Document:

Exhibit 10.14

 

	University of Veterinary
    Medicine Vienna	Medical
Department 

Vienna

 

SUBLEASE
AGREEMENT

 

The University of Veterinary Medicine
Vienna, represented by the President of the University of Veterinary Medicine Vienna, Veterinary Place 1, 1210 Vienna, as Sublessor, concludes
the following sublease agreement with Allcyte GmbH, Lazarettgasse 14, 1090 Vienna, Commercial Register Number: 465200v, as Sublessee:

 

1. Sublease Object

 

The business premises located
in Building 1030 Vienna, Campus-Vienna-Biocenter 5 / Helmut-Qualtinger-Gasse 6, EZ 4354, Property No. 2847/5 on Level 3 are subleased
in accordance with the attached site plan (Annex 1), in which the sublease area is included and marked, which forms an integral part
of this Lease Agreement. The leased area consists of the following administrative areas:

 

	Room number	 	 	Designated use	 	Area
    [m2]	 
	3622.1	 	 	Schreibraum	 	 	12,26	 
	3616.1	 	 	Schreibraum	 	 	12,26	 
	3610.1	 	 	Schreibraum	 	 	12,26	 
	3116.1	 	 	Besprechungsraum	 	 	34,20	 
	3116	 	 	Büro	 	 	37,58	 
	3116.4	 	 	Garderobe Damen 2	 	 	7,13	 
	3605	 	 	Lager	 	 	6,86	 

 

as well as the following laboratory
areas:

 

	Room number	 	 	Designated use	 	Area
    [m2]	 
	3622	 	 	Labor	 	 	57,04	 
	3620	 	 	Zellkulturlabor Nebenraum	 	 	13,97	 
	3618	 	 	Zellkulturlabor Nebenraum	 	 	13,97	 
	3616	 	 	Labor	 	 	55,48	 
	3610	 	 	Labor	 	 	55,48	 
	3608	 	 	Zellkulturlabor Nebenraum	 	 	13,97	 
	3602	 	 	Isotopenlabor	 	 	23,93	 
	3615.1	 	 	Kühlraum	 	 	12,88	 
	3609	 	 	Geräteraum	 	 	20,13	 
	3607	 	 	Dunkelraum	 	 	21,44	 

 

and has a total usable area of 410.84
m2. Only this area listed here is the subject of the sublease.

 

    Page 1/11

     

    

 

Some
rooms of the subleased area are used jointly with other tenants. The rent for these rooms is shared among the users.

 

	Room 

number	 	 	Designated use	 	Area
    [m2]	 	 	Share of rent	 	 	Rent share / m2

[EUR gross]	 	 	Rent Subtenant [EUR

gross]	 
	3116.5	 	 	Sozialraum	 	 	31,88	 	 	 	1/3	 	 	 	6,50	 	 	 	207,22	 
	3117	 	 	Waschraum H	 	 	7,37	 	 	 	1/3	 	 	 	6,50	 	 	 	47,91	 
	3115	 	 	Waschraum D	 	 	9,21	 	 	 	1/3	 	 	 	6,50	 	 	 	59,87	 
	3113	 	 	Waschraum barrierefrei	 	 	4,62	 	 	 	1/3	 	 	 	6,50	 	 	 	30,03	 
	3118	 	 	Gang	 	 	64,62	 	 	 	1/3	 	 	 	6,50	 	 	 	420,03	 
	3425	 	 	Gang	 	 	23,81	 	 	 	1/2	 	 	 	9,50	 	 	 	226,20	 
	3623	 	 	Gang	 	 	87,83	 	 	 	1/2	 	 	 	9,50	 	 	 	834,39	 
	3615	 	 	Geräteraum	 	 	23,55	 	 	 	2/3	 	 	 	19,00	 	 	 	447,45	 
	3116.3	 	 	Vorraum	 	 	5,35	 	 	 	1/2	 	 	 	9,50	 	 	 	50,83	 

 

The IT technology room 3520.1 is not
part of the rental area. There is an IT switchbox in it, to which the subtenant receives access to the operation of the IT infrastructure,
if necessary.

 

1.1 Furnishings

 

The furnishings available in the leased
rooms must be treated with care. This may only be dismantled after consultation with the Sub-Lessor. The original condition must be restored
before the end of the lease. The Sub-Lessee must carry out repairs and subsequent procurement at its own expense. In order to ensure the
operational readiness and functionality of furnishings of a technical nature, the ongoing maintenance of these must be arranged and paid
for by the Sub-Lessee, unless these are services that are covered by the costs specified in point 5. The Sub-Lessee must keep comprehensible
records of the maintenance performed for the Sub-Lessor. The Sub-Lessor expressly reserves the right to check the functionality and the
appropriate use of the technical equipment at any time. The Sub-Lessee is liable for damage to the furnishings caused by improper maintenance.

 

    Page 2/11

     

    

 

2. Intended use

 

The Sublease Object is subleased for the following
purposes:

 

Use as an office and laboratory

 

Any use other than the one agreed upon is not
permitted.

 

The Sub-Lessor is not liable for the
fact that the Sub-Lessee is fit and suitable for a business use intended by the Sub-Lessee. Instead, the Sub-Lessee itself must obtain
the necessary designated use and any official permits at its own expense. The Sub-Lessee must also pay all associated levies without claim
for reimbursement. The Sub-Lessee is liable for all damages to the subject of the contract caused by the Sub-Lessee, its employees or
visitors.

 

A change in the intended use requires
the written consent of the Sub-Lessor. If the Sublease Object is also used only partially in breach of contract, the Sublease shall increase
by 25% for this period, irrespective of the claim for injunctive relief of the Sublessor.

 

If the Sub-Lessee intends to carry out
conversion measures in the existing property, the Sub-Lessor will conclude a conversion agreement with TC-Quinta Immobilienerrichtungsgesellschaft
m.b.H. If a dismantling obligation is provided for in the conversion agreement, the Sub-Lessee undertakes to carry out the dismantling
of the conversions at the end of its lease relationship at its own expense, provided that TC-Quinta Immobilienerrichtungsgesellschaft
m.b.H. does not waive this.

 

The Sub-Lessor undertakes to conclude the conversion
agreement with TC-Quinta Immobilienerrichtungsgesellschaft m.b.H. only with the consent of and with the consent of the Sub-Lessee.

 

Allcyte GmbH shall be liable to the Veterinary
Medical University Vienna for all claims against the Veterinary Medical University Vienna that TC-Quinta Immobilienerrichtungsgesellschaft
m.b.H. or third parties arising from the conversion measures requested by Allcyte GmbH.

 

3. Rental period

 

The sublease relationship begins on 01.03.2018 and is concluded for
a period of 2 years 10 months. It thus ends by the expiration of time on 31.01.2021 without termination.

 

    Page 3/11

     

    

 

The keys will be handed over to the Sub-Lessee
for the lease term.

 

The Veterinary Medical University Vienna
is entitled to terminate the contract immediately at any time for the following reasons:

 

		a)	if there is a reason pursuant to § 1118 ABGB;

 

		b)	if settlement or bankruptcy proceedings are opened on the assets of the Sub-Lessee
or an application for bankruptcy proceedings is rejected due to lack of cost coverage;

 

		c)	if the Sub-Lessee uses the contractual object in whole or in part for purposes other
than the contractual object without the written consent of the University of Veterinary Medicine Vienna or in the case of use of the premises
beyond the exercise of the relevant business;

 

		d)	in the event of complete or partial transfer of the Sublease Object to third parties without the consent
of the Sublessor;

 

		e)	in the event of termination of the Lease Agreement between the Veterinary Medical University Vienna and
TC-Quinta Immobilienerrichtungsgesellschaft m.b.H. - The Sub-Lessor is obligated to inform the Sub-Lessor immediately of the termination
of the Main Lease Agreement, but no later than 6 months before the end of the Main Lease Agreement.

 

4. Sublease payment

 

The sublease payment
is EUR 2,328.45 (EUR 19.00/m2) per month for the administrative areas, EUR 8,216.27 (EUR 28.50/m2) per month for
the laboratory areas and EUR 2,323.93 per month for the jointly used areas. The monthly sublease rent for the areas is thus a total of
EUR 12,868.65. There are also additional monthly costs. This amount does not include VAT.

 

5. Additional costs

 

The Sub-Lessee shall bear a proportionate
share of the aliquot extent of the subleased area in relation to the total area leased by the Sub-Lessor, which the Sub-Lessor has leased
from the Lessor TC-Quinta Immobilienerrichtungsgesellschaft m.b.H., the operating and ancillary costs prescribed by TC-Quinta Immobilienerrichtungsgesellschaft
m.b.H of the Sub-Lessor and the pro rata costs for services commissioned by the Sub-Lessor (in particular maintenance and inspection),
which concern the subleased rooms.

 

The additional costs include in particular:

 

1.        operating
and ancillary costs accruing to the leased premises and the entire property (e.g. general areas, stairwells, outdoor facilities), through
use, the operation and management as well as from the presence of communal facilities, public levies and expenses of any kind and from
any title, including the costs associated with the maintenance, upkeep and management of the leased property and other expenses associated
with the entire property, which are required for proper operation, such as administrative costs, facility management, security costs as
well as a share of ancillary costs of the ongoing in-house operation, which are defined as such costs by the respectively valid laws or
regulations, e.g. new statutory charges for waste disposal, etc.;

 

    Page 4/11

     

    

 

2.       the
chargeable costs include in particular the operating costs and ongoing public charges pursuant to § 21 para. 1 no. 1-8 and para.
2 MRG; and the special expenses pursuant to § 24 MRG and HeizKG;

 

3.       The
shares according to points 1 and 2 are determined according to the ratio of the total usable area of the Sublease Object to the total
usable area of the lease object of the Veterinary Medical University Vienna according to point 5 first paragraph.

 

4.       All
costs that are paid by the Sub-Lessee directly to service and supply companies, such as in particular the costs for electricity, if necessary
gas or district heating (heating), water, telecommunications, etc. shall be borne by the Sub-Lessee and settled directly.

 

5.       The
Sub-Lessee must ensure the storage and disposal of waste exceeding normal household waste in terms of type and quantity at its own expense
and without any disruption to the Sub-Lessor or the other tenants (trash, odour and noise nuisance, etc.).

 

6.       The
chargeable costs include in particular the pro rata costs for service and supply companies commissioned by the Sub-Lessor (in particular
electricity, water, gas or district heating (heating), telecommunications, maintenance and inspection) that concern the subleased premises
and are not paid directly by the Sub-Lessee to service and supply companies.

