Document:

EX-10.16

 Exhibit 10.16 

CONSULTING AGREEMENT 

THIS CONSULTING AGREEMENT (the “Agreement”), made as of April 1, 2020 is entered into by Cullinan Management,
Inc. a Delaware corporation (the “Company”), and Globeways Holdings Limited, a British Virgin Islands corporation (the “Consultant”). 

INTRODUCTION 

The Company and the Consultant desire to establish the terms and conditions under which the Consultant will provide Services
to the Company. In consideration of the mutual covenants and promises contained herein and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by the parties hereto, the parties agree as follows: 

1.        Services. The Consultant agrees to perform such
consulting, advisory and related services to and for the Company as may be reasonably requested from time to time by the Chief Executive Officer of the Company (the “Services”) provided however that the Consultant shall not be required to
perform the Services in the United States. 

2.        Term. This Agreement shall commence on the date
hereof and shall terminate on the first anniversary (the “Consultation Period”). 
  

	3.	 Compensation. 

 

	 	3.1.	 Consulting Fees. Your consulting fee will be at the rate of $25,000.00 per month (annualized to
$300,000) to be paid in monthly installments in advance. 

  

	4.	 Proprietary Information and Inventions. 

 

	 	4.1.	 Proprietary Information. 

(a)        The Consultant acknowledges that Consultant’s
relationship with the Company is one of high trust and confidence and that in the course of Consultant’s service to the Company, will have access to and contact with Proprietary Information (as defined below in
Section 4.1(b)) of both the Company and any company or other entity that Cullinan Oncology, LLC has invested in or is considering for investment (a “Portfolio Company”). While Consultant is providing Services to the
Company, and for three (3) years following the expiration of the Consultation Period, Consultant will not disclose or deliver to anyone, except as authorized by the Company, or use in any way other than to provide the Services, any Proprietary
Information of the Company or a Portfolio Company. The restrictions set forth in this Section 4 will not apply to Information which (a) Consultant is required to disclose by an order of a court of competent jurisdiction, provided
Consultant has provided all reasonable and practicable notice to the Company prior to such order being imposed, and at the 

  
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 request and cost of the Company, Consultant will promptly do all such
reasonable acts or things as the Company and its duly authorized officers may reasonably require to defend in any proceeding, judicial or otherwise, such confidences and disclosures, or (b) becomes generally known to the public or in the trade,
unless such knowledge results from an unauthorized disclosure by the Consultant. 

(b)        For purposes of this Agreement, “Proprietary
Information” shall mean, by way of illustration and not limitation, all information, whether or not in writing, whether or not patentable and whether or not copyrightable, of a private, secret or confidential nature, owned, possessed or used by
the Company or any Portfolio Company, concerning the business, business relationships or financial affairs, including, without limitation, any Invention, formula, vendor information, customer information, apparatus, equipment, trade secret, process,
research, report; technical or research data, clinical data; know-how, computer program, software, software documentation, hardware design, technology, product, processes, methods, techniques, formulas,
compounds, projects, developments, marketing or business plan, forecast, unpublished financial statement, budget, license, price, cost, customer, supplier or personnel information or employee lists concerning either the Company, one of its
affiliated entities, or a Portfolio Company that is communicated to, learned of, developed or otherwise acquired by the Consultant in the course of Consultant’s Service as a consultant under this Agreement to the Company. 

(c)        The Consultant agrees that all files, documents, letters,
memoranda, reports, records, data sketches, drawings, models, laboratory notebooks, program listings, computer equipment or devices, computer programs or other written, photographic, or other tangible material containing Proprietary Information,
whether created by the Consultant or others, which shall come into her custody or possession, shall be and are the exclusive property of either the Company or a Portfolio Company, and are to be used by the Consultant only in the performance of
Consultant’s duties under this Agreement and shall not be copied or removed from the Company’s or Portfolio Company’s premises except in the pursuit of the Services. All such materials or copies thereof and all tangible property of
the Company or Portfolio Company in the custody or possession of the Consultant shall, unless otherwise agreed to by the Company or Portfolio Company in writing, be delivered to the Company or Portfolio Company upon the earlier of (i) a request
by the Company or Portfolio Company, (ii) the termination of this Agreement or (iii) the expiration of the Consultation Period. After such delivery, the Consultant shall not retain any such materials or copies thereof or any such tangible
property. 
 (d)        The Consultant agrees that
Consultant’s obligation not to disclose or to use information and materials of the types set forth in paragraphs (b) and (c) above, and Consultant’s obligation to return materials and tangible property set forth in paragraph
(c) above extends to such types of information, materials and tangible property of customers of the Company, a Portfolio 

  
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 Company, suppliers to the Company or other third parties who may have
disclosed or entrusted the same to the Company, a Portfolio Company or the Consultant. In addition, the Consultant may disclose Proprietary Information pursuant to a subpoena or other order issued by a court of competent jurisdiction or governmental
agency, but only if the Consultant advises the Company or Portfolio Company in writing in advance of such intended disclosure and cooperates with the Company or Portfolio Company in the event the Company or Portfolio Company elects to legally
contest and avoid such disclosure. In any event, the Consultant may disclose only such portion of the Proprietary Information that Consultant is legally required to disclose. 

(e)        The Consultant acknowledges that the Company from time to
time may have agreements with other persons or with the United States Government, or agencies thereof, that impose obligations or restrictions on the Company or Portfolio Company regarding inventions made during the course of work under such
agreements or regarding the confidential nature of such work. The Consultant agrees to be bound by all such obligations and restrictions that are known to him and to take all action necessary to discharge the obligations of the Company under such
agreements. 
  

