Document:

<PAGE>

                                                                   EXHIBIT 10.17

                                                                       Execution

                               SUBLEASE AGREEMENT

                                     BETWEEN

                                675 OWNERSHIP LLC

                                       AND

                              BILL GROSS' IDEALAB!,
                            A CALIFORNIA CORPORATION

                            DATED: DECEMBER 23, 1999

PREMISES:         675 SIXTH AVENUE
                  NEW YORK, NEW YORK

LEASE:            THE FIFTH FLOOR AND A PORTION OF THE BASEMENT

EXHIBITS:         A - FIFTH FLOOR PLAN
                  B - LANDLORD'S WORK
                  C - CERTIFICATE OF OCCUPANCY
                  D - BASEMENT PLAN
                  E - FOURTH FLOOR PLAN
                  F - ADDITIONAL BASEMENT PLAN

<PAGE>

                                TABLE OF CONTENTS

                                                                            PAGE
                                                                            ----
Article  1        Rent . . . . . . . . . . . . . . . . . .
Article  2        Commencement of Term . . . . . . . . . .
Article  3        Adjustments of Rent  . . . . . . . . . .
Article  4        Electricity  . . . . . . . . . . . . . .
Article  5        Use. . . . . . . . . . . . . . . . . . .
Article  6        Alterations and Installations. . . . . .
Article  7        Repairs. . . . . . . . . . . . . . . . .
Article  8        Requirements of Law. . . . . . . . . . .
Article  9        Insurance, Loss, Reimbursement,
                       Liability . . . . . . . . . . . . .
Article  10       Damage by Fire or Other Cause. . . . . .
Article  11       Assignment, Mortgaging, Subletting,
                       Etc.  . . . . . . . . . . . . . . .
Article  12       Certificate of Occupancy . . . . . . . .
Article  13       Adjacent Excavation - Shoring  . . . . .
Article  14       Condemnation . . . . . . . . . . . . . .
Article  15       Access to Demised Premises; Changes  . .
Article  16       Conditions of Limitation . . . . . . . .
Article  17       Re-entry by Landlord, Injunction . . . .
Article  18       Damages. . . . . . . . . . . . . . . . .
Article  19       Landlord's Right to Perform Tenant's
                       Obligations . . . . . . . . . . . .
Article  20       Quiet Enjoyment. . . . . . . . . . . . .
Article  21       Services and Equipment . . . . . . . . .
Article  22       Definitions. . . . . . . . . . . . . . .
Article  23       Invalidity of any Provision. . . . . . .
Article  24       Brokerage. . . . . . . . . . . . . . . .
Article  25       Subordination. . . . . . . . . . . . . .
Article  26       Certificate of Tenant. . . . . . . . . .
Article  27       Legal Proceedings, Waiver of Jury Trial.
Article  28       Surrender of Premises. . . . . . . . . .
Article  29       Rules and Regulations. . . . . . . . . .
Article  30       Consents and Approvals . . . . . . . . .
Article  31       Notices. . . . . . . . . . . . . . . . .
Article  32       No Waiver. . . . . . . . . . . . . . . .
Article  33       Captions . . . . . . . . . . . . . . . .
Article  34       Inability to Perform . . . . . . . . . .
Article  35       No Representations . . . . . . . . . . .

<PAGE>

Article  36       Intentionally Omitted. . . . . . . . . .
Article  37       Arbitration. . . . . . . . . . . . . . .
Article  38       Indemnity. . . . . . . . . . . . . . . .
Article  39       Memorandum of Lease. . . . . . . . . . .
Article  40       Signs  . . . . . . . . . . . . . . . . .
Article  41       Additional Space . . . . . . . . . . . .
Article  42       Renewal Option . . . . . . . . . . . . .
Article  43       Intentionally Omitted. . . . . . . . . .
Article  44       Miscellaneous. . . . . . . . . . . . . .

<PAGE>

     SUBLEASE AGREEMENT made as of this 23 day of December, 1999, between 675
Ownership LLC, having an office at 675 Avenue of the Americas, New York, New
York 10010 (hereinafter referred to as "Landlord") and Bill Gross' idealab!, a
California Corporation, having an office at 130 West Union Street, Pasadena
California 91103 (hereinafter referred to as "Tenant").

                                  WITNESSETH:

     WHEREAS, by lease dated August 29, 1984 (hereinafter called the "Over
Lease"), AVEMER ASSOCIATES (hereinafter called "Over Landlord") leased to
Landlord's predecessor, the building (the "Building") and premises known as 675
Sixth Avenue, New York, New York (the "Premises") (a true and complete copy of
the "Over Lease", with certain deletions as to economic matters, has previously
been exhibited to Tenant); and

     WHEREAS, Tenant desires to hire from Landlord and Landlord desires to
sublet to Tenant a portion of the Premises covered by the Over Lease;

     Landlord hereby leases and Tenant hereby rents from Landlord the entire
fifth floor at the Building as shown on the plan annexed hereto as Exhibit A
(the "demised premises"), for a term (the "Term") commencing on the
"Commencement Date" and ending on the "Expiration Date" (as said terms are
defined in Article 2 hereof) unless the Term shall sooner cease and terminate as
hereinafter provided, and Tenant hereby rents from Landlord (as of the date
specified in Article 41 hereof), a portion of the basement at the Building, in
accordance with Article 41 hereof.

     The parties hereby covenant and agree as follows:

                                    ARTICLE 1

                                      RENT

     1.01. A. Tenant agrees to pay to Landlord a fixed annual rent (the "fixed
annual rent") as follows:

YEAR                                FIXED ANNUAL RENT        MONTHLY INSTALLMENT
----                                -----------------        -------------------
April 1, 2000 to May 31, 2000       $          -0-           $            -0-
June 1, 2000 to May 31, 2005             1,945,000                    162,083
June 1, 2005 to May 31, 2010             2,150,000                    179,167
June 1, 2010 to May 31, 2015             2,300,000                    191,667

           B. In lieu of operating expense escalations, the fixed annual rent
shall be increased, on June 1, 2001, by $48,125.00 ($4,010.00 per month), and on
each June 1 thereafter

<PAGE>

during the Term, in addition to the regular "step-up increases" set forth in A.
above, by an amount equal to 2.5% of the fixed annual rent, as escalated by the
provision of this sentence, for the immediately preceding twelve month period.
For example, the fixed annual rent shall be increased on June 1, 2003, by 2.5%
of the fixed annual rent payable for the period June 1, 2002 to May 31, 2003, as
previously escalated by the provisions of this Section 1.01(B).

           C. All monthly installments of fixed annual rent shall be paid in
advance on the first day of each calendar month during the Term, at the office
of Landlord or such other place as Landlord may designate, without any setoff or
deduction whatsoever, except such deductions as are specifically referred to in
Articles 10 and 14 hereof. The first full month's installment of fixed annual
rent (which shall be applied against the first payment of fixed annual rent)
shall be paid by Tenant to Landlord upon the execution of this Lease. The
payment of fixed annual rent shall commence on the Rent Commencement Date.
Should the Commencement Date fall on any day other than the first of a month,
then the fixed annual rent for such month shall be prorated on a per diem basis.

     1.02. Tenant shall pay the fixed annual rent and all additional rent
payable hereunder in lawful money of the United States by check (subject to
collection) drawn to Landlord's order on a bank which is a member of the New
York Clearinghouse Association or a successor thereto. All sums, other than
fixed annual rent, payable by Tenant hereunder shall be deemed additional rent
and shall be payable on demand unless other payment dates are hereinafter
provided. Landlord shall have the same rights and remedies (including, without
limitation, the right to commence a summary proceeding) for a default in the
payment of additional rent as for a default in the payment of fixed annual rent
notwithstanding the fact that Tenant may not then also be in default in the
payment of fixed annual rent.

     1.03. If Tenant shall fail to pay when due any installment of fixed annual
rent or any payment of additional rent for a period of seven days after such
installment or payment shall have become due, Tenant shall pay interest thereon
at the Interest Rate (as such term is defined in Article 22 hereof), from the
date when such installment or payment shall have become due to the date of the
payment thereof, and such interest shall be deemed additional rent. The
provisions of this Section 1.03 are in addition to all other remedies available
to Landlord for nonpayment of fixed annual rent or additional rent.

     1.04. If any of the fixed annual rent or additional rent payable under this
Lease shall be or become uncollectible, reduced or required to be refunded
because of any Legal Requirement (as such term is defined in Article 22 hereof),
Tenant shall enter into such agreement(s) and take such other legally
permissible steps as Landlord may request to permit Landlord to collect the
maximum rents which from time to time during the continuance of such Legal
Requirement may be legally permissible and not in excess of the amounts reserved
therefor under this Lease. Upon the termination of such Legal Requirement, (a)
the rents hereunder shall be payable in the amounts reserved herein for the
periods following such termination and (b) Tenant shall pay to Landlord, to

                                       2

<PAGE>

the maximum extent legally permissible, an amount equal to (i) the rents which
would have been paid pursuant to this Lease but for such Legal Requirement less
(ii) the rents paid by Tenant during the period such Legal Requirement was in
effect.

                                    ARTICLE 2

                              COMMENCEMENT OF TERM

     2.01. (a) The "Commencement Date" of the Term shall be the later of
(i)April 1, 2000; or (ii) the date on which Landlord delivers the demised
premises to Tenant vacant, broom clean, free of tenancies and with Landlord's
Work (as hereafter defined), substantially completed.

           (b) The "Rent Commencement Date" shall be two months after the
Commencement Date.

           (c) The "Expiration Date" of the Term shall be the day before the
15th anniversary of the Commencement Date.

     For purposes of this Lease, a "lease year" shall mean each twelve month
period commencing on the Commencement Date and each anniversary thereof.

     2.02. Landlord shall deliver the demised premises to Tenant on the
Commencement Date, vacant, broom clean and free of rights of tenants and
occupants. Landlord shall perform only the work set forth on EXHIBIT B annexed
hereto (hereinafter referred to as "Landlord's Work"). Except for the Landlord's
Work, Landlord shall not be required to perform any work or expend any services
to prepare the demised premises or the Building for Tenant's occupancy. All
other installations, materials and work which may be required by Tenant to
prepare, equip, decorate and furnish the demised premises for Tenant's occupancy
shall be done by Tenant at Tenant's expense and are hereinafter called "Tenant's
Extra Work". All Tenant's Extra Work shall be subject to, and conform with, the
provisions of this Lease, including, but not limited to, Article 6. Landlord
shall reimburse Tenant for the cost of certain of Tenant's Extra Work, as set
forth in Section 6.09.

                                    ARTICLE 3

                               ADJUSTMENTS OF RENT

     3.01. A. For purposes hereof, the following definitions shall apply:

              (a) The term "Base Tax" shall mean the Taxes actually payable with
respect to the Premises for the July 1, 2000 through June 30, 2001 Tax Year.
Landlord represents

                                       3

<PAGE>

that there are no tax abatements currently in effect which affect the Base Tax.

              (b) The term "Tax Year" shall mean each period of twelve months
which includes any part of the Term which now or hereafter is or may be duly
adopted as the fiscal year for real estate tax purposes of the City of New York.

              (c) The term "Taxes" shall mean (i) all real estate taxes,
assessments, governmental levies, municipal taxes, county taxes, business
improvement district, or any other governmental charge, general or special,
ordinary or extraordinary, unforeseen as well as foreseen, of any kind or nature
whatsoever, which are or may be assessed, levied or imposed upon all or any part
of the Premises and the sidewalks, plazas or streets adjacent thereto, including
any tax, excise or fee measured by or payable with respect to any rent, and
levied against Landlord and/or the Premises under the laws of the United States,
the City or State of New York, or any political subdivision thereof, and (ii)
any reasonable expenses incurred by Landlord, including payments to attorneys
and appraisers, in contesting any of the items set forth in clause (i) of this
sentence, or the assessed valuations of all or any part of the Premises. If due
to a future change in the method of taxation or in the taxing authority, a new
or additional real estate tax, or a franchise, income, transit, profit or other
tax or governmental imposition, however designated, shall be levied against
Landlord and/or the Premises, in addition to and similar to the types of taxes
included in Taxes, or in substitution in whole or in part for any tax which
would constitute "Taxes", or in lieu of additional Taxes, such tax or imposition
shall be deemed for the purposes hereof to be included within the term "Taxes".
"Taxes" shall not include income, franchise, inheritance, estate, succession,
profit, revenue, gains, gift, mortgage, capital levy, transfer or similar such
taxes imposed upon Landlord.

              (d) The term "Tenant's Tax Share" shall mean 16.66%. (Tenant
occupies one of the six floors in the Building, with no allocation for the
basement space).

              (e) The term "Escalation Statement" shall mean a statement setting
forth the amount payable by Tenant for a specified Tax Year or calendar year, as
the case may be, or for some portion thereof pursuant to this Article 3, which
shall be accompanied with a copy of the most recent available tax bill(s) from
the applicable municipal authority.

           B. Tenant shall pay to Landlord as additional rent for each Tax Year
a sum equal to Tenant's Tax Share of the amount by which the Taxes for such Tax
Year exceed the Base Tax (hereinafter referred to as "Tenant's Tax Payment").
Landlord shall furnish to Tenant an annual Escalation Statement (subject to
revision as hereinafter provided) for each Tax Year setting forth Tenant's Tax
Payment for such Tax Year. Tenant's Tax Payment shall be due and payable as
follows: two semi-annual installments, in advance, on the first day of each June
and December of each calendar year. If an annual Escalation Statement is
furnished to Tenant after the commencement of the Tax Year to which it relates,
then (a) until such Escalation Statement is rendered, Tenant shall pay Tenant's
Tax Payment for such Tax Year in installments based upon the

                                      4

<PAGE>

last Escalation Statement rendered to Tenant with respect to Taxes and (b)
Tenant shall, within 10 days after such annual Escalation Statement is furnished
to Tenant, pay to Landlord an amount equal to any underpayment of the
installments of Tenant's Tax Payment theretofore paid by Tenant for such Tax
Year and, in the event of an overpayment by Tenant, Landlord shall permit Tenant
to credit against subsequent payments under this Section 3.01 the amount of such
overpayment. If this Lease shall have theretofore expired, Landlord shall make
such payment directly to Tenant. If there shall be any increase in Taxes for any
Tax Year, whether during or after such Tax Year, Landlord shall furnish a
revised Escalation Statement for such Tax Year to Tenant, and Tenant's Tax
Payment for such Tax Year shall be adjusted and paid in the same manner as
provided in the preceding sentence. If during the Term, Taxes are required to be
paid (either to the appropriate taxing authorities or as tax escrow payments to
a superior mortgagee or to the Over Landlord) in full or in monthly, quarterly,
or other installments, on any other date or dates than as presently required,
then at Landlord's option, Tenant's Tax Payments shall be correspondingly
accelerated or revised so that said Tenant's Tax Payments are due at least 30
days prior to the date payments are due to the taxing authorities or the
superior mortgagee or Over Landlord. The benefit of any discount for any early
payment or prepayment of Taxes shall accrue solely to the benefit of Landlord
and such discount shall not be subtracted from Taxes.

           C. If Landlord shall receive a refund of Taxes for any Tax Year,
Landlord shall permit Tenant to credit against subsequent payments under this
Section 3.01, Tenant's Tax Share of the refund, but not in excess of Tenant's
Tax Payment paid for such Tax Year. If the Term has expired, Landlord will
promptly make such payment to Tenant directly.

     3.02. INTENTIONALLY OMITTED.

     3.03. Tenant shall pay to Landlord upon demand, as additional rent, any
occupancy tax or rent tax hereafter in effect, which Landlord is required to pay
with respect to the demised premises or this Lease, unless such tax is
specifically excluded from Taxes pursuant to the last sentence of Section
3.01(c).

     3.04. If the Commencement Date shall be other than the first day of a Tax
Year or if the date of the expiration or other termination of this Lease shall
be a day other than the last day of a Tax Year, then Tenant's Tax Payment for
such partial year shall be equitably adjusted taking into consideration the
portion of such Tax Year falling within the Term. Landlord shall, as soon as
reasonably practicable, cause an Escalation Statement with respect to Taxes for
the Tax Year in which the Term expires to be prepared and furnished to Tenant.

     3.05. In no event shall the fixed annual rent ever be reduced by operation
of this Article 3. The rights and obligations of Landlord and Tenant under the
provisions of this Article 3 shall survive the termination of this Lease, and
payments shall be made pursuant to this Article 3 notwithstanding the fact that
an Escalation Statement is furnished to Tenant after the expiration or other
termination of the Term.

                                       5

<PAGE>

     3.06. Landlord's failure to render an Escalation Statement with respect to
any Tax Year or Lease Year shall not prejudice Landlord's right to thereafter
render an Escalation Statement with respect thereto or with respect to any
subsequent Tax Year or Lease Year.

     3.07. Each Escalation Statement shall be conclusive and binding upon Tenant
unless within 20 days after receipt of such Escalation Statement Tenant shall
notify Landlord that it disputes the correctness of such Escalation Statement,
specifying the particular respects in which such Escalation Statement is claimed
to be incorrect. Any dispute relating to any Escalation Statement, not resolved
within 45 days after the giving of such notice by Tenant, may be submitted to
arbitration by either party pursuant to Article 37 hereof. Pending the
determination of such dispute, Tenant shall pay additional rent in accordance
with the Escalation Statement that Tenant is disputing, without prejudice to
Tenant's position.

                                    ARTICLE 4

                                   ELECTRICITY

     4.01. For the period commencing on the Commencement Date, Tenant covenants
and agrees to pay directly to the utility company supplying electric current for
the demised premises the amounts due for such electric current consumed,
including by use of the hvac system serving the demised premises, as indicated
by meter(s) measuring Tenant's consumption thereof. As of the Rent Commencement
Date, meters measuring only the electrical consumption utilized on the fifth
floor shall be installed at the Building and the demised premises shall be
serviced with electrical energy.

     4.02. Any additional risers, feeders or other equipment or service proper
or necessary to supply Tenant's electrical requirements, upon written request of
Tenant, may be installed by Tenant at the sole cost and expense of Tenant, if in
Landlord's sole and reasonable judgment the same are necessary and will not
cause permanent damage or injury to the Premises or the demised premises or
cause or create a dangerous or hazardous condition or entail excessive or
unreasonable alterations, repairs or expense or interfere with or disturb other
tenants or occupants.

     4.03. Intentionally Omitted.

     4.04. Tenant's use of electric current in the demised premises shall not at
any time exceed the capacity of any of the electrical conductors and equipment
in or otherwise serving the demised premises which capacity shall satisfy the
provisions of Section 4.08 hereof. Tenant shall not make or perform or permit
the making or performing of, any alterations to wiring, installations or other
electrical facilities serving the demised premises (to the extent same are
outside of the demised premises) without the prior consent of Landlord in each
instance. Should Landlord grant any such

                                       6

<PAGE>

consent, all additional risers or other equipment required therefor shall be
installed by Tenant and the cost thereof shall be paid by Tenant.

     4.05. Landlord shall not be liable in any way to Tenant for any failure or
defect in the supply or character of electric energy furnished to the demised
premises by reason of any requirement, act or omission of the public utility
providing the Premises with electricity or for any other reason whatsoever.

     4.06. Tenant covenants and agrees that at no time will the connected
electrical load in the demised premises exceed 8 watts per usable square foot
(excluding hvac), unless otherwise specifically consented to by Landlord.

     4.07 Landlord shall make available for exclusive use by Tenant, without
charge, up to 20% of available space for riser installations. All such
installations shall be performed at Tenant's sole cost and expense and otherwise
in accordance with this Lease.

                                    ARTICLE 5

                                       USE

     5.01. The demised premises shall be used as and for executive,
administrative and general offices and uses reasonably ancillary to and
incidental to the foregoing, including a kitchen for the service of food only to
Tenant's employees and guests, and for no other purpose except as aforesaid.

     5.02. Tenant shall not use or permit the use of the demised premises or any
part thereof in any way which would violate any of the covenants, agreements,
terms, provisions and conditions of this Lease or of the Over Lease or for any
unlawful purposes or in any unlawful manner or in violation of the Certificate
of Occupancy for the demised premises of the Building; and Tenant shall not
permit the demised premises or any part thereof to be used in any manner or
anything to be done, brought into or kept therein which, in Landlord's
reasonable judgment shall, or tend to, impair or interfere with (because of
noise level, traffic or other-wise) (i) the character, reputation or appearance
of the Building as a high quality office building, (ii) any of the Building
services or the proper and economic heating, cleaning, air conditioning or other
servicing of the Building or the demised premises, or (iii) the use of any of
the other areas of the Building by, or occasion discomfort, inconvenience or
annoyance to, any of the other tenants or occupants of the Building. Tenant
shall not install any electrical or other equipment of any kind which, in the
reasonable judgment of Landlord, might cause any such impairment, interference,
discomfort, inconvenience or annoyance or which might overload the risers or
feeders servicing the demised premises or other portions of the Building.
Landlord shall have the right to require Tenant, at Tenant's expense and to the
satisfaction of Landlord, to insulate the demised premises to reduce any noise

                                       7

<PAGE>

generated therein, and to install curtains or blinds on the inside of windows in
the demised premises facing the atrium of the Building.

     5.03 A. Tenant shall not use, play or operate or permit to be used, played
or operated any sound making or sound producing device in the demised premises
except in such manner and under such conditions as shall prevent any noise from
emanating from the demised premises to other areas in the Building or to street
areas outside of the Building;

          B. Tenant agrees to prevent waste matter or refuse to accumulate in or
about the demised premises and shall keep same in a clean and orderly fashion.
Tenant shall arrange for the removal from the demised premises and the Building
of all of its refuse and rubbish, at Tenant's sole cost and expense.

          C. Tenant shall not suffer or permit any occupancy or use thereof for
any purpose which shall be unlawful, obscene or pornographic.

                                    ARTICLE 6

                          ALTERATIONS AND INSTALLATIONS

     6.01. Except as set forth in item 8 below, Tenant shall make no
alterations, installations, additions or improvements in or to the demised
premises without Landlord's prior written consent and then only by contractors
or mechanics first approved by Landlord. All such work, alterations,
installations, additions and improvements shall be done at Tenant's sole expense
and at such times and in such manner as Landlord may from time to time
reasonably designate, so as to minimize interference with the rest of the
Building and its tenants.

     Tenant's Extra Work and any future work in the demised premises shall be
done solely in accordance with plans and specifications first approved in
writing by Landlord, and by the Over Landlord if such consent is required under
the provisions of the Over Lease. Landlord will respond to requests for its
approval of such plans and specifications within 15 days of Landlord's receipt
thereof. Tenant shall reimburse Landlord promptly upon demand for any reasonable
costs and expenses incurred by Landlord in connection with Landlord's review of
such Tenant's plans and specifications. Landlord will not unreasonably withhold
or delay its consent to requests for such alterations, additions and
improvements.

     Any such approved alterations and improvements shall be performed in
accordance with the foregoing and the following provisions of this Article 6:

          1. All work shall be done in a good and workmanlike manner.

                                       8

<PAGE>

          2.   (a) Any contractor employed by Tenant to perform any work
               permitted by this Lease, and all of its subcontractors shall
               agree to employ only such labor as will not result in
               jurisdictional disputes or strikes or cause disharmony with other
               workers employed at the Building. Tenant will inform Landlord in
               writing of the names of any contractors or subcontractors Tenant
               proposes to use in the demised premises at least thirty (30) days
               prior to the beginning of work by such contractors or
               subcontractors, and Landlord shall not unreasonably withhold or
               delay its consent to such contractors or subcontractors.

               (b) Tenant covenants and agrees to pay to the contractor, as the
               work progresses, the entire cost of supplying the materials and
               performing the work shown on Tenant's approved plans and
               specifications, unless Tenant has a good faith basis for not
               making such payment, and further provided that Tenant nonetheless
               remains in compliance with the provisions of Section 6.02.

          3.   All such alterations shall be performed in compliance with all
               Legal Requirements (as defined in Article 22 hereof) including,
               without limitation, those imposed by the New York City Building
               Department, the New York City Fire Department and O.S.H.A.

          4.   Tenant shall keep the Building and the demised premises free and
               clear of all liens for any work or material claimed to have been
               furnished to Tenant or to the demised premises on Tenant's
               behalf, and all work to be performed by Tenant shall be done in a
               manner which will not unreasonably interfere with or disturb
               other tenants or occupants of the Building.

          5.   During the progress of the work to be done by Tenant, said work
               shall be subject to inspection by representatives of Landlord who
               shall be permitted access and the opportunity to inspect, at all
               reasonable times, but this provision shall not in any way
               whatsoever create any obligation on Landlord to conduct such an
               inspection.

          6.   Prior to commencement of any work, Tenant shall furnish to
               Landlord certificates evidencing the existence of:

               (a) worker's compensation insurance covering all persons employed
               for such work with statutorily required limits; and

               (b) Employer's liability coverage including bodily injury caused
               by disease with limits of not less than $100,000 per employee;

                                       9

<PAGE>

               (c) Comprehensive general liability insurance including but not
               limited to completed operations coverage, products liability
               coverage, contractual coverage, broad form property damage,
               independent contractor's coverage and personal injury coverage
               naming (i) Landlord and Over Landlord, as well as such
               representatives and consultants of them as Landlord shall
               reasonably specify (collectively "Landlord's Consultants"), as
               well as Tenant, as additional insureds, with coverage of not less
               than $5,000,000 combined single limit coverage (or such higher
               limits as Landlord may from time to time impose in its reasonable
               judgment);

               (d) To the extent commercially available at commercially
               reasonable rates, Tenant shall require all contractors engaged or
               employed by the Tenant to indemnify and hold Tenant, Over
               Landlord, Landlord, and Landlord's Consultants harmless in
               accordance with the following clauses:

               "The contractor hereby agrees to the fullest extent permitted by
               law to assume the entire responsibility and liability for and
               defense of and to pay and indemnify Landlord, Over Landlord,
               Tenant, and Landlord's Consultants against any loss, cost,
               expense, liability or damage and will hold each of them harmless
               from and pay any loss, cost, expense, liability or damage
               (including, without limitation, judgments, attorney's fees, court
               costs, and the cost of appellate proceedings), which any and each
               of them incur because of injury to or death of any person or on
               account of damage to property, including loss of use thereof, or
               any other claim arising out of, in connection with, or as a
               consequence of the performance of the work by the contractor
               and/or any acts or omissions of the contractor or any of its
               officers, directors, employees, agents or sub-contractors or
               anyone directly or indirectly employed by the contractor or
               anyone for whose acts the contractor may be liable as it relates
               to the scope of this Contract, whether such injuries to person or
               damage to property are due or claimed to be due to any negligence
               of the Landlord, Over Landlord, Landlord's Consultants, and/or
               Tenant, its or their employees or agents or any other person."

               The contractor's insurance shall specifically insure the
               foregoing hold harmless provision verbatim.

               (e) Such insurance shall be placed with solvent and responsible
               companies reasonably satisfactory to the Landlord and licensed or
               authorized to do business in the State of New York, with a
               general policy holder's rating of not less than "A" and a
               financial rating of not less than "Class X" as rated in the most
               current available "Bests" Insurance Reports or such other

                                       10

<PAGE>

               comparable publication as may be acceptable to Landlord in the
               event that "Bests" Insurance Reports ceases to publish such
               information, and the policies shall provide that they may not be
               cancelled without 30 days' prior written notice in writing to
               Landlord.

          7.   Movement of all men and materials shall only be done at the
               direction, the times and in the manner reasonably designated by
               Landlord.

          8.   Subject to compliance with the Over Lease, no improvements
               estimated to cost more than $100,000 in the aggregate in any
               calendar year (as reasonably estimated by Landlord's architect or
               engineer or general contractor) shall be undertaken (i) except
               under the supervision of a licensed architect or licensed
               professional engineer reasonably satisfactory to Landlord, (ii)
               except after at least 30 days' prior written notice to Landlord
               and receipt of Landlord's consent thereto as provided in this
               Article 6, and (iii) prior to Tenant delivering to Landlord such
               letters of credit or other security, if any, as is required under
               the Over Lease. Notwithstanding the contrary, but subject to
               compliance with the Over Lease, Tenant may perform non-structural
               or non-building system work in the demised premises which are
               estimated to cost less than $100,000, upon notice to, but without
               the prior approval of or submission of plans to, Landlord.