 

7.       In
order to cover the management costs listed in the above points, the Sub-Lessee shall pay the Sub-Lessor together with the Sub-Lessee advance
payments against subsequent settlement. In the event of an increase in these costs, the Sub-Lessor reserves the right to a corresponding
increase in the on-account amounts.

 

The settlement of the advance payment amounts received during a calendar
year with the actual costs incurred shall take place by 30 June of the following year; credit notes or subsequent charges from this settlement
shall be corrected by the next sublease payment date at the latest. If the sublease relationship ends during the billing period, the expenses
to be offset also include those that are incurred only after the end of the lease period, but were caused during the lease period and
are actually attributable to the Sub-Lessee. In this case, the Sub-Lessee will be charged the share attributable to the duration of the
existing sublease.

 

    Page 5/11

     

    

 

A contractual penalty in the amount
of six monthly gross sublease payments is agreed upon in the event that the Sublease Object is not handed over on the contractually or
judicially determined evacuation date without execution of eviction.

 

The value retention of the sublease
is expressly agreed. The consumer price index 2010 published monthly by the Austrian Statistical Central Office (VPI 2010) or an index
replacing it serves as a measure for the calculation of the value stability. In the absence of such an index, an index based on consumer
prices must be used. The final index number announced for the first month of the term of the contract serves as the reference value for
this contract. Fluctuations of the index number upwards or downwards up to exclusively 2% are not taken into account. However, if the
fluctuations exceed 2%, the entire change is taken into account. The leeway is to be recalculated up or down each time it is exceeded,
whereupon the first index number outside the respective applicable leeway must always form the new reference value both for the re-determination
of the receivable amount and for the calculation of the leeway. A waiver of the application of the indexation must be made in writing.
From the circumstance that the Sub-Lessor has not made an index change that has occurred in the past as a reason for a sublease increase,
no waiver of the application of the indexation can be derived for the future.

 

The sublease is due monthly in advance
on the first day of each calendar month and must be paid by the sub-lessee free of expenses and deductions to the account of the Veterinary
Medical University Vienna, Veterinärplatz 1, 1210 Vienna, at UniCredit Bank Austria AG, Bank routing number 12000, account number
51430900401. The date of receipt is decisive for the timeliness of the payment. The Sub-Lessee shall be liable to the Sub-Lessor for all
costs and expenses caused by the late sublease payment; in particular, it shall reimburse the Sub-Lessor for those costs (including litigation
costs) incurred by the Sub-Lessor as a result of the Sub-Lessor not receiving timely knowledge of the late payment - whether by post or
by a financial institution. In addition, the Sub-Lessee must pay interest on sublease arrears at the capital market interest rate.

 

The Sub-Lessee is not entitled to offset
any counterclaims (including operating costs, charges, etc.) that it should have to the Sub-Lessor and that are not legally related to
the Sublease Agreement with the Sublease Rent. Addenda or declarations of the Sub-Lessee on payment slips do not become known to the Sub-Lessor
due to machine processing. The form of the remanded letter is recommended for all notifications of the Sub-Lessee to the Sub-Lessor.

 

    Page 6/11

     

    

 

6. Subletting or other transfer

 

The complete or partial sublease
or other paid or free transfer of the Sublease Object or the inclusion of co-users in the Sublease Object is prohibited without the prior
written consent of the Sub-Lessor. It is expressly stated that the Sub-Lessor and TC-Quinta Immobiliengesellschaft m.b.H. give consent
that the Sub-Lessee transfers parts of the subleased area to CeMM – Forschungszentrum für Molekulare Medizin GmbH.

 

The Sub-Lessee undertakes to notify
the Sub-Lessor immediately in writing of the sale, leasing, and any change in the legal and economic potentials in the company.

 

7. Maintenance and use

 

The Sub-Lessee confirms that it has
taken over the Sublease Object in a usable condition. The Sub-Lessee undertakes to maintain the Sublease Object at its own expense, to
properly maintain co-accepted facilities, to replace them if necessary, and to have any damage repaired immediately by the Sub-Lessor
at the expense of the Sub-Lessee. The Sub-Lessee undertakes in particular to obtain the gas line, water line, drainage line, electrical
line, heating and sanitary systems and devices at its own expense and to have any damage rectified immediately by the Sub-Lessor at the
expense of the Sub-Lessee. In any case, the Sub-Lessee waives the right to demand maintenance in the interior of the Sublease Object from
the Sub-Lessor in accordance with § 1096 ABGB. If the Sub-Lessee fails to comply with its maintenance obligation, the Sub-Lessor
may carry out the required work at any time in the Sublease Object at the expense of the Sub-Lessee after a fruitless request and deadline
has been set.

 

The Sub-Lessee must notify the Sub-Lessee
in writing of planned structural changes to the Sublease Object, in particular the preparation of gas, water, drainage, electrical and
heating installations inside or outside the Sublease Object, stating the exact nature and scope of the work. All structural changes require
the prior written consent of the Sub-Lessor and TC-Quinta Immobilienerrichtungsgesellschaft m.b.H., which must be obtained by the Sub-Lessee.
In the course of this coordination, the most appropriate form of processing must also be agreed. In all cases, the Sub-Lessee shall be
responsible for obtaining the required official permits and other documents in a timely manner. The Sub-Lessee must immediately reimburse
all costs incurred by the Sub-Lessor due to the structural changes or other work (also as a result of official requirements). The Sub-Lessor
shall support the Sub-Lessee in the best possible way and to the extent useful or necessary in the procurement of any consent of TC- Quinta
Immobilienerrichtungsgesellschaft m.b.H. as well as in the procurement of the required official permits and other documents.

 

    Page 7/11

     

    

 

The attachment of signs, company boards
and antennas outside the Sublease Object requires the written consent of the Sub-Lessor and TC-Quinta Immobilienerrichtungsgesellschaft
m.b.H. The Sub-Lessee undertakes to dismantle any signs, company boards and antennas it affixes at its own expense in the event of necessary
work and to ensure the subsequent reassembly itself.

 

If the repair of serious damage to the
building is required, the Sub-Lessee is obligated to notify the Sub-Lessor without delay in the event of other damages. The Sub-Lessee
must allow the Sub-Lessor to enter the Sublease Object by the Sub-Lessor or the persons commissioned by the Sub-Lessor for good cause
and to make the leased premises accessible to the Sub-Lessee at reasonable times after prior notification. In the event of imminent danger,
the Sub-Lessor may enter the Sublease Object at any time, even in the absence of the Sub-Lessee. If necessary, the Sub-Lessor will inform
the Sub-Lessee in writing. The replacement of the door lock is not permitted.

 

The Sub-Lessee must permit the temporary
use and modification of its Sublease Object for the execution of maintenance, improvement, modification or construction work if this is
necessary for the execution of maintenance, improvement, modification or construction work on general parts of the building or in other
business premises, as necessary, appropriate and reasonable for the Sub-Lessee. Components, installations or devices that must be accessible
for the purpose of inspection, cleaning, maintenance or repair, such as fireplace doors, water shut-off valves, gas or electricity meters,
heat meters, heaters, supply and disposal lines, etc., must be kept accessible by the Sub-Lessee or made accessible at its own expense
if necessary.

 

In the event that the Sublease Object
cannot be used for a limited period of time due to necessary repairs, the Sub-Lessee undertakes to vacate and waives the reimbursement
of the costs of the replacement quarter, but this only insofar and to the extent that the necessary repair is not due to the wilful or
grossly negligent culpability of the Sub-Lessor. In particular, it waives any legal consequences due to temporary malfunctions or blockages
of the water supply, breakage or blockage of the passenger elevator, the central heating, the gas, electrical and drainage lines, provided
that the Sub-Lessor has not caused this malfunction either intentionally or through gross negligence.

 

    Page 8/11

     

    

 

In the event of temporary unusability of the Sublease
Object due to necessary orders (e.g. in the event of epidemic), the Sub-Lessee shall refrain from deriving any legal consequences from
this.

 

The Sub-Lessor shall only
be liable under exclusion of any warranty claims for damage that the Sub-Lessor incurs if the Sub-Lessor has caused the damage intentionally
or through gross negligence. The Sub-Lessor is not liable to the Sub-Lessee for lost profits or other financial losses. Insofar as the
Sub-Lessor is obligated to pay compensation, the liability is limited to the compensation of the typical damage. Liability for consequential
damages is excluded.

 

Upon dissolution of the sublease, the Sub-Lessee
must return the Sublease Object, including the equipment taken over by it, in the condition in which it took over it. With the approval
of the Veterinary Medical University Vienna and TC-Quinta Immobilienerrichtungsgesellschaft m.b.H., structural changes without claim to
reimbursement of expenses are to be left, unless otherwise agreed in writing. The Sub-Lessee is entitled to remove the equipment financed
by it, provided that this is possible without damage to the substance of the subject matter of the contract.

 

8. House rules

 

The Sub-Lessee declares that it will comply with
the house rules and other usage rules that apply to the Campus Vienna Biocenter 5/ Helmut Qualtinger Straße 6 and to the Veterinary
Medical University Vienna.

 

9. Additional obligations of the Sub-Lessor

 

In the event of a temporary, partial sublease
of the leased property, the Veterinary Medical University Vienna must ensure to TC-Quinta Immobiliengesellschaft m.b.H. that all permits
for the operation of the subtenant have been obtained. The Sub-Lessee must therefore prove to the Sub-Lessor before starting any activity
that all necessary permits for this activity have been obtained.

 

    Page 9/11

     

    

 

Pursuant to the Lease Agreement with TC-Quinta Immobilienerrichtungsgesellschaft
m.b.H., the Veterinary Medical University Vienna must impose all obligations on the Sub-Lessee under this Lease Agreement in such a way
that the Sub-Lessee is jointly and severally liable with the Lessee for all claims of the Lessor TC-Quinta Immobilienerrichtungsgesellschaft
m.b.H.

 

For the purpose of the subject matter
of the sublease, the Sub-Lessee therefore assumes all obligations on the part of the Lessee arising from this Lease Agreement and this
liability for all obligations of the Lessee arising from the Lease Agreement towards TC- Quinta Immobilienerrichtungsgesellschaft m.b.H.
in accordance with the Lease Agreement (Annex 2) between TC-Quinta Immobilienerrichtungsgesellschaft m.b.H. and Veterinary Medical University
Vienna.