	 	4.2.	 Inventions. 

(a)        All inventions, ideas, creations, discoveries, computer
programs, works of authorship, data, developments, technology, designs, innovations and improvements (whether or not patentable and whether or not copyrightable) which are made, conceived, reduced to practice, created, written, designed or developed
by the Consultant, solely or jointly with others or under her direction and whether during normal business hours or otherwise, (i) during the Consultation Period and in the course of performing Services hereunder or (ii) during or after the
Consultation Period if resulting or directly derived from Proprietary Information (as defined below) (collectively under clauses (i) and (ii), “Inventions”), shall be the sole property of the Company or Portfolio Company. The
Consultant hereby assigns and in the future will assign to the Company or Portfolio Company all Inventions and any and all related patents, copyrights, trademarks, trade names, and other industrial and intellectual property rights and applications
therefor, in the United States and elsewhere and appoints any officer of the Company or Portfolio Company as his duly authorized attorney to execute, file, prosecute and protect the same before any government agency, court or authority. However,
this paragraph shall not apply to Inventions which do not relate to the Company’s or Portfolio Company’s business or research and development conducted or planned to be conducted by the Company at the time such Invention is created, made,
conceived or reduced to practice and which are made and conceived by the Consultant not during normal working hours, not on the Company’s or Portfolio Company’s premises and not using the Company’s or Portfolio Company’s tools,
devices, equipment or Proprietary Information. 

  
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 (b)        Upon the
request of the Company or Portfolio Company and at the Company’s or Portfolio Company’s expense, the Consultant shall execute such further assignments, documents and other instruments as may be necessary or desirable to fully and
completely assign all Inventions to the Company or Portfolio Company and to assist the Company or Portfolio Company in applying for, obtaining and enforcing patents or copyrights or other rights in the United States and in any foreign country with
respect to any Invention. The Consultant also hereby waives all claims to moral rights in any Inventions. 

(c)        The Consultant shall promptly disclose to the Company or
Portfolio Company all Inventions and will maintain adequate and current written records (in the form of notes, sketches, drawings and as may be specified by the Company or Portfolio Company) to document the conception and/or first actual reduction
to practice of any Invention. Such written records shall be available to and remain the sole property of the Company at all times. 
  

	5.	 Independent Contractor Status. 

 

	 	5.1.	 The Consultant shall perform all Services under this Agreement as an “independent contractor” and
not as an employee or agent of the Company or a Portfolio Company. The Consultant is not authorized to assume or create any obligation or responsibility, express or implied, on behalf of, or in the name of, the Company or a Portfolio Company or to
bind the Company or a Portfolio Company in any manner. 

  

	 	5.2.	 The Consultant shall have the right to control and determine the time, place, methods, manner and means of
performing the Services. In performing the Services, the amount of time devoted by the Consultant on any given day will be entirely within the Consultant’s control, and the Company or a Portfolio Company will rely on the Consultant to put in
the amount of time necessary to fulfill the requirements of this Agreement. The Consultant will provide all equipment and supplies required to perform the Services. The Consultant is not required to attend regular meetings at the Company or a
Portfolio Company. However, upon reasonable notice, the Consultant shall meet with representatives of the Company or a Portfolio Company at a location to be designated by the parties to this Agreement. 

 

	 	5.3.	 In the performance of the Services, the Consultant has the authority to control and direct the performance
of the details of the Services, the Company or a Portfolio Company being interested only in the results obtained. However, the Services contemplated by the Agreement must meet the Company’s or a Portfolio Company’s standards and approval
and shall be subject to the Company’s or a Portfolio Company’s general right of inspection and supervision to secure their satisfactory completion. 

  
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	 	5.4.	 The Consultant shall not use the Company’s or a Portfolio Company’s trade names, trademarks,
service names or servicemarks without the prior approval of the Company or a Portfolio Company. 

  

	 	5.5.	 The Consultant shall be solely responsible for all state and federal income taxes, unemployment insurance
and social security taxes in connection with this Agreement and for maintaining adequate workers’ compensation insurance coverage. 

6.        Remedies. The Consultant acknowledges that any
breach of the provisions of Section 4 of this Agreement is likely to result in serious and irreparable injury to the Company or a Portfolio Company for which the Company or a Portfolio Company cannot be adequately compensated by monetary
damages alone. The Consultant agrees, therefore, that, in addition to any other remedy it may have, the Company or a Portfolio Company is entitled to seek to enforce the specific performance of this Agreement by the Consultant and to seek both
temporary and permanent injunctive relief (to the extent permitted by law) without the necessity of proving actual damages or posting a bond. 

7.        Indemnification. The Consultant shall be solely
liable for, and shall indemnify, defend and hold harmless the Company or a Portfolio Company and its successors and assigns from and against any claim or liability of any kind (including penalties, fees or charges) resulting from the
Consultant’s failure to pay the taxes, penalties, and payments referenced in Section 5 of this Agreement. The Consultant shall further indemnify, defend and hold harmless the Company or a Portfolio Company and its successors and assigns
from and against any and all loss or damage resulting from any misrepresentation, or any non-fulfillment of any representation, responsibility, covenant or agreement on her part, as well as any and all acts,
suits, proceedings, demands, assessments, penalties, judgments of or against the Company or a Portfolio Company arising out of the Consultant’s gross negligence in the provision of Services hereunder. 

8.        Amendment. This Agreement may be amended or
modified only by a written instrument executed by both the Company and the Consultant. 