          9.   Tenant shall deliver such performance bonds and completion bonds
               and shall comply with such other provisions relating to
               improvements and alterations, as shall be required under the
               terms of the Over Lease as a condition to the commencement of
               work on any improvements or alterations.

     6.02. Notice is hereby given that Landlord shall not be liable for any
labor or materials furnished to or to be furnished to Tenant upon credit, and
that no mechanic's or other lien for any such labor or materials shall attach to
or affect the reversion or other estate or interest of Landlord or Over Landlord
in and to the demised premises. Any mechanic's lien filed against the demised
premises or the Building for work claimed to have been done for or materials
claimed to have been furnished to Tenant shall be discharged by Tenant at its
expense within fifteen (15) days after such filing, by payment, filing of the
bond required by law or otherwise. Failure to comply with the provisions of this
Section 6.02 shall constitute a material default by Tenant under this Lease
entitling Landlord to exercise any or all of the remedies provided in this Lease
in the event of Tenant's default.

     6.03. All alterations, installations, additions and improvements made and
installed by Landlord at its expense, including without limitation all work
referred to in Article 2 hereof shall

                                       11

<PAGE>

be the property of Landlord and shall remain upon and be surrendered with the
demised premises as a part thereof at the end of the Term.

     6.04. All Tenant's Extra Work and all alterations, installations, additions
and improvements made and installed by Tenant, or at Tenant's expense upon or in
the demised premises which are of a permanent nature and which cannot be removed
without damage to the demised premises or Building shall become the property of
the Landlord, and shall remain upon and be surrendered with the demised premises
as a part thereof at the end of the Term, except that Landlord shall have the
right at any time up to two months prior to the expiration of the Term to serve
notice upon Tenant that any such alterations, installations, additions and
improvements shall be removed and, in the event of service of such notice,
Tenant will, at Tenant's own cost and expense, remove the same in accordance
with and to the extent of such request, so as to render the demised premises
open and clear "slab to slab", including the repair and restoration of any
damage caused by the making of such alterations, installations, additions and
improvements and/or the removal thereof ("Building Standard"). Tenant shall not
be deemed to have surrendered the demised premises until such work has been
completed and until the provisions of Section 6.05 have been complied with,
whether by Tenant or by Landlord at Tenant's expense, and Tenant shall continue
to pay rent, after the expiration of the Term, at the then fair rental value for
the demised premises, and otherwise in accordance with the provisions of this
Lease until such completion and compliance and shall be liable for any
consequential damages incurred by Landlord as a result of any such holding over
after the expiration of the Term.

     6.05. Where furnished by or at the expense of Tenant, all non-structural
furniture, furnishings and trade fixtures, including without limitation, murals,
machines and equipment, counters, screens, grille work, special panelled doors,
cages, partitions, metal railings, closets, panelling, free standing lighting
fixtures and equipment, drinking fountains, refrigeration and other food related
equipment and air handling equipment, and any other movable property shall
remain the property of Tenant which may at its option remove all or any part
thereof at any time prior to the expiration of the Term. In case Tenant shall
decide not to remove any part of such property, Tenant shall notify Landlord in
writing not less than six (6) months prior to the expiration of the Term,
specifying the items of property which it has decided not to remove. If, within
90 days after the service of such notice, Landlord shall request Tenant to
remove any of said property, Tenant shall at its expense, remove same. As to
such property which Landlord does not request Tenant to remove, the same shall
be, if left by Tenant, deemed abandoned by Tenant and thereupon the same shall
become the property of Landlord.

     6.06. If any alterations, installations, additions, improvements or other
property which Tenant shall have the right to remove or be requested by Landlord
to remove as provided in Sections 6.04 and 6.05 hereof (herein in this Section
6.06 called the "property") are not removed on or prior to the expiration of the
Term, Landlord shall have the right to remove the property and to dispose of the
same without accountability to Tenant and at the sole cost and expense of
Tenant. In case of any damage to the demised premises or the Building resulting
from the removal by

                                       12

<PAGE>

Tenant of the property, Tenant shall repair such damage or, in default thereof,
shall reimburse Landlord for Landlord's cost in repairing such damage. This
obligation shall survive any termination of this Lease.

     6.07. Subject to the provisions of this Article 6 Tenant shall, at its sole
cost and expense, redecorate the interior of the demised premises at least once
during the Term. For purposes hereof, the term "redecorate" shall mean only to
repaint or to wallpaper all interior walls in the demised premises and the
ceilings thereof, if appropriate, after having first prepared the surfaces
thereof by stripping off and priming them as appropriate. All redecoration work
shall be done with high-quality materials and where painting is involved, two
coats of paint shall be applied.

     6.08. Tenant shall keep records of each of Tenant's alterations,
installations, additions and improvements costing in excess of $25,000, and of
the cost thereof. Tenant shall, within 30 days after demand by Landlord, furnish
to Landlord copies of such records if Landlord shall require same in connection
with any proceeding to reduce the assessed valuation of the Building, or in
connection with any proceeding instituted pursuant to Article 14 hereof.

     6.09 Landlord shall reimburse Tenant for any cost in connection with
Tenant's Extra Work up to an amount equal to $500,000. Reimbursement by Landlord
to Tenant for Tenant's Extra Work shall be made in installments within thirty
(30) days of Tenant making a progress payment to Tenant's contractors (who
provide either "hard" or "soft" services), in accordance with the contract
documents between Tenant and such contractor, copies of which contract and
checks evidencing payment by Tenant shall have been furnished to Landlord, and
each such installment shall be in an amount equal to $500,000 multiplied by a
fraction, the numerator of which shall be the amount of Tenant's progress
payment with respect to which Tenant is being reimbursed and the denominator of
which shall be the total reasonably estimated completed cost of Tenant's Extra
Work. Alternatively, Tenant may require Landlord to pay Tenant's contractors
directly, upon presentation of invoices for work performed, but not more than
once per month. Landlord shall retain 10% of each such payment which retainage
shall be paid to Tenant only upon completion of Tenant's Extra Work in
accordance with the terms of this Lease and upon submission to Landlord of
documents reasonably satisfactory to Landlord evidencing that such Tenant's
Extra Work has been fully and properly completed, that all amounts due for
materials and labor have been paid in full and that all other conditions
reasonably imposed by Landlord as a condition to such payment have been
satisfied in full.

                                    ARTICLE 7

                                     REPAIRS

     7.01. Tenant shall, at its sole cost and expense, make such repairs to the
demised premises and the fixtures and appurtenances therein as are necessitated
by the use, act, omission, occupancy or negligence of Tenant or by the use of
the demised premises in a manner contrary to the

                                       13
<PAGE>

purposes for which same are leased to Tenant, as and when needed to preserve
them in good working order and condition. Except as otherwise provided in
Section 9.05 hereof, all damage or injury to the Building or Premises, including
demised premises, and to its fixtures, appurtenances and equipment caused by
Tenant moving property in or out of the Building or by installation or removal
by Tenant of furniture, fixtures or other property, shall be repaired, restored
or replaced promptly by Tenant at its sole cost and expense, which repairs,
restorations and replacements shall be in quality and class equal to the
original work or installations. If Tenant fails to make such repairs,
restoration or replacements, same may be made by Landlord at the expense of
Tenant and such expense shall be collectible as additional rent and shall be
paid by Tenant within ten days after rendition of a bill therefor. Subject to
Tenant's obligations set forth above, Landlord shall maintain and repair the
exterior of the Building and public portions of the Building, all structural
elements of the Building, air-conditioning cooling towers on the roof, and all
building systems serving the demised premises, including pipes, lines and the
like located outside of the demised premises. Landlord shall have no obligation
with respect to any items included in Tenant's Extra Work, or constructed or
installed in the demised premises by Tenant, or located in the demised premises,
or exclusively serving the demised premises.

          The exterior walls of the Building, the portions of any window sills
outside the windows and the windows are not part of the premises demised by this
Lease and Landlord reserves all rights to such parts of the Building, but the
foregoing shall not relieve Tenant of any obligation to restore, repair, or
replace same in accordance with the immediately preceding paragraph.

     7.02. Tenant shall not place a load upon any floor of the demised premises
exceeding the floor load per square foot area which such floor was designed to
carry and which is allowed by law.

     7.03. Business machines and mechanical equipment used by Tenant which cause
vibration, noise, cold or heat that may be transmitted to the Building structure
or to any leased space to such a degree as to be reasonably objectionable to
Landlord or to any other tenant in the Building shall be placed and maintained
by Tenant at its expense in settings of cork, rubber or spring type vibration
eliminators sufficient to absorb and prevent such vibration or noise, or prevent
transmission of such cold or heat. The parties hereto recognize that the
operation of elevators, air conditioning and heating equipment will cause some
vibration, noise, heat or cold which may be transmitted to other parts of the
Building and demised premises. Landlord shall be under no obligation to endeavor
to reduce such vibration, noise, heat or cold beyond what is customary in
current good building practice for buildings of the same type as the Building.

     7.04. Except as otherwise specifically provided in this Lease, there shall
be no allowance to Tenant for a diminution of rental value and no liability on
the part of Landlord by reason of inconvenience, annoyance or injury to business
arising from the making of any repairs, alterations, additions or improvements
in or to any portion of the Building or the demised premises or in or to

                                       14
<PAGE>

fixtures, appurtenances or equipment thereof. Landlord shall exercise reasonable
diligence so as to minimize any interference with Tenant's business operations,
but shall not be required to perform the same on an overtime or premium pay
basis.

     7.05 Landlord shall maintain a code compliant Class E System and shall
comply with the American with Disabilities Act, but the foregoing shall apply
only to areas outside of the demised premises and shall not require Landlord to
take any action with respect to areas outside of the demised premises resulting
from the particular use or occupancy of the demised premises by Tenant.

                                    ARTICLE 8

                               REQUIREMENTS OF LAW

     8.01. Tenant shall comply with all Legal Requirements which shall impose
any violation, order or duty upon Landlord or Tenant with respect to the
particular use by Tenant of the demised premises, or arising out of the
particular use or occupation thereof by Tenant.

     8.02. Notwithstanding the provisions of Section 8.01 hereof, Tenant, at its
own cost and expense, in its name and/or (whenever necessary) Landlord's name,
may contest, in any manner permitted by law (including appeals to a court, or
governmental department or authority having jurisdiction in the matter), the
validity or the enforcement of any Legal Requirements with which Tenant is
required to comply pursuant to this Lease, and may defer compliance therewith
provided that:

               (a) such non-compliance shall not subject Landlord to criminal
prosecution or subject the Premises to lien or sale;

               (b) such non-compliance shall not be in violation of any
mortgage, or of the Over Lease or of any ground or underlying lease or any
mortgage thereon;

               (c) Tenant shall first deliver to Landlord a surety bond issued
by a surety company of recognized responsibility, or other security reasonably
satisfactory to Landlord, indemnifying and protecting Landlord or Over Landlord
against any loss or injury by reason of such non-compliance; and

               (d) Tenant shall promptly, diligently and continuously prosecute
such contest.

               Landlord, without expense or liability to it, shall cooperate
with Tenant and execute any documents or pleadings required for such purpose,
provided that Landlord shall reasonably be satisfied that the facts set forth in
any such documents or pleadings are accurate.

                                       15

<PAGE>

                                    ARTICLE 9
                    INSURANCE, LOSS, REIMBURSEMENT, LIABILITY

     9.01. Tenant shall not do or permit to be done any act or thing upon or
about the demised premises, which will invalidate or be in conflict with New
York standard fire insurance policies covering the Building, and fixtures and
property therein, or which would increase the rate of fire insurance applicable
to the Building to an amount higher than it otherwise would be if the demised
premises were used for executive and general offices; and Tenant shall neither
do nor permit to be done any act or thing upon the demised premises which shall
or might subject Landlord to any liability or responsibility for injury to any
person or persons or to property by reason of any business or operation being
carried on within the demised premises; but nothing in this Section 9.01 shall
prevent Tenant's use of the demised premises for the purposes stated in Article
5 hereof.

     9.02. If, as a result of any act or omission by Tenant or violation of this
Lease by Tenant, the rate of fire insurance applicable to the Building shall be
increased, Tenant shall reimburse Landlord for all increases of Landlord's and
other tenants' fire insurance premiums so caused; such reimbursement to be
additional rent payable within five days after demand therefor by Landlord. Any
disputes under Section 9.02 shall be resolved in accordance with Article 37.

     9.03. Landlord or its agent shall not be liable for any injury or damage to
persons or property resulting from fire, explosion, falling plaster, steam, gas,
electricity, water, rain or snow or leaks from any part of the Building, or from
the pipes, appliances or plumbing works or from the roof, street or subsurface
or from any other place or by dampness or by any other cause of whatsoever
nature, unless any of the foregoing shall be caused by or due to the willful
misconduct or gross negligence of Landlord, its agents, servants or employees.

     9.04. Landlord or its agents shall not be liable for any damage which
Tenant may sustain, if at any time any window of the demised premises is broken,
or temporarily or permanently closed, darkened or bricked upon for any reason
whatsoever, except only Landlord's arbitrary acts if the result is permanent and
Tenant shall not be entitled to any compensation therefor or abatement of rent
or to any release from any of Tenant's obligations under this Lease, nor shall
the same constitute an eviction or constructive eviction. Landlord shall not,
unless required by any Legal Requirement, authorize the blocking of any window
in the demised premises by any sign or obstruction placed on the Building's
facade (unless needed for repair, restoration or maintenance of the Building),
or permit the windows to be bricked, closed or darkened, to the extent same is
under the control of Landlord..

     9.05. Tenant shall reimburse Landlord for all expenses, damages or fines
incurred or suffered by Landlord, by reason of any act, breach, violation or
non-performance by Tenant, or its agents, servants or employees, of any covenant
or provision of this Lease, or by reason of damage

                                       16
<PAGE>

to persons or property caused by moving property of or for Tenant in or out of
the Building, or by the installation or removal of furniture or other property
of or for Tenant, or by reason of or arising out of any act of Tenant, or its
agents, servants or employees, in the use or occupancy of the demised premises.
Subject to compliance with the provisions of Section 8.02 hereof, where
applicable, Tenant shall have the right, at Tenant's own cost and expense, to
participate in the defense of any action or proceeding brought against Landlord,
and in negotiations for settlement thereof if, pursuant to this Section 9.05,
Tenant would be obligated to reimburse Landlord for expenses, damages or fines
incurred or suffered by Landlord.

     9.06. Tenant shall give Landlord notice in case of fire or accidents in the
demised premises promptly after Tenant becomes aware of such event.

     9.07. Tenant agrees to look solely to Landlord's interest in the Premises
and in the Over Lease, and the demised premises, for the satisfaction of any
right or remedy of Tenant for the collection of a judgment (or other judicial
process) requiring the payment of money by Landlord, in the event of any
liability by Landlord, and no other property or assets of Landlord shall be
subject to levy, execution, attachment, or other enforcement procedure for the
satisfaction of Tenant's remedies under or with respect to this Lease, the
relationship of Landlord and Tenant hereunder, or Tenant's use and occupancy of
the demised premises, or any other liability of Landlord to Tenant.

     9.08. Each party, on behalf of itself and on behalf of anyone claiming
under or through it by way of subrogation or otherwise, waives all rights and
causes of action against the other party, and the officers, employees, agents
and invitees of the other party, for any liability arising out of any loss or
damage in or to the demised premises and/or the Building or Premises, its
contents and other property owned or controlled by or caused by:

     (i)  any peril normally covered under all-risk policies issued in the
          geographic area in which the Building is located (whether or not such
          party actually carries such insurance policies), or

     (ii) if the scope of coverage is broader than in (i) above, then any peril
          actually covered under the insurance maintained by such party.

     This release and waiver shall be complete and total even if such loss or
damage may have been caused by the negligence of the other party, its officers,
employees, agents or invitees and shall not be affected or limited by the amount
of insurance proceeds available to the waiving party, regardless of the reason
for such deficiency in proceeds. If any additional charge or increase in premium
is made by the insurer because of this waiver of subrogation, then the party in
whose favor the waiver was obtained shall pay such additional charge or increase
in premium; failure to pay the increase in premium will void the release and
waiver benefitting such party but shall not affect the benefit of the
corresponding release and waiver enjoyed by the other party.

                                       17
<PAGE>

     However, if one party's insurance carrier prohibits waiver of subrogation
regardless of premium, then the other party's release and waiver shall become
null and void, it being understood that in this instance each waiver is given in
consideration for the other.

     Each party covenants that from and after the date possession of the demised
premises is delivered to Tenant its insurance policies will contain waiver of
subrogation endorsements, and that if such endorsements, for any reason
whatsoever, are about to become unavailable, it will give the other party not
less than thirty (30) days prior written notice of such impending
unavailability.

     9.09. Tenant covenants and agrees to provide at its expense on or before
the Commencement Date and to keep in force during the Term naming Landlord and
Over Landlord as additional insured parties a comprehensive general liability
insurance policy including but not limited to premises operation blanket
contractual insurance, broad form property damage, independent contractor's
coverage and personal injury coverage protecting Landlord, Over Landlord and
Tenant against any liability whatsoever, occasioned by any occurrence on or
about the demised premises or any appurtenances thereto. Such policy is to be
written by good and solvent insurance companies licensed to do business in the
State of New York reasonably satisfactory to Landlord, and shall be in such
limits as Landlord may reasonably require. As of the date of this Lease Landlord
reasonably requires limits of liability thereunder of not less than $3,000,000
per occurrence for bodily or personal injury (including death) and in the amount
of $1,000,000 per occurrence in respect of property damage. Such insurance may
be carried under a blanket policy covering the demised premises and other
locations of Tenant, if any, provided that each such policy shall in all
respects, comply with this Article and shall specify that the portion of the
total coverage of such policy that is allocated to the demised premises is in
the amount required pursuant to this Section 9.09. Prior to the time such
insurance is first required to be carried by Tenant and thereafter, at least 15
days prior to the effective date of any such policy, Tenant agrees to deliver to
Landlord a certificate of such insurance, followed within thirty (30) days by a
duplicate original of the aforesaid policy. Said policy shall contain an
endorsement that such insurance may not be cancelled except upon 30 days' prior
notice to Landlord. Such policy shall also have the indemnity clause referred to
in Article 38 hereof typed on the policy evidencing that the "hold harmless"
clause has been insured. Tenant's failure to provide and keep in force the
aforementioned insurance shall be regarded as a material default hereunder
entitling Landlord to exercise any or all of the remedies provided in this Lease
in the event of Tenant's default. Notwithstanding anything to the contrary
contained in this Lease, the carrying of insurance by Tenant in compliance with
this Section shall not modify, reduce, limit or impair Tenant's obligations and
liability under Article 38 hereof.

                                   ARTICLE 10

                          DAMAGE BY FIRE OR OTHER CAUSE

                                       18
<PAGE>

     10.01. If the Building or the demised premises shall be partially or
totally damaged or destroyed by fire or other cause (and if this Lease shall not
have been terminated as in this Article 10 hereinafter provided), Landlord shall
repair the damage and restore and rebuild the Building and/or the demised
premises, at its expense with reasonable dispatch after notice to it of the
damage or destruction.

     10.02. If the Building or the demised premises shall be damaged or
destroyed by fire or other causes, then unless such fire or damage shall have
resulted from the negligence of Tenant or its officers, contractors, licensees,
agents, employees, guests, invitees or visitors, the rents payable hereunder
shall be abated to the extent that the demised premises shall have been rendered
untenantable for the period from the date of such damage or destruction to the
date the damage shall be repaired or restored; provided, however, that should
Tenant reoccupy a portion of the demised premises during the period the
restoration work is taking place and prior to the date that the whole of said
demised premises are made tenantable, fixed annual rent and additional rents
allocable to such portion shall be payable by Tenant from the date of such
reoccupancy.

     10.03. If the Building shall be so damaged or destroyed by fire or other
cause (whether or not the demised premises are damaged or destroyed) as to
require a reasonably estimated expenditure made by Landlord or a reputable
contractor reasonably designated by Landlord of more than 50% of the full
replacement value of the Building immediately prior to the casualty, then
Landlord may terminate this Lease by giving Tenant notice to such effect within
120 days after the date of the casualty. In case of any damage or destruction
mentioned in this Article 10 which Landlord is required to repair and restore,
Tenant may terminate this Lease by notice to Landlord if Landlord has not
completed the making of the required repairs and restorations within 15 months
after the date of such damage or destruction, or within such period after such
date (not exceeding 6 months) as shall equal the aggregate period Landlord may
have been delayed in doing so by adjustment of insurance, labor trouble,
governmental controls, act of God, or any other cause beyond Landlord's
reasonable control.

     10.04. No damages, compensation or claim shall be payable by Landlord for
inconvenience, loss of business or annoyance arising from any repair or
restoration of any portion of the demised premises or of the Building pursuant
to this Article 10.

     10.05. Notwithstanding any of the foregoing provisions of this Article 10,
if Landlord or the Over Landlord or the lessor of any superior lease or the
holder of any superior mortgage shall be unable to collect all of the insurance
proceeds (including rent insurance proceeds) applicable to damage or destruction
of the demised premises or the Building by fire or other cause, by reason of
some action or inaction on the part of Tenant or any of its employees, agents or
contractors, then, without prejudice to any other remedies which may be
available against Tenant, there shall be no abatement of Tenant's rents, but the
total amount of such rents not abated (which would otherwise have been abated)
shall not exceed the amount of uncollected

                                       19
<PAGE>

insurance proceeds.

     10.06. Landlord will not carry separate insurance of any kind on Tenant's
property (including, without limitation, any property of Tenant which shall
become the property of Landlord as provided in Article 6 hereof), and, except as
provided by law, Landlord shall not be obligated to repair any damage thereto or
replace or clear the same, or any other decorations, installations, equipment or
fixtures installed by or for Tenant at Tenant's expense, or Tenant's Extra Work.
Tenant shall maintain such fire and casualty insurance as it deems advisable.

     10.07. The provisions of this Article 10 shall be considered an express
agreement governing any cause of damage or destruction of the demised premises
by fire or other casualty, and Section 227 of the Real Property Law of the State
of New York, providing for such a contingency in the absence of an express
agreement, and any other law of like import, now or hereafter in force, shall
have no application in such case.

     10.08. Landlord shall maintain fire and other casualty insurance on the
Building.

                                   ARTICLE 11

                    ASSIGNMENT, MORTGAGING, SUBLETTING, ETC.

     11.01. Except as otherwise expressly provided in this Article 11, Tenant
shall not without, in each instance, obtaining the prior consent of Landlord,
which consent shall not be unreasonably withheld or delayed, (a) assign or
otherwise transfer this Lease or the term and estate hereby granted, (b) sublet
all or part of the demised premises or allow the same to be used or occupied by
others or in violation of Article 5, (c) mortgage, pledge or encumber this Lease
or all or part of the demised premises in any manner by reason of any act or
omission on the part of Tenant, or (d) advertise, or authorize a broker to
advertise, for a subtenant for all or part of the demised premises or for an
assignee of this Lease. For purposes of this Article 11, (i) the transfer of a
majority of the issued and outstanding capital stock of any corporate tenant or
subtenant, or the transfer of a majority of the total interest in any other
entity (partnership or otherwise) which is a tenant or subtenant, however
accomplished, whether in a single transaction or in a series of related or
unrelated transactions, shall be deemed an assignment of this Lease, or such
sublease, as the case may be, provided, however, that the foregoing shall not
apply to a public offering of Tenant's securities on a recognized national
market, or to any transfer of shares which are publically traded, or to a sale
of shares to one acquirer, or to the transfer of shares by a share owner in
connection with such share owner's estate planning, (ii) a takeover agreement
shall be deemed a transfer of this Lease, (iii) any person or legal
representative of Tenant, to whom Tenant's interest under this Lease passes by
operation of law, or otherwise, shall be bound by the provisions of this Article
11, and (iv) a modification, amendment or extension without Landlord's prior
written consent of a sublease previously consented to by Landlord shall be
deemed a new sublease, unless such

                                       20
<PAGE>

extension was contained in the sublease previously approved by Landlord, but
with a term not beyond the Expiration Date. Tenant agrees to furnish to Landlord
upon demand at any time and from time to time such information and assurances as
Landlord may reasonably request that neither Tenant, nor any subtenant, shall
have violated the provisions of this Section 11.01.

     11.02. The provisions of clauses (a), (b) and (d) of Section 11.01 and the
provisions of Sections 11.05 and 11.06(e) hereof shall not apply to (and
Landlord's consent shall not be required for, but notice shall nonetheless be
given to Landlord), transactions entered into by Tenant with a Tenant Affiliate.
"Tenant Affiliate" shall mean (i) an entity into which the Tenant is merged or
consolidated or to which Tenant sells substantially all its assets, provided
such merger, consolidation or asset sale results in the successor entity being
fully liable under this Lease and such successor entity having a net worth at
least equal to or in excess of the net worth of Tenant as of the date hereof;
(ii) an entity which controls, is controlled by or is under common control with
Tenant (the term "control" meaning ownership of not less than 25% of the
outstanding voting interests of such entity); or (iii) a partnership in which
and for so long as Tenant or a Tenant Affiliate shall be a general partner and
of which Tenant (or one or more Tenant Affiliates) shall own not less than 25%
of the legal equitable interest.

     11.03. Any assignment or transfer, whether made with Landlord's consent as
required by Section 11.01 or without Landlord's consent pursuant to Section
11.02, shall not be effective unless and until (a) the assignee of the Lease
shall execute, acknowledge and deliver to Landlord a recordable agreement, in
form and substance reasonably satisfactory to Landlord, whereby the assignee
shall (i) assume the obligations and performance of this Lease and agree to be
personally bound by all of the covenants, agreements, terms, provisions and
conditions hereof on the part of Tenant to be performed or observed on and after
the effective date of any such assignment and (ii) agree that the provisions of
this Article 11 shall, notwithstanding such assignment or transfer, continue to
be binding upon it in the future, and (b) in the case of an assignment or
transfer pursuant to Section 11.02(i), Tenant or its successor shall have
delivered to Landlord financial statements certified by a reputable firm of
certified public accountants evidencing satisfaction of the net worth
requirements referred to in Section 11.02. Tenant covenants that,
notwithstanding any assignment or transfer, whether or not in violation of the
provisions of this Lease, and notwithstanding the acceptance of fixed annual
rent by Landlord from an assignee or transferee or any other party, Tenant shall
remain fully and primarily and jointly and severally liable for the payment of
the fixed annual rent and all additional rent due and to become due under this
Lease and for the performance and observance of all of the covenants,
agreements, terms, provisions and conditions of this Lease on the part of Tenant
to be performed or observed.

     11.04. The liability of Tenant, and the due performance by Tenant of the
obligations on its part to be performed under this Lease, shall not be
discharged, released or impaired in any respect by an agreement or stipulation
made by the Landlord or any grantee or assignee of Landlord, by way of mortgage,
or otherwise, extending the time of, or modifying any of the obligations
contained in this Lease, or by any waiver or failure of Landlord to enforce any
of the obligations

                                       21
<PAGE>

on Tenant's part to be performed under this Lease, and Tenant shall continue to
be liable hereunder. If any such agreement or modification operates to increase
the obligations of a tenant under this Lease, the liability under this Section
11.04 of the tenant named in the Lease or any of its successors in interest
(unless such party shall have expressly consented in writing to such agreement
or modification) shall continue to be no greater than if such agreement or
modification had not been made.