 

In the case of the transfer of premises
to CeMM – Forschungszentrum für Molekulare Medizin GmbH, CeMM – Forschungszentrum für Molekulare Medizin GmbH of
the Veterinary Medical University Vienna must also submit the declaration of liability, that CeMM – Forschungszentrum für Molekulare
Medizin GmbH assumes all obligations from this Lease Agreement on the part of the Lessee for the premises used by it and this liability
for all obligations of the University on the part of the Lessee arising from the Lease Agreement towards TC-Quinta Immobilienerrichtungsgesellschaft
m.b.H. pursuant to the Lease Agreement forming an integral part of this Sublease Agreement (Annex 2) between TC-Qärbta Immobilienerrichtungsgesellschaft
m.b.H. and Veterinary Medical University Vienna. The Sub-Lessee is obligated to hand over this declaration to the Veterinary Medical University
Vienna before handing over the premises to CeMM - Forschungszentrum für Molekulare Medizin GmbH.

 

The Sub-Lessee further undertakes to comply with
the agreed purpose of use.

 

10. Confidentiality

 

The Contractual Partners undertake
to maintain secrecy of all information obtained on the basis of this Agreement about internal circumstances and processes at the Contractual
Partners and to maintain secrecy of other technical and economic information about the other Contractual Partner.

 

11. Form requirements

 

Any written or verbal agreements made
before the conclusion of this contract shall become invalid upon conclusion of the contract. Any amendment of this contract can only be
made in writing. Deliveries of any kind shall be made to the address of the Sublease Object with the effect that they are deemed to have
been received by the Sub-Lessee.

 

12. Fees

 

The Sub-Lessee must pay the fees associated with
the contract to the Tax Office for Fees, Traffic Taxes and Gambling and submit an application concerning the legal transaction. The Sub-Lessee
shall bear all public charges associated with the execution of this Agreement and/or reimburse the Sub-Lessor if such charges have been
paid by the Sub-Lessor.

 

    Page 10/11

     

    

 

     

     

    

 

13. Legal provisions

 

The law of the Republic of Austria shall apply
to this contract.

 

14. Copy of contract

 

This Agreement shall be drawn up in two equal
steps, whereby the Sub-Lessor and the Sub-Lessee shall each receive a copy.

 

This contract, including the plan appendix forming
an integral part of the contract, was read and discussed before signing; agreement was reached regarding all contractual conditions.

 

	 	Vienna, on	 06 FEB 2018	Vienna, on	 06 FEB 2018
	 	 	 	 	 
	 	 	 	 	 
	 	For
    the Sub-Lessor:	For
    the Sub-Lessee:
	
    Veterinary medicine

    University of Vienna

     

    Resource Facilitator

     

    Veterinärplatz 1, 1210 Vienna
	Vienna Medical School		
     

     

	
     

    T+43 1 250 77-1320

    F+43 1 250 77-1090

     

	 	 	 	 	 	 	 	 

 

Annex 1: Site plan

 

Annex 2: Lease Agreement TC Quinta Immobilienerrichtungsgesellschaft.
m.b.H.

 

    	 	 	Page 11/11

     

    

 

ADDENDUM TO THE SUBLEASE AGREEMENT

 

concluded between

 

University of Veterinary Medicine Vienna

Represented by the rector of the University of
Veterinary Medicine Vienna Veterinärplatz 1

1210 Vienna, Austria

(the “Lessor”)

 

and

 

Allcyte GmbH

FN 465200v

Campus Visa Biocenter 5

1030 Vienna, Austria

(the “Subtenant”)

 

As of the reference date 01.12.2019, the currently existing sublease
agreement between Lessor and Subtenant dated 06.02.2018 will be amended in the points listed here. In all other points, the sublease agreement
remains unaffected in its validity.

 

Supplement to

1.            Sublease
Object:

 

The following space is rented from the
business premises in the building 1030 Vienna, Campus-Vienna-Biocenter 5 / Helmut-Qualtinger-Gasse 6, EZ 4354, plot no. 2847/5 on level
3, in addition to the areas already mentioned in the existing sublease agreement:

 

	Room number	Designated use	Area [m2]
	 	 	 
	3015	Biiro	15,34

 

The additional rental object is included
and marked in the attached site plan, which forms an integral part of the addendum.

 

This increases the total use area of
the sub-lessee to 426.18 m2. Only this listed area is the subject of the sublease.

 

4.            Sublease
rent:

 

The sublease rent is thus newly for
the administrative areas EUR 2,619.91 (EUR 19.00/m2) per month, for the laboratory areas EUR 8,216.27 (EUR 28.50/m2) per month and for
the jointly used areas EUR 2,323.93 per month. The monthly sublease payment for the areas is thus EUR 13,160.11. In addition, there are
also monthly aliquot additional costs as defined under point 5 of the sublease agreement dated 06.12.2018. This amount does not include
VAT. The price information per square metre refers to the status of the conclusion of the existing sublease agreement dated 06.02.2018.
Any index adjustments made to date are not taken into account.

 

     

     

    

 

Supplement to

 

7.            Maintenance
and use:

 

In order to guarantee the Sub-Lessee
access to the additional room 3015, an exchange of the necessary door cylinders is permitted, provided that other parties remain unaffected
by this. The Sub-Lessee shall assume the costs for this.

 

	Vienna, on	 19/11/2019	Vienna, on	 15 Nov 2019
	For the Sub-Lessor:	For the Subtenant:

 

 

	
    University of Veterinary Medicine

    Vienna

    Vice rectorate for resources

    Veterinärplatz 1, 1210 Vienna
	 	 
	Medical

 Centre of

 Vienna	
	
    +43 1 25077-1320

    rektorat@vetmeduni.ac.at

	 	 	 	 	 	 	 	 	 	 

     

     

    

 

ADDENDUM 2 TO THE SUBLEASE AGREEMENT

 

concluded between

 

University of Veterinary Medicine Vienna

Represented by the President of the University
of Veterinary Medicine Vienna

Veterinärplatz I 1210 Vienna

(the “Lessor”)

 

and

 

Allcyte GmbH

FN 465200v

Campus Visa Biocenter 5

1030 Vienna, Austria

(the “Sub-Lessee”)

 

As of the reference date 01.11.2020, the currently
existing sublease agreement between Lessor and Sub-Lessee dated 06.02.2018, last adapted by Addendum 1 dated 19.11.2019, will be amended
in the points listed here. In all other points, the sublease agreement remains unaffected in its validity.

 

Supplement to

 

3.            Rental
period:

 

The first section
of point 3 (lease period) of the original lease agreement is supplemented or amended as follows:

 

“The sublease
relationship begins on 01.03.2018. The sublease relationship ends automatically on 15.12.2022 by the end of time. By mutual agreement,
this tenancy can extend to 31.12.2022.

 

The Sub-Lessee must ensure that the
premises are handed over to the Lessor swept clean at the latest on the day of the time. Otherwise, EUR 500.00 net will be charged to
penalty for each day exceeded at the agreed rent valid until then (aliquot; monthly rent of 30 days).

 

The Sub-Lessee shall bear all costs
that the Lessor incurs if the Lessor has to vacate the premises at its own expense (e.g. costs for vacating and storing the objects available
in the leased property by professionals). Penal payments already made can be offset. In this case, the payment obligation shall end only
after collection of all items. If this should not occur within a reasonable period of time, but at the earliest after one month, the Lessor
is free to use the items within the meaning of § 1101 ABGB to cover its expenses.

 

In the event that the Sub-Lessee concludes
a lease agreement with the owner of the property with regard to the leased premises, the leased property does not have to be vacated.
This circumstance must be reflected in the new lease agreement. In such a case, the Sub-Lessee must notify the Lessor of this circumstance
no later than one month before the end of the sublease relationship and must submit the future lease agreement, legally signed by both
parties. The Lessor may not incur any costs or damages of any kind in this arrangement; otherwise, the Sub-Lessee must pay for these.

 

     

     

    

 

For clarification, it is stated that the further paragraphs of point
3 do not change.

 

	 	Vienna, on	02 NOV 2020	Vienna, on	04-NOV-2020
	 	 	 	 	 
	 	For the Sub-Lessor:	For the Subtenant:
	 	 	 
	 	 	 
	 	 	
    Dr Manuela Raith, MBA

    Vice-Rector for Resources
	 
	
    University of Veterinary Medicine

    Vienna

    Vice Rectorate for Resources

     

    Veterinärplatz 1, 1210 Vienna
	 	 	
    Nikolaus Krall

     

    CEO

     

    Allcyte GmbH

	Medical 

Centre of

 Vienna	
	
    +43 1 25077-1320

    rektorat@vetmeduni.ac.atExhibit 10.15

 

LEASE AGREEMENT

 

	1.     Lessor:	HG 3 Beteiligungsverwaltung GmbH & CoKG
	 	FN 501241 w
	 	 
	 	Rotenturmstrasse 13/4th floor, 1010 Vienna
	 	 
	2.     Lessee:	Alphaexscientia Beteiligungs GmbH
	 	 
	 	FN 561674 t
	 	 
	 	Vienna Biocenter 5, 1030 Vienna
	 	 
	3.     Rental property:	2965 m2 office space on the 3rd floor
	 	 
	 	116 m2 storage areas in the basement
	 	 
	4.     Start of the lease:	the first day of the month following the takeover of the rental properties, at the earliest 01/10/2022, at the latest 01/01/2023. The regulations agreed under 3.1.2 apply in the event of delays beyond 01/10/2022.
	 	 
	5.     Term of lease:	for a limited period of time at the end of the seventh year following the start of the lease, the tenancy ends without the need for termination, upon takeover on 01/10/2022 at the end of 30/09/2029.
	 	 
	6.     Rent:	The rent is composed of the flat-rate rent in the amount of EUR 47,510.75 net per month plus operating and ancillary costs in accordance with point 7 and VAT in the (respective) statutory amount
	 	 
	7.     Current operating and ancillary cost discounts:	current account operating and ancillary costs general parts: EUR 9,127.00/month net plus VAT in the statutory amount.
	 	 
	8.     Indexation:	Main rent index CPI 2020 = 100
	 	 
	 	Reference month: the month of conclusion of the Agreement

 

     

     

    

 

	9.     Use:	exclusively for use for office purposes (and storage purposes in the basement) in compliance with all statutory and official regulations that do not lead to the pre-tax exclusion
	 	 
	10     .Security deposit:	3 Gross monthly rent (consisting of flat-rate rent as well as operating and ancillary cost discounts plus VAT) in the form of an abstract bank guarantee, that is EUR 203,895.90
	 	 
	11.     Fee assessment basis:	EUR 5.709,085.20
	 	 
	12.     List of Appendices:	Layout plan Appendix 1.2
	 	 
	 	Rental space office floor basic fit-out 3rd floor Appendix 1.2.1.
	 	 