9.        
Non-Assignability of Contract. This Agreement is personal to the Consultant and the Consultant shall not have the right to assign any of her rights or delegate any of her duties without the express
written consent of the Company. Any non-consented-to assignment or delegation, whether express or implied or by operation of law, shall be void and shall constitute a
breach and a default by the Consultant. 

10.        Governing Law. This Agreement shall be governed
by and construed in accordance with the laws of the Commonwealth of Massachusetts without giving effect to any choice or conflict of law provision or rule that would cause the application of laws of any other jurisdiction. 

  
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11.        Successors and Assigns. This Agreement shall be
binding upon, and inure to the benefit of, both parties and their respective successors and assigns, including any corporation with which, or into which, the Company may be merged or which may succeed to its assets or business, provided, however,
that the obligations of the Consultant are personal and shall not be assigned by him. 

12.        Third Party Beneficiaries. Consultant and the
Company acknowledge and agree that any Portfolio Company is an intended third-party beneficiary of this Agreement to the extent such provisions cover or are applicable to any Portfolio Company. The Portfolio Company shall have the right to enforce
such provisions of this Agreement against the Consultant, as though the Portfolio Company was a party thereto, with respect to such provisions. 

13.        Interpretation. If any restriction set forth in
Section 4 is found by any court of competent jurisdiction to be unenforceable because it extends for too long a period of time or over too great a range of activities or in too broad a geographic area, it shall be interpreted to extend only
over the maximum period of time, range of activities or geographic area as to which it may be enforceable. 

14.        Survival. Sections 4 through 15 shall survive the
expiration or termination of this Agreement. 

15.        Miscellaneous. 

 

	 	15.1.	 No delay or omission by the Company in exercising any right under this Agreement shall operate as a waiver
of that or any other right. A waiver or consent given by the Company on any one occasion shall be effective only in that instance and shall not be construed as a bar or waiver of any right on any other occasion. 

 

	 	15.2.	 The captions of the sections of this Agreement are for convenience of reference only and in no way define,
limit or affect the scope or substance of any section of this Agreement. 

  

	 	15.3.	 In the event that any provision of this Agreement shall be invalid, illegal or otherwise unenforceable, the
validity, legality and enforceability of the remaining provisions shall in no way be affected or impaired thereby. 

[Remainder of Page Intentionally Left Blank] 

  
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 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year
set forth above. 
 CULLINAN MANAGEMENT, INC 
 By:
/s/ Owen Hughes                      

Name: Owen Hughes 
 Title: CEO 

CONSULTANT 
 By: /s/ Morana
Jovan                 
 Name: Morana Jovan

  
 7EX-10.17

 Exhibit 10.17 

SUBLEASE AGREEMENT 
 for

 One Main Street, Suite 510, Cambridge, Massachusetts 02142 

by and between 
 TEVA
PHARMACEUTICALS USA, INC. 
 (as Sublandlord) 

and 
 CULLINAN MANAGEMENT, INC.,

 (as Subtenant) 
 Dated: As of
December 14, 2017 

 SUBLEASE 

THIS SUBLEASE (the “Sublease”) is made effective as of the 14 day of December, 2017, between TEVA PHARMACEUTICALS USA,
INC., a Delaware corporation (herein referred to as “Sublandlord”) with an address at 1090 Horsham Road, P.O. Box 1090, North Wales, PA 19454-1090, and CULLINAN MANAGEMENT, INC., a Delaware corporation (herein referred to as
“Subtenant”) with an address of 450 Kendall Street, Cambridge, MA 02142. 
 PREAMBLE 

BASIC SUBLEASE PROVISIONS AND DEFINITIONS 

The following terms whenever used in this Sublease shall have the meanings set forth below: 

(a) BROKER(S) means CBRE, Inc. and Transwestern Consulting Group. 

(b) BUILDING means the building located at and known as One Main Street, Cambridge, Massachusetts. 

(c) COMMENCEMENT DATE is the date upon which all of the following have occurred: (i) Sublandlord has substantially
completed the Sublandlord’s Work (as defined in Section 2 below), (ii) Prime Landlord has consented to this Sublease in writing, and (iii) Sublandlord has delivered exclusive possession of the Premises to the Subtenant vacant and in
broom-clean condition and otherwise in compliance with the terms of this Sublease. The Commencement Date shall be the earlier to occur of (x) February 1, 2018 and (y) the date that Subtenant’s personnel shall first occupy the Premises
for the conduct of Subtenant’s business; provided that in no event shall the Commencement Date occur prior to the date that is fifteen (15) days after the later to occur of (A) the execution of this Sublease by Sublandlord and Subtenant,
(B) receipt of Prime Landlord’s consent to this Sublease, and (C) Sublandlord’s delivery to Subtenant of exclusive possession the Premises with Sublandlord’s Work substantially complete (clauses (A), (B) and (C) are
hereinafter collectively referred to as the “Delivery Condition”). If Sublandlord has not caused the Delivery Condition to have been satisfied on or before January 15, 2018, then for each day thereafter until Sublandlord has caused
the Delivery Condition to be satisfied, Subtenant shall receive a credit equal to the amount of one day’s Base Rent, which credit shall be applicable against Base Rent from and after the Rent Commencement Date, and if Sublandlord has not caused
the Delivery Condition to have been satisfied on or before February 16, 2018, Subtenant may by written notice to Sublandlord terminate this Sublease. 

  
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 (d) DEMISED PREMISES OR PREMISES means the approximately Seven Thousand Five
Hundred Thirty-One (7,531) rentable square foot area of the Building known as Suite 510, as more particularly described in the Prime Lease. 