     11.05. Landlord shall not unreasonably withhold or delay its consent to an
assignment of this Lease or a subletting of the whole or a part of the demised
premises, and shall respond to any request for such consent within 30 days of
receipt of such request, provided:

               (a) Tenant shall furnish Landlord with the name and business
address of the proposed subtenant or assignee, information with respect to the
nature and character of the proposed subtenant's or assignee's business, or
activities, such references and current financial information with respect to
net worth, credit and financial responsibility as are reasonably satisfactory to
Landlord, and a term sheet setting forth the proposed terms and conditions of
such subletting or assignment, as applicable;

               (b) The proposed subtenant or assignee is a reputable party whose
financial net worth, credit and financial responsibility is, considering the
responsibilities involved, reasonably satisfactory to Landlord, and in all
events with a net worth in excess of $150,000,000 per floor, or part thereof,
occupied by such subtenant or assignee.

               (c) The nature and character of the proposed subtenant or
assignee, its business or activities and intended use of the demised premises
are, in Landlord's reasonable judgment, in keeping with the standards of the
Building;

               (d) The proposed subtenant or assignee is not then an occupant of
any part of the Building or a party who dealt with Landlord or Landlord's agent
(directly or through a broker) with respect to space in the Building, during the
12 months immediately preceding Tenant's request for Landlord's consent, but
only if Landlord then has vacant space in the Building available for rental, or
becoming available within the next 12 months;

               (e) All costs incurred with respect to providing reasonably
appropriate means of ingress and egress from the sublet space or to separate the
sublet space from the remainder of the demised premises shall, subject to the
provisions of Article 6 with respect to alterations, installations, additions or
improvements, be borne by Tenant;

               (f) Each assignment or sublease shall specifically state that (i)
it is subject to all of the terms, covenants, agreements, provisions, and
conditions of this Lease, (ii) the subtenant or assignee, as the case may be,
will not have the right to further assign or sublet all or part of the demised
premises or to allow same to be used by others, without the consent of

                                       22
<PAGE>

Landlord in each instance, (iii) a consent by Landlord thereto shall not be
deemed or construed to modify, amend or affect the terms and provisions of this
Lease, or Tenant's obligations hereunder, which shall continue to apply to the
premises involved, and the occupants thereof, as if the sublease or assignment
had not been made, (iv) if Tenant defaults in the payment of any rent, Landlord
is authorized to collect any rents due or accruing from any assignee, subtenant
or other occupant of the demised premises and to apply the net amounts collected
to the fixed annual rent and additional rent due hereunder, and (v) the receipt
by Landlord of any amounts from an assignee or subtenant, or other occupant of
any part of the demised premises shall not be deemed or construed as releasing
Tenant from Tenant's obligations hereunder or the acceptance of that party as a
direct tenant.

               (g) Tenant, together with requesting Landlord's consent
hereunder, shall have paid Landlord any reasonable costs incurred by Landlord to
review the requested consent including any reasonable attorneys' fees incurred
by Landlord;

               (h) In the case of a subletting of a portion of the demised
premises, the portion so sublet shall be regular in shape and suitable for
normal renting purposes;

               (i) Tenant shall have given Landlord not less than 30 days prior
notice of its intention to offer to sublet more than 50% of the demised premises
for more than 75% of the remainder of the Term, or assign this Lease, and shall
first offer the space on the same terms to any existing tenant in the Building
if so requested by Landlord within 30 days after receipt of Tenant's notice. If
Tenant enters into such an assignment or sublet with an existing tenant in the
Building, as requested by Landlord, then Tenant shall be relieved of its
obligations hereunder with respect to the portion of the demised premises so
assigned or sublet, but only to the extent that Tenant's obligations hereunder
are specifically assumed by the assignee or sublessee, and except for those
obligations which arose prior to such assignment/sublease transaction or which
specifically survive any termination or expiration of this Lease.

               (j) The subletting or assignment shall not be at a lower
aggregate rental than that being charged by Landlord at the time for similar
space then available for rental in the Building;

               (k) The proposed assignment or sublease shall provide that it is
subject to the Landlord's rights under Section 11.06 hereof. Tenant shall have
complied with the provisions of said Section 11.06 and Landlord shall not have
made any of the elections provided for therein; and

               (l) The total number of tenants and subtenants occupying the
entire fifth floor shall not exceed three.

     11.06 (a) Should Tenant desire to assign this Lease or to sublet all or any

                                       23
<PAGE>

portion of the demised premises (other than by an assignment or sublease
permitted by Section 11.02 hereof), Tenant shall deliver to Landlord a term
sheet, which term sheet shall specifically reference and address the matters set
forth in Section 11.05, setting forth the proposed terms and conditions of such
subletting or assignment, as applicable, and shall comply with the other
provisions of this Article 11, and Landlord shall then have the right to elect
by notice to Tenant given within 30 days after such delivery to (i) consent
(which consent shall have been deemed granted by Landlord if Landlord shall not
have disapproved of the transaction in writing, within 30 days of Landlord's
actual receipt of within notice from Tenant advising Landlord of Tenant's
intention to assign or sublet along with such other documents and information as
is required under this Article 11), or (ii) refuse to consent to such assignment
or sublease in accordance with the terms of this Lease. Notwithstanding the
foregoing, if such sublet (or such sublet, together with any prior or
contemporaneous sublets, in the aggregate) is for 50% or more of the demised
premises and is for more than 75% of the remainder of the Term, or if Tenant has
agreed to assign this Lease, Landlord may elect to, within 30 days after
Landlord receives the term sheet described above, (x) with respect to a proposed
assignment of this Lease, terminate this Lease as of the date which is 90 days
after Landlord receives the term sheet as described above as if it were the
Expiration Date set forth herein; or (y) with respect to a proposed subletting,
terminate this Lease as to the portion of the demised premises affected by such
subletting as of the date which is 90 days after Landlord receives the term
sheer as described above, in which case Tenant shall promptly execute and
deliver to Landlord an appropriate modification of this Lease in form
satisfactory to Landlord.

               (b) Tenant shall, as soon as any permitted assignment or sublease
is consummated, deliver to Landlord copies of the executed assignment or
sublease document.

               (c) Intentionally omitted.

               (d) If pursuant to the exercise of any of Landlord's options
under this Section 11.06, this Lease is terminated as to only a portion of the
demised premises, then the fixed annual rent and the additional rent due under
this Lease shall be adjusted in proportion to the portion of the demised
premises affected by such termination as reasonably determined by Landlord.

               (e) If the Landlord shall give its consent to any assignment of
this Lease or to any sublease, Tenant shall in consideration therefor, pay to
Landlord, as additional rent:

                    (i) in the case of an assignment, an amount equal to 50% of
               all sums and other considerations paid to Tenant by the assignee
               for or by reason of such assignment (including, but not limited
               to, sums paid for the sale of Tenant's fixtures (other than trade
               fixtures) and leasehold improvements, sums paid for the sale of
               Tenant's trade fixtures, equipment, furniture, furnishings or
               other personal property in excess of the then depreciated value
               of same as carried on the books of

                                       24
<PAGE>

               Tenant), less direct and actual costs incurred by Tenant in
               connection with such assignment, such as real estate commissions,
               legal fees and alterations made at Tenant's expense pursuant to
               an assignment agreement, but not including any alterations which
               would be required to return the space to Building Standard, and
               not including the unamortized cost of any of Tenant's fixtures,
               leasehold improvements, equipment, fixtures, furnishings or other
               items, except as set forth above, and

                    (ii) in the case of a sublease, 50% of any rents, additional
               charges or other consideration payable under the sublease to
               Tenant by the subtenant which is in excess of the fixed annual
               rent and additional rent accruing during the term of the sublease
               in respect of the subleased space pursuant to the terms hereof
               (including, but not limited to, sums paid for the sale or rental
               of Tenant's fixtures (other than trade fixtures) and lease-hold
               improvements, sums paid for the sale or rental of Tenant's trade
               fixtures, equipment, furniture or furnishings or other personal
               property in excess of the then depreciated value of same as
               carried on the books of Tenant, less direct and actual costs
               incurred by Tenant in connection with such sublease, such as real
               estate commissions, legal fees, and alterations made at Tenant's
               expense pursuant to a sublease agreement, but not including any
               alterations which would be required to return the space to
               Building Standard, and not including the unamortized cost of any
               of Tenant's fixtures, leasehold improvements, equipment fixtures,
               furnishings or other items, except as set forth above.

The sums payable under this Section 11.06(e) shall be paid to Landlord, within
fifteen (15) days after payment by the assignee or subtenant to Tenant. Nothing
contained in this Section shall restrict Tenant from selling any personal
property of Tenant to any person or entity, not an assignee or subtenant, as
described above, or retaining all of the proceeds of any such sale.

               (f) If Landlord exercises any of its options under this Section
11.06, Landlord shall be free to, and shall have no liability to Tenant if
Landlord shall, lease the demised premises or any portion thereof with respect
to which one of such options exercised, to Tenant's proposed assignee or
subtenant, as the case may be.

               (g) If Landlord exercises any of its options under this Section
11.06 to terminate this Lease, whether as to the whole or any part of the
demised premises, Tenant shall be relieved of its obligations hereunder with
respect to said whole or portion of the demised premises, as the case may be,
except for those obligations which arise prior to such termination or which
specifically survive any termination or the expiration of this Lease.

                                   ARTICLE 12

                                       25
<PAGE>

                            CERTIFICATE OF OCCUPANCY

     12.01. Annexed hereto as Exhibit C is a true and complete copy of the
Certificate of Occupancy for the Building.

                                   ARTICLE 13

                          ADJACENT EXCAVATION - SHORING

     13.01. If an excavation or other substructure work shall be made upon land
adjacent to the demised premises, or shall be authorized to be made, Tenant
shall afford to the person causing or authorized to cause such excavation,
license to enter upon the demised premises for the purpose of doing such work as
shall be reasonably necessary to preserve the wall of or the Building of which
the demised premises form a part from injury or damage and to support the same
by proper foundations without any claim for damages or indemnity against
Landlord, or diminution or abatement of rent.

                                   ARTICLE 14

                                  CONDEMNATION

     14.01. In the event that the whole of the demised premises shall be
lawfully condemned or taken in any manner for any public or quasi-public use,
this Lease and the term and estate hereby granted shall forthwith cease and
terminate as of the date of vesting of title. In the event that only a part of
the demised premises shall be so condemned or taken, then, effective as of the
date of vesting of title, the fixed annual rent and additional rent due under
this Lease shall be abated proportionately according to the reduction in the
rentable area of the demised premises resulting from such condemnation or
taking. In the event that only a part of the Building shall be so condemned or
taken, then (a) Landlord (whether or not the demised premises shall be affected)
may, at Landlord's option, if such taking is for more than 50% of the Building,
terminate this Lease and the term and estate hereby granted as of the date of
such vesting of title by notifying Tenant in writing of such termination within
60 days following the date on which Landlord shall have received notice of
vesting of title, or (b) if such condemnation or taking shall be of a
substantial part of the demised premises or of a substantial part of the means
of access thereto, Tenant may, at Tenant's option, by delivery of notice in
writing to Landlord within 30 days following the date on which Tenant shall have
received notice of vesting of title, terminate this Lease and the term and
estate hereby granted as of the date of vesting of title, or (c) if neither
Landlord nor Tenant elects to terminate this Lease, as aforesaid, this Lease
shall be and remain unaffected by such condemnation or taking, except that the
fixed annual rent payable under Article 1 and additional rents payable under
Article 3 shall be abated to the extent hereinbefore provided

                                       26
<PAGE>

in this Article 14.

     14.02. In the event of termination of this Lease in any of the cases
hereinbefore provided, this Lease and the term and estate hereby granted shall
expire as of the date of such termination with the same effect as if that were
the Expiration Date, and the fixed annual rent and additional rents payable
hereunder shall be apportioned as of such date.

     14.03. In the event of any condemnation or taking of all or a part of the
Building, Landlord shall be entitled to receive the entire award in the
condemnation proceeding, including any award made for the value of the estate
vested by this Lease in Tenant. Tenant hereby expressly assigns to Landlord
(subject to the preceding sentence), any and all right, title and interest of
Tenant now or hereafter arising in or to any such award or any part thereof, and
agrees that it shall not be entitled to receive any part of such award.

     14.04. In the event of any taking of less than the whole of the Building
which does not result in a termination of this Lease, Landlord, at its expense,
shall proceed with reasonable diligence to repair, alter and restore the
remaining parts of the Building and the demised premises to substantially their
former condition to the extent that the same may be feasible and so as to
constitute a complete and tenantable Building and demised premises. Tenant may
terminate this Lease by notice to Landlord if Landlord has not completed the
making of the required repairs and restorations within 15 months after the date
of such taking, or within such period after such date (not exceeding 6 months)
as shall equal the aggregate period Landlord may have been delayed in doing so
by adjustment of insurance, labor trouble, governmental controls, act of God, or
any other cause beyond Landlord's reasonable control.

     14.05. In the event any part of the demised premises be taken to effect
compliance with any law or requirement of public authority other than in the
manner hereinabove provided in this Article 14, then (i) if such compliance is
the obligation of Tenant under this Lease, Tenant shall not be entitled to any
diminution or abatement of rent or other compensation from Landlord therefor,
but (ii) if such compliance is the obligation of Landlord under this Lease, the
fixed annual rent hereunder shall be reduced and additional rents under Article
3 shall be adjusted in the same manner as is provided in Section 14.01 according
to the reduction in rentable area of the demised premises resulting from such
taking.

     14.06. Tenant shall have the right to seek an award for its own personal
property loss and relocation costs.

                                   ARTICLE 15

                       ACCESS TO DEMISED PREMISES; CHANGES

     15.01. (a) Tenant shall permit Landlord to erect, use and maintain pipes,
ducts and

                                       27
<PAGE>

conduits in and through the demised premises, provided the same are installed
adjacent to, or to the extent reasonably practicable, concealed behind walls and
ceilings of the demised premises. Landlord shall to the extent practicable
install such pipes, ducts and conduits by such methods and at such locations as
will not materially interfere with or impair Tenant's layout or use of the
demised premises. Landlord or its agents or designees shall have the right, but
only upon reasonable prior notice to Tenant or any authorized employee of Tenant
at the demised premises, to enter the demised premises (a) for the making of
such repairs or alterations as Landlord may deem necessary for the Building or
which Landlord shall be required to or shall have the right to make by the
provisions of this Lease or any other lease in the Building, and (b) for the
purpose of inspecting them or exhibiting them to existing or prospective
purchasers, mortgagees or lessees of all or part of the Building or the Premises
or to prospective assignees, agents or designees of any such parties. Landlord
shall be allowed to take all material into and upon the demised premises that
may be required for the repairs or alterations above mentioned without the same
constituting an actual or constructive eviction of Tenant in whole or in part,
and the rent reserved hereunder shall not abate while said repairs or
alterations are being made by reason of loss or interruption of the business of
Tenant because of the prosecution of any such work. Landlord shall exercise
reasonable diligence so as to minimize the disturbance to Tenant but nothing
contained herein shall be deemed to require Landlord to perform any work on an
overtime or premium pay basis.

               (b) Notwithstanding anything to the contrary contained in the
preceding paragraph, it is specifically agreed that Landlord reserves the
absolute right for itself and its agents, employees or designees to enter upon
the demised premises at such times, and with such frequency, as Landlord shall
determine in its sole and absolute discretion, without notice in the case of an
emergency and upon such notice as may be practicable under the circumstances in
non-emergency situations, for the purposes of installing, inspecting, adjusting,
maintaining, repairing or replacing all or any portion of the Building's
structural, electrical, plumbing, elevators and mechanical and HVAC systems as
are or are to be located in the demised premises and, in connection therewith,
to take all material into and upon the demised premises as Landlord deems
necessary in its sole and reasonable discretion to accomplish the foregoing
purposes. The rights herein reserved by Landlord shall include, without
limitation and without the exercise of such rights by Landlord or its agents,
employees or designee as herein permitted constituting an actual or constructive
eviction, or giving rise to any liability whatsoever on the part of Landlord, or
any claim by Tenant for damages or abatement of rents, the following:

               (i)  Access through the demised premises to stairways and
                    elevators at any time for any purpose set forth in or
                    contemplated by this Lease;

               (ii) Access to all conduits, pipes, wires, ducts and valves
                    located in or accessible through, the demised premises,
                    including, without limitation, all water valves relating to
                    the Building's plumbing, mechanical and HVAC systems.

                                       28
<PAGE>

Without limiting the rights of Landlord as expressly reserved above, Landlord
shall:

               (x) Unless otherwise required by emergency or any other cause
beyond the reasonable control of Landlord, use reasonable efforts as are
practical under the circumstances to be accompanied by an employee of Tenant in
such access to the demised premises, and to exercise its rights hereunder in
such a manner as to minimize the disturbance to Tenant, but nothing contained
herein shall be deemed to require Landlord to perform work on an overtime or
premium pay basis; and

               (y) Repair any damage done to any portion of the demised premises
which is damaged or destroyed as a result of Landlord's exercise of the rights
reserved in this paragraph 15.01.

     15.02. Landlord reserves the right, without the same constituting an actual
or constructive eviction and without incurring liability to Tenant therefor, to
change the arrangement and/or location of public entrances, passageways, doors,
doorways, corridors, elevators, stairways, toilets and other public parts of the
Building; provided, however, that access to the Building shall not be cut off
and that there shall be no unreasonable obstruction of access to the demised
premises or unreasonable interference with the use or enjoyment thereof.

     15.03. Intentionally Omitted.

     15.04. Landlord may, during the eighteen (18) months prior to expiration of
the Term exhibit the demised premises to prospective tenants, upon reasonable
prior notice to Tenant (but Tenant may not require more than 24 hours advance
notice), and otherwise subject to this Article 15.

     15.05. If Tenant shall not be personally present to open and permit an
entry into the demised premises at any time when for any reason an entry therein
shall be urgently necessary by reason of fire or emergency, Landlord or
Landlord's agents may forcibly enter the same (upon such notice, if any, as may
be practicable under the circumstances) without rendering Landlord or such
agents liable therefor (if during such entry Landlord or Landlord's agents shall
accord reasonable care to Tenant's property) and without in any manner affecting
the obligations and covenants of this Lease.

                                   ARTICLE 16

                            CONDITIONS OF LIMITATION

     16.01. This Lease and the term and estate hereby granted are subject to the
limitation that whenever Tenant shall make an assignment of the property of
Tenant for the benefit of creditors,

                                       29
<PAGE>

or if a petition shall be filed by or against Tenant under any provisions of the
United States Bankruptcy Code or under the provisions of any other bankruptcy or
insolvency law or any law of like import, or whenever a permanent receiver of
Tenant or of or for the property of Tenant shall be appointed, then, Landlord
may (a) at any time after receipt of notice of the occurrence of any such event,
or (b) if such event occurs without the acquiescence of Tenant, at any time
after the event continues for thirty (30) days, give Tenant a notice of
intention to end the Term of this Lease at the expiration of 5 days from the
date of service of such notice of intention, and upon the expiration of said 5
day period this Lease and the Term and estate hereby granted, whether or not the
Term shall theretofore have commenced, shall terminate with the same effect as
if that day were the Expiration Date, but Tenant shall remain liable for damages
as provided in Article 18.

     16.02. This Lease and the Term and estate hereby granted are subject to
further limitation as follows:

               (a) whenever Tenant shall fail to pay any installment of fixed
annual rent or any additional rent or any other charge payable by Tenant to
Landlord, on the day the same is due and payable pursuant to the terms hereof,
and such default shall continue for 5 days after Landlord shall have given
Tenant a notice specifying such default, or

               (b) whenever Tenant shall do or permit anything to be done,
whether by action or inaction, contrary to any of Tenant's obligations
hereunder, and if such situation shall continue and shall not be remedied by
Tenant within 15 days after Landlord shall have given Tenant a notice specifying
the same, or, in the case of a happening or default which cannot with due
diligence be cured within a period of 15 days and the continuation of the period
required for cure will not subject Landlord to the risk of criminal liability
(as more particularly described in Article 8 hereof) or termination of the Over
Lease or any superior lease or foreclosure of any superior mortgage, if Tenant
shall not (i) within said 15 day period advise Landlord of Tenant's intention to
duly institute all steps necessary to remedy such situation, (ii) duly institute
within said 15 day period, and thereafter diligently and continuously prosecute
to completion all steps necessary to remedy the same, and (iii) complete such
remedy within such time after the date of the giving of said notice of Landlord
as shall reasonably be necessary, or

               (c) whenever any event shall occur or any contingency shall arise
whereby this Lease or the estate hereby granted or the unexpired balance of the
Term hereof would, by operation of law or otherwise, devolve upon or pass to any
person, firm or corporation other than Tenant, except as expressly permitted by
Article 11, or

               (d) whenever the demised premises shall be abandoned (unless as a
result of such a casualty), or

               (e) whenever in case any other lease held by Tenant from Landlord
shall expire and terminate (whether or not the term thereof shall then have
commenced) as a result of

                                       30
<PAGE>

the default of Tenant thereunder:

in any of said cases set forth in the foregoing Subsections (a), (b), (c), (d),
or (e), Landlord may give to Tenant a notice of intention to end the Term at the
expiration of 3 days from the date of the service of such notice of intention,
and upon the expiration of said 3 days this Lease and the Term and estate hereby
granted, whether or not the Term shall theretofore have commenced, shall
terminate with the same effect as if that day were the Expiration Date, but
Tenant shall remain liable for damages as provided in Article 18.

     16.03. Notwithstanding the cure periods provided for in Section 16.02(b),
such cure periods shall be reduced to such number of days as is necessary so as
to avoid placing Landlord in default under the provisions of any currently
existing Superior Instrument.

                                   ARTICLE 17

                        RE-ENTRY BY LANDLORD, INJUNCTION

     17.01. If Tenant shall fail to pay any installment of fixed annual rent, or
of any additional rent or any other charge payable by Tenant to Landlord on the
date the same is due and payable, and if such default shall continue for 5 days
after Landlord shall have given to Tenant a notice specifying such default, or
if this Lease shall terminate as in Article 16 provided, Landlord or Landlord's
agents and employees may immediately or at any time thereafter re-enter the
demised premises, or any part thereof, either by summary dispossess proceedings
or by any suitable action or proceeding at law, or by force or otherwise,
without being liable to indictment, prosecution or damages therefrom. The word
re-enter, as herein used, is not restricted to its technical legal meaning.

     17.02. In the event of a breach or threatened breach by Tenant of any of
its obligations under this Lease, Landlord shall also have the right of
injunction. The special remedies to which Landlord may resort hereunder are
cumulative and are not intended to be exclusive of any other remedies or means
of redress to which Landlord may lawfully be entitled at any time and Landlord
may invoke any remedy allowed at law or in equity as if specific remedies were
not provided for herein.

     17.03. If this Lease shall terminate under the provisions of Article 16, or
if Landlord shall re-enter the demised premises under the provisions of this
Article 17, or in the event of the termination of this Lease, or of re-entry by
or under any summary dispossess or other proceeding or action or any provision
of law by reason of default hereunder on the part of Tenant, then (a) Tenant
shall thereupon pay to Landlord the fixed annual rent and additional rent
payable by Tenant to Landlord up to the time of such termination of this Lease,
or of such recovery of possession of the demised premises by Landlord, as the
case may be, and shall also pay to Landlord

                                       31
<PAGE>

damages as provided in Article 18, and (b) Landlord shall be entitled to retain
all moneys and to draw upon all letters of credit, if any, paid or given by
Tenant to Landlord, whether as advance rent, security or otherwise, but such
moneys shall be credited by Landlord against any fixed annual rent or additional
rent due from Tenant at the time of such termination or re-entry or, at
Landlord's option against any damages payable by Tenant under Articles 16 and 18
or pursuant to law.

     17.04. Tenant hereby expressly waives any and all rights of redemption
granted by or under any present or future laws in the event of Tenant being
evicted or dispossessed for any cause, or in the event of Landlord obtaining
possession of the demised premises by reason of the violation by Tenant of any
of the covenants and conditions of this Lease or otherwise.

                                   ARTICLE 18

                                     DAMAGES

     18.01. If this Lease is terminated under the provisions of Article 16, or
if Landlord shall re-enter the demised premises under the provisions of Article
17, or in the event of the termination of this Lease or of re-entry by or under
any summary dispossess or other proceeding or action or any provision of law by
reason of default hereunder on the part of Tenant, Tenant shall pay to Landlord
as damages (i) the amount required to restore the demised premises to Building
Standard; plus (ii) all additional rent accrued but unpaid to such date; plus
(iii) the unamortized portion of (x) any real estate brokerage commission paid
by Landlord in connection with this Lease and (y) Tenant's reimbursement for
Tenant's Extra Work, as set forth in Section 2.02 (each of (x) and (y) to be
amortized on a straight line basis over the Term); plus (iv) the unamortized
portion of any rent abatement granted by Landlord to Tenant amortized over the
term; plus (v) at the election of Landlord, either:

                            (a) a sum which at the time of such termination of
this Lease or at the time of any such re-entry by Landlord, as the case may be,
is the excess, if any, of

               (1)  the aggregate of the fixed annual rent and the additional
                    rent payable hereunder which would have been payable by
                    Tenant (conclusively presuming the additional rent to be the
                    same as was payable for the year immediately preceding such
                    termination except that additional rent on account of
                    increases in Real Estate Taxes shall be presumed to increase
                    at the average of the rates of increase thereof previously
                    experienced by Landlord during the period (not to exceed 3
                    years) prior to such termination) for the period commencing
                    with such earlier termination of this Lease or the date of
                    any such re-entry, as the case may be, and ending with the
                    Expiration Date, had this Lease not so terminated or had
                    Landlord not so re-entered the demised premises, over

                                       32
<PAGE>

               (2)  the aggregate rental value of the demised premises for the
                    same period, or

                            (b) sums equal to the fixed annual rent and the
additional rent payable hereunder which would have been payable by Tenant had
this Lease not so terminated, or had Landlord not so re-entered the demised
premises, payable upon the due dates therefor specified herein following such
termination or such re-entry and until the Expiration Date, provided, however,
that if Landlord shall re-let the demised premises during said period, Landlord
shall credit Tenant with the net rents received by Landlord from such
re-letting, such net rents to be determined by first deducting from the gross
rents as and when received by Landlord from such re-letting, the expenses
incurred or paid by Landlord in terminating this Lease or in re-entering the
demised premises and in securing possession thereof, as well as the expenses of
re-letting, including altering and preparing the demised premises for new
tenants (including tenant work letters), brokers' commissions, legal fees, and
all other expenses properly chargeable against the demised premises and the
rental thereof; it being understood that any such re-letting may be for a period
shorter or longer than the remaining term of this Lease. In no event shall
Tenant be entitled to receive any excess of such net rents over the sums payable
by Tenant to Landlord hereunder for the period of such re-letting, nor shall
Tenant be entitled in any suit for collection of damages pursuant to this
subsection to a credit in respect of any net rents from re-letting, except to
the extent that such net rents are actually received by Landlord. If the demised
premises or any part thereof should be re-let in combination with other space,
then proper apportionment on a square foot basis shall be made of the rent
received from such re-letting and of the expenses of re-letting. If the demised
premises or any part thereof be re-let by Landlord for the unexpired portion of
the term of this Lease, or any part thereof, before presentation of proof of
such damages to any court, commission or tribunal, the amount of rent payable
pursuant to such re-letting shall, prima facie, be the fair and reasonable
rental value for the demised premises, or part thereof, so re-let during the
term of the re-letting.

     18.02. Suit or suits for the recovery of such damages, or any installments
thereof, may be brought by Landlord from time to time at its election, and
nothing contained herein shall be deemed to require Landlord to postpone suit
until the date when the Term would have expired if it had not been so terminated
under the provisions of Article 16, or under any provision of law, or had
Landlord not re-entered the demised premises. Nothing herein contained shall be
construed to limit or preclude recovery by Landlord against Tenant of any sums
or damages to which, in addition to the damages particularly provided above,
Landlord may lawfully be entitled by reason of any default hereunder on the part
of Tenant. Nothing herein contained shall be construed to limit or prejudice the
right of Landlord to prove for and obtain as liquidated damages by reason of the
termination of this Lease or re-entry of the demised premises for the default of
Tenant under this Lease, an amount equal to the maximum allowed by any statute
or rule of law in effect at the time when, and governing the proceedings in
which, such damages are to be proved whether or not such amount be greater,
equal to, or less than any of the sums referred to in Section 18.01.