	 	Furniture concept 3rd floor Appendix 1.2.1.1.
	 	 
	 	Floor plan of basement Appendix 1.2.3.
	 	 
	 	Company names Appendix 1.5
	 	 
	 	Construction and equipment description Appendix [1.7.1]
	 	 
	 	Warranty provisions GU-TGA (General Contractor-Technical Building Installations) Appendix 1.7.1.a.
	 	 
	 	Warranty provisions GU-TGA (General Contractor-Building) Appendix 1.7.1.b.
	 	 
	 	Sample Bank Guarantee Appendix4.6.1

 

    	 	- 2 -	 

     

    

 

	1.	

Rental property

 

		1.1.	The Lessor is the sole owner of the property EZ6702, land register01613, Floridsdorf District Court, with
the properties no. 1572/3 and 1572/5 and address 1210 Vienna, Siemensstrasse 89 (“Property”), as well as the building to be
newly built on it with a legally valid building permit notice dated 27/04/2020, in which the leased property is/will be located.

 

It is noted that a department of the
newly created plot 1572/7 (construction site B) and the creation of a new deposit number based on the survey certificate of DI Meixner,
GZ 19475c dated 29/03/2021, will take place for the garage even before the completion of the rental property.

 

		1.2.	The Lessor leases and the Lessee leases in this building to be newly constructed, the areas described
in more detail in Appendix 1.2. on the third floor as well as a warehouse in the basement floor (“rental property”). The rental
property is shown in red in the site plan Appendix [1.2.1].

 

		1.3.	The leased property is located in a building that is newly constructed on the basis of a building permit
issued after 30 June 1953 without the aid of public funds (§ 1 para. 4 no. 1 MRG (Tenancy Law)). The leased property itself
was constructed after 31 December 1967 without the aid of public funds. The present tenancy is therefore only subject to the termination
restrictions of the MRG.

 

		1.4.	Only the interior space, but not outdoor areas, is leased for exclusive use by the Lessee.

 

		1.5.	The Lessee is entitled to affix company designations according to Appendix [1.5] to the
areas to be designated by the Lessor. The business signs of the Lessee must be uniformly designed in accordance with the guidelines separately
announced by the Lessor. The costs and risk for any official permits to be obtained shall be borne by the Lessee.

 

In the event of structural changes or
maintenance and repair work, the Lessee undertakes, if reasonable, to remove and store its business signs at its own expense and to reattach
them after completion of the work. In any case, the Lessee must also remove these business signs at the end of the Agreement at its own
expense, while at the same time remedying any damages incurred as a result.

 

		1.6.	Usable area of the leased property: the usable area of the leased property relevant to rent and operating
and ancillary costs (leased area) is based on provisional figures at the time of conclusion of the Agreement on the basis of ÖNorm
(Austrian set of standards) 1801 and is based on the site plan Appendix [1.2.1] and the usable area list according to Appendix
[1.6a]. After completion of the building, the Lessor shall provide an expert report on the usable area at its own expense by a
state-authorised civil engineer for surveying, which is to be prepared on the basis of ÖNorm 1801. On the basis of this report, the
Lessor shall determine the usable areas of the building. In the event of deviations of the actual dimension from the aforementioned planned
dimension to the extent of more than +/- 5% and thus the usable area, the rent and the operating and ancillary costs change accordingly;
changes of up to +/- 5% are not to be taken into account.

 

		1.7.	Condition and equipment of the rental property

 

		1.7.1.	The equipment of the leased property can be found in the building and equipment description Appendix
[1.7.1]. The condition corresponds to the conditions required by the building authorities for issuing the building permit. The
Lessee must obtain any additional permits (in particular also those from the trade authorities) that result from the respective specific
use by the Lessee in a timely manner and provide proof to the Lessor at its own expense. Any resulting costs and measures shall be borne
by the Lessee at its own expense.

 

    	 	- 3 -	 

     

    

 

The Lessor was granted warranties by
the companies used for the construction of the building, which result from the extracts from the GU-TGA part and the GU-Bau part (Appendix
1.7.1.a and 1.7.1.b.). The Lessor grants the Lessee warranty claims to the same extent as described in Appendices 1.7.1.a and 1.7.1.b.
Within this framework, the Lessor guarantees that the leased property has been constructed in accordance with the building and equipment
description (Appendix 1.7.1.). In addition, however, the Lessor does not provide any guarantee for a specific condition, a specific condition
or property (in particular sound insulation) or a specific possible use of the leased property.

 

		1.7.2.	If the authorities should impose new requirements that arise from the business activity of the Lessee
after the handover of the leased property, the Lessee must fulfil these at its own expense. All other requirements of the authorities,
insofar as they relate to other rental properties or the general parts of the property and are not exclusively caused by the business
activity of the Lessee, must be fulfilled by the Lessor at its expense.

 

		1.7.3.	The building and equipment description in accordance with Appendix [1.7.1] was discussed
in detail with the Lessee before the conclusion of this Lease Agreement and coordinated in detail. The Lessee confirms that these two
descriptions are suitable for its purposes and needs.

 

In the course of further planning and
the execution of the office and business building, changes may arise to the plans and/or the building and equipment description, which
are continuously brought to the Lessee's attention. The Lessee is entitled to reject planned changes in a justified manner, provided they
are not due to legal or official requirements or if they are not insignificant changes or deviations. In this case, agreement must be
reached between the contractual parties. The amended plans and/or construction and equipment description shall form an integral part of
this Agreement. In any case, however, the Lessee must accept surface area deviations of up to (including) plus/minus five percent.

 

		2.	Duration of Agreement

 

		2.1.	The lease shall begin at the time specified in point [4.] of the cover sheet. The contractual payment
obligations of the Lessee also begin at this time. The tenancy is concluded for a certain period and ends without requiring a termination
at the end date stated in the cover sheet.

 

		2.2.	Extraordinary early termination of the Agreement

 

		2.2.1.	Each contractual party is entitled to premature termination of the Agreement if the other contractual
party grossly or persistently violates the Agreement (despite registered reminder and setting of a grace period) or for other reasons
provided for in this Agreement.

 

The Lessor is entitled to declare
the early cancellation of the lease agreement for the reasons of § 1118 ABGB (Civil Code of Austria). In the event that the
leased property is completely or partially destroyed by a circumstance covered by an existing insurance policy and the Lessor
declares within one month, to rebuild the leased property, the parties shall, to clarify the question, whether the reconstruction
can take place within one year from the (partial) destruction of the leased property, by mutual agreement appoint an independent
civil engineer responsible for building construction or a generally sworn court expert for the construction industry. In the event
that the civil technician/expert comes to the conclusion that the reconstruction cannot be completed within one year, the Lessee may
immediately terminate the Lease Agreement prematurely. In the event that the reconstruction can take place within one year, the
Lessee may terminate the lease agreement prematurely only if the reconstruction has not actually been completed within one year of
(partial) destruction. Irrespective of any possible early dissolution, the Lessee is entitled to a rent reduction claim without
restriction in accordance with § 1096 ABGB.

 

    	 	- 4 -	 

     

    

 

		2.2.2.	If the lease relationship is prematurely terminated by the Lessor for a reason for which the Lessee is
responsible and the leased property is empty until the originally agreed end of the lease agreement or it can only be rented at a lower
rent, then the Lessee must transfer the leased property as described under [6.4] “Provision” and to pay to the Lessor the
existing difference to the Lessor up to the end of the term, if applicable, in accordance with point 4. monthly net rents to be paid and
pro rata operating costs. The Lessor is obliged to reduce the damage.

 

		2.2.3.	The Lessee is entitled to terminate the lease relationship if the leased property becomes unsuitable for
use for longer than two months due to the fault of the Lessor despite a written request to the Lessor to restore the contractually compliant
condition within a reasonable period of time.

 

		2.2.4.	The declaration of termination submitted by registered letter from one of the contractual parties to the
address of the other contractual party last communicated to it shall terminate the contractual relationship with immediate effect.

 

		3.	Handover of the rental property

 

		3.1.	Handover

 

		3.1.1.	The handover and acceptance of the rental property shall take place at the latest at the time specified
in the cover sheet in the condition according to Appendix [1.7.1] The exact handover date shall be communicated by the Lessor
in writing no later than six weeks before the planned handover.

 

		3.1.2.	The handover is only deemed to be on time if the rental property is handed over in its entirety. In the
event of a delay in the handover date, the latest handover date shall be deemed to be 31/12/2022, whereby a penalty in the amount of one
net monthly rent per commenced month is to be paid to the Lessee from the delay (01/10/2022). In the event of a delay beyond 01/01/2023,
the Lessee shall be entitled to a right of withdrawal with a final grace period of four weeks. An early handover before the planned date
is permitted if the Lessee is informed in writing three months before the handover.

 

		3.1.3.	The Lessee is obligated to take over the leased property at the date announced by the Lessor, unless the
use of the leased property is objectively impossible due to significant defects that prevent the intended use.

 

    	 	- 5 -	 

     

    

 

		3.2.	Handover report/ready for handover/arbitrator

 

		3.2.1.	A written handover protocol must be prepared for the handover of the rental property on the day of handover
and signed by the contractual parties. In this protocol, any defects of the executions or equipment to be provided by the Lessor must
be recorded and the Lessor is then obligated to remedy any defects within a reasonable period at its own expense. If the remedy is not
done in a timely and proper manner by the Lessor, the Lessee has the right to commission the replacement at the expense of the Lessor.
In this case, the prohibition of offsetting pursuant to point [4.8.] of this Agreement does not apply. If minor deviations from the building
and equipment description or minor defects that do not significantly impair use are found, the Lessee may not refuse to accept them, irrespective
of its other rights.

 

By signing the handover report, the
Lessee shall finally acknowledge the appropriateness of the agreed rent.

 

		3.2.2.	If the contractual parties are unable to agree on their existence or non-existence within four weeks after
the Lessor has announced the transfer readiness, this must be determined by DI Heinz Kropiunik (aetas Ziviltechniker GmbH) as arbitrator
for both contractual parties. If the arbitrator cited above is – for whatever reason – not available, the arbitrator must
be selected and appointed by the respective President of the Vienna Bar Association from the list of the experts for the construction
industry registered with the Vienna Higher Regional Court. The arbitrator is entitled to consult sub-experts.