(e) EXPIRATION DATE is June 30, 2024. 

(f) BASE RENT shall be calculated and payable as follows: Initially, Five Hundred
Seventy-Two Thousand Three Hundred Fifty-Six Dollars ($572,356.00) per year, or Forty-Seven Thousand Six Hundred Ninety-Six
Dollars and Thirty-Three Cents ($47,696.33) per month. Base rent will increase by Nine Thousand Four Hundred Thirteen Dollars and Seventy-Five Cents ($9,413.75) on each anniversary of the Rent Commencement Date. 

(g) PERMITTED USE shall be office uses as permitted under the Prime Lease. 

(h) PRIME LANDLORD means RREEF America REIT II Corp. PPPT, a Maryland corporation, the owner of the Building and the current
Landlord under the Prime Lease. 
 (i) PRIME LEASE means that certain Office Lease dated as of July 18, 2016 (the
“Original Prime Lease”), as amended by that certain First Amendment to Lease dated January 24, 2017 (the “First Amendment to Prime Lease”), between the Prime Landlord, as landlord, and Sublandlord, as tenant, with respect to
the Premises. 
 (j) RENT COMMENCEMENT DATE is the date that is thirty (30) days after the Commencement Date of this
Sublease. 
 (k) SECURITY DEPOSIT is One Hundred Eighty-Eight Thousand Dollars ($188,000.00), subject to reduction as provided
in Section 14. 
 (l) TERM means the period from the Commencement Date until the Expiration Date. 

For and in consideration of the covenants herein contained, and upon the terms and conditions herein set forth, Sublandlord and Subtenant,
intending to be legally bound, agree as follows: 
 1. Premises. Sublandlord hereby demises and leases the Premises to Subtenant, and
Subtenant hereby leases and takes the Premises from Sublandlord, for the Term and upon the terms, covenants, conditions, and provisions set forth in this Sublease, including the Preamble. Subtenant understands, agrees and acknowledges that the
estate of the Sublandlord in the Premises is that of a tenant under the Prime Lease. Subtenant hereby also acknowledges receipt of a copy of the Prime Lease. It is a requirement of this Sublease that Prime Landlord consents to the terms and
conditions hereof pursuant to Article 9 of the Prime Lease. Promptly upon the mutual execution and delivery of this Sublease, Sublandlord shall request such consent in accordance with the terms of the Prime Lease and thereafter diligently and in
good faith pursue such consent. If the Prime Landlord has not consented to this Sublease within forty-five (45) days after said request by Sublandlord, either party may by written notice to the other party terminate this Sublease. This Sublease
is subject and subordinate to the terms and conditions of the Prime Lease. Subtenant covenants and agrees to observe all of the terms and covenants under the Prime Lease which apply to the Building and to the Premises, and except as otherwise
provided herein Subtenant shall perform and comply with, and Subtenant shall be subject to, all of the covenants, conditions and agreements undertaken by or required of the tenant under the Prime Lease with respect to the Premises and the Prime
Lease. Subtenant acknowledges and agrees that Prime Landlord is responsible for providing all services to the Premises, including but not limited to electricity, heat, light, and plumbing services, and that, except to the extent caused by the gross
negligence or willful misconduct of the Sublandlord, Sublandlord shall not be liable for the failure of those services, nor shall Subtenant be entitled to any abatement or reduction in rent by reason thereof nor shall the same give rise to a claim
in Subtenant’s favor that such absence of building services constitutes actual or constructive, total or partial eviction or renders the Premises untenantable, unless and to the extent Sublandlord is entitled to an abatement or reduction in
rent or to such a claim under the Prime Lease due to the failure of such services. Sublandlord agrees however that in the event the Prime Landlord shall fail to provide services or perform the obligations to be provided or performed by it pursuant
to the terms of the Prime Lease, Sublandlord shall, upon written notice from Subtenant and at Subtenant’s cost, use commercially reasonable efforts to enforce the Prime Landlord’s obligations under the Prime Lease, exercise its remedies
under the Prime Lease, and to otherwise reasonably cooperate with Subtenant to enforce Prime Landlord’s obligations under the Prime Lease. 
  

  
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 2. Condition of Premises. Sublandlord shall deliver the Premises to Subtenant in its
“AS IS” condition, except that (i) Sublandlord shall complete, or cause to be completed, the work set forth on Exhibit A attached hereto (the “Sublandlord’s Work”), and shall deliver the Premises vacant and in
broom-clean condition, and (ii) Sublandlord represents and warrants that to Sublandlord’s knowledge the Premises are in compliance with all applicable ordinances, rules and regulations, including but not limited to the Americans with
Disabilities Act and, all building systems serving the Premises are in good working condition. Notwithstanding anything to the contrary in this Sublease, upon the expiration of the Term of this Sublease or early termination of this Sublease,
Subtenant shall not be obligated to remove any alterations, installations, additions or improvements in or about the Premises made prior to the Commencement Date (unless otherwise agreed in writing by and between the Sublandlord and Subtenant). 

3. Term. The Term of this Sublease shall commence on the Commencement Date and, unless sooner terminated as expressly provided in this
Sublease, shall continue until the Expiration Date. Subtenant shall be allowed to occupy the Demised Premises from the date Prime Landlord consents to this Sublease through the Commencement Date for purposes of installing any furniture and
equipment, subject to all terms and conditions of this Sublease excepting only the obligation to pay Base Rent during such early occupancy. 