                                       33
<PAGE>

                                   ARTICLE 19

                LANDLORD'S RIGHT TO PERFORM TENANT'S OBLIGATIONS

     19.01 If Tenant shall default in the observance or performance of any term
or covenant on Tenant's part to be observed or performed under any of the terms
or provisions of this Lease, (a) Landlord may remedy such default for the
account of Tenant, immediately and without notice in case of emergency, or in
any other case if Tenant shall fail to remedy such default with all reasonable
dispatch after Landlord shall have notified Tenant in writing of such default
and the applicable grace period for curing such default shall have expired; and
(b) if Landlord makes any expenditures or incurs any obligations for the payment
of money in connection with such default including, but not limited to,
reasonable attorneys' fees in instituting, prosecuting or defending any action
or proceeding, such sums paid or obligations incurred, with interest at the
Interest Rate, shall be deemed to be additional rent hereunder and shall be paid
by Tenant to Landlord upon rendition of a bill to Tenant therefor. The
provisions of this Article 19 shall survive the expiration or other termination
of this Lease.

                                   ARTICLE 20

                                 QUIET ENJOYMENT

     20.01 Landlord covenants and agrees that subject to the terms and
provisions of this Lease, if, and so long as, Tenant keeps and performs each and
every covenant, agreement, term, provision and condition herein contained on the
part or on behalf of Tenant to be kept or performed, then Tenant shall be
entitled to the quiet enjoyment of the demised premises and Tenant's rights
under this Lease shall not be cut off or ended before the expiration of the term
of this Lease, subject however, to the obligations of this Lease.

                                   ARTICLE 21

                             SERVICES AND EQUIPMENT

     21.01. Landlord shall:

               (a) Provide one passenger elevator 24 hours per day, seven (7)
days per week, three passenger elevators from 8:00 a.m. to 6:00 p.m. on Business
Days, and use of one freight elevator. The freight elevator is a manual elevator
(although it may be changed by Landlord in the future to automatic), which
Landlord's superintendent will operate, upon request, on Business Days from 9:00
a.m. to Noon and 1:00 p.m. to 4:30 p.m., as reasonably requested by Tenant when
shipments for Tenant arrive from the outside. Landlord's current charge for
freight

                                       34
<PAGE>

outside of the foregoing hours ("Overtime Use") is $65.00 per hour, with a 4
hour per day minimum. Request for such Overtime Use must be made at least one
day in advance.

               (b) Furnish reasonable water for lavatory, kitchen and drinking
and office cleaning purposes. If Tenant requires, uses or consumes water for any
other purposes, Tenant agrees that Landlord may install a meter or meters or
other means to measure Tenant's water consumption, and Tenant further agrees to
reimburse Landlord for the cost of the meter or meters and the installation
thereof, and to pay for the maintenance of said meter equipment and/or to pay
Landlord's cost of other means of measuring such water consumption by Tenant.
Tenant shall reimburse Landlord for the cost of all water consumed, as measured
by said meter or meters or as otherwise reasonably measured, including sewer
rents.

               (c) Furnish reasonable heat to the demised premises from 8 A.M.
to 6 P.M. on Business Days. Tenant shall give Landlord prior written notice of
need for Overtime Heat. Overtime Heat shall mean before 8 A.M. and after 6 P.M.
on Business Days, and all use on days which are not Business Days. Landlord's
current charge (which may be increased from time to time to reflect actual
increases in cost and/or increases in the consumers price index), for Overtime
Heat is $80 per hour, with a 4 hour minimum per day. Request for such use must
be made at least one day in advance.

               (d) Nothing contained herein shall be deemed to require Landlord
to furnish at Landlord's expense such electric energy as is required to operate
the air conditioning system (including the cooling towers) serving the demised
premises, which system Landlord represents contains at least 110 tons (60 tons
in the south side unit and 50 tons in the north side unit). All such electric
energy shall be furnished to Tenant at Tenant's cost and expense. To the extent
such electric energy is not directly metered (such as the cooling towers), so as
to measure Tenant's individual consumption, Tenant shall pay to Landlord, as
additional rent, within ten days of the furnishing of a bill therefor, Tenant's
pro rata portion, determined on a square footage basis, and/or hours of use
basis, of the actual cost of electric energy for the cooling towers. Provided
Tenant pays for the electrical cost as set forth in the preceding sentence,
Landlord will provide to Tenant, chilled water from the cooling towers. Tenant
shall give Landlord prior written notice of overtime chilled water use. Overtime
Use shall mean before 8 A.M. and after 6 P.M. on Business Days, and all use on
days which are not Business Days. Landlord's current charge (which may be
increased from time to time to reflect actual increases in cost and/or increases
in the consumers price index), for overtime chilled water is $135.00 per hour
per floor, with a 4 hour minimum per day. Request for such use must be made at
least one day in advance.

     21.02. Landlord reserves the right without any liability whatsoever, or
abatement of fixed annual rent, or additional rent, to stop the heating, air
conditioning, elevator, plumbing, electric and other systems when necessary by
reason of accident or emergency or for repairs, alterations, replacements or
improvements, provided that except in case of emergency, Landlord will notify
Tenant reasonably in advance, if possible, of any such stoppage and, if
ascertainable, its estimated

                                       35
<PAGE>

duration, and will proceed diligently with the work necessary to resume such
service as promptly as possible and in a manner so as to minimize interference
with the Tenant's use and enjoyment of the demised premises, but Landlord shall
not be obligated to employ overtime or premium labor therefor.

     21.03. Tenant shall arrange for the cleaning of the demised premises and
the removal of its own refuse and rubbish.

     21.04. Landlord shall provide one person in the lobby, 24 hours per day,
seven days per week, for security purposes who shall provide such security
services as are generally provided in similar office buildings (i.e., sign-in
book).

     21.05. Tenant shall be entitled, without charge by Landlord, to have 50% of
the listings in the current directory located in the lobby, but not less than
the percentage of Tenant's Tax Share.

     21.06. Landlord will not be required to furnish any other services, except
as otherwise provided in this Lease.

     21.07 Tenant shall have 24-hours 7-days a week access to the demised
premises.

                                   ARTICLE 22

                                   DEFINITIONS

     22.0. The term "Landlord" as used in this Lease means only the owner, or
the mortgagee in possession, at any time, of the Building (or the owner of a
lease of the Building or of the Premises and Building), so that in the event of
any transfer of title to said Premises and Building or said lease, or in the
event of a lease of the Building, or of the Premises and Building, upon
notification to Tenant of such transfer or lease the said transferor Landlord
shall be and hereby is entirely freed and relieved of all existing or future
covenants, obligations and liabilities of Landlord hereunder, and it shall be
deemed and construed as a covenant running with the land without further
agreement between the parties or their successors in interest, or between the
parties and the transferee of title to said Premises and Building or said lease,
or the said lessee of the Building or of the Premises and Building, that the
transferee or the lessee, as applicable, has assumed and agreed in writing to
carry out any and all such covenants, obligations and liabilities of Landlord
hereunder, and further provided that the Security, if any, has been transferred
to such transferee.

     22.02. The term "Business Days" as used in this Lease shall exclude
Saturdays, Sundays and all days observed as legal holidays and defined as Public
Holidays in the Official Directory of

                                       36
<PAGE>

the City of New York as well as all other days recognized as holidays under
applicable union contracts.

     22.03. The term "Interest Rate" shall mean a rate per annum equal to the
lesser of (a) 2% above the "base rate" of Citibank, N.A., as publicly announced
from time to time or if Citibank, N.A. shall cease to exist or cease to announce
such rate, any similar rate designated by Landlord which is publicly announced
from time to time by any other bank in the City of New York having combined
capital and surplus in excess of $100,000,000 or (b) the maximum rate of
interest, if any, which Tenant may legally contract to pay.

     22.04. The term "Legal Requirements" shall mean laws, statutes and
ordinances including building codes and zoning regulations and ordinances and
the orders, rules, regulations, directives and requirements of all federal,
state, county, city and borough departments, bureaus, boards, agencies, offices,
commissions and other subdivisions thereof, or of any official thereof, or of
any other governmental, public or quasi-public authority, whether now or
hereafter in force, which may be applicable to the Premises or Building or the
demised premises or any part thereof, or the sidewalks, curbs or areas adjacent
thereto.

                                   ARTICLE 23

                           INVALIDITY OF ANY PROVISION

     23.01. If any term, covenant, condition or provision of this Lease or the
application thereof to any circumstance or to any person, firm or corporation
shall be invalid or unenforceable to any extent, the remaining terms, covenants,
conditions and provisions of this Lease shall not be affected thereby and each
remaining term, covenant, condition and provision of this Lease shall be valid
and shall be enforceable to the fullest extent permitted by law.

                                   ARTICLE 24

                                    BROKERAGE

     24.01. Tenant and Landlord covenant, represent and warrant to the other
that each has had no dealings or negotiations with any broker or agent other
than Insignia/ESG, in connection with the consummation of this Lease, and each
party covenants and agrees to pay, hold harmless and indemnify the other from
and against any and all cost, expense (including reasonable attorneys' fees and
court costs), loss and liability for any compensation, commissions or charges
claimed by any broker or agent, other than the broker set forth in this Section
24.01, with respect to this Lease or the negotiation thereof if such claim or
claims by any such broker or agent are based in whole

                                       37
<PAGE>

or in part on dealing with the party from whom such indemnity is sought.
Landlord agrees to pay to the broker specified in this Section 24.01 such
compensation, commissions or charges to which it is entitled pursuant to the
separate agreement between said broker and Landlord.

                                   ARTICLE 25

                                  SUBORDINATION

     25.01. This Lease is and shall be subject and subordinate to all ground or
underlying leases, including the Over Lease which may now or hereafter affect
the Premises or the Building and to all mortgages which may now or hereafter
affect such leases, the Premises or the Building, and to all renewals,
refinancings, modifications, replacements and extensions thereof (hereinafter
called "Superior Instruments"). The provisions of this Section 25.01 shall be
self-operative and no further instrument of subordination shall be required. In
confirmation of such subordination, Tenant shall promptly execute and deliver at
its own cost and expense any instrument, in recordable form if required, that
Landlord, the holder of any Superior Instrument or any of their respective
successors in interest may request to evidence such subordination.

     25.02. In the event of a termination of any ground or underlying lease,
including the Over Lease, or if the interests of Landlord under this Lease are
transferred by reason of, or assigned in lieu of, foreclosure or other
proceedings for enforcement of any mortgage, or if the holder of any mortgage
acquires a lease in substitution therefor, then Tenant under this Lease may be
requested to, at the option to be exercised in writing by the holder of any such
Superior Instrument or any purchaser, assignee or lessee, as the case may be,
and if so requested shall, either (i) attorn to it and perform for its benefit
all the terms, covenants and conditions of this Lease on Tenant's part to be
performed with the same force and effect as if it were the landlord originally
named in this Lease, or (ii) enter into a new lease with it for the remaining
term of this Lease and otherwise on the same terms and conditions and with the
same options, if any, then remaining. The foregoing provisions of clause (i) of
this Section 25.02 shall enure to the benefit of such holder of a Superior
Instrument, purchaser, assignee or lessee, shall be self-operative upon the
exercise of such option, and no further instrument shall be required to give
effect to said provisions. Tenant, however, upon demand of any such holder of a
Superior Instrument, purchaser, assignee or lessee agrees to execute, from time
to time, instruments in confirmation of the foregoing provisions of this Section
25.02, reasonably satisfactory to any such holder of a Superior Instrument,
purchaser, assignee or lessee, acknowledging such attornment and setting forth
the terms and conditions of its tenancy.

     25.03. Anything herein contained to the contrary notwithstanding, under no
circumstances shall any such holder of a Superior Instrument, purchaser,
assignee or lessee, as the case may be, whether or not it shall have succeeded
to the interests of Landlord under this Lease, be

               (a) liable for any act, omission or default of any prior
landlord; or

                                       38
<PAGE>

               (b) subject to any offsets, claims or defenses which the Tenant
might have against any prior landlord; or

               (c) bound by any rent or additional rent which Tenant might have
paid to any prior landlord for more than one month in advance or for more than
three months in advance where such rent payments are payable at intervals of
more than one month; or

               (d) bound by any modification, amendment or abridgment of this
Lease, or any cancellation or surrender of the same, made without its prior
written approval.

     25.04. If, in connection with the financing of the Building, the holder of
any mortgage shall request reasonable modifications in this Lease as a condition
of approval thereof, Tenant will not unreasonably withhold, delay or defer
making such modifications provided the same do not (i) increase the fixed annual
rent or additional rents payable by Tenant (ii) reduce the Term hereof, (iii)
extend the Term hereof except as otherwise provided in Section 2.06, or (iv)
otherwise increase Tenant's obligations or reduce Tenant's rights under this
Lease except in an immaterial manner.

     25.05. Upon execution of this Lease, Landlord shall request and use its
reasonable commercial efforts to obtain prior to the date which is thirty (30)
days after the date hereof, for the benefit of Tenant, a "non-disturbance
agreement" in the form then utilized by the holder of the Superior Instrument
(and Landlord shall seek to obtain any changes to such form as Tenant shall
reasonable request, but Landlord does not assure that any such changes shall be
obtained), provided, however, that the failure of Landlord to obtain such
non-disturbance agreement shall not be a default by Landlord nor shall such
failure affect this Lease.

                                   ARTICLE 26

                              CERTIFICATE OF TENANT

     26.01. Tenant shall, without charge, at any time and from time to time,
within ten (10) days after request by Landlord, execute, acknowledge and deliver
to Landlord, the holder of a Superior Instrument or any other person, firm or
corporation specified by Landlord, a written instrument (an "Estoppel
Certificate") in such form as may reasonably be required by Landlord or the
holder of any Superior Instrument.

         26.02. Tenant agrees that, except for the first month's rent hereunder,
it will pay no rent under this Lease more than thirty (30) days in advance of
its due date, if so restricted by any existing or future Superior Instrument or
by an assignment of this Lease to the holder of such Superior Instrument, and,
in the event of any act or omission by Landlord which would give Ten-

                                       39
<PAGE>

ant the right to terminate this Lease, Tenant will not exercise such right until
Tenant shall have first given written notice of such act or omission to the
holder of any Superior Instrument who shall have furnished such holder's last
address to Tenant, and until a reasonable period, for remedying such act or
omission shall have elapsed following the giving of such notices, during which
time such holder shall have the right, but shall not be obligated, to remedy or
cause to be remedied such act or omission. Tenant further agrees not to exercise
any such right if the holder of any such Superior Instrument commences to cure
such act or omission within a reasonable time after having received notice
thereof and diligently prosecutes such cure thereafter.

     26.03. Tenant shall, without charge, at any time and from time to time
deliver to Landlord within ten (10) days alter request therefor (a) copies of
the most current available financial statements of Tenant and of any guarantor
of Tenant's obligations under the Lease certified by an independent certified
public accountant and (b) such further detailed financial information with
respect to Tenant and any such guarantors as Landlord or the holder of any
Superior Instrument may reasonably request. Landlord and the holder of any
Superior Instrument shall hold such financial information in confidence and
shall not disclose same except as may be legally required.

                                   ARTICLE 27

                     LEGAL PROCEEDINGS, WAIVER OF JURY TRIAL

     27.01. Landlord and Tenant hereby waive trial by jury in any action,
proceeding or counterclaim brought by either of the parties hereto against the
other on any matters whatsoever arising out of or in any way in connection with
this Lease, the relationship of Landlord and Tenant arising out of this Lease,
Tenant's use or occupancy of the demised premises, and/or any other claims
(except claims for personal injury or property damages), and any statutory
emergency or any other statutory remedy. It is further mutually agreed that in
the event Landlord commences any summary proceeding for non-payment of rent,
Tenant will not interpose and does hereby waive the right to interpose any
counterclaim of whatever nature or description in any such proceeding. Tenant
shall reimburse Landlord upon demand for all costs and expenses (including
attorney's fees and disbursements and court costs) incurred by Landlord in
connection with enforcing Tenant's obligations hereunder or in protecting
Landlord's rights hereunder whether incurred in connection with an action or
proceeding commenced by Landlord, by Tenant, or by a third party which third
party claim relates to any action or inaction by Tenant. All such amounts shall
be deemed to be additional rent and shall be collectible in the same manner as
provided in Section 1.02 hereof.

                                   ARTICLE 28

                              SURRENDER OF PREMISES

                                       40
<PAGE>

     28.01. Upon the expiration or other termination of the Term, Tenant shall
quit and surrender to Landlord the demised premises, broom clean, in good order
and in the condition required by this Lease (including restoration of the
demised premises to Building Standard, as required by the provisions of Section
6.04 of this Lease), ordinary wear and tear and damage by fire, the elements or
other casualty excepted, other than such damage caused by Tenant, and Tenant
shall remove all of its property as herein provided. Tenant's obligation to
observe or perform this covenant shall survive the expiration or other
termination of the Term.

     28.02. If Tenant shall, without the written consent of Landlord, hold over
the expiration of the Term such tenancy shall be deemed a month-to-month
tenancy, which tenancy may be terminated as provided by applicable law. During
such tenancy, Tenant agrees to (a) pay to Landlord, each month, the greater of
the fair market rental value for the demised premises or one hundred twenty
(120) percent of the fixed annual rent and all additional rent payable by Tenant
for the last month of the Term and (b) be bound by all of the terms, covenants
and conditions herein specified except those pertaining to the Term. Nothing
contained in this Section 28.02 shall be deemed in limitation of Landlord's
rights and remedies against Tenant for Tenant's failure to have surrendered the
demised premises on or prior to the expiration of the Term.

                                   ARTICLE 29

                              RULES AND REGULATIONS

     29.01. Tenant and Tenant's servants, employees, agents, licensees,
invitees, visitors and patrons shall observe faithfully and comply strictly with
such Rules and Regulations as Landlord or Landlord's agents may from time to
time reasonably adopt, provided, however, that in case of any conflict or
inconsistency between the provisions of this Lease and of any of the Rules and
Regulations as originally or as hereafter adopted, the provisions of this Lease
shall control. Reasonable written notice of any additional Rules and Regulations
shall be given to Tenant.

          Nothing in this Lease contained shall be construed to impose upon
Landlord any duty or obligation to enforce the Rules and Regulations or the
terms, covenants or conditions in any other lease, against any other tenant of
the Building, and Landlord shall not be liable to Tenant for violation of the
same by any other tenant, its servants, employees, agents, visitors or
licensees. Landlord shall not discriminate against Tenant in connection with the
enforcement of such Rules and Regulations.

                                   ARTICLE 30

                             CONSENTS AND APPROVALS

     30.01. Wherever in this Lease Landlord's consent or approval is required,
if Landlord shall

                                       41
<PAGE>

delay or refuse such consent or approval, Tenant in no event shall be entitled
to make, nor shall Tenant make, any claim, and Tenant hereby waives any claim,
for money damages (nor shall Tenant claim any money damages by way of set-off,
counterclaim or defense) based upon any claim or assertion by Tenant that
Landlord unreasonably withheld or unreasonably delayed its consent or approval.
Tenant's sole remedy shall be an action or proceeding to enforce any such
provision, for specific performance, injunction or declaratory judgment.

                                   ARTICLE 31

                                     NOTICES

     31.01. Any notice or demand, consent, approval or disapproval, or statement
(collectively called "Notices") required or permitted to be given by the terms
and provisions of this Lease, or by any law or governmental regulation, either
by Landlord to Tenant or by Tenant to Landlord, shall be in writing and unless
otherwise required by such law or regulation, shall be sent by United States
mail postage prepaid as registered or certified mail, return receipt requested.
Any Notice shall be addressed to Landlord at its address set forth on page 1 of
this Lease with a copy to David S. Lester, Esq., 1129 Northern Boulevard,
Manhasset, New York 11030 and any notice to Tenant shall be sent to Tenant at
130 West Union Street, Pasadena, California, 91103 Attn: Mr. Brad Ramberg. After
Tenant shall occupy the demised premises, the address of Tenant for Notices
shall be the Building, attention Mr. Howard Morgan, with a copy to the above
address of Tenant. By giving the other party at least ten days prior written
notice, either party may, by Notice given as above provided, designate a
different address or addresses for Notices.

     31.02 Any Notice shall be deemed given as of the date of delivery as
indicated on the return receipt; and in the case of failure to deliver by reason
of changed address of which no Notice was given or refusal to accept delivery,
as of the date of such failure as indicated on the return receipt or by notice
of the postal department.

     31.03. In addition to the foregoing, either Landlord or Tenant may, from
time to time, request in writing that the other party serve a copy of any Notice
on one other person or entity designated in such request, such service to be
effected as provided in Section 31.01 hereof.

                                   ARTICLE 32

                                    NO WAIVER

     32.01. No agreement to accept a surrender of this Lease shall be valid
unless in writing signed by Landlord. No employee of Landlord or of Landlord's
agents shall have any power to accept the keys of the demised premises prior to
the termination of this Lease. The

                                       42
<PAGE>

delivery of keys to any employee of Landlord or of Landlord's agent shall not
operate as a termination of this Lease or a surrender of the demised premises.
In the event of Tenant at any time desiring to have Landlord sublet the premises
for Tenant's account, Landlord or Landlord's agents are authorized to receive
said keys for such purpose without releasing Tenant from any of the obligations
under this Lease. The failure of Landlord to seek redress for violation of, or
to insist upon the strict performance of, any covenant or condition of this
Lease or, as to Landlord, any of the Rules and Regulations set forth herein or
hereafter adopted by Landlord, shall not prevent a subsequent act, which would
have originally constituted a violation, from having all the force and effect of
an original violation. The receipt by Landlord of rent with knowledge of the
breach of any covenant of this Lease shall not be deemed a waiver of such
breach. The failure of Landlord to enforce any of the Rules and Regulations set
forth herein, or hereafter adopted, against Tenant and/or any other tenant in
the Building shall not be deemed a waiver of any such Rules and Regulations. No
provision of this Lease shall be deemed to have been waived by Landlord, unless
such waiver be in writing signed by such party. No payment by Tenant or receipt
by Landlord of a lesser amount than the monthly rent herein stipulated shall be
deemed to be other than on the account of the earliest stipulated rent, nor
shall any endorsement or statement on any check or any letter accompanying any
check or payment of rent be deemed an accord and satisfaction, and Landlord may
accept such check or payment without prejudice to Landlord's right to recover
the balance of such rent or pursue any other remedy in this Lease provided and
Tenant may deliver such check without prejudice to Tenant's right to pursue any
other remedy.

     32.02. This Lease contains the entire agreement between the parties, and
any executory agreement hereafter made shall be ineffective to change, modify,
discharge or effect an abandonment of it in whole or in part unless such
executory agreement is in writing and signed by the party against whom
enforcement of the change, modification, discharge or abandonment is sought.

                                   ARTICLE 33

                                    CAPTIONS

     33.01. The captions are inserted only as a matter of convenience and for
reference, and in no way define, limit or describe the scope of this Lease nor
the intent of any provision hereof.

                                   ARTICLE 34

                              INABILITY TO PERFORM

     34.01. If, by reason of (1) strike, (2) labor troubles, (3) governmental
preemption in connection with a national emergency, (4) any rule, order or
regulation of any governmental

                                       43
<PAGE>

agency, (5) conditions of supply or demand which are affected by war or other
national, state or municipal emergency, or any other cause or (6) any cause
beyond Landlord's reasonable control, Landlord shall be unable to fulfill its
obligations under this Lease or shall be unable to supply any service which
Landlord is obligated to supply, this Lease and Tenant's obligation to pay rent
hereunder shall in no wise be affected, impaired or excused.

                                   ARTICLE 35

                               NO REPRESENTATIONS

     35.01. Landlord or Landlord's agents have made no representations or
promises with respect to the Building or demised premises except as herein
expressly set forth.

                                   ARTICLE 36

                                SECURITY DEPOSIT

     36.01. Tenant shall deposit with Landlord upon execution hereof any of, or
a combination of, (i) cash; (ii) an irrevocable and unconditional sight draft
letter of credit which shall provide that it may be drawn upon the unilateral
action of Landlord, in form and substance and issued by a banking institution
acceptable to Landlord; or (iii) negotiable securities listed on any of the
NYSE, AMEX or Nasdaq National Market, aggregating an initial amount equal to
$3,500,000, (which negotiable securities must be immediately convertible to cash
as a result of the unilateral action of Landlord, and which cash must be
immediately available to Landlord), as security for the full and faithful
performance and observance by Tenant of Tenant's covenants and obligations under
this Lease (the "Security"). Any letter of credit shall be renewed annually by
Tenant not less than 30 days prior to its expiration. The Security shall at all
times be equal to the following amount:

              LEASE YEARS           AMOUNT
              -----------           ------
                  1-3              $3,500,000
                  4                 2,800,000
                  5                 2,100,000
                  6                 1,400,000
                  7                   700,000
                  8 through 10        350,000
                  11 and thereafter         0

In the event Tenant fails to timely renew any letter of credit, notwithstanding
any other provision contained in this Lease to the contrary, Landlord may
immediately draw upon the existing letter of

                                       44
<PAGE>

credit without notice to Tenant. Should Tenant default in respect of any of the
terms, provisions and conditions of this Lease beyond any applicable cure
period, including, but not limited to, the payment of fixed annual rent and
additional rent, Landlord may use, apply or retain the whole or any part of the
Security (including selling any securities) to the extent required for the
payment of any fixed annual rent and additional rent or any other sum as to
which Tenant is so in default or for any sum which Landlord may expend or may be
required to expend by reason of such Tenant's default in respect of any of the
terms, covenants and conditions of this Lease, including but not limited to, any
damages or deficiency accrued before or after summary proceedings or other
re-entry by Landlord, or any costs or expenses incurred in connection with
restoring the demised premises to Building Standard as set forth in Section 6.04
of this Lease. Any income or other taxes imposed on the sale of such securities
shall be the exclusive liability and responsibility of Tenant, and Tenant hereby
indemnifies and holds Landlord harmless from and against any such taxes and any
interest or penalties thereon. In the event of a sale of the demised premises
and Building, Landlord shall transfer the Security to the vendee and Landlord
shall thereupon be released by Tenant from all liability for the return of such
Security, and Tenant agrees to look to the new Landlord solely for the return of
said Security; and it is agreed that the provisions hereof shall apply to every
transfer or assignment made of the Security to a new landlord.

     36.02 If Landlord shall use, apply or retain the whole or any part of the
Security, or should the market value of the securities comprising the Security
fall so that the Security on hand shall be less than 95% of the required
Security, as set forth in Section 36.01, Tenant shall, upon demand, immediately
increase the Security held by Landlord to the amount then required hereunder.

     36.03 Landlord shall pay the bank fee for any letter of credit obtained by
Tenant as part or all of the Security.

     36.04 Landlord shall execute such documents and take such other reasonable
actions, without any out of pocket expense to Landlord, as shall be necessary to
enable Tenant to reduce the Security as set forth in Section 36.01.

                                   ARTICLE 37

                                   ARBITRATION

     37.01. In each case specified in this Lease in which resort to arbitration
shall be required, such arbitration (unless otherwise specifically provided in
other Sections of this Lease) shall be in New York City in accordance with the
Commercial Arbitration Rules of the American Arbitration Association and the
provisions of this Lease. The decision and award of the arbitrators shall be in
writing, shall be final and conclusive on the parties, and counterpart copies
thereof shall be delivered to each of the parties. In rendering such decision
and awards, the arbitrators shall not

                                       45
<PAGE>

add to, subtract from or otherwise modify the provisions of this Lease. Judgment
may be had on the decision and award of the arbitrators so rendered in any court
of competent jurisdiction.