 

It is agreed that the arbitrator must
have a liability insurance with a coverage sum of at least EUR 5,000,000.00. The costs of the arbitrator, including the costs for the
coverage of a corresponding liability insurance, shall be borne by the party whose argumentation is rejected by the arbitrator, unless
this party determines a different division for reasons of equity. The contractual parties are obligated to make advance payments at the
request of the arbitrator.

 

This agreement is deemed to be an arbitrator
Agreement.

 

If the arbitrator determines the existence
of the transfer maturity, the Lessee is obligated to take over the rental property. If the arbitrator decides that the rental property
is ready for handover within the meaning of this Agreement, the handover and takeover shall be deemed to have been completed on the day
on which the Lessor requested the Lessee to take over (ex tunc).

 

		3.2.3.	The Lessee shall be entitled to claims for damages against the Lessor to the same extent as these were
granted to the Lessor by the companies it used for the construction of the building. With regard to a delayed handover [Point 3.1.2],
the Lessee is also entitled to claims for damages to the same extent, insofar as the delayed handover is the responsibility of the Lessor.
Any further claims against the Lessor, in particular for lost profit, cannot be made. In the event of termination of the Agreement for
the reasons specified under point 3.1.2, all services rendered mutually with regard to the validity of this Agreement must be reversed.

 

    	 	- 6 -	 

     

    

 

		3.3.	Keys/code cards

 

		3.3.1.	The handover of keys and code cards as well as their number (at least 50 pieces) is noted in the handover
protocol. Additional keys/code cards may be made by the Lessor at the request of the Lessee against reimbursement of the costs plus a
reasonable processing fee. The transfer of keys/code cards of the Lessor may only be made to employees of the Lessee.

 

		3.3.2.	Keys/code cards handed over by the Lessor or that are also reproduced by the Lessee with the consent of
the Lessor must be returned in full after the end of the Agreement without the Lessor being obligated to pay compensation. If a change
to the locking system is necessary due to the loss or theft of a key/code card, the Lessee must bear all associated costs or reimburse
the Lessor. The same applies at the end of the lease relationship if the Lessee cannot hand over all keys/code cards in full.

 

		4.	Rent, operating and ancillary costs

 

		4.1.	Rent

 

The rent specified in point [6.] of
the cover sheet is agreed by the contractual parties and is described by both parties as appropriate.

 

		4.2.	Indexation

 

		4.2.1.	The indexation (value protection) of the sublease is expressly agreed as follows:

 

The consumer price index published by
STATISTIK AUSTRIA 2020 = 100 or an index replacing it serves as the primary calculation measure. The reference figure is the index number
announced for the month specified in point [8.] of the cover sheet.

 

The index adjustment is done once a
year by comparing the index number of the consumer price index 2020 announced for September of the respective calendar year. The
rent shall then be adjusted from the 1st January of each year. It is expressly agreed that a decrease in the rent is also taken into
account in the adjustment, whereby a decrease under the rent agreed in accordance with point 4 (minor interest at the time of the signing
of the Agreement) is excluded. The index number relevant for the index adjustment then forms the starting basis for the next index adjustment.
The change is credited at 100%.

 

If the index of the consumer prices
is no longer published, the (successor) index announced by an official body shall be deemed to be the basis for the indexation that most
closely corresponds to this index.

 

If no equivalent successor index is
announced or a binding to an index is no longer possible or permissible for legal or factual reasons, the change in purchasing power must
be determined by an expert to be appointed by mutual agreement between the contractual parties according to the principles that were last
applied by STATISTIK AUSTRIA, so that the purchasing power of the originally agreed amount is maintained. If the contractual parties do
not agree on the person of such an expert within four weeks, the respective president of the Vienna Bar Association appoints him at the
request of each contractual party.

 

    	 	- 7 -	 

     

    

 

The costs of the arbitrator shall be
borne by the part whose argumentation is rejected by the arbitrator, unless the arbitrator determines a different division for reasons
of equity.

 

This agreement is deemed to be an arbitrator
agreement.

 

		4.2.2.	The Lessor's right to request an increase in the rent for the past due to the change in the index figures
or the purchasing power shall only expire if this right is not asserted within three years from the relevant index change or the Lessor
waives it in writing. However, a failure to assert the indexation does not mean a waiver of future indexation.

 

		4.3.	Operating and ancillary costs

 

		4.3.1.	The Lessee is obligated to pay the rent as well as the proportionate operating and ancillary costs of
the property and the associated systems, facilities and areas, including VAT, from the time specified in point [4.] of the cover sheet.

 

		4.3.2.	Operating costs (in the sense of building operating/management and consumption operating costs of the
property, the building and the associated systems, facilities and areas) include:

 

		a.	public levies, taxes and fees in the respective prescribed amount relating to the property and the building;

 

		b.	the costs of supply and disposal with water, gas, (remote) heat and cooling as well as electricity from
the public networks (including fees and costs incurred by the inspections of the lines required according to the delivery conditions)
as well as the costs of gauging, maintenance and reading of measuring devices;

 

		c.	the costs of the regular smoke trap sweeping due to the sweeping order, the costs of sewer removal, waste
removal or waste disposal and pest control; with regard to waste disposal, each tenant must dispose of commercial or hazardous waste that
is not normal general household or office waste separately and at his/her own expense; the same applies if a tenant causes continuously
above-average waste quantities due to his/her business operations;

 

		d.	the costs of supplying the general parts with electricity, heat and cooling, air, water and gas;

 

		e.	the costs of the reasonable insurance of the building (based on the replacement value), against power
damage, storm damage, glass breakage, burglary, business interruption, fire damage (fire insurance), the legal liability of the home owner
(liability insurance), damage to tap water, including corrosion damage, against damage to parts of the equipment, such as certain machines
and systems; the Lessee undertakes to join a global insurance agreement against comprehensive damages at the request of the Lessor;

 

		f.	the – like the main rent, value-secured – costs of administration and facility management
as well as the proportionate costs of the superordinate district management, including the associated costs for district app, central
booking and information systems, etc.;

 

    	 	- 8 -	 

     

    

 

		g.	the reasonable expenses for house care, including (land and maintenance) cleaning, maintenance of the
general parts, the exterior of the façade, the support of the pavements and traffic routes that fall under the care of the property
owner, including winter service, as well as the supervision of the house and the property;

 

		h.	the costs of operating the communal systems (including the energy costs of the associated systems and
consumption of them in general parts and rental properties, meter proving and energy management), i.e. in detail: passenger lift, the
joint heating and cooling supply system, trash press heating systems, bell and intercom system, cooling unit, fire alarm and lightning
protection/fire protection equipment, costs of the fire protection officer, of the smoke and heat extraction system, the safety lighting
system, the fire extinguishing systems and fire extinguishers, of the water treatment systems, of the regulatory system, the safety technology
and lighting system, of the smoke and heat extraction system, of the video surveillance system, of the time recording system, of the access
control system, the (TUS) alarm systems, the property radio system, of the sprinkler system, the conveyor and lifting systems, of the
escalators, of the RWA system (smoke and heat exhaust ventilation system), of the solar, Geothermal power plants and wind turbines, the
communication systems, the emergency power system, the lighting, of the compensation system, of the doors, gates and fire doors, or the
building control system;

 

		i.	the costs for the ongoing care and care of green and garden facilities, watering and drainage or replacement
planting.

 

		4.3.3.	The proportionate ancillary costs include all expenses incurred by the Lessor for the maintenance, maintenance,
repair, servicing and operation of the property, the office and business building and the associated areas and facilities (if these are
not serious damages to the building to be borne by the Lessor). These include in particular:

 

		a.	the costs of the implementation of government orders issued in connection with the proper operation/proper
use of the leased property and the building (this is exclusively insofar as the requirements arise from the business activity of the Lessee);

 

		b.	the costs of cleaning and maintaining all open spaces, access and entry routes, passageways, parking spaces,
loading bays, fences, illuminated signs, collective signage systems or information and business signs inside and outside the building,
including personnel costs in this regard;

 

		c.	the costs of maintenance, repair, repair and repair as well as replacement of the gas, water, electricity
as well as district heating and cooling lines (insofar as they are not laid in the building substance and it is not serious damage to
be borne by the Lessor);

 

		d.	the costs of maintenance, repair, repair and repair as well as renovation of the communal systems (including
the energy costs of the associated systems and consumption of them in general parts and rental properties, meter proving and energy management),
i.e. in detail: passenger lift, the joint heating and cooling supply system, trash press heating systems, bell and intercom system, cooling
unit, fire alarm and lightning protection/fire protection equipment, costs of the fire protection officer, of the smoke and heat extraction
system, the safety lighting system, the fire extinguishing systems and fire extinguishers, of the water treatment systems, of the regulatory
system, the safety technology and lighting system, of the smoke and heat extraction system, of the video surveillance system, of the time
recording system, of the access control system, the (TUS) alarm systems, the property radio system, of the sprinkler system, the conveyor
and lifting systems, of the escalators, of the RWA system (smoke and heat exhaust ventilation system), of the solar, Geothermal power
plants and wind turbines, the communication systems, the emergency power system, the lighting, of the compensation system, of the doors,
gates and fire doors, or the building control system;

 

    	 	- 9 -	 

     

    

 

		e.	the costs of operation and maintenance, repair and servicing as well as renovation (including the energy
costs of the associated systems and consumption of these in general parts and rental properties, meter calibration and energy management)
of the safety and monitoring systems, Access and access control systems, opening and closing systems, of the ventilation systems, air
conditioning systems, toilet and wet groups, switchboard, speakers, music systems, Information statuses, other outdoor facilities,
illuminated lettering systems, fences, collective signage systems, Information and business signs inside and outside the building,
also in the public traffic area, flagpoles or flags and the like, which do not relate to individual tenants, but refer to the entire one;

 

In this context, the Lessor and the
Lessee shall record that in the sense of this point [4th 3] of this Agreement under “Renewal Costs”, which the Lessee must
bear, the costs are not to be understood, which, in accordance with the manufacturer's instructions, are replaced by a necessary complete
replacement a) of the gas, water, current, district heating and refrigeration systems within the meaning of point [4.3 c] or b) of the
communal facilities within the meaning of point [4.3 d] of this Agreement or c) of systems and facilities within the meaning of point
[4.3 e] of this Agreement; the costs of such a possible exchange shall thus be borne by the Lessor.