  
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 4. Rent. Subtenant shall pay Sublandlord the Base Rent in equal monthly installments,
on or before the first day of each month beginning on the Rent Commencement Date. Base Rent shall be prorated based on the number of days in a partial month. The Base Rent payable under this Lease is a gross rent, and Subtenant shall not be
responsible for the additional rent or rent adjustments with respect to Expenses, Taxes and Insurance Costs as set forth in Article 4 of the Prime Lease. 

5. Subordination to and Incorporation of Prime Lease. 

(a) This Sublease and all of Subtenant’s rights hereunder are and shall remain in all respects subject and subordinate to (i) all of
the conditions and provisions of the Prime Lease, a true and complete copy of which (except for the rent and certain other provisions which have been redacted) has been delivered to and reviewed by Subtenant, and is attached hereto as Exhibit B; and
(ii) any and all matters to which the tenancy of Sublandlord, as tenant under the Prime Lease, is or may be subordinate. The foregoing provisions shall be self-operative and no further instrument of subordination shall be necessary to
effectuate such provisions. 
 (b) Except as otherwise expressly provided in this Sublease, Subtenant assumes and shall keep, observe and
perform every term, provision, covenant and condition on Sublandlord’s part pertaining to the Premises which is required to be kept, observed and performed pursuant to the Prime Lease and which arises or accrues during the Term. 

(c) Except as otherwise expressly provided in this Sublease or to the extent directly contradicted by the provisions of this Sublease, the
terms, provisions, and conditions contained in the Prime Lease are incorporated in this Sublease by reference, and are made a part hereof as if herein set forth at length, Sublease being substituted for “Lease” under the Prime Lease,
Sublandlord being substituted for “Landlord” under the Prime Lease, and Subtenant being substituted for “Tenant” under the Prime Lease. Where the terms and provisions of the Prime Lease are inconsistent with the terms of this
Sublease, the terms of this Sublease shall control. In addition, the following terms shall be substituted for the definitions provided in the Prime Lease: 

(i) “Base Rent” shall have the meaning set forth in this Sublease. 

(ii) “Broker” shall have the meaning given to Broker in this Sublease 

(iii) “Commencement Date” shall have the meaning set forth in this Sublease. 

(iv) “Event of Default” shall mean a breach by Subtenant of any obligation of Subtenant under this Sublease, which breach is not
cured within any applicable notice and cure period specified in Article 18 of the Original Prime Lease, as such Article 18 is incorporated into this Sublease. 

  
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 (v) “Expiration Date” shall have the meaning set forth in this Sublease 

(vi) “Rent” shall have the meaning set forth in this Sublease. 

(vii) “Security Deposit” shall have the meaning set forth in this Sublease. 

(viii) “Term” shall have the meaning set forth in this Sublease. 

The following provisions of the Prime Lease shall not be incorporated herein by reference and are expressly excluded from the terms of this Sublease: Article
4, the first sentence of Article 42, and Exhibit B of the Original Prime Lease and Section 2 of the First Amendment to Prime Lease, provided, however, that notwithstanding such non-incorporation, this
Sublease remains subject and subordinate to all of the foregoing provisions as provided in Section 5(a) above. 
 (d) Except to the
extent it is otherwise provided in this Sublease and subject to all applicable grace periods, Sublandlord shall have (i) the same rights and remedies and obligations (including but not limited to Prime Landlord’s obligation to mitigate
damages) with respect to a breach of this Sublease by Subtenant as the Prime Landlord has with respect to a breach of the Prime Lease, as if the same were more fully set forth at length herein, and (ii) with respect to Subtenant, this Sublease
and the Premises, all of the rights, powers, privileges and immunities as are had by the Prime Landlord under the Prime Lease. Sublandlord shall not be responsible for any breach of the Prime Lease by the Prime Landlord or any non-performance or non-compliance with any provision thereof by the Prime Landlord. 

(e) If the Prime Lease is terminated for any reason whatsoever, whether by operation of law or otherwise, except through the default of
Sublandlord under the Prime Lease (in which case Sublandlord shall be liable to Subtenant for damage suffered as a result of such termination), Sublandlord shall not be liable in any manner whatsoever for such termination. Each party hereby waives
all claims to punitive, indirect or consequential damages. 
 (f) Except as otherwise provided for herein, Sublandlord shall not be required
to take any actions, nor shall Sublandlord assume any obligation or liability (including, without limitation, the maintenance of any insurance), which the Prime Lease contemplates will be taken or assumed by Prime Landlord. 

(g) Sublandlord shall not be required to indemnify Subtenant pursuant to any provision of the Prime Lease; rather the indemnities set forth in
this Sublease will control. In all provisions of the Prime Lease requiring Sublandlord (in its capacity as tenant under the Prime Lease) to indemnify Prime Landlord (in its capacity as landlord under the Prime Lease), Subtenant shall be required to
indemnify both Prime Landlord and Sublandlord to the extent the indemnification obligation arises out of the use and occupancy of the Subleased Premises by Subtenant. 

  
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 (h) Except to the extent caused by the negligence or willful misconduct of the Sublandlord,
Sublandlord shall have no obligation to Subtenant to restore or reconstruct any portion of the Premises after any destruction and/or taking by eminent domain, it being understood that such restoration and reconstruction obligations shall be held
solely by the Prime Landlord as set forth in the Prime Lease. Notwithstanding the foregoing, any remedies with respect to any such destruction and/or or taking by eminent domain for Sublandlord’s benefit shall be applicable to Subtenant. 