                                   ARTICLE 38

                                    INDEMNITY

     38.01. Tenant shall indemnify Landlord and save it harmless from and
against any and all liability, damages, costs or expenses, including attorneys'
fees, arising from any misconduct or negligence of Tenant, its sublessees or
assignees, and the officers, contractors, licensees, agents, employees, guests,
invitees, or visitors of Tenant or its sublessees or assignees, in or about the
Building or arising from any breach or default under this Lease by Tenant or its
sublessees or assignees, or arising from any accident, injury, or damage,
howsoever and by whomsoever caused, but involving Tenant or its sublessees or
assignees, or the officers, contractors, licensees, agents, employees, guests,
invitees or visitors of Tenant or its sublessees or assignees, occurring in or
about the Building or the Premises. This provision shall not be construed to
make Tenant responsible for loss, damage, liability or expense resulting from
injuries to third parties caused by the negligence or intentional misconduct of
Landlord, or its officers, contractors, licensees, agents, employees or
invitees.

                                   ARTICLE 39

                               MEMORANDUM OF LEASE

     39.01. Tenant shall, at the request of Landlord, execute and deliver a
statutory form of memorandum of this Lease for the purpose of recording, but
said memorandum of this Lease shall not in any circumstances be deemed to modify
or to change any of the provisions of this Lease.

                                   ARTICLE 40

                                      SIGNS

     40.01. Tenant shall not erect or install any signs in the Building or on
the Premises, unless such signs have been approved in writing by Landlord, such
approval not to be unreasonably withheld or delayed. It is understood and agreed
that Landlord will not approve any sign if, in Landlord's sole judgment, such
sign does not conform to the decor and character of the Building.
Notwithstanding the foregoing, Tenant may install signs within the demised
premises relating to Tenant's various business divisions and other business
activities.

                                       46
<PAGE>

                                   ARTICLE 41

                                ADDITIONAL SPACE

     41.01. Tenant hereby leases from Landlord a portion of the basement of the
Building (as shown on Exhibit D annexed hereto) ("Additional Space"), commencing
February 1, 2002. Effective February 1, 2002, the Additional Space shall be
delivered to Tenant vacant, broom clean, free of rights of tenants and
occupants, and with the work set forth on Exhibit B, paragraph 2, substantially
completed, the Lease of the Additional Space shall be included in this Lease,
the Additional Space shall be included within the defined term "demised
premises" and the Additional Space shall be governed by and subject to all of
the terms and conditions of this Lease, and further, effective February 1, 2002,
the fixed annual rent, as previously escalated by Section 1.01B, shall be
increased by $1,100,000, which $1,100,000 shall be also subject, from and after
the date of this Lease, to escalation pursuant to Section 1.01B. Landlord shall
provide Tenant with $440,000 in connection with Tenant's work in the basement
space, to be paid in accordance with the provisions of Section 6.09. There shall
be no increase in Tenant's Tax Share as a result of Tenant leasing the
Additional Space.

     41.02. Provided that Young & Rubicam Inc. ("YR"), the current tenant on the
fourth floor, has not exercised its right to renew its lease for the fourth
floor by YR giving notice thereof to Landlord on or before June 1, 2002 (or YR
has otherwise formally lost or waived in writing such right), and provided
Tenant is then a tenant in the Building and is not in default under this Lease
beyond any grace period, Tenant shall have one option (the "Fourth Floor Space
Option") to lease from Landlord, effective June 1, 2003 (the "Fourth Floor
Effective Date"), all of the fourth floor of the Building, as shown on Exhibit E
annexed hereto ("Fourth Floor Space"). The Fourth Floor Space Option shall be
exercised by Tenant giving Landlord notice ("Fourth Floor Notice") of its
exercise of the Fourth Floor Space Option, on or before 30 days, time of the
essence, after Landlord has given Tenant notice that YR has not exercised YR's
renewal option or that YR has formally lost or waived in writing such right).
Upon the giving of the Fourth Floor Notice and the occurrence of the Fourth
Floor Effective Date, the lease of the Fourth Floor Space shall be included in
this Lease, the Fourth Floor Space shall be included within the defined term
"demised premises", the Fourth Floor Space shall be governed by and subject to
all of the terms and conditions of this Lease, and further, effective June 1,
2003:

               (a)  the fixed annual rent, as escalated by Section 1.01B, shall
                    be increased by 100%;

               (b)  Tenant's Tax Share shall be increased to 33.66%; and

               (c)  with respect to any other charge or expense for which Tenant
                    is

                                       47
<PAGE>

                    responsible for its proportionate or pro rata share, such
                    share shall be increased to 33.66%.

     41.03. If Tenant shall not timely exercise the Fourth Floor Space Option,
Tenant's rights under Section 41.02 shall terminate.

     41.04 Provided that YR has not exercised its right to renew its Lease for
the basement space as shown on Exhibit F hereto, by giving notice thereof to
Landlord on or before June 1, 2002 (or YR has otherwise formally lost or waived
in writing such right), and provided Tenant is then a tenant in the Building and
is not in default under this Lease beyond any grace period, Tenant shall have
one option (the "Additional Basement Option") to lease from landlord, effective
June 1, 2003 (the "Additional Basement Effective Date"), the basement space, as
shown on Exhibit F annexed hereto ("Additional Basement Space"). The Additional
Basement Option shall be exercised by Tenant giving Landlord notice ("Additional
Basement Notice") of its exercise of the Additional Basement Option, on or
before 30 days, time of the essence, after Landlord has given Tenant notice that
YR has not exercised YR's renewal option or YR has otherwise formally lost or
waived in writing such right. Upon the giving of the Additional Basement Notice
and the occurrence of the Additional Basement Effective Date, the lease of the
Additional Basement Space shall be included in this Lease, the Additional
Basement Space shall be included within the defined term "demised premises", the
Additional Basement Space shall be governed by and subject to all of the terms
and conditions of this Lease, and further, effective June 1, 2003, the fixed
annual rent, as escalated by Section 1.01B, shall be increased by $72,690;

     41.05 If Tenant shall not timely exercise the Additional Basement Option,
Tenant's rights under Section 41.04 shall terminate.

     41.06 The commencement date of the renting of each of the additional spaces
referred to in this Article 41 shall only occur upon Landlord delivering the
applicable space to Tenant, vacant, broom clean and free of tenancies, and upon
substantial completion of any work required to be performed by Landlord as set
forth on Exhibit B hereto.

                                   ARTICLE 42

                                 RENEWAL OPTION

     42.01. If Tenant is not in default under this Lease beyond any applicable
notice and cure periods, Tenant shall have an option (the "Option") to extend
the term of the Lease for two (2) additional terms of five (5) years each (each,
a "Renewal Term") commencing on the first day next succeeding the Expiration
Date upon the same terms, conditions and provisions as are provided for in this
Lease other than the provisions of this Article 42, except that the fixed annual
rent payable for the Renewal Term shall be the greater of (i) the fixed annual
rent payable thereunder immediately prior to the Expiration Date or (ii) the
fair market rent for the demised

                                       48
<PAGE>

premises as of such Expiration Date determined in the manner hereinafter
provided. Tenant may not exercise the second renewal option referred to above
unless the first renewal option has been exercised.

     42.02. The Option shall be exercised by Tenant giving written notice to
Landlord of Tenant's exercise of said Option by certified mail, return receipt
requested, not less than eighteen (18) months prior to the expiration of the
Term then in effect (the "Exercise Notice"). Upon Tenant's giving of the
Exercise Notice, the term of this Lease shall be extended automatically upon the
terms and conditions herein specified, including, without limitation, the same
Base Tax set forth in Article 3 hereof, without the execution of an extension
agreement or other instrument. If Tenant shall not give Landlord the Exercise
Notice at the time and in the manner set forth above, the Option shall terminate
and be deemed waived by Tenant. Time is of the essence as to the date for the
giving of the Exercise Notice.

     42.03. After Landlord receives the Exercise Notice, and if in Landlord's
opinion an increase in the fixed annual rent for the Renewal Term is warranted
because the fair market rent for the demised premises has increased, Landlord
shall within 90 days after Landlord receives the Exercise Notice, send Tenant a
notice (the "Revised Rent Notice") stating the amount which, in Landlord's
opinion, shall constitute the fair market rent for the demised premises as of
the Expiration Date. The increased fixed annual rent set forth in the Revised
Rent Notice shall be effective as of the first day of the Renewal Term.

     42.04. (a) If Landlord gives a Revised Rent Notice, then at any time within
30 days after the giving of such Revised Rent Notice, Tenant may dispute the
fair market rent for the demised premises as determined by Landlord by giving
notice to Landlord that it is initiating the appraisal process provided for
herein and specifying in such Notice the name and address of the arbitrator
designated by Tenant to act on its behalf. Within 15 days after the designation
of Tenant's arbitrator, Landlord shall give notice to Tenant specifying the name
and address of Landlord's arbitrator. The two arbitrators so chosen shall meet
within 10 days after the second arbitrator is appointed and if, within 20 days
after the second arbitrator is appointed, the two arbitrators shall not agree
upon a determination in accordance with Paragraph (c) of this Section 42.04 they
shall together appoint a third arbitrator. If said two arbitrators cannot agree
upon the appointment of a third arbitrator within 10 days after the expiration
of such 20 day period, or if either party shall not timely designate its initial
arbitrator, then either party, on behalf of both, and on notice to the other may
request such appointment by the American Arbitration Association (or any
successor organization) in accordance with its then prevailing rules. If the
American Arbitration Association shall fail to appoint said third arbitrator
within 10 days after such request is made, then either party may apply, on
notice to the other, to the Supreme Court, New York County, New York (or any
other court having jurisdiction and exercising functions similar to those now
exercised by the foregoing court) for the appointment of such third arbitrator.

           (b) Each of the arbitrators selected as herein provided shall have at
least

                                       49
<PAGE>

fifteen years experience in the leasing or management of space in the Borough of
Manhattan. Each party shall pay the fees and expenses of the arbitrator selected
by it. The fees and expenses of the third arbitrator and all other expenses (not
including the attorney's fees, witness fees and similar expenses of the parties
which shall be borne separately by each of the parties) of the arbitration shall
be borne equally by the parties hereto.

           (c) The majority of the arbitrators shall determine the fair market
rent of the demised premises as of the Expiration Date and render a decision and
award as to their determination to both Landlord and Tenant within 20 days after
the appointment of the third arbitrator. In no event however, may such fair
market rent be determined by the arbitrators to be less than the fixed annual
rent payable under this Lease immediately prior to the Expiration Date. In
rendering such decision and award, the arbitrators shall assume or take into
consideration as appropriate all of the following: (i) the Landlord and
prospective tenant are typically motivated; (ii) the Landlord and prospective
tenant are well informed and well advised and each is acting in what it
considers its own best interest; (iii) a reasonable time under then-existing
market conditions is allowed for exposure of the demised premises on the open
market; (iv) the rent is unaffected by concessions, special financing amounts
and/or terms, or unusual services, fees, costs or credits in connection with the
leasing transaction; (v) the demised premises are fit for immediate occupancy
and use "as is" and require no additional work by Landlord and that no work has
been carried out thereon by the Tenant, its subtenant, or their predecessors in
interest during the Term which has diminished the rental value of the demised
premises; (vi) in the event the demised premises have been destroyed or damaged
by fire or other casualty, they have been fully restored; (vii) the demised
premises are to be let with vacant possession and subject to the provisions of
this Lease for a 15 year term; and (viii) market rents then being charged for
comparable space in other similar office buildings in the same area. In
rendering such decision and award, the arbitrators shall not modify the
provisions of this Lease. The decision and award of the arbitrators shall be in
writing and be final and conclusive on all parties and counterpart copies
thereof shall be delivered to each of said parties. Judgment may be had on the
decision and award of the arbitrators so rendered in any court of competent
jurisdiction.

           (d) Prior to the determination of the arbitrators, Tenant shall pay
as the fixed annual rent it is obligated to pay under this Lease the amount set
forth in the Revised Rent Notice and in the event the arbitrators determine that
the fixed annual rent payable pursuant to this Article 42 is greater than that
set forth in the Revised Rent Notice, then Tenant shall promptly pay to Landlord
the amount of its underpayment of fixed annual rent for the period commencing on
the first day of the Renewal Term, or if the arbitrators determine that the
fixed annual rent payable pursuant to this Article 42 is less than that set
forth in the Revised Rent Notice, then Tenant shall be entitled to a credit in
the amount of its overpayment for the period commencing on the first day of the
Renewal Term against subsequent payments of fixed annual rent due hereunder.

           (e) Nothing contained in this Article 42 shall be deemed in any way
to alter or modify the provisions of Article 3 hereof.

                                       50
<PAGE>

           (f) In no event shall the fixed annual rent (as the same may have
been increased from time to time in accordance with this Article 42) be reduced
pursuant to this Article 42.

     42.05. Notwithstanding the foregoing provisions of this Article 42, if on
the date that Tenant exercises the Option, or if on any subsequent date up to
and including the date upon which the extension of the term commences, Tenant is
in default, beyond any applicable notice and grace periods, in the payment of
fixed annual rent, additional rent, or in the performance of any of the other
terms, conditions or provisions of this Lease, Tenant's exercise of such Option
and the extension of the Term covered by this Lease contemplated thereby shall,
at the option of Landlord exercised by written notice to Tenant, be rendered
null and void and shall be of no further force and effect and Tenant shall have
no other additional right to exercise such option, which shall be deemed waived
by Tenant.

     42.06. If Tenant exercises the Option, then, at Landlord's request, Tenant
agrees within ten (10) days after such request is made to execute, acknowledge
and deliver to Landlord an instrument in form and substance satisfactory to
Landlord, confirming (i) the fixed annual rent payable under this Lease pursuant
to Article 42, unless Tenant is then, in good faith, disputing same in
accordance with the provision of this Article 42, in which case Tenant agrees to
execute, acknowledge and deliver a separate instrument satisfactory to Landlord
confirming the fixed annual rent as finally determined, (ii) the expiration date
of the Term, and (iii) the other modifications provided for in this Article 42,
but no such instrument shall be required in order to make the provisions hereof
effective.

     42.07 Notwithstanding the other provisions of this Article 42, if Tenant
shall be the tenant of the fifth floor and the Additional Space, Tenant may
elect in its Exercise Notice which of the floor(s) the Renewal Term shall apply
to, provided, however, that Tenant may only lease full floors (no partial floors
other than the Additional Space) and may not lease any of the basement if Tenant
has not elected to lease at least one full floor other than the basement. If
Tenant makes the election under this Section 42.07, the fixed annual rent and
additional rent shall be determined only with respect to the premises which
Tenant has elected the Renewal Term to apply to.

                                   ARTICLE 43

                                   THIRD FLOOR

     43.01. Provided Tenant is then a tenant in the Building and is not in
default beyond any applicable notice and grace period, if Landlord shall have
available for rental any space on the third floor of the Building, or if
Landlord shall be aware that such space in the Building is

                                       51
<PAGE>

becoming available to be put on the market, Landlord shall give notice (the
"Notice") to Tenant, and Landlord and Tenant shall meet to discuss Tenant
renting the third floor. Neither Landlord nor Tenant shall be obligated to enter
into any Lease for such third floor. If Landlord and Tenant shall not agree on
the terms and conditions of such third floor rental and enter into a Lease for
such third floor within said 30 day period, time being of the essence, Tenant's
rights under this Article 43 shall terminate. Tenant's right hereunder shall not
apply to any renewal, extension or new lease with a tenant in the building
relating to space then occupied by said tenant.

                                   ARTICLE 44

                                  MISCELLANEOUS

     44.01. Irrespective of the place of execution or performance, this Lease
shall be governed by and construed in accordance with the laws of the State of
New York.

     44.02. This Lease shall be construed without regard to any presumption or
other rule requiring construction against the party causing this Lease to be
drafted.

     44.03. Except as otherwise expressly provided in this Lease, each covenant,
agreement, obligation or other provision of this Lease on Tenant's part to be
performed shall be deemed and construed as a separate and independent covenant
of Tenant, not dependent on any other provision of this Lease.

     44.04. All terms and words used in this Lease, regardless of the number or
gender in which they are used, shall be deemed to include any other number and
any other gender as the context may require.

     44.05. Time shall be of the essence with respect to the exercise of any
Option on the part of Tenant to extend the term of this Lease.

     44.06. Except as otherwise provided herein, whenever payment of interest is
required by the terms hereof it shall be at the Interest Rate.

     44.07. Subject to the provisions of Section 1.01, if the demised premises
or any additional space to be included within the demised premises shall not be
available for occupancy by Tenant on the specific date hereinbefore designated
for the commencement of the Term of this Lease or for the inclusion of such
space for any reason whatsoever, then this Lease shall not be affected thereby
but, in such case, said specific date shall be deemed to be postponed until the
date when the demised premises or such additional space shall be available for
occupancy by Tenant, and Tenant shall not be entitled to possession of the
demised premises or such additional space until the same are available for
occupancy by Tenant; provided, however, that Tenant shall have no

                                       52
<PAGE>

claim against Landlord, and Landlord shall have no liability to Tenant by reason
of any such postponement of said specific date, and the parties hereto further
agree that any failure to have the demised premises or such additional space
available for occupancy by Tenant on said specific date or on the Commencement
Date shall in no wise affect the obligations of Tenant hereunder nor shall the
same be construed in any wise to extend the Term. This Section 44.07 shall be
deemed to be an express provision to the contrary of Section 223-a of the Real
Property Law of the State of New York and any other law of like import now or
hereinafter in force.

     44.08. In the event that Tenant is in arrears in payment of fixed annual
rent or additional rent hereunder, Tenant waives Tenant's right, if any, to
designate the items against which any payments made by Tenant are to be
credited, and Tenant agrees that Landlord may apply any payments made by Tenant
to any items it sees fit, irrespective of and notwithstanding any designation or
request by Tenant as to the items against which any such payments shall be
credited.

     44.09. All Exhibits referred to in this Lease are hereby incorporated in
this Lease by reference.

     44.10. The covenants, conditions and agreements contained in this Lease
shall bind and inure to the benefit of Landlord and Tenant and their respective
heirs, distributees, executors, administrators, successors, and except as
otherwise provided in this Lease, their assigns.

     44.11. No remedy or election hereunder shall be deemed exclusive but shall,
whenever possible, be cumulative with all other remedies at law or in equity.

     44.12 This Lease supercedes all prior agreements, whether oral or written,
between Landlord and Tenant, which prior agreements are null and void.

     44.13 Landlord represents to Tenant that, as of the date of this Lease, the
Over Lease is in full force and effect and Landlord is the tenant thereunder,
and that Landlord is not aware of any uncured default under said Over Lease and
Landlord has not exercised any right to terminate the Over Lease. Landlord
agrees that it will not amend the Over Lease if such amendment would materially
and adversely effect Tenant's rights under this Lease, nor shall Landlord
terminate the Over Lease. Landlord further agrees that it will use its
reasonable efforts (without incurring any out of pocket cost), to encourage
Mattel, Inc. ("Mattel"), the existing tenant on the Fifth Floor, to timely
vacate from the demises premises. If Mattel shall not so vacate by July 1, 2000,
or if Landlord's Work shall not be substantially completed by July 1, 2000, due
to no fault of Tenant, Tenant may cancel this Lease by written notice to
Landlord given before July 10, 2000, time of the essence. If such cancellation
notice is not given before July 10, 2000, Tenant's right to cancel this Lease
shall be null and void. If Tenant cancels this Lease pursuant to this Section
44.14, Landlord shall return the advance rent payment and the Security to
Tenant.

                                       53
<PAGE>

     44.14 Within 90 days after Mattel, Inc. shall vacate from the entire
Building, including from the basement, Landlord shall arrange to remove the
floor tiles in which Mattel, Inc. has engraved its name, and replace such tiles
with reasonably matching tiles. Tenant shall have the right, at Tenant's sole
cost and expense, to have its name engraved in the new replacement tiles.

     44.15 This Lease may be executed in counterparts.

     44.16 Landlord agrees that it will use its reasonable efforts (without
incurring any out of pocket cost), to encourage YR (as defined in Exhibit B),
the existing tenant on the fourth floor and a portion of the basement, to timely
vacate from the demises premises.

                                    INTENTIONALLY BLANK

                                       54
<PAGE>

IN WITNESS WHEREOF, Landlord and Tenant have respectively executed this Lease as
of the day and year first above written.

                                             675 OWNERSHIP LLC, Landlord

                                                  By:  675 Managing Member Corp.

                                                  By:
                                                     ---------------------------
                                                          Israel Taub, President

                                             BILL GROSS' IDEALAB!, Tenant

                                             By:
                                                --------------------------

                                       55
<PAGE>

                                    EXHIBIT B

     1. Provided Tenant has advised Landlord in writing prior to January 18,
2000 as to the specific partitions and walls within the fifth floor which Tenant
requires Landlord to demolish, Landlord shall, on or before the Commencement
Date, perform such demolition and deliver the demised premises to Tenant in
vacant and broom clean condition, with the Building's sprinkler, mechanical and
hvac systems in good working order, except to the extent Tenant has made any
changes thereto. If Tenant shall not so advise by January 18, 2000, TIME OF THE
ESSENCE, Landlord shall be released of all demolition obligations set forth in
the preceding sentence. In addition, on or before the Commencement Date,
Landlord shall remove the stairs between the fifth and sixth floors and slab
over the opening. Such slab shall meet fifth floor floor load and shall be
reasonably smooth in finish. Additionally, Landlord shall deliver ACP-5
Certificates to Tenant prior to the Commencement Date.

     2. Provided Tenant has advised Landlord in writing prior to June 1, 2001 as
to the specific partitions and walls within the Additional Space which Tenant
requires Landlord to demolish, Landlord shall perform such demolition and
deliver the Additional Space to Tenant in vacant and broom clean condition, on
or before February 1, 2002. If Tenant shall not so advise by June 1, 2001, TIME
OF THE ESSENCE, Landlord shall be released of all obligations as set forth on
this Exhibit B as to the Additional Space. Landlord shall reasonably cooperate
with Tenant with respect to plans and information concerning the installations
existing in the Additional Space, but Landlord shall incur no out of pocket
expense with respect thereto.

     3. Provided YR is obligated under its lease to perform such demolition, and
provided Tenant has advised Landlord in writing in sufficient time to enable
Landlord to require YR to do so, as to the specific partitions and walls within
the Fourth Floor Space which Tenant requires Landlord to demolish, Landlord
shall require YR to perform such demolition and Landlord shall deliver the
Fourth Floor Space to Tenant in vacant and broom clean condition, on or before
such date as is reasonably and mutually agreed to by Landlord and Tenant.
Landlord will keep Tenant reasonable informed as to the status of YR's rights
with respect to the Fourth Floor Space and the requirements of Landlord as to
the timing of Tenant's furnishing of information with respect to the demolition
to be performed in the Fourth Floor Space. If Tenant shall not so timely advise
Landlord, TIME OF THE ESSENCE, Landlord shall be released of all obligations as
set forth on this Exhibit B as to the Fourth Floor Space. Landlord shall
reasonably cooperate with Tenant with respect to plans and information
concerning the installations existing in the Fourth Floor Space, but Landlord
shall incur no out of pocket expense with respect thereto.

                                       56<PAGE>
                                                                   EXHIBIT 10.18
                         EXETER STREET THEATRE BUILDING
                               181 NEWBURY STREET
                              BOSTON, MASSACHUSETTS

                              OFFICE BUILDING LEASE

                                 BY AND BETWEEN

      EASTWEST PROPERTY FUND, L.P.,
                         A GEORGIA LIMITED PARTNERSHIP,
      AS LANDLORD,

                                       AND

                              BILL GROSS' IDEALAB!,
                            A CALIFORNIA CORPORATION
                                    AS TENANT

<PAGE>

                                TABLE OF CONTENTS

                                                                          PAGE
                                                                          ----
 1.   Premises                                                            1
 2.   Term                                                                2
 3.   Delivery of Possession of Premises                                  2
 4.   Rental                                                              2
 5.   Security Deposit                                                    7
 6.   Use of Premises                                                     9
 7.   Compliance With Laws                                                10
 8.   Services to Tenant                                                  10
 9.   Liability of Landlord                                               11
10.   Improvements, Repairs by Landlord                                   12
11.   Landlord's Right to Enter Premises                                  12
12.   Repairs by Tenant                                                   13
13.   Alterations                                                         13
14.   Liens                                                               14
15.   Assignment and Subletting                                           14
16.   Eminent Domain                                                      17
17.   Destruction or Damage to Premises                                   17
18.   Indemnification                                                     18
19.   Insurance                                                           18
20.   Damage or Theft of Personal Property                                20
21.   Hazardous Materials                                                 20
22.   Landlord's Lien [TEXT INTENTIONALLY DELETED]                        23
23.   Relocation [TEXT INTENTIONALLY DELETED]                             23
24.   Subordination and Attornment                                        23
25.   Estoppel Certificate                                                24
26.   Default                                                             24
27.   Remedies                                                            25
28.   Effect of Termination of Lease                                      27
29.   Attorneys' Fees                                                     27
30.   Quiet Enjoyment                                                     27
31.   Surrender of Premises                                               28
32.   Holding Over                                                        28
33.   Removal of Fixtures                                                 28
34.   Notices                                                             28
35.   Agency Disclosure                                                   29
36.   Exculpation of Landlord                                             30
37.   Signage                                                             30
38.   Force Majeure                                                       30
39.   Authority                                                           30
40.   Definitions                                                         30
41.   Rules and Regulations                                               31
42.   Guaranty [TEXT INTENTIONALLY DELETED]                               31
43.   Special Stipulations                                                31
44.   Demolition [TEXT INTENTIONALLY DELETED]                             31
45.   Entire Agreement                                                    31
      Addendum of Special Stipulations
      Exhibit A   --     Floor Plan of Premises

                                        i
<PAGE>

      Exhibit B  --     Description of Property on Which the Project is
                        Situated
      Exhibit C  --     Plans and Specifications for Improvements to Premises
      Exhibit D  --     Hazardous Materials List
      Exhibit E  --     Rules and Regulations
      Exhibit F  --     Schedule of Lease Expiration Dates and Renewal Options
      Exhibit G  --     Cleaning Specifications
      Exhibit H  --     Letter of Credit

                                       ii
<PAGE>

                              OFFICE BUILDING LEASE

THIS LEASE, made this _______ day of ______________, 2000 (the "Effective
Date"), is entered into by and between EASTWEST PROPERTY FUND, L.P., a Georgia
limited partnership (the "Landlord"), and BILL GROSS' IDEALAB!, a California
corporation (the "Tenant").

FOR AND IN CONSIDERATION of the mutual covenants and conditions contained
herein, the parties hereto do hereby agree as follows:

1.   PREMISES

     Tenant hereby leases from Landlord approximately 22,052 rentable square
     feet of space, as outlined by the floor plan attached hereto as Exhibit "A"
     and incorporated herein by this reference, to be known as Suite 110,
     comprised of 1,002 rentable square feet of space on the ground floor, 6,350
     rentable square feet of space on the mezzanine level, approximately 7,350
     rentable square feet of space on the second floor, and approximately 7,350
     rentable square feet of space on the third floor (the "Premises") of the
     Building known as the Exeter Street Theatre Building, located at 181
     Newbury Street, Boston, Massachusetts 02116 (the "Building"), which is
     situated on certain real property more particularly described in Exhibit
     "B" attached hereto and incorporated herein by this reference (the
     "Property"; the Building and the Property are collectively referred to
     herein as the "Project"). The actual rentable square footage of the
     Premises shall be determined by Tenant's architect in accordance with BOMA
     standards. In the event that the actual rentable square footage of the
     Premises, as determined by Tenant's architect, varies from that set forth
     in this Lease, then the parties agree to execute an amendment to this Lease
     reflecting the actual rentable square footage of the Premises and modifying
     all provisions of this Lease affected by such variation. All exhibits
     attached to this Lease are incorporated herein by reference. This Lease
     shall create the relationship of landlord and tenant between Landlord and
     Tenant; no estate shall pass out of Landlord; Tenant has only a leasehold
     interest in the Premises, not subject to levy and sale and not assignable
     by Tenant except by Landlord's consent. In addition to the interest in the
     Premises demised to Tenant under this Lease, Landlord hereby grants Tenant
     a nonexclusive license for so long as this Lease is in full force and
     effect to use the "Common Areas," as hereinafter defined, of the Project in
     common with others entitled to use the Common Areas, including Landlord and
     other tenants of the Project and their respective employees and invitees
     and other persons authorized by Landlord, subject to the terms and
     conditions of this Lease, including any and all rules and regulations
     promulgated by Landlord in accordance with the terms of this Lease. As used
     herein, the term "Common Areas" means all areas and facilities in the
     Project that are provided and designated from time to time by Landlord for
     the general nonexclusive use and convenience of Tenant, Landlord and all
     other tenants of the Project and their respective employees, invitees,
     licensees, or other visitors, and may include without limitation the
     hallways, entryways, stairs, elevators, loading areas, and restroom
     facilities of the Building, and the walkways of the Project. Landlord may
     from time to time change the size, use, shape, configuration or nature of
     any portion of the Common Areas, so long as such change does not deprive
     Tenant of the substantial benefit and enjoyment of the Premises. Neither
     Landlord nor Landlord's agents have made any representations, warranties or
     promises with respect to the Project, the physical condition of the
     Building, the land upon which it is erected, or the Premises, or any matter
     or thing affecting or related to the Premises except as expressly set forth
     in this Lease.