 

		4.3.4.	The operating and ancillary costs specified in point [4.3.] of this Agreement shall be borne as follows:

 

		4.3.4.1.	The operating and ancillary costs that can be clearly and exclusively assigned to a specific rental property
are to be borne solely by the Lessee.

 

		4.3.4.2.	If there are deviations in a comparison between the main meter of the building and existing sub-meters,
the calculations are made according to the consumption of the main meter in the ratio of all intermediate meter with respect to the total
consumption of the building.

 

		4.3.4.3.	All other operating and ancillary costs are to be allocated to the usable areas of the building, insofar
as this is objectively, organisationally and technically justified, and divided among the tenants of the area formed by this allocation
in the ratio of the leased other usable areas used by the Lessor or not leased despite their rentability.

 

		4.3.4.4.	All operating and ancillary costs not attributable in accordance with point [4.3.4.1.] or point [4.3.4.2.]
are to be borne by the Lessee in proportion to the usable area of the respective rental property to the total usable area of all rentable
properties.

 

		4.3.4.5.	If the Lessee does not make use of the use of common systems, facilities and areas, this does not release
it from the obligation to bear the proportionate operating and ancillary costs, unless the Lessor has expressly agreed in writing in advance.

 

		4.4.	Operating and ancillary cost account and settlement

 

    	 	- 10 -	 

     

    

 

		4.4.1.	Together with the payment of the monthly rent, the Lessee shall also make appropriate monthly advance
payments on the expected operating and ancillary costs, divided into the operating and ancillary costs of general parts and the consumption-dependent
Lessee-specific energy operating and ancillary costs, plus the respective statutory VAT.

 

		4.4.2.	The current operating and ancillary cost discounts for the building are as follows:

 

EUR 9,127.00 net p.m. plus statutory
VAT.

 

		4.4.2.1.	Operating and ancillary costs for general parts: in accordance with point [7.] of the cover sheet

 

		4.4.2.2.	Lessee-specific energy, operating and ancillary costs: according to point [7.] of the cover sheet

 

The tenant-specific energy, operating
and ancillary costs include heating, cooling, ventilation and water of the rental property, the energy costs (electricity, heat/cold,
water) of the associated building technology systems as well as the maintenance, repair, repair and maintenance as well as renovation
of associated systems (insofar as these do not fall under the Lessor's maintenance obligation), insofar as direct purchase Agreements
are not concluded by the Lessee for their purchase.

 

		4.4.3.	The actual operating and ancillary costs shall be billed annually by the Lessor or the company commissioned
with the management of the building no later than 30/06 of the following year.

 

		4.4.4.	Even if the lease relationship is terminated, the invoicing is done until the end of the lease agreement
exclusively at the time of the annual operating and ancillary costs statement.

 

		4.4.5.	If there is a surplus in favour of the Lessee from the annual statement, this surplus amount is to be
offset by the Lessor against the next provision(s) or offset against any existing payment arrears of the Lessee; any additional payments
are to be made by the Lessee within two weeks after the provision at the latest.

 

All invoices and account charges by
the Lessor/in the name of the Lessor are deemed to be recognised by the Lessee if objections justified in writing have not been raised
by the Lessee within three months after receipt. The Lessee is entitled to inspect the accounting documents within this period at the
registered office of the company commissioned with the administration and to make copies at its own expense. Claims that are not asserted
within a period of three months after receipt of the invoice expire with the expiry of the period.

 

		4.5.	Costs to be paid directly by the Lessee

 

All costs incurred in the rental property
itself (such as in particular for cleaning, electricity, telephone, internet, radio) are to be paid by the Lessee directly to the respective
supplier or service provider. The Lessee is required to conclude direct contracts with the individual suppliers or providers for such
costs, if possible. If such costs are nevertheless prescribed to the Lessor, the Lessee undertakes to pay within 14 (fourteen) days after
the specification including submission of copies of invoices.

 

It is noted that the connection with
fibre optic lines up to the provider room in the basement of the rental property and further up to the LAN rooms in each rental unit is
made and operated by Magenta. It is the Lessee's responsibility to make a direct agreement with Magenta for the internal design of LAN/WLAN
and internet within the rental unit. In the event that the Lessee wishes to commission another provider to supply the rental unit, this
provider must directly conclude an agreement with Magenta on the use of the lines from Magenta to the respective LAN room. In this case,
Magenta is obligated to provide the transmission lines with a market-compliant fee.

 

    	 	- 11 -	 

     

    

 

		4.6.	Security deposit

 

		4.6.1.	The Lessee shall provide a security deposit at the latest three months prior to the planned transfer date
in the amount specified under point [10.] of the cover sheet in the form of an abstract, unconditional and irrevocable bank guarantee
that is to be paid out on first call-off, subject to Austrian law (sample Appendix .[ 4.6.1]) of a bank acceptable
to the Lessor to secure all claims of the Lessor arising from this tenancy.

 

		4.6.2.	The bank guarantee must have a term of at least seven years plus six months and must be adjusted accordingly
within 14 (fourteen) days at the request of the Lessor in accordance with any increase in the main rent due to the indexation or the operating
and ancillary cost account.

 

		4.6.3.	In the event of a shorter term of the guarantee, the Lessee must hand over an extension of this bank guarantee
to the Lessor no later than six months before its expiry for a further three years or provide another equivalent bank guarantee, otherwise
the Lessor is entitled to draw the bank guarantee and convert it into a cash deposit. If the Lessor makes use of the security deposit,
the Lessee is obligated to replenish it at the request of the Lessor within a maximum of 14 (fourteen) days. The Lessor is entitled to
clarify even before the end of the lease relationship, to cover due claims of any kind against the Lessee from or in connection with the
lease relationship from the security deposit.

 

		4.6.4.	In the event of termination of the tenancy, with the contractual provision of the leased property, an
amount of ten percent (“ensuring”) for gross, operating and ancillary costs not yet finally invoiced will be retained by partial
drawing (cash deposit) or deposited by the Lessee in the form of a new, reduced bank guarantee and will be retained by the Lessee as security
until the first of the termination of the tenancy. After submission of the annual operating costs statement and repayment of any additional
claims within two weeks, any remaining amount from the guarantee must be paid out to the Lessee without interest. Any (partial) use of
the security amount must be invoiced by the Lessor.

 

		4.6.5.	In the event of a change of ownership of the property, the Lessee shall ensure at the request of the Lessor
that the bank guarantee is issued in a timely manner to the new owner, otherwise the Lessor is entitled to draw the bank guarantee and
convert it into a cash deposit.

 

		4.7.	Value added tax

 

The Lessee acknowledges that, as a result
of the new version of § 6 para. 2 UStG (VAT Act) by the 1st StabG (Economic Stability and Growth Law) 2012, the Lessee can only claim
an input tax deduction for those investments and costs that it spends on the leased property, as long as the Lessee uses the leased property
almost exclusively (more than 95 percent) to achieve revenue that does not exclude the input tax deduction. According to the aforementioned
statutory provision, the Lessor must also prove these prerequisites. For this reason, the business activity to be carried out in the rental
property was specifically defined under point [9.] of the cover sheet, which entitles the Lessee to deduct input tax. If the Lessee wishes
to change the business activity carried out to achieve sales in the leased property in such a way that it wishes to achieve more than
five percent of the total sales in the leased property with activities that exclude a deduction of input tax, it undertakes to bring this
intention to the Lessor's attention in writing, but at least three months before the commencement of such activity.

 

    	 	- 12 -	 

     

    

 

In the event of such a change in the
previously agreed type of use of the rental property and the overall entrepreneurial activity carried out by the Lessee in the rental
property, the last net amount of rent and operating and ancillary costs paid by the Lessee shall be increased by the previously shown
amount of the previously indicated amount of the type of use, pro rata VAT in the respective statutory amount attributable to rent and
operating and ancillary costs, so that a monthly, VAT-exempt total payment (gross = net), which corresponds to a monthly total payment
including VAT.

 

The Lessee shall therefore pay an amount
corresponding to the VAT with regard to the loss of the input tax deduction. The Lessee shall also compensate the Lessor for any pre-tax
payments that may be made on its usable area on a pro rata basis from the reinvoices for acquisition or production costs, capitalised
expenses or major repairs regulated in § 12 par. 10 UStG within the legally prescribed pre-tax adjustment period, each year at the
due date.

 

It is mutually agreed that this notification
obligation of the Lessee constitutes a very fundamental contractual obligation, since its omission or the change of the business activity
carried out in the leased property in the above-mentioned sense would have very serious economic effects on the Lessor: In this case,
the input tax deduction previously made in good faith on a pro rata basis from the Lessee could be withdrawn retroactively made in good
faith until then, and it would only have to - without the appropriate calculation of the economic consideration of the Lessee - be based
on a unilateral, change to its entrepreneurial type of use of the rental property made without approval, (activity excluding input tax
deduction in the amount of more than five percent of the total activity), repay the input tax amounts deducted on the basis of the original
agreement to the tax authority. Any violation of this notification obligation therefore entitles the Lessor to terminate the existing
lease agreement with immediate effect. It is noted that the Lessor has calculated and agreed in the present form the rent settlement agreed
in the present lease agreement on the basis of the exercise of an activity of the Lessee in the leased property, which almost exclusively
entitles to deduct input tax.

 

		4.8.	Offsetting

 

Any offsetting of any claims of the
Lessee against the Lessor's claims arising from or in connection with the lease relationship and its termination is expressly excluded
- unless mandatory statutory provisions oppose this or the claims are acknowledged in writing by the Lessor or established by the courts.

 

		4.9.	Legal lien of the Lessor

 

The statutory right of lien of the Lessor
pursuant to § 1101 ABGB to all items brought in is contractually extended to all claims of the Lessor arising from or in connection
with this tenancy and its termination.

 

		4.10.	Due date

 

    	 	- 13 -	 

     

    

 

		4.10.1.	The agreed rent and the operating and ancillary cost discounts prescribed by the Lessor are due in advance
on the fifth day of each calendar month and must be paid to the account to be disclosed by the Lessor. The Lessee shall be liable to the
Lessor for reasonable costs and expenses caused by the delayed payment of rent for the claim operated, in particular for the necessary
costs of appropriate out-of-court debt collection or contribution measures pursuant to § 1333 para. 2 ABGB. In this context, the
Lessee undertakes to pay an appropriate reminder fee. The date of receipt is decisive for the timeliness of the payment. In addition,
the Lessee must pay default interest in the statutory amount in the event of default of payment.