(i) Sublandlord represents and warrants to Subtenant that (i) Sublandlord has not received any outstanding written notice of default from
Prime Landlord with respect to any Sublandlord’s obligations under the Prime Lease and Sublandlord has no knowledge of any fact or circumstance which, with the giving of notice, passage of time or both would constitute an event of default under
the Prime Lease, (ii) the Prime Lease is in full force and effect, (iii) attached hereto as Exhibit B is a true and complete copy of the Prime Lease (as redacted), (iv) Sublandlord is authorized to enter into this Sublease,
(v) Sublandlord holds 100% of the tenant’s interest under the Prime Lease as of the date of this Sublease and as of the date of this Sublease Sublandlord’s interest in the Premises is free and clear of any liens, claims, mortgages,
charges or encumbrances, subleases and occupancies, other than the Prime Lease and this Sublease, (vi) Sublandlord has no knowledge of any Prime Landlord default under the Prime Lease, and (vii) Sublandlord agrees that it shall not amend,
modify, terminate or otherwise alter the Prime Lease in any manner that adversely affects Subtenant’s rights or increases Subtenant’s obligations under this Sublease without Subtenant’s prior written consent, which consent may be
granted or withheld in Subtenant’s sole and absolute discretion. 
 (j) Sublandlord covenants that as long as Subtenant shall pay the
Base Rent due hereunder and perform all of the terms, covenants and conditions of this Sublease on its part to be performed and observed, Subtenant shall peaceably and quietly have, hold and enjoy the Premises during the Term of the Sublease without
molestation or hindrance by Sublandlord, subject to the terms, provisions and conditions of the Prime Lease and this Sublease. 
 (k)
Sublandlord shall not assign or transfer Sublandlord’s interest under this Sublease at any time during the Term of this Sublease without the prior written consent of Subtenant, such consent not to be unreasonably withheld, conditioned or
delayed. 
 6. Utilities, Communications and Security. The Premises are separately metered for electricity service. Subtenant shall
pay for all electricity service to Premises, including lights and plugs and also including electric costs associated with running the supplemental cooling unit in the telephone/data room, if Subtenant elects to run such unit. Subtenant shall also
pay for all water charges incurred for water service to the shower room, based on the separate meter for such water service. Subtenant shall be responsible for its communications, information technology, security and alarm services. 

  
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 7. Alterations. Subtenant may make alterations to the Premises in accordance with the
provisions of the Prime Lease and subject to obtaining the prior written consent of Prime Landlord and Sublandlord, which consent (as to Sublandlord) will not be unreasonably withheld, conditioned or delayed. Sublandlord shall not charge Subtenant
any supervisory fee in connection with any improvements or alterations to be made by Subtenant. Upon the expiration or termination of this Sublease, Subtenant will not be responsible for removing any improvements currently installed in the Premises
or Sublandlord’s Work, and Subtenant will only be responsible for removing or restoring any improvements or alterations to the Premises made by Subtenant as long as Sublandlord or Prime Landlord advised Subtenant of its obligation to remove or
restore such improvements or alterations at the time Sublandlord or Prime Landlord granted its consent to the making of such improvements or alterations. 

8. Signage. Subtenant shall have the right to signage allocated to Sublandlord under the Prime Lease. Without limiting the foregoing,
subject to the terms of the Prime Lease and any required consent of the Prime Landlord, Subtenant shall have the right to install, at Subtenant’s cost, signage on tenant directories at the Building and at the entrance to the Premises, and
Sublandlord shall use its reasonable efforts to assist with submitting any such Subtenant request to Prime Landlord and obtaining such consent. 

9. Parking. Subtenant shall have the right to all of the parking spaces allocated to Sublandlord under the Prime Lease. Without
limiting the foregoing, subject to the terms of the Prime Lease, Subtenant shall be obligated to lease its pro rata share of unreserved parking spaces for the Building, at a rate of .9 spaces per 1,000 rentable square feet (8 parking spaces based on
7,531 rentable square feet) during the Term at then-current rates. 
 10. Limitation of Liability and Indemnity. Notwithstanding any
provision of the Prime Lease to the contrary, but except to the extent caused by the gross negligence or willful misconduct of the Sublandlord, Sublandlord shall not be liable to Subtenant, or any of Subtenant’s agents, employees, servants or
invitees, for (i) any damage to persons or property due to the condition or design or any defect in the Building or the Premises during the Term of this Sublease, or (ii) due to any work (specifically excluding Sublandlord’s Work,
however) done or being done in the Premises or in mechanical systems in the Premises or the Building which may exist or subsequently occur. Except to the extent caused by the negligence or willful misconduct of Sublandlord, Subtenant shall indemnify
and hold harmless, Sublandlord and its agents, employees, attorneys and contractors from and against all suits, claims, actions, liability, loss, cost and expense (including reasonable attorneys’ fees and costs of litigation) of every kind by
reason of any breach, violation or nonperformance of any term or condition on the part of Subtenant hereunder, or on account of injuries to persons or damage to property to the extent any such damage or injury may be caused in whole or part, by any
act or omission, whether negligent, willful, or otherwise, of Subtenant or any of its agents, servants, employees, contractors, patrons, or invitees entering upon the Premises, or in any other way arising from or