                                       1
<PAGE>

2.   TERM

     The term of this Lease (the "Term") shall commence on the Effective Date,
     defined above (the "Commencement Date"), and shall expire on the last day
     of the month in which the tenth (10th) anniversary of the "Rent
     Commencement Date," defined below, occurs (the "Expiration Date"), except
     as otherwise provided herein.

     "Lease Year" shall mean each successive twelve-month period throughout the
     Term provided that the first Lease Year shall commence on the Rent
     Commencement Date and expire on the last day of the month in which the
     anniversary of the Rent Commencement Date occurs, and each subsequent Lease
     Year shall commence on the day following the expiration of the previous
     Lease Year.

3.   DELIVERY OF POSSESSION OF PREMISES

     Landlord represents that the base building systems, including fire, life
     safety, electrical, mechanical, and HVAC are in good working order as of
     the Effective Date of this Lease. On or before the Commencement Date,
     Landlord shall remove the existing bookcases from the Premises, but
     Landlord shall otherwise deliver possession of the Premises to Tenant in
     their present, "as is" condition as of the date of the execution of this
     Lease, broom clean and free of debris and any items of personalty of
     Landlord or any prior tenant, and Tenant hereby agrees to accept such
     delivery of the Premises by Landlord. Commencing on the Effective Date,
     Tenant shall have full access to the Premises to complete the Improvements,
     as defined hereinbelow. Unless specifically set forth in this Lease,
     Landlord shall have no obligation to make any improvements whatsoever to
     the Premises. Tenant, by taking possession of the Premises shall be deemed
     to have agreed that the Premises are then in the condition required by the
     terms of this Lease, subject to latent defects.

4.   RENTAL

(a)  BASE RENTAL. Commencing the earlier of one hundred twenty (120) days
     following the Commencement Date, or the date on which a certificate of
     occupancy is received by Tenant reflecting the substantial completion of
     the "Improvements," as defined in Exhibit "C" (the "Rent Commencement
     Date"), Tenant shall pay base rental to Landlord as follows (the "Base
     Rental"):

                              RATE PER
          RENTAL PERIOD       SQUARE FOOT         MONTHLY        ANNUALLY
          -------------       -----------         -------        --------
          Lease Years 1-5     $36.00              $66,156.00     $793,872.00
          Lease Years 6-10    $38.00              $69,831.33     $837,976.00

                                       2
<PAGE>

     Each monthly installment shall be due and payable promptly on the first day
     of each month, in advance and without offset, deduction or prior demand,
     during the Term of this Lease. In the event that the Term of this Lease
     shall commence on a date other than the first day of the month, rent for
     such month shall be prorated and such prorated amount (which shall be equal
     to the monthly Base Rental stated above multiplied by a fraction, the
     numerator of which shall be the number of days from the Commencement Date
     through the end of such month, inclusive of both days, and the denominator
     of which shall be the number of days in such month) shall be due and
     payable on the Commencement Date. All payments of rent or any other sum due
     under this Lease shall be made payable to Landlord, and shall be forwarded
     by Tenant to Landlord as follows: TMW Real Estate Management, Inc., Suite
     400, Two Ravinia Drive, Atlanta, Georgia 30346.

     In the event Tenant shall fail to pay a monthly installment within five (5)
     days of the due date, a late charge of five percent (5%) of the monthly
     Base Rental, with a minimum of twenty dollars ($20.00) per month, shall be
     added to the Base Rental and paid to Landlord for each such late payment
     and the same shall be treated as additional rent. Should Tenant present a
     check to Landlord that is returned from Tenant's bank for any reason,
     Tenant shall pay to Landlord as additional rent all costs incurred by
     Landlord as a result of such return, and Landlord reserves the right to
     demand that all future rental payments be made in the form of cashiers'
     checks or certified funds. Tenant agrees to pay Landlord interest at a rate
     of twelve percent (12%) per annum (or the maximum rate permitted by
     applicable law, whichever is less) on all Base Rental, additional rental or
     other sums due hereunder that are not paid when such amounts are due and
     payable. Nothing contained herein shall require Landlord to accept any
     tender of payment from Tenant for less than the full amount then due under
     this Lease, including any and all late charges, interest and attorneys'
     fees that may then be due from Tenant in accordance with the express terms
     of this Lease. Landlord may elect to accept less than the full amount then
     due from Tenant hereunder; however, no payment by Tenant or receipt by
     Landlord of such lesser amount shall be deemed to be other than payment on
     account, and no restrictive endorsement or statement on any check or
     payment shall be deemed to alter the express provisions of this Lease, nor
     constitute an accord and satisfaction. Landlord may accept less than the
     full amount then due from Tenant without prejudice to Landlord's right to
     recover the balance of the full amount then due, or to pursue any other
     remedies then available to Landlord under this Lease or applicable law. In
     all events, including but not limited to Landlord's acceptance of a partial
     payment from Tenant, any payment accepted by Landlord from Tenant may be
     applied first to retire the oldest receivables due from Tenant hereunder,
     then to any current rental or other payment then due hereunder, and the
     balance, if any, will be applied to any rental or other payment which will
     become due from Tenant hereunder.

(b)  ADDITIONAL RENTAL - OPERATING EXPENSES AND REAL ESTATE TAXES.

     (1) DEFINITIONS. The following definitions shall apply for purposes
         of this Section:

                                       3
<PAGE>

           All sums other than Base Rental due from Tenant to Landlord under
           this Lease shall constitute "Additional Rental." The term "Operating
           Expenses" as used herein shall include all direct costs of
           administration, operation and maintenance of the Building, and the
           Common Areas, as determined in accordance with generally accepted
           accounting principles, and shall include Landlord's costs and
           expenses incurred in connection with the following by way of
           illustration but not limitation: the cost of labor, materials and
           services for the operation and maintenance of the Building, and the
           Common Areas, including but not limited to license, permit and
           inspection fees; water and sewer charges; garbage and waste disposal;
           gas, fuel, electricity and other utilities; heat, air conditioning
           and ventilation repairs; elevator service; plumbing service and other
           normal repairs; janitorial and cleaning service; window washing
           services, snow and ice removal; landscaping; repairs, maintenance and
           replacement of curbs, walkways and all other paved areas; association
           fees; pest control; maintenance contracts; security services or
           personnel; insurance for fire, extended coverage, general liability,
           and other insurance which Landlord is required to maintain on the
           Building and its appurtenances either by the terms of this Lease or
           by the holder of any mortgage or deed to secure debt encumbering the
           Building, or which Landlord reasonably deems to be necessary in
           connection with the ownership and operation of the Building;
           personnel engaged in onsite management, administration, operation and
           maintenance of the Building, its Common Areas and its appurtenances
           together with payroll taxes, employee benefits, workers' compensation
           insurance premiums and the cost of uniforms associated therewith;
           rental expenses for onsite management offices, management fees;
           supplies, materials, tools, equipment and general costs associated
           therewith, all accrued and based on a calendar year type operation;
           but excluding tenant alterations, depreciation on the Building and
           equipment, costs of a capital nature not expressly permitted to be
           included hereunder, interest, executive salaries, payments made to
           any affiliate of Landlord for goods or services that exceed the fair
           market value of such goods or services that would be charged by an
           unrelated party in an arm's length transaction, Landlord's costs
           incurred in maintaining and repairing the structural portions and the
           roof of the Building, all costs billed directly to tenants of the
           Building either by Landlord or a third party, and all expenses
           incurred by Landlord in cleaning, maintaining and repairing the
           Common Area entrance and facilities associated with the Newbury
           Street entrance to the Building.

           If, for any reason, including imposition of governmental
           requirements, laws or regulations, Landlord shall make an
           expenditure, directly or indirectly, which is intended to reduce the
           energy consumption of the Building and which, by generally accepted
           accounting principles would be treated as a capital expenditure, the
           annual Operating Expenses of the Building shall also include the
           amortization of such capital expenditure based upon a useful life
           acceptable to the appropriate taxing authority; provided, however,
           that the amount of such capital expenditure included in any calendar
           year for purposes of calculating Tenant's Additional Rental hereunder
           shall not exceed the savings achieved in such year as a result of
           such expenditure.

           In the event that any local, state or federal government shall, by
           any legally enforceable legislative, administrative or judicial
           action, whether by ordinance, act, statute, order, mandate, rule,
           regulation or otherwise, require during the Term of this Lease any
           alteration of or improvement to any portion of the Project or
           Building, excluding the Premises or any premises leased or available
           to be leased by other tenants of the Building (a "Mandated
           Alteration"), which, by generally accepted accounting principles
           would be treated as a capital expenditure, then, provided that such
           Mandated Alteration is the result of the adoption of a new or changed
           ordinance, act, statute, order, mandate, rule or regulation or
           interpretation thereof not existing on the Commencement Date of this
           Lease, the annual Operating Expenses of the Building shall also
           include the annual amortization of such capital expenditure based
           upon a useful life of not less than five (5) years.

           "Tenant's Proportionate Share" shall be calculated by dividing the
           rentable square footage of the Premises by the total rentable square
           footage of the Building. The rentable square footage of the Building
           is 45,502 rentable square feet; accordingly, Tenant's Proportionate
           Share is 48.4638%.

                                       4
<PAGE>

           The term "Taxes" shall include every type of tax, charge or other
           amount assessed against the Building or upon the real estate upon
           which the Building is located, including any sales tax assessed on
           the rent collected by Landlord in connection with leasing space in
           the Building, together with any expenses for tax consulting services
           and legal services in appealing or protesting such taxes. Landlord
           agrees to make commercially reasonable efforts to determine whether
           the amount of Taxes assessed each year is appropriate, and to
           determine whether an appeal or protest of the amount of such Taxes
           should be pursued. Taxes shall not include income taxes, inheritance,
           estate, gift, excise, franchise, gross receipts, stamp or profit
           taxes imposed upon Landlord, any tax upon the sale, transfer and/or
           assignment of Landlord's interest in the Project other than a sales
           tax on rent, as referenced above, and any interest or penalties
           resulting from the late payment of Taxes by Landlord.

        (2)REIMBURSEMENT OF OPERATING EXPENSES AND TAXES. Commencing on the
           Rent Commencement Date, Tenant shall pay as Additional Rental
           Tenant's Proportionate Share of Operating Expenses and Taxes for each
           calendar year or part thereof during the Lease Term, as the same may
           be extended by the parties from time to time (referred to herein as
           an "Expense Year") as and when specified below. An annual
           determination of Operating Expenses and Taxes shall be made by
           Landlord pursuant to generally accepted accounting principles and
           shall be binding upon Landlord and Tenant.

        (3)ESTIMATES OF OPERATING EXPENSES AND TAXES. Prior to the actual
           determination of the Operating Expenses and Taxes for any Expense
           Year, Landlord may, if it so elects and at any time or from time to
           time during such Expense Year, estimate in good faith the amount of
           such Operating Expenses and Taxes that will be paid or incurred in
           such year, based upon the amount of Operating Expenses and Taxes that
           were incurred in the previous year. Landlord may give Tenant written
           notice of the amount of such estimated Operating Expenses and Taxes
           and the amount that will be due each month from Tenant. In such
           event, Tenant shall, subsequent to receipt of such written notice,
           pay monthly Tenant's Proportionate Share of such estimated amount at
           the same time and in the same manner as Base Rental is due from
           Tenant hereunder.

        (4)ANNUAL RECONCILIATION. If, in any Expense Year, the total amount
           Tenant actually paid for estimated Operating Expenses and Taxes for
           such year is less than Tenant's Proportionate Share of the actual
           amount of the Operating Expenses and Taxes owed by Tenant for such
           year, Tenant shall pay to Landlord as Additional Rental in one lump
           sum the difference between the total amount actually paid by Tenant
           for such year and the amount Tenant should have paid pursuant to
           subparagraph 2 above; this lump sum payment shall be made within
           thirty (30) days of receipt of Landlord's statement therefor; or if
           the total amount Tenant actually paid for estimated Operating
           Expenses and Taxes is more than Tenant's Proportionate Share of the
           actual amount of such Operating Expenses and Taxes, then Landlord
           shall remit the excess to Tenant within thirty (30) days of the
           making of such determination or, at Landlord's election, credit such
           amount against the next monthly installment of Base Rental.

                                       5
<PAGE>

        (5)PRORATIONS. If the Rent Commencement Date is other than January 1 or
           if the Expiration Date is other than December 31, Tenant's
           Proportionate Share of Operating Expenses and Taxes for such year
           shall be prorated, with the proration for the months in which the
           Rent Commencement Date and the Expiration Date occurs to be based
           upon a 30-day month. Even if the Term has expired, and Tenant has
           vacated the Premises when the final determination is made of Tenant's
           Proportionate Share of Operating Expenses and Taxes for the year in
           which this Lease expires, Tenant shall pay any increase due over the
           estimated amount paid and conversely any overpayment made shall be
           rebated by Landlord to Tenant, all as specified above.

        (6)AUDIT. Tenant shall have the right to have Landlord's books and
           records pertaining to Operating Expenses for any Expense Year
           reviewed, copied and audited ("Tenant's Audit") provided that (i)
           such right shall not be exercised more than once during any calendar
           year; (ii) if Tenant elects to conduct Tenant's Audit, Tenant shall
           provide Landlord with written notice thereof no later than thirty
           (30) days following Tenant's receipt of Landlord's statement of
           Operating Expenses for the year to which Tenant's Audit will apply;
           (iii) Tenant shall have no right to conduct Tenant's Audit if Tenant
           is, either at the time Tenant forwards Landlord written notice that
           Tenant's Audit will be conducted or at any time during Tenant's
           Audit, then in default under this Lease; (iv) conducting Tenant's
           Audit shall not relieve Tenant from the obligation to pay Tenant's
           Proportionate Share of Operating Expenses, as billed by Landlord,
           pending the outcome of such audit; (v) Tenant's right to conduct such
           audit for any calendar year shall expire thirty (30) days following
           Tenant's receipt of Landlord's statement of Operating Expenses for
           such year, and if Landlord has not received written notice of such
           audit within such thirty (30) day period, Tenant shall have waived
           its right to conduct Tenant's Audit for such calendar year; (vi)
           Tenant's Audit shall be conducted by a Certified Public Accountant
           not employed by or otherwise affiliated with Tenant, except to the
           extent that such accountant has been engaged by Tenant to conduct
           Tenant's Audit; (vii) Tenant's Audit shall be conducted at Landlord's
           office where the records of the year in question are maintained by
           Landlord, during Landlord's normal business hours; and (viii) except
           as set forth below, Tenant's Audit shall be conducted at Tenant's
           sole cost and expense. In the event that Tenant's Audit demonstrates
           to Landlord's reasonable satisfaction that Landlord has overstated
           the Operating Expenses for the year audited, then Tenant's
           Proportionate Share of the overstated amount shall be credited
           against Tenant's Base Rental and Additional Rental next due under
           this Lease until such credit has been exhausted, or if the Lease Term
           has expired and no further amounts are due from Tenant under this
           Lease, Landlord shall refund such overstated amount to Tenant within
           thirty (30) days following Landlord's receipt of documentation
           reasonably acceptable to Landlord reflecting the calculation of such
           overstated amount. Additionally, in the event that Tenant's Audit
           demonstrates to Landlord's reasonable satisfaction that Landlord has
           overstated the Operating Expenses for the year audited by more than
           five percent (5%), then, in addition to reimbursing Tenant for
           Tenant's Proportionate Share of such overstated amount, as set forth
           above, Landlord shall also reimburse Tenant for Tenant's actual
           reasonable cost incurred in conducting Tenant's Audit within thirty
           (30) days of Landlord's receipt of documentation reasonably
           acceptable to Landlord reflecting the amount of such cost.

                                       6
<PAGE>

5.    SECURITY DEPOSIT

(a)  DESCRIPTION OF LETTER OF CREDIT. As security for the full and faithful
     performance of all the terms, conditions and obligations of Tenant under
     this Lease (collectively, the "Obligations"), Tenant shall maintain in full
     force and effect throughout the Term of this Lease, an irrevocable, standby
     letter of credit in favor of Landlord or its successors or assigns, issued
     by a banking institution reasonably acceptable to Landlord (the "Issuer"),
     in the amounts set forth in this section (the "Letter of Credit"). The
     Letter of Credit shall be in a form substantially similar to the form
     Letter of Credit attached hereto as Exhibit "H," or in such other form as
     may be reasonably acceptable to Landlord. Contemporaneously with Tenant's
     execution and delivery of this Lease to Landlord for execution, Tenant
     shall deliver the executed Letter of Credit to Landlord, and upon Tenant's
     delivery of the executed Letter of Credit to Landlord, and Landlord's
     acceptance of same, a true and genuine photocopy of the executed Letter of
     Credit shall be attached hereto as Exhibit "H-1" and incorporated herein by
     this reference.

(b)  INITIAL AMOUNT OF LETTER OF CREDIT. The initial amount of the Letter of
     Credit shall be Eight Hundred Ninety-five Thousand, One Hundred Ninety-two
     Dollars ($895,192.00), which amount represents the "Allowance," as defined
     in Exhibit "C" to this Lease, and the leasing commissions to be paid by
     Landlord in connection with this transaction.

(c)  REDUCTIONS IN AMOUNT OF LETTER OF CREDIT. At the commencement of the second
     (2nd), third (3rd), fourth (4th), fifth (5th) and sixth (6th) Lease Years
     the amount of the Letter of Credit may be reduced by the amount of One
     Hundred Thirty-seven Thousand, Thirty-eight and 40/100 Dollars
     ($137,038.40); thereafter, the Letter of Credit shall be maintained by
     Tenant in such reduced amount (which will then be Two Hundred Ten Thousand
     Dollars ($210,000.00), assuming that all scheduled reductions are made)
     throughout the balance of the Term of the Lease, as the same may be
     extended by the parties from time to time. Provided, however, that a
     scheduled reduction in the Letter of Credit shall not occur if (i) at the
     time of such scheduled reduction Tenant is in default of its Obligations
     under this Lease, beyond any notice and period of cure applicable under
     this Lease, and (ii) Issuer receives written notice of such uncured default
     from Landlord not less than thirty (30) days prior to the date on which
     such reduction is scheduled to occur.

(d)  DRAWING UPON THE LETTER OF CREDIT IN EVENT OF DEFAULT. In the event that
     Tenant shall default in any of its Obligations under this Lease, and fail
     to cure such default within the time permitted under this Lease, then in
     addition to any other remedies provided under this Lease, Landlord shall be
     entitled to a draw upon the Letter of Credit, in the manner described in
     the Letter of Credit, in such amount as may be necessary in order to cure
     such default on behalf of Tenant. In the event that Landlord draws upon the
     Letter of Credit, Tenant shall, within ten (10) days of receipt of notice
     from Landlord that the Letter of Credit has been drawn down, restore the
     Letter of Credit to the full amount of the Letter of Credit then required
     to be maintained by Tenant hereunder, and provide Landlord with
     documentation reasonably acceptable to Landlord that the Letter of Credit
     has been so restored. If Tenant (i) allows the Letter of Credit to lapse at
     any time during the Term of this Lease, or (ii) fails to restore the Letter
     of Credit to the amount required hereunder after the Letter of Credit has
     been drawn upon by Landlord in accordance with the terms hereof, then
     Tenant shall be in default under the Lease and Landlord shall be entitled
     to exercise all remedies for default set forth in this Lease.

                                       7
<PAGE>

(e)  DRAWING UPON THE LETTER OF CREDIT WHERE LETTER OF CREDIT IS NOT RENEWED.
     The parties acknowledge that the Letter of Credit will be issued for an
     initial period of one (1) year, which shall be automatically renewed by
     Issuer for successive periods of one (1) year throughout the Term of this
     Lease, unless Issuer provides Landlord with written notice of its election
     not to renew the Letter of Credit upon the expiration of its then current
     term. The parties agree that in such event, Landlord may immediately draw
     upon the Letter of Credit in accordance with its terms which expressly
     provide for such draw to be permitted, even if no default by Tenant has
     occurred under this Lease. In such event, the funds drawn by Landlord upon
     the Letter of Credit shall be held by Landlord as a security deposit, in
     accordance with the terms of subparagraph (f) below.

(f)  SECURITY DEPOSIT. Landlord shall place any funds received by drawing upon
     the Letter of Credit under subparagraph (e) above (the "Security Deposit")
     in an interest bearing account, and the interest accruing on the Security
     Deposit shall be held, disbursed, returned and/or retained in the same
     manner as the principal amount of the Security Deposit. If funds are
     received by Landlord under subparagraph (e) above prior to the commencement
     of the sixth (6th) Lease Year, then the principal amount of the Security
     Deposit shall be reduced in the same manner and upon the same schedule as
     reductions in the amount of the Letter of Credit are permitted under
     subparagraph (c) above, provided that at the time of the permitted
     reductions Tenant is not then in default of its Obligations under this
     Lease beyond any notice and period of cure; at the time of any reductions
     in the principal amount of the Security Deposit, the amount by which the
     Security Deposit is to be reduced shall be refunded to Tenant, together
     with all interest then accrued on the Security Deposit. The balance of the
     Security Deposit existing as of the commencement of the sixth (6th) Lease
     Year (which will be Two Hundred Ten Thousand Dollars ($210,00.00) if all
     scheduled reductions are made), and all interest thereafter accruing, shall
     be held by Landlord throughout the balance of the Lease Term. The balance
     of the Security Deposit is refundable to Tenant within thirty (30) days
     following the Expiration Date, as the same may be extended by the parties
     from time to time, provided that no defective conditions are left
     unrepaired by Tenant, other than normal wear and tear, loss by fire or
     other casualty not caused by Tenant, Tenant's employees, agents or
     contractors or condemnation, and provided Tenant is not otherwise in
     default under this Lease. Landlord may, but shall not be required to, apply
     all or a portion of the Security Deposit toward sums due to Landlord by
     Tenant hereunder and/or in order to make any repairs to the Premises
     required to be made by Tenant hereunder, and any portion of this Security
     Deposit used by Landlord for such purposes shall be restored by Tenant
     within fifteen (15) days after written demand therefor from Landlord. Any
     portion of the Security Deposit not required to reimburse Landlord for
     Landlord's expense in repairing defective conditions caused by Tenant or
     for paying amounts owed by Tenant to Landlord, shall be refunded to the
     Tenant as provided above.

(g)  ASSIGNMENT OF THE LEASE BY LANDLORD. In the event that Landlord assigns
     this Lease pursuant to a sale of the Property or otherwise, then Tenant
     shall present Landlord with such documentation as may be required by Issuer
     to transfer Landlord's interest as beneficiary of the Letter of Credit to
     Landlord's assignee, and all costs of processing such transfer shall be
     paid by Tenant directly to Issuer.

                                       8
<PAGE>

6.   USE OF PREMISES

     Tenant shall use the Premises only for general business or professional
     office purposes, and shall not use the Premises for any illegal purpose, or
     violate any statute, regulation, rule, or order of any governmental body,
     or create or allow to exist any nuisance, or trespass, or do any act in or
     about the Premises, or bring anything onto or in the Premises or the
     Building which will in any way increase the rate of insurance on the
     Premises or said Building, deface or injure the Premises or such Building,
     or overload the floor of the Premises. Cigar smoking is prohibited in all
     areas of the Building, including the Premises. Tenant shall not permit
     smoke from cigarettes or any other type of smoking instrument used by
     Tenant or Tenant's employees, agents, invitees, or licensees to filter into
     the Common Areas of the Building, or into other tenants' premises, or to
     create in any manner a nuisance which interferes with other tenants' rights
     of quiet enjoyment of their premises in the Building (collectively the
     "Smoking Nuisance"). Additionally, Tenant shall inform all of its employees
     (and all other agents and contractors who regularly occupy the Premises)
     that smoking is prohibited in all Common Areas of the Building, and of the
     foregoing restrictions set forth in this paragraph. If a Smoking Nuisance
     is generated in the Premises, Landlord shall notify Tenant, and Tenant
     shall have twenty (20) days from the date of receipt of Landlord's notice
     to eliminate the Smoking Nuisance in a manner approved by Landlord. If
     Tenant fails to eliminate the Smoking Nuisance to Landlord's satisfaction,

            [THE REMAINDER OF THIS PAGE WAS INTENTIONALLY LEFT BLANK]

                                       9
<PAGE>

     Landlord, at Tenant's expense, may install all reasonable filtering devices
     necessary to eliminate the Smoking Nuisance.

7.   COMPLIANCE WITH LAWS

(a)  LANDLORD'S COMPLIANCE. During the Term of this Lease, Landlord shall be
     responsible for making any modifications to the Project and Building or its
     appurtenances, excluding the Premises, but including the Common Areas,
     elevators and entrances serving the Project and Building, required pursuant
     to any applicable federal, state and local laws, ordinances, building
     codes, and rules and regulations of governmental entities having
     jurisdiction over the Project, including but not limited to the Americans
     with Disabilities Act (the "ADA") and all regulations and orders
     promulgated pursuant to the ADA (collectively, the "Applicable Laws"). Any
     modifications to the Project and/or the Building made by Landlord pursuant
     to the provisions of this paragraph shall initially be at Landlord's
     expense; however, such expense may be included in Landlord's Operating
     Expenses of the Building as set forth in Paragraph 4(b)(1) of this Lease.

(b)  TENANT'S COMPLIANCE. Tenant shall comply with all governmental laws,
     ordinances, and regulations applicable to the use of the Premises, and
     shall promptly comply with all governmental orders and directives for the
     correction, prevention, and abatement of nuisances in, upon, or connected
     with the Premises, all at Tenant's sole expense. Tenant warrants that all
     improvements or alterations of the Premises made by Tenant or Tenant's
     employees, agents or contractors, either prior to Tenant's occupancy of the
     Premises or at any time during the term of this Lease, will comply with all
     Applicable Laws. In addition, Tenant warrants that its use of the Premises
     will be in strict compliance with all Applicable Laws. During the Term of
     this Lease, Tenant shall, at Tenant's sole cost and expense, be responsible
     for making any modifications to the Premises that may be required pursuant
     to any Applicable Laws.

(c)  MUTUAL INDEMNITY. Landlord agrees to indemnify, defend and hold Tenant
     harmless from and against any claims, losses or causes of action arising
     out of Landlord's failure to comply with the provision of subparagraph (a)
     above. Tenant shall indemnify, defend and hold Landlord harmless from and
     against any claims, losses or causes of action arising out of Tenant's
     failure to comply with the provisions of subparagraph (b) above. The
     indemnities set forth in this paragraph shall survive the expiration or
     earlier termination of this Lease.

8.   SERVICES TO TENANT

     Landlord shall provide, subject to limitations contained in any
     governmental controls now or hereafter imposed, or matters beyond
     Landlord's control, the following services:

(a)  Furnish heated and chilled water or other heating/cooling medium to the
     Premises for a heat pump system installed or to be installed to maintain
     the Premises at comfortable temperatures.