  

		4.10.2.	Irrespective of other claims, the Lessor is entitled to suspend or interrupt the supplies and services
to be paid within the scope of the operating and ancillary costs until payment after a written reminder and setting of a grace period
is made, provided the Lessee is not merely slightly in default with the payment of the remuneration components in this regard.

 

		5.	Rental purpose

 

		5.1.	Use

 

		5.1.1.	The lease shall be made exclusively for the purposes specified in point [9.] of the cover sheet.

 

Any other use or change of the purpose
or the type of use is prohibited and requires the express prior written consent of the Lessor, which may only be refused for good cause,
for example, if the Lessor would violate competition clauses agreed with other tenants (which must be proven at the request of the Lessee),
or if the Lessor has justified concerns about the changed business purpose, due to the character of the building as an office and business
building or the tenant structure.

 

		5.1.2.	The Lessee undertakes to refrain for itself and all its co-users of the rental property in question, activities,
omissions or tolerances that are associated with unreasonable harassment, impairment or endangerment of any kind whatsoever for the other
tenants and users of the property.

 

It is noted that the loading of the
freight elevator as well as the delivery and removal of goods must be done exclusively via the supplier access. Dangerous goods must be
transported to and from outside normal office hours, if possible. The main entrance must not be used for this purpose. Supplier access
and the load lift must be used with the greatest possible care and taking into account the interests of the other tenants.

 

		5.2.	Official approvals

 

The Lessor is only liable for the fact
that the rental property can be used for the purposes indicated in the approved plans when handed over in accordance with the building
permit. The Lessee shall be responsible for obtaining and fulfilling a corresponding commercial permit and any other official permits
required in addition to the existing permits - without any claim for compensation against the Lessor - at its own risk and at its own
expense and shall be liable to anybody for violations. The Lessee shall also be liable at all times for the fulfilment of all current
and future statutory or official provisions or requirements that are related to the use of the leased property by the Lessee, even if
they are not yet known at the time of the conclusion of the Agreement.

 

    	 	- 14 -	 

     

    

 

		5.3.	Payload capacity of the storey ceilings

 

The Lessee guarantees that it does not
exceed the maximum payload of the storey ceilings of the leased property of 5 kN/m2, in the area of raised floors of 3 kN point load
per m2 at any time.

 

		5.4.	Liability

 

		5.4.1.	Insofar as there is no liability arising from intentional or grossly negligent action, any liability of
the Lessor towards the Lessee and – insofar as such liability exists – towards persons who use the leased property is excluded.
In this case, the Lessor is liable exclusively for the direct damage, but not for consequential damages and/or profit reductions. Insofar
as the Lessor is also entitled to further liabilities towards the companies it uses for the construction of the building, the Lessee is
entitled to these to the same extent vis-à-vis the Lessor.

 

		5.4.2.	The Lessee shall be liable for all damages culpably caused by the Lessee, its employees, customers, service
providers, consultants or professionals, suppliers and other persons operating in its rental property.

 

		5.5.	Competition protection

 

A competition protection for the Lessee
is excluded and the Lessee hereby acknowledges with approval that the other areas/leased properties on the property are leased or otherwise
used by the Lessor, whereby the Lessor is completely free in this lease or other use of the other areas of the building.

 

		5.6.	Sublease/transfer, transfer of use, sale of company

 

		5.6.1.	The Lessee is permitted to sublet the leased property in its entirety. Each sublease must be approved
by the Lessor in writing before the conclusion of the respective sublease agreement, whereby the Lessor may only grant its consent for
good cause (in particular for reasons, which are in the person of the subtenant – for example, the representative of the subtenant,
compliance concerns regarding the subtenant, VAT damage, increased risk of terrorism by the Sub-Lessee – or the business purpose
planned or exercised by the Sub-Lessee – such as increased risks, noise or environmental pollution for neighbours). In the case
of a sublease of up to 50% of the areas leased to the Lessee (point 1.2), the Lessee is not subject to any restrictions with the exception
of the aforementioned permit. For the sublease of the areas exceeding this percentage (thus 50.1%-100% of the leased areas), the Lessee
undertakes to pass on 50% of the net monthly rent (Section 4.1) to the Lessor.

 

Irrespective of the aforementioned provision,
the Lessee is entitled to sublet the leased property in whole or in part to companies in which it itself has a direct or indirect majority
interest and the intended use is not changed as a result. However, the Lessee is obligated to inform the Lessor immediately in writing
of a transfer of possession in each individual case, submitting all documents required to prove the participation relationships.

 

    	 	- 15 -	 

     

    

 

If the participation relationship between
the Lessee and the respective company should be terminated at a later date, the right to use the leased property by this company also
expires.

  

At the request of the Lessor, the Lessee
is obligated to prove the continuation of the shareholding relationship in a suitable manner.

 

		5.6.2.	If the Lessee sells the company operated in the leased property, it is obligated to notify the Lessor
of this sale immediately. The Lessee shall be liable for any loss of rent due to the failure to make this announcement. The Lessee knows
that the purchaser of his company will have to pay the agreed rent including operating and ancillary costs and VAT.

 

		5.6.3.	Changes to the legal form of the Lessee and/or shareholdings in the Lessee must be notified to the Lessor
immediately in writing; such changes require the written consent of the Lessor if a significant reduction in the Lessee's creditworthiness
occurs as a result.

 

In the event of changes to the ownership
structure on the part of the Lessee, in the event of transfer of rights and obligations from this Agreement – by way of universal
succession or in the event of a sale of a company – the Lessor has the right to adjust the main rent to the level that is then in
line with the market.

 

		5.6.4.	A change of tenant that is not permitted without the consent of the Lessor shall also be deemed to be
the change or departure of a personally liable shareholder of the Lessee or another shareholder relevant for the creditworthiness of the
Lessee. This means that the departing shareholder shall be liable until the consent of the Lessor - without prejudice to the liability
according to the provisions of commercial law - to the same extent for the fulfilment of all current and future tenant obligations, which
would exist in the Company if it remained unchanged. The Lessor is obliged to consent if the Lessee proves to it that the change/withdrawal
of the shareholder does not lead to any deterioration of the Lessee's creditworthiness and there are no important reasons against the
person of the entering shareholder. The statutory liability of the departing shareholder is not restricted by the consent of the Lessor.
Irrespective of its legal form, the Lessee must inform the Lessor about any change in the company or company as well as about all changes
in liability-relevant circumstances regarding its person, e.g. capital reduction, change of a relevant shareholder.

 

		5.7.	Work by the Lessor

 

		5.7.1.	The Lessor may perform work, for maintenance, repair, servicing changes, improvement or to avert imminent
dangers or to remedy damages either to the property, of the office and commercial building and the associated areas and facilities or
a rental property as a whole or in parts thereof, together with its respective equipment, attachments, facilities and installations or
to maintain operations, make sense or are otherwise required by the authorities or by law, the following, however, against timely prior
information of the Lessee while protecting the tenancy law and taking into account its business operations.

 

		5.7.2.	The Lessee must tolerate the temporary use and modification of its leased property if this is necessary
for the execution of the work and may not hinder or delay the work, provided that it is not significantly hindered or endangered in the
exercise of its lease right. Insofar as such measures are only expedient, the Lessee must tolerate them – irrespective of the inapplicability
of this provision – within the framework of § 8 MRG. At the request of the Lessor, the Lessee is obliged to remove its equipment
in the leased property that proves to be obstructive in the work for the duration of the work. The Lessee is not entitled to any claim
for compensation against the Lessor due to such work.

 

    	 	- 16 -	 

     

    

 

		5.7.3.	COVID-19 pandemic

 

The Lessee expressly waives the assertion
of claims for rent exemption and rent reduction in accordance with §§ 1104, 1105 ABGB due to (i) unusability or limited
usability of the leased property and/or (ii) statutory or official restrictions in connection with the current COVID-19 pandemic,
such as in particular operating blocks, entry prohibitions or distance regulation.

 

		6.	Maintenance and provision of the leased property

 

		6.1.	Lessee’s maintenance obligations

 

		6.1.1.	The Lessee has taken over the leased property in proper condition. The Lessor's maintenance obligation
pursuant to § 1096 para. 1 sentence 1 ABGB is excluded by mutual agreement. The Lessee undertakes to use or allow to be used the
leased property in accordance with the Agreement and in a gentle manner and to use it together with the equipment intended and/or leased
for the leased property, facilities, systems and installations (such as electricity, water, heating/cooling, ventilation, etc. if
they serve to supply the leased property exclusively for the purpose of supplying the leased property) for the duration of the Agreement
- with amicable amendment of § 1096 ABGB - at its own expense, and insofar as this does not involve serious damage to the building
or the elimination of a significant health hazard, and to renew if necessary. The maintenance obligations of the Lessee are, as all payment
obligations, the main services arbitrated by the parties according to this Agreement.

 

	6.1.2.	The Lessee shall be liable for damage to the leased property resulting from improper or otherwise contractual
use of the leased property or from lack of maintenance, repair or installation. If the Lessee does not remedy such damages despite a written
request within a set, reasonable period of time, the Lessor is entitled to have the absolutely necessary work carried out at the expense
of the Lessee by way of a substitute performance. The Lessee undertakes to indemnify and hold the Lessor harmless with regard to the absolutely
necessary costs incurred thereby.

 

The existing supply and disposal lines
(such as electricity, gas, water, wastewater, etc.) may only be used to such an extent that no overload occurs, whereby the Lessor
is responsible for ensuring that these lines are dimensioned according to the normally required requirements of a modern business operation.
In the event of additional need, the Lessee may extend the supply line at its own expense after prior written consent of the Lessor, but
the Lessor is only obliged to grant consent if no serious disruption of the other tenants is to be feared from this work.

 

    	 	- 17 -	 

     

    

 

In the event of disruptions or damage,
the Lessee must ensure the immediate shutdown and notification of the Lessor or its representatives.

 

	6.1.3.	Any serious damages to the building, whose repair is the responsibility of the Lessor, must be reported
by the Lessee immediately from the time they become known.

 

	6.1.4.	The maintenance and repair obligations of the Lessee also include the items brought into the leased property
and installed by it.

 

	6.1.5.	For the sake of clarity, it is stated that the Lessee is responsible for

 

		‒	the inside of the façade/glass front shell;

 

		‒	the complete window area (including parabet, window sill, lateral glass and frame surfaces as well as
window cladding towards the glass facade as well as various ventilation slits and blinds in the facade);

 

		‒	fire doors and fire extinguishers in the leased property;

 

		‒	pipe blockages up to the main pipe;

 

		‒	the systems assigned to the rental property (such as fan coils or emergency power system)

 

		‒	Thorough cleaning of the floors.