  
 7 

 
out of the occupancy or use of the Premises by Subtenant, its agents, employees and invitees, including (without limitation) any liability of Sublandlord to the Prime Landlord arising out of or
caused by Subtenant’s breach of this Sublease. Except to the extent caused by the negligence or willful misconduct of Subtenant, Sublandlord shall indemnify and hold Subtenant harmless from and against any and all suits, claims, actions,
liabilities, losses, damages, costs and expenses (including reasonable attorneys’ fees and costs of litigation) of every kind to the extent arising out of the gross negligence or willful misconduct of Sublandlord and Sublandlord’s agents,
employees, attorneys and contractors. 
 11. Condition of the Premises. SUBTENANT SPECIFICALLY ACKNOWLEDGES AND AGREES THAT EXCEPT AS
OTHERWISE EXPRESSLY SET FORTH HEREIN, (i) SUBTENANT SHALL SUBLEASE THE PREMISES FROM SUBLANDLORD “AS IS, WHERE IS” AND WITH ALL FAULTS AND LATENT PATENT DEFECTS, IF ANY, AND (ii) SUBTENANT IS NOT RELYING ON ANY REPRESENTATIONS OR
WARRANTIES OF ANY KIND WHATSOEVER, WHETHER ORAL OR WRITTEN, EXPRESS OR IMPLIED, STATUTORY OR OTHERWISE, FROM SUBLANDLORD OR ANY AGENT, REPRESENTATIVE OR EMPLOYEE OF SUBLANDLORD AS TO ANY MATTER CONCERNING THE PREMISES. 

12. Brokers’ Commission. Sublandlord and Subtenant represent and warrant that other than the brokerage commission payable by
Sublandlord to the Brokers in accordance with a separate agreement, no brokerage commission or similar compensation is due to any party by reason of this Sublease. Each party hereby agrees to indemnify and hold the other party harmless from and
against any and all claims, costs, damages, expenses, judgments or liability resulting from any claim for brokerage commissions or similar compensation made by any party in connection with this Sublease and arising from an act or omission of the
indemnifying party. 
 13. Notices. All notices, demands, requests, consents, certificates, and waivers required or permitted
hereunder from either party to the other shall be in writing and sent by United States certified mail, return receipt requested, postage prepaid, or by recognized overnight courier, addressed as follows: 

 

					
		 	If to Subtenant:	  	Cullinan Management, Inc.
		 		  	450 Kendall Street
		 		  	Cambridge, MA 02142
		 		  	Attention: Kristen Laguerre, CFO
			
		 	With a copy to:	  	Langer & McLaughlin, LLP
		 		  	535 Boylston Street, Suite 3
		 		  	Boston, MA 02116
		 		  	Attention: Cullinan leasing

  
 8 

					
		 	If to Sublandlord:	  	Teva Pharmaceuticals USA, Inc.
		 		  	c/o Teva North America
		 		  	1090 Horsham Road
		 		  	P.O. Box 1090
		 		  	North Wales, PA 19454-1090
			
		 		  	Attention:   Mr. Boaz Cohen, Director,
		 		  	                   North American Facilities and
		 		  	                   Assets
			
		 	With a copy to:	  	Teva North America
		 		  	425 Privet Road
		 		  	Horsham, PA 19044
		 		  	Attention: General Counsel

 Either party may at any time, in the manner set forth for giving notices to the other, specify a different address to which
notices to it shall thereafter be sent. Each party shall promptly deliver to the other party copies of all notices, requests or demands which relate to the Premises or the use and occupancy thereof after receipt of the same from the Prime Landlord.

 14. Security Deposit. Upon signing this Sublease, Subtenant shall deposit with Sublandlord as security for the performance of all
terms, covenants and conditions of this Sublease, the Security Deposit as set forth in the Preamble. The Security Deposit shall be returned to Subtenant at the expiration of this Sublease, without interest, provided that: (i) the Premises have
been vacated; (ii) Sublandlord shall have inspected the Premises after such vacation; and (iii) Subtenant shall have complied with all terms, covenants and conditions of this Sublease. Otherwise, the Security Deposit so paid hereunder may
be applied by Sublandlord against any actual loss, damage or injury chargeable to Subtenant, hereunder. Sublandlord’s determination of the amount, if any, to be returned to Subtenant shall be final, provided that any such determination shall be
commercially reasonable. Upon any default by Subtenant hereunder, all or part of such Security Deposit may, at Sublandlord’s sole option, be applied on account of such default, and thereafter Subtenant shall restore the resulting deficiency in
such Security Deposit, upon demand. Subtenant hereby waives the benefit of any provision of law requiring such Security Deposit to be held in escrow or in trust, and such Security Deposit may be commingled with Sublandlord’s other funds. The
Security Deposit is not to be considered as the last (or any) monthly Rent due under this Sublease. As long as no Event of Default then exists under this Sublease, the Security Deposit shall be reduced by Forty-Seven Thousand Dollars ($47,000.00) on
each of the second (2nd) and fourth (4th) anniversaries of the Rent Commencement Date and Sublandlord shall return to Subtenant the amount of
the Security Deposit reduction within five (5) business days after receipt of Subtenant’s written request made after such anniversary. 

  
 9 

 15. Early Termination Option. Subtenant shall have the one time right to terminate
this Sublease effective as of March 31, 2021, by providing at least nine (9) months’ advance written notice to Sublandlord (the “Termination Option”). If Subtenant exercises the Termination Option, Subtenant shall pay to
Landlord, at the same time Subtenant provides its advance written notice of termination to Sublandlord, a termination fee in the amount of One Hundred Ten Thousand Dollars ($110,000.00). 

16. Extension Option. Subtenant shall not have the right to extend the Term of this Sublease, and Subtenant acknowledges that
Sublandlord will not exercise, and Subtenant will not have the right to exercise, the extension option set forth in Article 40 of the Prime Lease. 

