenant has the required permits from the relevant
        authorities. When vacating it is the tenant's responsibility to restore the building facade to an acceptable condition.

        During more extensive property maintenance, such as facade renovation,
        it is the responsibility of the tenant to at own expense and without reimbursement take down and put up any signage, awnings and
        antennas.

        The landlord does not commit to put up dispensers and display
        cases on the outer walls of the tenant’s rented spaces without the tenant’s approval as well as giving the tenant the
        option of putting up dispensers and display cases on the walls in question.

	 ̈  Landlord     x Tenant        Is responsible for damage due to window fronts, entry doors and signs.
	 ̈ The landlord is responsible to sign and maintain glass insurance concerning all the windows and entry doors belonging to the space. 
	Locks	
        It is the

         ̈
        Landlord’s        x
        Tenant’s
	responsibility to equip the space with the locks and alarm systems required for the tenant’s business insurance.
	Force majeure	The landlord absolves itself from responsibility to complete their part of the contact and responsibility for reimbursing damages if his commitments are not at all or to an abnormally high cost can be fulfilled by war or riots, due to stoppage of work, blockade, fire, explosion or intervention from official authorities that the landlord is not in control of and could not predict. 
	 	 	 	 	 

 

    	 

    	 

    

 

	Security	
        The provision for this contract’s validity is secured
        in the form of

         ̈
         Bank guarantee  ̈
         guaranty  ̈
                    submitted by
	Annex
	Special agreements	 	Annex
	Signatures	
        This contract, which may not be written without specific consent,
        has been written in two identical examples, both parties have theirs.

        Previous contracts between the parties regarding this space
        ceases to be valid as of this contracts validation.

	
        City/date

        Uppsala 12/17/2008
	
        City/date

        Uppsala 12/29/2008

	
        Landlord

        HSB Uppsala economic organization
	
        Tenant

        Oasmia Pharmaceutical AB

	
        Printed name

        Tomas Eriksson
	
        Printed
        name

        Julian Aleksov

	Agreement regarding vacating	
        Due to an agreement made on this day the contract will terminate

        As of                                    To the day the tenant commits to vacate

	City/date	Landlord	Tenant
	Transference	The above rental contract is transferred to                    on 
	Departing tenant	Incoming tenant
	Printed name	Printed name
	The above transference approved by	City/date	Landlord
	 	 	 	 	 	 

7.5.1.3-012R-1/2004-05-21/Rental contract for space
- Form

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