 

	6.2.	The Lessee must have the maintenance, servicing and installation obligations incumbent on it carried out
without exception by authorised traders and must prove this at the request of the Lessor and, if necessary, submit the proper maintenance
and service documentation. Changes by the Lessee

 

	6.2.1.	The Lessee is only entitled with the consent of the Lessor to carry out structural (alterations) changes,
unless the change is reasonable for the Lessor in consideration of the mutual interests, in particular because it is necessary or slightly
or easily rectified for the contractual use of the leased property. However, any structural change, redesign, etc. of the leased
property must be reported to the Lessor in writing before execution by submitting the plans. The Lessor will not unreasonably refuse its
consent to the indicated construction measures.

 

	6.2.2.	Any permits/permits required beyond the building permits existing at the time of handover must be obtained
by the Lessee at its own expense.

 

	6.2.3.	The Lessee undertakes to indemnify and hold harmless the Lessor against any claims of any kind raised
by third parties in connection with the implementation of such (changes) and to remedy any damages caused by these without delay at its
own expense.

 

	6.2.4.	The Lessee shall refrain from any disruption and impairment of other lessees or users of the property
or the Lessor during the construction of the (changes). If these are unavoidable, they must be kept as low as possible, whereby other
tenants or the Lessor must be compensated appropriately. The work may only be carried out at the times agreed with the Lessor. Contamination
and damage to general parts must always be removed or repaired by the Lessee without delay at its own expense.

 

    	 	- 18 -	 

     

    

 

	6.2.5.	The Lessee's maintenance, upkeep and repair obligation pursuant to point [6.1.] of this Agreement also
includes the changes made by the Lessee to the leased property.

 

	6.3.	Accessibility of components, equipment, systems, equipment or installations in the rental property

 

Components, equipment, systems, facilities
or installations in the rental property that must necessarily be accessible for the purpose of inspection, reading, cleaning, maintenance,
maintenance or setting or similar (such as in particular access to shafts, water shut-off valves, electricity meters, consumption reading
devices or supply and disposal lines) must be kept accessible by the Lessee or, if necessary, made accessible immediately at its own expense.

 

	6.4.	Provision of the leased property

 

	6.4.1.	At the end of the tenancy, the leased property must be returned to the Lessor in proper condition, cleared
of all roads and swept clean, taking into account normal wear and tear through intended use, including all keys and code cards handed
over or reproduced by the Lessee itself.

 

	6.4.2.	At the end of the tenancy, all changes to the leased property (e.g. installations, additions and conversions)
made by the Lessee shall become the property of the Lessor without compensation, unless otherwise agreed in this regard in individual
cases. The specific design will be determined by mutual agreement and separately for each conversion project within the framework of the
approval discussions to be carried out in accordance with point 6.2.1. For the expansion of the areas as a laboratory, it applies in any
case that they do not have to be dismantled. The Lessee may leave the laboratory furniture at its own discretion either in the respective
leased property or remove it from the leased property upon return.

 

	6.4.3.	In the event of termination of the tenancy, the Lessee waives, for whatever reason, an investment replacement
for any investments made, unless otherwise agreed in writing between the Lessee and Lessor in individual cases.

 

	6.4.4.	At the end of the tenancy, the Lessee undertakes to hand over the complete maintenance and service documentation
regarding the rental property, including its equipment, systems, facilities and installations. In the event of non-fulfilment, the Lessor
is entitled to carry out a general overhaul of the relevant equipment, systems, equipment and installations at the expense of the Lessee.

 

	6.4.5.	If the Lessee does not comply with the obligations or does not do so in a timely manner, the Lessor is
entitled to clean the rooms at the expense of the Lessee and, if necessary, remove and dispose of installations, lines and cables.

 

	6.5.	Delayed provision of the rental property

 

Irrespective of any further claims of
the Lessor, the parties to the Agreement agree to a contractual penalty in the amount of three current gross monthly rent if the leased
property is not handed over by the Lessee at the agreed or legally determined (evacuation) date in the agreed condition. This does not
affect the Lessor's claim to charge the Lessee a usage fee for a delayed provision. This usage fee for each month of exceedance or use
without a title is a current gross monthly rent, for parts of one month in only aliquot amount.

 

    	 	- 19 -	 

     

    

 

	6.6.	Lessor’s right of access

 

The Lessee undertakes the Lessor or
its vicarious agents for the preparation and execution of necessary work (in particular within the meaning of point [5.7.]), which the
Lessee must tolerate, to inspect the condition of the leased property, to show the prospective lessee the rental property during the last
six months prior to the end of the lease relationship or to allow access to the rental property for other important reasons at normal
times, namely after prior notice, in the event of imminent danger, even without notice and at any time, also outside normal business hours.

 

	6.7.	Technical systems of the Lessor

 

The Lessee acknowledges and agrees that
technical systems, in particular from the area of telecommunications and energy generation, can be erected by the Lessor itself at its
own discretion or by other lessees with the consent of the Lessor in and/or on parts of the building and/or on (partial) areas outside
of the building. The Lessee may only derive legal consequences from this if significant impairments of the use occur due to such systems,
which the Lessee must prove.

 

		7.	Insurance policies

 

		7.1.	The Lessee is obligated, from the time of handover of the leased property, to cover its operational risks
by concluding suitable and appropriate insurance Agreements, to maintain these uninterruptedly for the duration of the lease and to prove
their content and existence including proof of premium payment at the request of the Lessor at any time. In particular, the Lessee must
take out a business bundle insurance for the furniture and accessories (including at least fire, mains water damage, burglary, theft and
glass breakage insurance) as well as a corresponding business liability insurance for all business-related risks.

 

		7.2.	The Lessee may not do, refrain from or permit anything with regard to the leased property to give rise
to the increase of the insurance premiums for the building and/or the property. The resulting premium increases of the insurance policies
concluded by the Lessor for the building or the property, including its systems, equipment and installations, shall be made exclusively
by the Lessee.

 

		7.3.	The Lessor is entitled to take out insurance against terrorism and sabotage in the event of a justified
need and to offset the costs via the operating and ancillary costs.

 

	8.	Sale of the property

 

In the event of the sale of the property,
it is agreed that the property purchaser will enter into the present lease agreement by taking over the entire lease agreement, i.e.,
also with regard to duration and notice period, (complete entry of the property purchaser).

 

    	 	- 20 -	 

     

    

 

	9.	General Terms and Conditions of Agreement

 

	9.1.	Severability clause

 

Should one or more provision(s) of
this Agreement be or become invalid or void, this shall not affect the validity and validity of the remaining contractual provisions.
The contractual parties undertake to agree on a valid and effective provision as soon as possible, which most closely corresponds to the
economic meaning and purpose of the invalid or invalid provision. The contractual parties undertake to provide services in good faith.

 

	9.2.	Agreement amendment/previous agreements

 

Any amendment or supplement to this
Lease Agreement (including an amendment to the present form requirement itself) requires the written form to be legally valid; this also
applies to a waiver of this form requirement. The present lease agreement reflects all agreements made. No oral ancillary agreements were
made. This Agreement replaces all previous written and oral agreements in relation to the leased property.

 

	9.3.	Legal succession

 

All rights and obligations arising from
this Lease Agreement are transferred to any legal successors by both parties. Both contractual parties irrevocably waive the right to
assert (extraordinary) termination and/or termination rights based on this transfer in the event of the transfer of ownership to the leased
property.

 

	9.4.	Communication, declaration of intent

 

Communications or declarations of intent
based on this Agreement must be made in writing (also by fax), whereby the respective date of receipt is decisive.

 

The Lessee undertakes to notify the
Lessor immediately of a change of address, otherwise deliveries to the last known address, in case of doubt to the address of the rental
property, with the effect that they are deemed to have been received by the Lessee.

 

	9.5.	Energy certificate

 

The presentation or handover of the
energy certificate for the building in which the leased property is located does not constitute an explicit or tacit declaration regarding
the condition of the leased property. Therefore, no claims or renovation/renovation obligations can be derived from it.

 

	9.6.	Headings and references

 

Headings in this Agreement serve exclusively
for a better overview and therefore have no normative meaning, do not restrict the respective contractual provisions and do not serve
the interpretation. References to statutory provisions refer to the version applicable at the time of conclusion of the Agreement.

 

	9.7.	Fees, costs

 

The necessary costs for the charges
of this Agreement shall be borne by the Lessee. The expected legal transaction fee must be paid by the Lessee to NHK lawyers before the
conclusion of the lease agreement. It is agreed that the Lessor will have the amount of the legal transaction fee determined by the competent
tax office by means of a decision by its legal representative. A self-assessment of the legal transaction fee will not take place.

 

The costs of consultants (such as lawyers,
tax consultants, interior architects, etc.) in connection with the present Agreement creation shall be borne by each contractual
party itself.

 

    	 	- 21 -	 

     

    

 

	9.8.	Appendices

 

All appendices to this Agreement form
an integral part of the Agreement.

 

	9.9.	Place of jurisdiction

 

For all disputes arising from or in
connection with this Lease Agreement, including disputes concerning the valid conclusion of this Lease Agreement, the District Court of
Innere Stadt Wien is agreed as the exclusive place of jurisdiction. This Lease Agreement is subject to substantive Austrian law to the
exclusion of conflict of laws rules.

 

	9.10.	Declaration of the contractual parties

 

The contractual parties hereby expressly
declare that that the entire Agreement, including all annexes, was discussed and understood, that agreement has been achieved with regard
to each individual provision contained herein, that the reciprocal rights and obligations of the contractual parties under this Agreement
are considered appropriate in consideration of all circumstances and do not lead to any undue disadvantage of a contractual party or any
inappropriateness or improper disadvantage is expressly accepted by the contractual party concerned, and that the contractual parties
have sufficiently informed themselves about the legal and economic consequences of each individual provision of this Agreement and have
understood them. The contractual parties therefore waive the cancellation or adjustment of this Agreement due to error, change or elimination
of the business basis as well as on another legal basis.

 

	9.11.	Copy

 

This Agreement is drawn up in three
copies, of which each contractual party receives one and a copy is provided for the tax office.

 

Vienna, on [____]

 

	
     

     

    __________________________________

     

    [Lessor]

     
	
     

     

    _________________________________

     

    [Lessee]

     

 

    	 	- 22 -

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00333-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00333-of-00352.parquet"}]]