(b)  General cleaning and janitorial service five times per week, in accordance
     with the Cleaning Specifications attached hereto as Exhibit "G."

                                       10
<PAGE>

(c)  Reasonable quantities of water to lavatories and toilets in or
     appurtenant to the Premises.

(d)  The Premises are equipped with a separate meter to monitor the amount of
     electricity used to operate the lights and any equipment, machinery or
     other items connected to the power outlets in the Premises, as well as the
     heating, ventilation and air conditioning system serving the Premises. The
     cost of all electricity furnished to the Premises will be billed to Tenant
     by Landlord on a monthly basis. Tenant shall promptly pay all bills for
     such service, and Tenant's failure to do so shall constitute an additional
     event of default under this Lease. Tenant will not use any electrical
     equipment which in Landlord's opinion will overload the wiring
     installations or interfere with the reasonable use thereof by other users
     in the Building. Tenant will not, without Landlord's prior written consent
     in each instance, connect any items such as non-building standard tenant
     lighting, vending equipment, printing or duplicating machines, computers
     (other than desktop word processors, personal computers and photocopy
     equipment not requiring dedicated or special circuitry) or auxiliary air
     conditioners to the electrical system of the Premises, or make any
     alteration or addition to the electrical system in the Premises or
     Building. If any additional circuitry or wiring is required by Tenant, and
     Landlord approves the installation of the same in writing, such work shall
     be performed at Tenant's expense by Landlord's electrician or under
     Landlord's control and supervision, and Tenant shall pay Landlord for such
     additional work as billed.

(e)  Passenger elevator service to the Premises, 24 hours per day, 7 days per
     week, subject to the terms of this Lease, including the Rules and
     Regulations attached hereto as Exhibit "E." The 181 Newbury Street elevator
     will be the main access passenger elevator for Tenant.

(f)  Loading dock access to the Building and freight elevator access to the
     Premises in accordance with the Rules and Regulations for the Building and
     Landlord's policies and procedures as established from time to time for the
     loading and unloading of freight and for the use of the freight elevator.

(g)  Tenant shall have access to the Premises 24 hours per day, 7 days per week,
     subject to the terms of this Lease.

9.   LIABILITY OF LANDLORD

     Excepting for the willful misconduct or gross negligence of Landlord, its
     agents, contractors and employees, Landlord shall not be liable to Tenant
     in any manner whatsoever for failure or delay in furnishing any service
     provided for in this Lease, and no such failure or delay to furnish any
     service or services by Landlord shall be an actual or constructive eviction
     of Tenant nor shall any such event operate to relieve Tenant from the
     prompt and punctual performance of each and all of the covenants to be
     performed herein by Tenant; nor shall Landlord be liable to Tenant for
     damage to person or property caused by defects in the cooling, heating,
     electric, water, elevator or other apparatus or systems or by water
     discharged from sprinkler systems, if any, in the Building; nor shall
     Landlord be liable to Tenant for the theft, or loss of any property of
     Tenant whether from the Premises or any part of the Building or property
     adjoining the Building containing the Premises. Landlord agrees to make
     reasonable efforts to protect Tenant from interference or disturbance of
     third persons including other tenants, however, Landlord shall not be
     liable for any such interference or disturbance whether caused by another
     tenant or tenants or Landlord or other person, nor shall Tenant be relieved
     from any obligation under this Lease because of such interference,
     disturbance or breach; provided, however, that if Landlord shall fail to
     provide any service to Tenant that Landlord is required to provide to
     Tenant hereunder, and such failure shall persist for a period of ten (10)
     days after Landlord's receipt of written notice from Tenant of the
     existence of such failure, and such failure is not due to a force majeure
     event, and as a result of such failure, the Premises or a portion thereof
     shall be substantially unusable by Tenant for the purposes for which they
     were demised to Tenant under this Lease, then, commencing with the
     expiration of such ten (10) day period, Tenant's Base Rental and Additional
     Rental due under this Lease shall abate in the proportion that the rentable
     square footage of the portion of the Premises rendered substantially
     unusable by such failure bears to the total rentable square footage of the
     Premises for the period of time that such portion is substantially
     unusable.

                                       11
<PAGE>

10.  IMPROVEMENTS, REPAIRS BY LANDLORD

     Except as may be specifically set forth in this Lease and any Special
     Stipulations attached hereto, Landlord shall have no obligation to alter,
     remodel, improve, repair, decorate or paint the Premises. Landlord shall,
     however, repair and maintain all Common Areas of the Project and the
     structural portions of the Building, including elevators of the Building,
     and the basic plumbing, air conditioning, heating and electrical systems
     serving the Premises and Common Areas installed in accordance with similar
     buildings in Boston, Massachusetts, but taking into consideration the age
     of the Building, unless the condition requiring such maintenance is caused
     in part or in whole by the act, neglect, fault or omission of any duty by
     Tenant, its agents, servants, employees or invitees, in which case Tenant
     shall pay Landlord the reasonable cost of such maintenance or repairs.
     Landlord's costs incurred in maintaining and repairing the structural
     portions and the roof of the Building shall not be included in Operating
     Expenses. By taking possession of the Premises, Tenant accepts them as
     being in good order, condition and repair, and in the condition which
     Landlord is obligated to deliver them to Tenant, except for latent defects
     and such items as Tenant may set forth on a punch list to be provided from
     Tenant to Landlord in accordance with the Notices provision of this Lease
     within ten (10) days after Landlord's delivery of possession of the
     Premises to Tenant. Landlord shall not be liable for any failure to make
     any repairs or to perform any maintenance required of Landlord hereunder,
     unless such failure shall persist for an unreasonable period of time after
     written notice of the need for such repairs or maintenance is given to
     Landlord by Tenant in accordance with the Notices provision of this Lease;
     provided, however, that if such failure shall persist for a period of ten
     (10) days after Landlord's receipt of written notice from Tenant of the
     need for such repairs or maintenance, and such failure is not due to a
     force majeure event, and as a result of such failure, the Premises or a
     portion thereof shall be substantially unusable by Tenant for the purposes
     for which they were demised to Tenant under this Lease, then, commencing
     with the expiration of such ten (10) day period, Tenant's Base Rental and
     Additional Rental due under this Lease shall abate in the proportion that
     the rentable square footage of the portion of the Premises rendered
     substantially unusable by such failure bears to the total rentable square
     footage of the Premises for the period of time that such portion is
     substantially unusable.

11.  LANDLORD'S RIGHT TO ENTER PREMISES

     Landlord shall retain duplicate keys to all doors of the Premises. Tenant
     shall not change the locks on any entrance to the Premises. Upon Tenant's
     written request to Landlord, Landlord will make a reasonable change of
     locks on behalf of Tenant at Tenant's sole cost and expense. Landlord and
     its agents, employees and independent contractors shall have the right to
     enter the Premises at all times in the event of an emergency, and at
     reasonable hours to make repairs, additions, alterations, and improvements
     that are required by this Lease or are otherwise performed with Tenant's
     prior written consent; to exhibit the Premises to prospective purchasers,
     lenders or tenants, but Landlord may enter to exhibit the Premises to
     prospective tenants only during the last twelve (12) months of the Term or
     following any event of default for as long as such event of default remains
     uncured; and to inspect the Premises to ascertain that Tenant is complying
     with all of its covenants and obligations hereunder. Landlord shall also
     have the right to enter the Premises at reasonable hours to install,
     maintain, repair and replace pipes, wires, cables, duct work, conduit and
     utility lines through hung ceiling space and column space within the
     Premises. Landlord agrees to use reasonable efforts to minimize any
     interference with Tenant's business caused by such entry. Landlord shall,
     except in case of emergency, afford Tenant such prior notification of an
     entry into the Premises as shall be reasonably practicable under the
     circumstances; such prior notification may take the form of a telephone
     call to Tenant at the Premises or written notice forwarded to Tenant at
     Tenant's address for notices set forth in this Lease. During such time as
     such work is being carried on in or about the Premises, payments provided
     herein shall not abate and Tenant waives any claim or cause of action
     against Landlord for damages by reason of interruption of Tenant's business
     or loss of profits therefrom because of the prosecution of any such work or
     any part thereof.

                                       12
<PAGE>

12.  REPAIRS BY TENANT

     With the exception of those items set forth in this Lease that are required
     to be repaired by Landlord, Tenant, during the Term of this Lease or any
     extension or renewal of this Lease, shall, at its sole cost and expense,
     make all repairs as shall be reasonably necessary to keep the Premises, and
     any portion of the Building under Tenant's exclusive control, in good
     condition and repair, normal wear, loss by fire or other casualty not
     caused by Tenant, Tenant's employees, agents or contractors and
     condemnation excepted. Tenant further agrees that all damage or injury of
     whatever nature done to the Premises by the Tenant or by any person in or
     upon the Premises except the Landlord, Landlord's agents, servants,
     contractors and employees, shall be repaired by Tenant at its sole cost and
     expense.

13.  ALTERATIONS

     Tenant shall make no alterations or other improvements (collectively,
     "Alterations") to the Premises without Landlord's prior written consent,
     which shall not be unreasonably withheld or delayed; provided, however,
     that Tenant may make decorative changes to the interior of the Premises,
     including but not limited to repainting and recarpeting the Premises,
     without Landlord's consent. Unless otherwise agreed, all such approved
     Alterations shall be made by Landlord at Tenant's sole expense and shall
     become the property of Landlord and be surrendered with the Premises upon
     the expiration of this Lease.

     Landlord may, at Landlord's option, require Tenant to remove any or all
     such Alterations, and repair any damage to the Premises resulting from such
     Alterations, upon the expiration or earlier termination of this Lease,
     provided that Landlord informs Tenant at the time of providing its written
     consent to the making of any such Alteration that Tenant will be required
     to remove such Alteration, and repair of any damage to the Premises
     resulting from such Alteration or the removal of such Alteration, prior to
     the expiration or earlier termination of this Lease.

                                       13
<PAGE>

14.   LIENS

      Tenant shall pay or cause to be paid all costs for work done by or on
      behalf of Tenant or caused to be done by or on behalf of Tenant on the
      Premises of a character which will or may result in liens against
      Landlord's interest in the Premises, the Building or the Project, or any
      part thereof and Tenant will keep the same free and clear of all
      mechanics' liens and other liens on account of work done for or on behalf
      of Tenant or persons claiming under Tenant. Tenant hereby agrees to
      indemnify Landlord for, and defend and hold Landlord harmless from and
      against all liability, loss, damages, costs or expenses, including
      reasonable attorneys' fees, incurred in connection with any claims of any
      nature whatsoever for work performed for, or materials or supplies
      furnished to, Tenant, including lien claims of contractors, laborers, or
      materialmen. Should any such liens be filed or recorded against the
      Premises, the Building or the Project with respect to work done for or
      materials supplied to or on behalf of Tenant or should any action
      affecting the title thereto be commenced, Tenant shall cause such liens to
      be released of record within twenty (20) days after notice thereof. If
      Tenant desires to contest any such claim of lien, Tenant shall nonetheless
      cause such lien to be released of record by the posting of adequate
      security with a court of competent jurisdiction as may be provided by
      Massachusetts' mechanics' lien statutes. If Tenant shall be delinquent in
      paying any charge for which such a mechanics' lien or suit to foreclose
      such a lien has been recorded or filed and shall not have caused the lien
      to be released as aforesaid, Landlord may (but without being required to
      do so) pay such lien or claim and costs associated therewith, and the
      amount so paid, together with interest thereon at the highest rate
      permitted by law and reasonable attorneys' fees incurred in connection
      therewith, shall be immediately due from Tenant to Landlord as Additional
      Rental.

15.   ASSIGNMENT AND SUBLETTING

      Tenant may not, without at least fifteen (15) days' prior written notice
      to Landlord in accordance with the Notices provision of this Lease, and
      the prior written consent of Landlord in each instance, which consent
      shall not be unreasonably withheld or delayed, assign this Lease or any
      interest hereunder, or sublet the Premises or any part thereof, or permit
      the use or occupancy of the Premises by any party other than Tenant
      (collectively, an "Assignment"). In the event that Tenant provides
      Landlord with notice of such proposed Assignment, such notice shall be
      accompanied by a copy of any and all documents, instruments and agreements
      pertaining to such transaction reasonably necessary for Landlord to
      evaluate such proposed Assignment. Whether or not such proposed Assignment
      is approved by Landlord, Tenant shall reimburse Landlord for its
      reasonable attorneys' fees incurred in connection with reviewing any
      proposed Assignment. Landlord shall have fifteen (15) days from its
      receipt of Tenant's notice of the proposed Assignment and all other
      required and reasonably requested information within which to make a
      decision as to whether or not such proposed Assignment will be approved.
      At a minimum, without limitation, in each event the following requirements
      must be satisfied: (a) Tenant shall not be released from any obligations
      or any liabilities hereunder as a result of any such Assignment; (b)

                                      14
<PAGE>

      Tenant shall not be in default hereunder at the time it requests
      Landlord's consent or on the effective date of the proposed Assignment;
      (c) any Assignment or attempted Assignment without Landlord's consent
      shall be voidable at Landlord's option; (d) Landlord shall be provided
      with such information regarding the name, identity, business reputation
      and creditworthiness of the proposed assignee or subtenant as Landlord
      shall reasonably request; and (e) in the case of an assignment of the
      Lease, the assignee shall deliver to Landlord a written agreement whereby
      it assumes jointly and severally with Tenant all of the obligations and
      liabilities of Tenant under this Lease. In the event Landlord elects to
      approve a requested Assignment, Landlord has the right, but not the
      obligation, to terminate the Lease effective as of the date Tenant vacates
      the Premises; provided, however, that Landlord shall have no right to
      terminate the Lease under this paragraph in the event that the Assignment
      is a "Permitted Assignment," as defined below. Should Landlord elect to
      terminate the Lease, Tenant shall be relieved of any liability or
      obligation to pay rent beyond the date of termination. Unless Landlord
      expressly agrees to terminate the Lease or Tenant's obligations hereunder,
      in no event shall any Assignment, whether approved by Landlord or not,
      relieve Tenant from its obligations under this Lease. Consent to one
      Assignment shall not destroy or waive this provision, and all later
      Assignments shall likewise be made only upon prior written consent of
      Landlord. Assignees shall become liable directly to Landlord for all
      obligations of Tenant hereunder, without relieving Tenant's liability. In
      the event that Tenant shall be entitled to any rent, rentals, payment,
      profit or any other sum or cost paid by the assignee or subtenant in
      connection with such Assignment in excess of the then applicable rent and
      other charges payable by Tenant to Landlord under this Lease ("Excess
      Rental"), then as and when such Excess Rental is received from such
      assignee or subtenant, Tenant may retain one-half of such Excess Rental,
      and Tenant shall pay one-half of such Excess Rental to Landlord.

      In determining whether to consent or withhold consent to a proposed
      Assignment, Landlord and Tenant agree that Landlord may withhold its
      consent to any proposed Assignment, and such withholding of consent by
      Landlord will not be unreasonable, if: (1) if the proposed assignee or
      subtenant is a party who would, or whose use would, detract from the
      character of the Building, such as, without limitation, a dental, medical,
      chiropractic or a governmental office; or (2) if the proposed assignee or
      subtenant proposes to engage in a business in the Premises which is not
      consistent with the standards of the Building or is not permitted by or
      would contravene the provisions of this Lease; or (3) if the lease to, or
      use of the Premises or any portion thereof by, such

                                      15
<PAGE>

      subtenant or assignee will cause Landlord to be in violation of any
      restrictive use covenants granted by Landlord to any other tenant in the
      Project in such tenant's lease; or (4) if, in the case of a proposed
      assignment, the proposed assignee is not of sufficient financial worth to
      perform its obligations under this Lease as such obligations become due;
      or (5) the proposed assignee or subtenant is then a tenant in the Project,
      or is then negotiating with Landlord to become a tenant in the Project;
      provided, however, it is understood and agreed that bases set forth above
      upon which Landlord may reasonably withhold its consent to a proposed
      Assignment are not intended, and shall not be construed, to be an
      exclusive list of reasonable bases upon which Landlord may withhold its
      consent, and Landlord reserves the right to withhold its consent to any
      proposed Assignment by virtue of any other reasonable basis.

      Upon execution of any sublease or assignment approved by Landlord under
      this Article, a fully-executed counterpart of the sublease or assignment
      shall be promptly delivered to Landlord by Tenant.

      A change, whether voluntary, involuntary or by operation of law, or a
      merger, consolidation or other reorganization of more than a 49% ownership
      in Tenant shall be an assignment of this Lease and subject to the
      provisions of this Article.

      Notwithstanding the foregoing, Tenant may, without securing Landlord's
      consent, do any one or more of the following things (each of which is a
      "Permitted Assignment"):

       (i)   Assign this Lease or sublet the Premises, in whole or in part, to
             any subsidiary company, parent company, or other affiliated company
             of Tenant; as used herein, a company is an "affiliated" company of
             Tenant if it directly or indirectly controls, or is controlled by,
             or is under direct or indirect common control with, Tenant; and, as
             used herein, "control" means the power to direct the management and
             policies of an entity, directly or indirectly, through the exercise
             of voting rights; and/or

       (ii)  Assign this Lease or sublet the Premises to any company with which
             Tenant may merge, consolidate or be sold to, or to any company
             resulting from a merger or consolidation to which Tenant may be a
             party; and/or

       (iii) Assign this Lease or sublet the Premises pursuant to a
             reorganization under which a majority of the capital stock or
             substantially all of the assets of Tenant are acquired by a
             publicly owned company; and/or

       (iv)  Assign this Lease or sublet the Premises to any person, firm, or
             corporation purchasing all or substantially all of Tenant's assets
             or a controlling interest in Tenant's stock; and/or

       (v)   Assign this Lease or sublet the Premises to any person, firm, or
             corporation who has a net worth exceeding Twenty-five Million
             Dollars ($25,000,000.00).

      Provided, that in the event of such Permitted Assignment, (a) the use of
      the Premises to be made by the assignee under such Permitted Assignment
      (the "Permitted Assignee") will be substantially the same as the use then
      being made of the Premises by Tenant, and will be within the permitted
      uses of the Premises under the Lease; (b) no later than fifteen (15) days
      after the effective date of the assignment of the Lease or the subletting
      of the Premises to a Permitted Assignee, Tenant provides Landlord with
      written notice of

                                      16
<PAGE>

      such assignment or subletting, including (i) the written acknowledgment of
      Tenant that Tenant remains fully liable for all of Tenant's obligations
      under this Lease until the expiration of the Term of the Lease, and (ii)
      in the case of an assignment of the Lease to the Permitted Assignee, the
      express assumption by the Permitted Assignee of all obligations of Tenant
      under the Lease and the Permitted Assignee's express agreement to be bound
      by all terms and conditions of the Lease; and (c) Tenant provides Landlord
      with all documentation reasonably requested by Landlord in order to
      evaluate the Permitted Assignment.

16.   EMINENT DOMAIN

      If the whole or any part of the Premises shall be taken by Federal, State,
      County or City authority for public use, or under any statute, or by right
      of eminent domain (or is conveyed by Landlord in lieu of such taking),
      then the Term hereby granted and all rights of the Tenant hereunder shall
      cease and terminate as of the day before the effective date of such
      taking. It is expressly agreed that the Tenant shall not have any right or
      claim to any award made to or received by the Landlord for such taking.
      Provided, however, that Tenant shall have the right to separately pursue
      an award from the condemning authority for its damages incurred in
      relocating its business to other premises, so long as such award or the
      pursuit thereof will not reduce any award that would otherwise be
      available to Landlord from such condemning authority.

17.   DESTRUCTION OR DAMAGE TO PREMISES

      If the Premises shall be damaged or destroyed in whole or in part by fire,
      casualty or other causes covered by Landlord's insurance, Landlord shall
      promptly and diligently restore the Premises to their condition on the
      date originally demised to Tenant under this Lease, including the
      "Improvements" to the Premises constructed by Tenant in accordance with
      the provisions of Exhibit "C" to this Lease, ordinary wear and tear
      excepted ("Landlord's Restoration"), provided that, in Landlord's
      reasonable estimation, such repairs can be made within one hundred twenty
      (120) days of such destruction or damage. In the event that restoration of
      the Premises estimated by Landlord to take one hundred twenty (120) days
      or less to complete has not been substantially completed within one
      hundred twenty (120) days after the occurrence of such damage or
      destruction, then Tenant shall have the option of terminating this Lease,
      provided that (i) at the time Tenant is required to exercise such option,
      Landlord is not then actively in the process of completing such
      restoration; (ii) the delay in substantial completion of the restoration
      of the Premises is not caused, in whole or in part, by Tenant or any force
      majeure; and (iii) Tenant provides Landlord with written notice that
      Tenant elects to exercise such option no later than fifteen (15) days
      following the expiration of such one hundred twenty (120) day period. In
      the event that Tenant exercises its option to terminate this Lease in
      accordance with the terms of this paragraph, such termination shall be
      effective on the thirtieth (30th) day following Landlord's receipt of
      Tenant's notice exercising such option; and, the Term of the Lease shall
      expire on such thirtieth (30th) day as if such date were the Expiration
      Date. Tenant shall, upon substantial completion by Landlord, promptly and
      diligently, and at its sole cost and expense, repair and restore any
      improvements to the Premises made by Tenant after the Rent Commencement
      Date to the condition thereof prior to such destruction or damage. If, in
      Landlord's reasonable estimation, the Premises cannot be restored, to the
      extent required herein, within one hundred twenty (120) days of such
      damage or destruction, Landlord at its option shall, by written notice to
      Tenant given within sixty (60) days after the date of such fire or other
      casualty, either (i) elect to repair or restore such damage, this Lease
      continuing in full force and effect, or (ii) terminate this Lease as of a
      date specified in such notice, which date shall not be less than thirty
      (30) nor more than sixty (60) days after the date such notice is given.
      Until Landlord's Restoration is complete, there shall be an abatement or
      reduction of Base Rental and Additional Rental for Operating Expenses only
      (and not Taxes) in the same proportion that the square footage of the
      Premises so damaged or destroyed and under restoration bears to the total
      square footage of the Premises, unless the damaging event was caused by
      the negligence or willful misconduct of Tenant, its employees, officers,
      agents, licensees, invitees, visitors, customers, concessionaires,
      assignees, subtenants, contractors or subcontractors, in which event there
      shall be no such abatement.

                                       17
<PAGE>

      Notwithstanding the foregoing provisions of this paragraph, if damage to
      or destruction of the Premises, in excess of fifty percent (50%) of the
      value of the Premises, shall occur within the last year of the Term of
      this Lease, as the same may be extended as provided hereinafter, the
      obligation of Landlord to restore the Premises shall not arise unless (i)
      Landlord, at its sole option, elects to undertake Landlord's Restoration;
      (ii) neither party has elected to terminate this Lease as provided below;
      (iii) Landlord, at its sole option, elects to provide Tenant with the
      opportunity of extending the Term of this Lease for an additional period
      so as to expire five (5) years from the date of the completion by Landlord
      of Landlord's Restoration; and, (iv) Tenant gives written notice to
      Landlord within thirty (30) days after Landlord's request that it agrees
      to such extension. Such extension shall be on the terms and conditions
      provided herein, if an option to extend this Lease remains to be exercised
      by Tenant hereunder, or under the terms prescribed in Landlord's notice,
      if no such further extension period is provided for herein. Upon receipt
      of such notice from Tenant, Landlord agrees to promptly undertake
      Landlord's Restoration. Failing such notice to extend, Landlord at its
      option shall have the right to terminate this Lease as of the date of the
      damaging event, or to restore the Premises and the Lease shall continue
      for the remainder of the then unexpired Term, or until the Lease is
      otherwise terminated as provided herein. Additionally, if damage to or
      destruction of the Premises, in excess of fifty percent (50%) of the value
      of the Premises, shall occur within the last year of the Term of this
      Lease, as the same may be extended by the parties from time to time, then
      Tenant shall have the option of terminating this Lease by providing
      Landlord with written notice of such termination no later than thirty (30)
      days after the occurrence of such damage or destruction, and in such event
      this Lease shall be terminated effective on the thirtieth (30th) day
      following Landlord's receipt of Tenant's notice exercising such option;
      and, the Term of the Lease shall expire on such thirtieth (30th) day as if
      such date were the Expiration Date.

18.   INDEMNIFICATION

      Subject to the other provisions of this Lease, Tenant hereby indemnifies
      Landlord from and agrees to hold Landlord harmless against, any and all
      liability for any loss, injury, or damage (collectively, a "Loss"),
      including, without limitation, all costs, expenses, court costs and
      reasonable attorneys' fees, imposed on Landlord by any person whomsoever,
      caused by or resulting from (i) any Loss occurring in the Premises (except
      where such Loss is caused by or results from the gross negligence or
      willful misconduct of Landlord or its employees, agents or contractors);
      and (ii) any Loss occurring in the Building or anywhere in the Project
      other than the Premises that is caused by or results from the gross
      negligence or willful misconduct of Tenant, its employees, agents or
      contractors. Subject to the provisions of this Lease, Landlord hereby
      indemnifies Tenant from, and agrees to hold Tenant harmless against, any
      and all liability for any Loss occurring in the Premises, the Building or
      anywhere in the Project, including, without limitation, all costs,
      expenses, court costs and reasonable attorneys' fees, imposed on Tenant by
      any person whomsoever, caused by or resulting from the gross negligence or
      willful misconduct of Landlord or its employees, agents or contractors.
      The provisions of this paragraph shall survive the expiration or any
      termination of this Lease.

19.   INSURANCE

(a)   Landlord's Insurance.

         (1) Landlord shall obtain and keep in force during the Term of this
             Lease an insurance policy or policies of all-risks fire, extended
             coverage, theft, vandalism, malicious mischief and other casualty,
             covering loss or damages to the Project and the Common Areas, as
             well as all improvements thereto, and the structural improvements
             to the Premises.

         (2) Landlord shall also obtain and keep in force during the Term of
             this Lease such other insurance in such amounts and with such
             policy provisions as it shall deem necessary or appropriate,
             including without limitation the following: commercial general
             liability insurance pertaining to the Project and the Common Areas,
             and bodily injuries, death and property damage arising or occurring
             therein.

                                      18
<PAGE>

         (3) Tenant shall reimburse Landlord for any increase in the cost of
             any of Landlord's insurance pertaining to the Project if said
             increase is caused by or results from Tenant's use or occupancy of
             the Premises, the breach of this Lease by Tenant, or the acts,
             omissions, or negligence of Tenant, its employees, officers,
             agents, licensees, invitees, visitors, customers, concessionaires,
             assignees, subtenants, contractors or subcontractors.

      Landlord shall deliver to Tenant a certificate of insurance reflecting
      that the insurance that Landlord is required to maintain under this Lease
      has been obtained and is in full force and effect upon Landlord's receipt
      of Tenant's written request for same.

(b)   TENANT'S INSURANCE. During the Term of this Lease, and any extension and
      renewal thereof, Tenant, at its sole cost and expense, shall carry and
      maintain the following policies of insurance with insurance companies
      licensed or authorized to do business in the Commonwealth of Massachusetts
      and rated as no less than A-, Class VI in the current edition of Best's
      Guide, insuring Landlord, Landlord's management agent and authorized
      agent, Tenant, and any lender of record encumbering the Premises if
      requested by Landlord, and shall deliver to Landlord a certificate of
      insurance evidencing such coverage both prior to taking possession of the
      Premises and annually thereafter:

         (1) Property Insurance on the Special or All-Risk Form (including
             theft, sprinkler leakage, boiler and machinery insurance), covering
             Tenant's personal property, trade fixtures, inventory and equipment
             located in the Premises in an amount equal to the full replacement
             cost of all items.

         (2) Commercial General Liability Insurance on an occurrence form
             including premises operations, products/completed operations,
             hazard and contractual coverage with limits of no less than
             $2,000,000 per occurrence, $2,000,000 General Aggregate and
             $2,000,000 Completed Operations Aggregate. The insurance required
             of Tenant hereunder may be satisfied by an umbrella policy, so long
             as the minimum coverage requirements set forth under this paragraph
             are satisfied.