17. Miscellaneous. 
 (a)
Entire Agreement. This Sublease represents the entire agreement between the parties hereto and there are no collateral or oral agreements or understandings between Sublandlord and Subtenant with respect to the Premises or the Property. No
rights, easements or licenses are acquired in the Property or any land adjacent to the Property by Subtenant by implication or otherwise except as expressly set forth in the provisions of this Sublease. 

(b) Modification. This Sublease shall not be modified in any manner except by an instrument in writing executed by the parties. 

(c) Interpretation. The masculine (or neuter) pronoun, singular number, shall include the masculine, feminine and neuter genders and
the singular and plural number. 
 (d) Exhibits. Each writing or plan referred to herein as being attached as an Exhibit or otherwise
designated herein as an Exhibit hereto is hereby made a part hereof. 
 (e) Captions and Headings. The captions and headings of
sections, subsections and the table of contents herein are for convenience only and are not intended to indicate all of the subject matter in the text and they shall not be deemed to limit, construe, affect or alter the meaning of any provisions of
this Sublease and are not to be used in interpreting this Sublease or for any other purpose in the event of any controversy. 
 (f)
Interest. Wherever interest is required to be paid hereunder, such interest shall be deemed to be limited to the lesser of (i) the interest stated or (ii) the highest interest permitted by law. 

(g) Severability. If any term or provision of this Sublease, or the application thereof to any person or circumstance shall, to any
extent, be invalid or unenforceable, the remainder of this Sublease, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each
term and provision of this Sublease shall be valid and be enforced to the fullest extent permitted by law. 

  
 10 

 (h) Relationship of Parties. This Sublease shall not create any relationship between
the parties other than that of Sublandlord and Subtenant. 
 (i) Choice of Law. The terms of this Sublease shall be construed under
the laws of the Commonwealth of Massachusetts, without regard to its law of conflict of laws. 
 18. Assignment and Subletting. 

(a) Subtenant shall have the right to assign this Sublease or further sublease the Premises in accordance with the provisions of the Prime
Lease and subject to obtaining the prior written consent of Prime Landlord and Sublandlord, which consent (as to Sublandlord) will not be unreasonably withheld, conditioned or delayed. 

(b) Notwithstanding the foregoing or anything in this Sublease or the Prime Lease to the contrary (but subject to Prime Landlord’s
consent if required), Subtenant may provide an occupancy license for up to but not more than twenty-five percent (25%) of the Premises in the aggregate to individuals or entities with whom Tenant’s investor, MPM Capital LLC (a Delaware limited
liability company) has an ongoing business relationship (a “Licensee”) subject to the following terms and conditions: 
 (i)
Subtenant shall remain fully liable for all payments of Rent and the performance and observance of all other obligations of Subtenant under this Sublease; 

(ii) Each such Licensee shall enter into a written agreement with Subtenant pursuant to which such Licensee shall agree (A) to use the
Premises only for the Permitted Use and (B) such license shall in all events be subject and subordinate to the provisions this Sublease; and 

(iii) Subtenant shall promptly notify Sublandlord in writing of any occupancy license pursuant to this Section 18 and deliver to
Sublandlord a copy of the occupancy license with the Licensee within five (5) business days of the effective date of such license. 

[signatures on following page] 

  
 11 

 IN WITNESS WHEREOF, and in consideration of the mutual entry into this Sublease and
for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, each party hereto has caused this Sublease to be duly executed under seal. 

Sublandlord: 
  

									
	Date Signed: December 14, 2017	 		 	TEVA PHARMACEUTICALS USA, INC.
					
		 		 	By:	 	 	 	/s/ Deborah A Griffin                    
		 		 		 	 Name:
	 	Deborah A Griffin                
		 		 		 	 Title:
	 	SVP & Chief Accounting Officer                
					
		 		 	By:	 	 	 	/s/ Boaz Cohen                
		 		 		 	 Name:
	 	Boaz Cohen                
		 		 		 	 Title:
	 	Director, Americas Real Estate                
					
	Subtenant:	 		 		 		 	
			
	Date Signed: December     , 2017	 		 	CULLINAN MANAGEMENT, INC.
					
		 		 	By:	 	 	 	 
		 		 		 	 Name:
	 	
		 		 		 	 Title:
	 	

  
 12 

 IN WITNESS WHEREOF, and in consideration of the mutual entry into this Sublease and
for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, each party hereto has caused this Sublease to be duly executed under seal. 

Sublandlord: 
  

							
	Date Signed: December     , 2017	 		 	TEVA PHARMACEUTICALS USA, INC.
				
		 		 	By:	 	  

		 		 		 	Name:
				
		 		 	By:	 	  

		 		 		 	Name:
		 		 		 	Title:
				
	Subtenant:	 		 		 	
			
	Date Signed: December 12, 2017	 		 	CULLINAN MANAGEMENT, INC.
				
		 		 	By:	 	 /s/ Kristen Laguerre

		 		 		 	Name: Kristen Laguerre
		 		 		 	Title:  CFO

  
 13 

 EXHIBIT A 

Sublandlord’s Work 
 Sublandlord will
complete the build-out of the Premises by assembling/installing (i) a reception desk in the lobby area, (ii) conference room credenzas and custom glass/magnetic boards, and (iii) a feature wall
in the reception area, all using materials and finishes in a manner consistent with other areas of the Premises and all to the reasonable satisfaction of Subtenant. Sublandlord shall deliver to Subtenant all operator manuals (to the extent in
Sublandlord’s possession) for all equipment in the Premises. 

  
 14 

 EXHIBIT B 

Prime Lease 
 [attached]

  
 15

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