         (3) Workers' Compensation Insurance with liability limits required by
             the laws of the state in which the Premises are located and
             employers liability coverage.

         (4) Business Interruption Insurance in amounts sufficient to pay for
             Tenant's expenses and lost income attributable to perils commonly
             insured against by prudent tenants or attributable to prevention of
             access to the Premises as a result of such perils.

                                      19
<PAGE>

             Tenant's Commercial General Liability insurance shall, to the
             extent permitted by law, name Landlord, Landlord's management agent
             and authorized agent as additional insureds, and all Tenant's
             insurance required hereunder shall provide for thirty (30) days'
             prior written notice to Landlord and its asset and property manager
             before any modification or termination of said insurance. The
             above-referenced insurance shall be considered primary and
             non-contributory with or secondary to coverage provided by
             Landlord. Landlord reserves the right to require additional
             coverage and increase limits as industry standards change. Should
             Tenant engage the services of a contractor, Tenant will make
             certain that such contractor will carry General Liability Insurance
             and will name Landlord and its asset and property manager as
             additional insureds.

(c)   WAIVER OF SUBROGATION. Landlord and Tenant shall each have included (so
      long as commercially reasonable and obtainable) in all policies of all
      risks, fire, extended coverage, business interruption and other property
      insurance respectively obtained by them covering the Premises, the
      Building and contents therein, a waiver by the insurer of all right of
      subrogation against the other in connection with any loss or damage
      thereby insured against. Any additional premium for such waiver shall be
      paid by the primary insured. To the full extent permitted by law, Landlord
      and Tenant each waives all right of recovery against the other (and any
      officers, directors, partners, employees, agents, and representatives of
      the other) for, and agrees to release the other from liability for, loss
      or damage to the extent such loss or damage is covered by valid and
      collectible insurance in effect covering the party seeking recovery at the
      time of such loss or damage or would be covered by the insurance required
      to be maintained under this Lease by the party seeking recovery. If the
      release of either party, as set forth in the immediately preceding
      sentence, should contravene any law with respect to exculpatory
      agreements, the liability of the party in question shall be deemed not
      released but shall be secondary to the liability of the other's insurer.

20.   DAMAGE OR THEFT OF PERSONAL PROPERTY

      Tenant agrees that all personal property brought into the Premises shall
      be at the risk of the Tenant only and that the Landlord shall not be
      liable for the loss thereof or any damages thereto occasioned from any act
      of any co-tenant, or other occupants of said Building or any other person,
      unless such loss results from the gross negligence or willful misconduct
      of Landlord.

21.   HAZARDOUS MATERIALS

      Tenant agrees that Tenant, its agents and contractors, licensees, or
      invitees shall not handle, use, manufacture, store or dispose of any
      flammables, explosives, radioactive materials, hazardous wastes or
      materials, toxic wastes or materials, or other similar substances,
      petroleum products or derivatives (collectively "Hazardous Materials") on,
      under, or about the Premises, without Landlord's prior written consent
      (which consent shall not be unreasonably withheld as long as Tenant
      demonstrates and documents to Landlord's reasonable satisfaction (i) that
      such Hazardous Materials (A) are necessary or useful to Tenant's business;
      and (B) will be used, kept, and stored in compliance with all laws
      relating to any Hazardous Materials so brought or used or kept in or about
      the Premises; and (ii) that Tenant will give all required notices
      concerning the presence in or on the Premises (or the release of such
      Hazardous Materials from the Premises) provided that Tenant may handle,
      store, use or dispose of products containing small quantities of Hazardous
      Materials, which products are of a type customarily found in offices and
      households (such as aerosol cans containing insecticides, toner for
      copies,

                                      20
<PAGE>

      paint, paint remover, and the like), provided further that Tenant shall
      handle, store, use and dispose of any such Hazardous Materials in a safe
      and lawful manner and shall not allow such Hazardous Materials to
      contaminate the Premises or the environment. Tenant shall comply with all
      federal, state and local laws and ordinances relating to the protection of
      the environment or the keeping, use or disposition of environmentally
      hazardous materials, substances, or wastes, presently in effect or
      hereafter adopted, all amendments to any of them, and all rules and
      regulations issued pursuant to any of such laws or ordinances
      (collectively "Environmental Laws").

      Tenant further agrees that Tenant will not permit any substance suspected
      of causing cancer or reproductive toxicity to come into contact with
      groundwater under the Premises. Any such substance coming into contact
      with groundwater shall be considered a Hazardous Material for purposes of
      this Article.

      Notwithstanding the above provisions, Tenant may handle, store, and use
      Hazardous Materials, limited to the types, amounts, and use identified in
      the Hazardous Materials List, if any are identified, on Exhibit "D"
      attached hereto. Tenant hereby certifies to Landlord that the information
      provided by Tenant pursuant to this paragraph is true, correct, and
      complete. Tenant covenants to comply with the use restrictions shown on
      the attached Hazardous Materials List. Tenant's business and operations,
      and more especially its handling, storage, use and disposal of Hazardous
      Materials shall at all times comply with all applicable laws pertaining to
      Hazardous Materials. Tenant shall secure and abide by all permits
      necessary for Tenant's operations on the Premises. Tenant shall give or
      post all notices required by all applicable laws pertaining to Hazardous
      Materials. If Tenant shall at any time fail to comply with this Paragraph,
      Tenant shall immediately notify Landlord in writing of such noncompliance.

      Tenant shall provide Landlord with copies of any Material Safety Data
      Sheets (as required by the Occupational Safety and Health Act) relating to
      any Hazardous Materials to be used, kept, or stored at or on the Premises,
      at least 30 days prior to the first use, placement, or storage of such
      Hazardous Material on the Premises. Landlord shall have 10 days following
      delivery of such Material Safety Data Sheets to forbid, or, in its sole
      discretion, to approve subject to the limitations contained above, such
      use, placement, or storage of a Hazardous Material on the Premises.

      Tenant shall not store hazardous wastes on the Premises for more than 90
      days; "hazardous waste" has the meaning given it by the Resource
      Conservation and Recovery Act of 1976, as amended. Tenant shall not
      install any underground or above ground storage tanks on the Premises.
      Tenant shall not dispose of any Hazardous Material or solid waste on the
      Premises. In performing any alterations of the Premises permitted by the
      Lease, Tenant shall not install any Hazardous Material in the Premises
      without the specific consent of Landlord attached as an exhibit to this
      Article.

      Any increase in the premiums for necessary insurance on the Property which
      arises from Tenant's use and/or storage of Hazardous Materials shall be
      solely at Tenant's expense. Tenant shall procure and maintain, at its sole
      expense, such additional insurance as may be necessary to comply with any
      requirement of any Federal, State or local governmental agency with
      jurisdiction.

                                      21
<PAGE>

      If Landlord, in its sole discretion, believes that the Premises or the
      environment have become contaminated with Hazardous Materials that must be
      removed under the laws of the state where the Premises are located, in
      breach of the provisions of this Lease, Landlord, in addition to its other
      rights under this Lease, may enter upon the Premises and obtain samples
      from the Premises, including without limitation the soil and groundwater
      under the Premises, for the purposes of analyzing the same to determine
      whether and to what extent the Premises or the environment have become so
      contaminated. Tenant shall reimburse Landlord for the costs of any
      inspection, sampling and analysis that discloses contamination for which
      Tenant is liable under the terms of this Article. Tenant may not perform
      any sampling, testing, or drilling to locate any Hazardous Materials on
      the Premises without Landlord's prior written consent.

      Without limiting the above, Tenant shall reimburse, defend, indemnify and
      hold Landlord harmless from and against any and all claims, losses,
      liabilities, damages, costs and expenses, including without limitation,
      any actual or asserted failure of Tenant to fully comply with all
      applicable Environmental Laws, and any loss of rental income, loss due to
      business interruption, and attorneys fees and costs, arising out of or in
      any way connected with the use, manufacture, storage, or disposal of
      Hazardous Materials by Tenant, its agents or contractors on, under or
      about the Premises including, without limitation, the costs of any
      required or necessary investigation, repair, cleanup or detoxification and
      the preparation of any closure or other required plans in connection
      herewith, whether voluntary or compelled by governmental authority. The
      indemnity obligations of Tenant under this clause shall survive any
      termination of the Lease. At Landlord's option, Tenant shall perform any
      required or necessary investigation, repair, cleanup, or detoxification of
      the Premises. In such case, Landlord shall have the right, in its sole
      discretion, to approve all plans, consultants, and cleanup standards.
      Tenant shall provide Landlord on a timely basis with (i) copies of all
      documents, reports, and communications with governmental authorities; and
      (ii) notice and an opportunity to attend all meetings with regulatory
      authorities. Tenant shall comply with all notice requirements and Landlord
      and Tenant agree to cooperate with governmental authorities seeking access
      to the Premises for purposes of sampling or inspection. No disturbance of
      Tenant's use of the Premises resulting from activities conducted pursuant
      to this paragraph shall constitute an actual or constructive eviction of
      Tenant from the Premises. In the event that such cleanup extends beyond
      the termination of the Lease, Tenant's obligation to pay rent (including
      additional rent and percentage rent, if any) shall continue until such
      cleanup is completed and any certificate of clearance or similar document
      has been delivered to Landlord. Rent during such holdover period shall be
      at market rent; if the parties are unable to agree upon the amount of such
      market rent, then Landlord shall have the option of (a) increasing the
      rent for the period of such holdover based upon the increase in the
      cost-of-living from the third month preceding the commencement date to the
      third month preceding the start of the holdover period, using such indices
      and assumptions and calculations as Landlord in its sole reasonable
      judgement shall determine are necessary; or (b) having Landlord and Tenant
      each appoint a qualified MAI appraiser doing business in the area; in
      turn, these two independent MAI appraisers shall appoint a third MAI
      appraiser and the majority shall decide upon the fair market rental for
      the Premises as of the expiration of the then current term. Landlord and
      Tenant shall equally share in the expense of this appraisal except that in
      the event the rent is found to be within fifteen percent of the original
      rate quoted by Landlord, then Tenant shall bear the full cost of all the
      appraisal process. In no event shall the rent be subject to determination
      or modification by any person, entity, court, or authority other than as
      set forth expressly herein, and in no event shall the rent for any
      holdover period be less than the rent due in the preceding period.

                                      22
<PAGE>

      Notwithstanding anything set forth in this Lease, Tenant shall only be
      responsible for contamination of the Premises by Hazardous Materials or
      any cleanup resulting directly therefrom, if the matter which resulted in
      the contamination occurred or the Hazardous Materials were deposited
      during the Lease Term, or during any other period of time during which
      Tenant is in actual or constructive occupancy of the Premises. Tenant
      shall take reasonable precautions to prevent the contamination of the
      Premises with Hazardous Materials by third parties.

      It shall not be unreasonable for Landlord to withhold its consent to any
      proposed Assignment if (i) the proposed assignee's or sublessee's
      anticipated use of the premises involves the generation, storage, use,
      treatment or disposal of Hazardous Materials; (ii) the proposed assignee
      or sublessee has been required by any prior landlord, lender, or
      governmental authority to take remedial action in connection with
      Hazardous Materials contaminating a property, if the contamination
      resulted from such assignee's or sublessee's actions or use of the
      property in question; or (iii) the proposed assignee or sublessee is
      subject to an enforcement order issued by any governmental authority in
      connection with the use, disposal, or storage of Hazardous Materials.

      Any of Tenant's insurance insuring against claims of the type dealt with
      in this Article shall be considered primary coverage for claims against
      the Property arising out of or under this paragraph.

      In the event of any transfer of Tenant's interest under this Lease, Tenant
      shall continue to be fully liable for all of its obligations set forth
      herein regarding Hazardous Materials arising under this Lease throughout
      the entire Term of this Lease. In the event that the Premises become
      contaminated with Hazardous Materials, and Tenant is responsible for such
      contamination as set forth herein, then Tenant's duty to pay Base Rental
      and Additional Rental shall continue until the obligations imposed by this
      Lease and such laws are satisfied in full and any certificate of clearance
      or similar document has been delivered to Landlord.

      All consents given by Landlord pursuant to this Article shall be in
      writing. Landlord hereby agrees to indemnify, defend, and hold Tenant
      harmless from any and all claims, demands, actions, liabilities, costs,
      expenses, damages and obligations of any nature arising from, or as a
      result of the presence or use of any Hazardous Materials anywhere in the
      Project, Building or the Premises, other than the presence or use of
      Hazardous Materials for which Tenant is responsible under this Lease.

22.   LANDLORD'S LIEN

      [TEXT INTENTIONALLY DELETED.]

23.   RELOCATION

      [TEXT INTENTIONALLY DELETED.]

24.   SUBORDINATION AND ATTORNMENT

                                      23
<PAGE>

      Tenant agrees that this Lease shall be subject and subordinate to any
      mortgage, security deed, loan deed or similar instrument now on said
      Premises and to all advances already made, or which may be hereafter made,
      on account of said instruments to the full extent of all debts and charges
      secured thereby and to any renewals or extensions of all or any part
      thereof and to any such instruments which any owner of said Premises may
      hereafter at any time elect to place on said Premises (collectively, a
      "Security Instrument"), and Tenant agrees upon request to hereafter attorn
      to the holder of such Security Instrument as the Landlord under this Lease
      and execute any paper or papers which the counsel for Landlord may deem
      necessary to accomplish that end and, if Tenant fails to do so, Tenant
      shall be in default of its non-monetary obligations under this Lease.
      Provided, however, that the subordination of this Lease and Tenant's
      interest hereunder to any Security Instrument shall be contingent upon
      Landlord, Tenant and the holder of the security interest under such
      instrument entering into an agreement reasonably acceptable to each of
      them whereby such holder agrees that Tenant's right of quiet enjoyment of
      the Premises will not be disturbed in the event of a foreclosure of such
      holder's interest under such instrument, so long as Tenant does not
      default in its obligations under this Lease, and fail to cure such default
      within the time provided in this Lease for the cure of defaults, if any.

25.   ESTOPPEL CERTIFICATE

      Upon Landlord's request, Tenant shall execute and deliver to the Landlord,
      within ten (10) days from Tenant's receipt of said request, a statement in
      writing certifying that this Lease is in full force and effect, and
      setting forth the dates to which the rent and any other charges have been
      paid, and such statement so delivered to the Landlord may be relied upon
      by any prospective purchaser of, or by any holder or prospective holder of
      a mortgage or other security interest in the Building of which the
      Premises are a part. Tenant's failure to deliver such statement within
      such time shall be conclusive upon Tenant that this Lease is in full force
      and effect, without modification, except as may be represented by
      Landlord, that there are no defaults in Landlord's performance, and that
      not more than one (1) month's rental has been paid in advance.

      Upon Tenant's request, Landlord shall execute and deliver to Tenant,
      within ten (10) days from Landlord's receipt of said request, a statement
      in writing certifying that this Lease is in full force and effect, and
      setting forth the dates to which the rent and any other charges have been
      paid. Landlord's failure to deliver such statement within such time shall
      be conclusive upon Landlord that this Lease is in full force and effect,
      without modification, except as may be represented by Tenant, and that, to
      the best of Landlord's knowledge without inquiry, there are no defaults in
      Tenant's performance under the Lease. Provided, however, that Tenant may
      not request such statement from Landlord any more frequently than twice in
      any Lease Year.

26.   DEFAULT

      The occurrence of any of the following shall constitute a default
      hereunder by Tenant:

         (a) The Base Rental payable under this Lease (including any Additional
             Rental) or any sum of money due hereunder is not paid when due, and
             such failure to pay continues for more than five (5) days after
             Tenant's receipt of notice thereof from Landlord. Provided,
             however, that Landlord shall not be required to provide Tenant with
             the notice and five-day period set forth in this subparagraph more
             than two (2) times during the Term of this Lease, and the third and
             each subsequent failure to timely pay such sums shall immediately
             constitute an event of default hereunder.

                                      24
<PAGE>

         (b) The Premises are abandoned, even though the Tenant continues to pay
             the stipulated Base Rental, and such condition is not corrected
             within ten (10) days of Tenant's receipt of notice thereof from
             Landlord to Tenant. Provided, however, that Landlord shall not be
             required to provide Tenant with the notice and ten-day period set
             forth in this subparagraph more than once during the Term of this
             Lease, and the second, and each subsequent occurrence of such
             condition shall immediately constitute an event of default
             hereunder.

         (c) Tenant files any petition for debt relief under any section or
             chapter of the national or federal bankruptcy code or any other
             applicable federal or state bankruptcy, insolvency or other similar
             act.

         (d) Any petition is filed against Tenant under any section or chapter
             of the national or federal bankruptcy code or any other applicable
             federal or state bankruptcy, insolvency or other similar act, and
             such petition is not dismissed within sixty (60) days after the
             date of such filing.

         (e) Tenant shall become insolvent or transfer property to defraud
             creditors.

         (f) Tenant makes material misrepresentations to Landlord prior to or
             contemporaneously with the execution of this Lease.

         (g) Tenant shall make an assignment for the benefit of creditors.

         (h) A receiver is appointed for any of the assets of Tenant, and such
             receiver is not removed within sixty (60) days of Tenant's receipt
             of notice from Landlord to obtain such removal.

         (i) A lien is filed against the Premises, Building or Project, or
             Landlord's estate therein, by reason of any work, labor, services
             or materials performed or furnished, or alleged to have been
             performed or furnished, to Tenant or anyone holding the Premises
             by, through or under Tenant, and Tenant fails to cause the same to
             be vacated and canceled of record, or bonded off in accordance with
             the provisions of this Lease, within twenty (20) days after
             Tenant's receipt of written notice of the existence of such lien
             from Landlord.

         (j) Tenant fails to observe, perform and keep each and every one of the
             covenants, agreements, provisions, stipulations and conditions
             contained in this Lease to be observed, performed and kept by
             Tenant, including without limitation the "Rules and Regulations"
             for the Project of which the Premises is a part, and unless
             otherwise specified herein, Tenant persists in such failure for
             twenty (20) days after receipt of notice by Landlord requiring that
             Tenant correct such failure; provided, that in the event any such
             failure is not reasonably susceptible of cure within such twenty
             (20)-day period, Tenant shall have a reasonable time to cure such
             failure, provided Tenant commences cure as soon as is reasonably
             possible, and prosecutes such cure diligently to completion.

27.   REMEDIES

      Upon the occurrence of a default by Tenant, Landlord shall have the option
      to do and perform any one or more of the following:

                                      25
<PAGE>

(a)   Landlord may terminate this Lease, in which event Tenant shall immediately
      surrender the Premises to Landlord. If Tenant shall fail to do so,
      Landlord may, without notice and prejudice to any other remedy available,
      enter and take possession of the Premises and remove Tenant, or anyone
      occupying the Premises, and its effects without being liable to
      prosecution or any claim for damages. In the event of termination of this
      Lease, Tenant shall be responsible to Landlord for (i) all payments due
      under this Lease prior to the date of termination, (ii) all costs incurred
      by Landlord in connection with such termination, and (iii) the entire
      amount of Base Rental, Additional Rental and other charges due hereunder
      for the remainder of the Term, less the then fair market rental value of
      the Premises for the remainder of the Term, with such difference
      discounted to its present value by using a discount factor of 6%. Such
      amount shall be paid by Tenant to Landlord immediately upon demand by
      Landlord and shall constitute liquidated damages and not a penalty or
      forfeiture (Tenant and Landlord agree that the actual damages are
      impossible to ascertain and that the amount described above is a
      reasonable estimate thereof). If Landlord elects to terminate this Lease,
      Tenant's liability to Landlord for damages shall survive such termination.

(b)   Landlord may correct such default, and Tenant shall reimburse Landlord,
      upon demand, for the cost incurred by Landlord in curing such default.

(c)   Landlord may terminate Tenant's right of possession of the Premises
      without terminating this Lease. Landlord may enter upon and take
      possession of the Premises as agent of Tenant without terminating this
      Lease (termination of this Lease shall only occur by written notice of
      such termination from Landlord to Tenant) and without being liable to
      prosecution or any claim for damages. In the event that Landlord
      terminates Tenant's right of possession of the Premises without
      terminating the Lease, then Landlord shall make commercially reasonable
      efforts to relet the Premises. In the event that Landlord relets the
      Premises, Landlord may make any reasonable alterations or refurbish the
      Premises, or both, or change the character or use of the Premises.
      Landlord may relet all or any portion of the Premises, alone or in
      conjunction with other portions of the Building, for a term longer or
      shorter than the Term of this Lease, at a rental rate other than that
      provided in this Lease, and upon such other terms (including the granting
      of concessions) as Landlord reasonably determines to be acceptable. If
      Landlord elects to reenter and relet all or any portion of the Premises,
      Landlord shall apply the rent so collected as follows:

         (1) first, to any amount due hereunder other than Base Rental and
             Additional Rental;

         (2) second, to the payment of costs and expenses of such reletting;

         (3) third, to the payment of Base Rental and Additional Rental;

         (4) fourth, the residue shall be held and applied to future Base Rental
             and Additional Rental due hereunder, and if any such excess exists
             at the termination of this Lease it shall be paid over to Tenant.

                                      26
<PAGE>

      No such reentry or taking possession of the Premises shall be construed as
      an election on Landlord's part to terminate this Lease unless a written
      notice of such intention is given to Tenant. Landlord, however, shall have
      no duty to relet the Premises, and Landlord's failure to do so shall not
      release Tenant's liability for rent or damages. Tenant shall remain fully
      liable to Landlord for the deficiency between any rent collected as a
      result of reletting and the rent and other sums that are owed from Tenant
      to Landlord under this Lease. Landlord shall have the right to rent any
      other available space in the building before reletting or attempting to
      relet the Premises.

(d)   In addition to all other sums that are owed by Tenant to Landlord under
      this Lease, upon such event of default, Tenant shall become liable for any
      costs incurred by Landlord under this Lease for the completion of any
      improvements to the Premises, and any real estate commissions paid by
      Landlord under this Lease (collectively, the "Landlord's Costs"), to the
      extent set forth in this paragraph. The entire amount of the Landlord's
      Costs shall be amortized evenly over the Lease Term, and so long as Tenant
      does not default in its obligations under this Lease, and fail to cure
      such default within the applicable period of cure, if any, provided under
      this Lease, then Tenant shall have no liability to Landlord for the
      repayment of any portion of the Landlord's Costs. However, in the event
      that Tenant shall default in its obligations under this Lease, and Tenant
      shall fail to cure such default within the applicable period of cure, if
      any, provided under this Lease, then in addition to all of Landlord's
      other remedies available under this Lease, Tenant shall also be liable to
      Landlord for the portion of the Landlord's Costs that remains amortized
      but unpaid between the date of such default and the expiration of the Term
      of this Lease.

(e)   The above-stated remedies of Landlord are to be in addition to, and not in
      lieu of, any other rights and remedies provided Landlord either at law or
      in equity. No delay in enforcing the provisions of the Lease shall be
      deemed to constitute a waiver of such default by Landlord, and the pursuit
      by Landlord of one or more remedies shall not be deemed to constitute an
      election against other remedies.

28.   EFFECT OF TERMINATION OF LEASE

      No termination of this Lease prior to the normal ending thereof by lapse
      of time or otherwise shall affect Landlord's right to collect sums due
      hereunder for the period prior to termination thereof.

29.   ATTORNEYS' FEES

      If any rent or other sum due and owing under this Lease is collected by or
      through an attorney at law, then, in addition to such sums, Tenant shall
      also pay Landlord's reasonable attorneys' fees and other reasonable costs
      incurred in such collection. In the event that any dispute under this
      Lease shall result in litigation, then the non-prevailing party shall
      reimburse the prevailing party for its actual reasonable attorneys' fees
      incurred in bringing or defending such action; provided, however that a
      recovery of attorneys' fees by Landlord against Tenant under this sentence
      shall include, but shall not duplicate, the recovery by Landlord against
      Tenant of its reasonable attorneys' fees and other reasonable costs of
      collection permitted under the first sentence of this Section.

30.   QUIET ENJOYMENT

      Landlord represents and warrants that it has the full right and authority
      to enter into this Lease and that Tenant, while paying the rental and
      performing its other covenants and agreements contained in this Lease,
      shall peaceably and quietly have, hold and enjoy the Premises for the Term
      without hindrance or disturbance from Landlord, or any party claiming an
      interest in the Premises by or through Landlord, subject to the terms and
      provisions of this Lease.

                                      27
<PAGE>

31.   SURRENDER OF PREMISES

      At the termination of this Lease, Tenant shall surrender the Premises and
      keys thereto to Landlord in same condition as at commencement of the Term,
      together with the Improvements defined in Exhibit "C," normal wear and
      tear, loss by fire or other casualty not caused by Tenant, Tenant's
      employees, agents or contractors, and condemnation excepted.

32.   HOLDING OVER

      If Tenant remains in possession of the Premises after expiration of the
      Term hereof, without Landlord's written consent, Tenant shall be a
      holdover tenant at sufferance, and there shall be no renewal of this Lease
      by operation of law. During the first two (2) months of any holdover,
      Tenant shall pay holdover rent equal to 150% of the last Base Rental and
      Additional Rental amount due from Tenant prior to such holdover;
      thereafter and for the remainder of any such holdover period, Tenant shall
      pay holdover rent equal to 200% of the last Base Rental and Additional
      Rental amount due from Tenant prior to any holdover.

33.   REMOVAL OF FIXTURES

      Tenant may prior to the expiration of this Lease, or any extension
      thereof, remove all unattached and movable personal property and equipment
      which Tenant has placed in the Premises, provided Tenant repairs all
      damages to the Premises caused by such removal. All personal property of
      Tenant remaining on the Premises after the end of the Term shall be deemed
      conclusively abandoned, notwithstanding that title to or a security
      interest in such personal property may be held by an individual or entity
      other than Tenant, and Landlord may dispose of such personal property in
      any manner it deems proper, in its sole discretion, and Tenant shall
      reimburse Landlord for the cost of removing such personal property. Tenant
      hereby waives and releases any claim against Landlord arising out of the
      removal or disposition of such personal property, and Tenant hereby agrees
      to indemnify and hold Landlord harmless from and against the claims of all
      third parties resulting from such removal. Tenant's obligations under this
      paragraph shall survive the expiration or earlier termination of this
      Lease.

34.   NOTICES

                                       28
<PAGE>

      Any notice or other communication required or permitted to be given under
      this Lease must be in writing and shall be effectively given or delivered
      if hand delivered to the addresses for Landlord and Tenant stated below,
      or if sent by certified United States Mail, return receipt requested, or
      if sent by receipted overnight delivery service to said addresses. Notice
      effected by hand delivery or receipted overnight delivery service shall be
      deemed to have been received upon the earlier of actual receipt or refusal
      thereof. Any notice mailed shall be deemed to have been received upon the
      earlier of (a) actual receipt, (b) refusal thereof, or (c) three (3) days
      after mailing of same. Either party shall have the right to change its
      address to which notices shall thereafter be sent, and the party to whose
      attention such notice shall be delivered, by giving the other party notice
      thereof in accordance with the provisions of this paragraph; provided,
      however, that the party in actual or constructive possession of the
      Premises under this Lease from time to time may not change its address to
      which notices shall thereafter be sent to eliminate the Premises as an
      acceptable address where notices to such party may be forwarded or
      delivered. Until such time as either party shall change its address for
      notices, notices shall be forwarded as follows:

           To Landlord:       EastWest Property Fund, L.P.
                              c/o TMW Real Estate Management, Inc.
                              5500 Interstate North Parkway
                              Suite 220
                              Atlanta, Georgia 30328
                              Attention:  Director of Asset Management

                              WITH A COPY TO:

                              Lincoln Property Company
                              101 Arch Street
                              Boston, Massachusetts 02110
                              Attention: Building Manager

           To Tenant:         Bill Gross' idealab!
                              181 Newbury Street
                              Suite 110
                              Boston, Massachusetts 02116
                              Attention: Lars Perkins

                              WITH A COPY TO:

                              McDermott, Will & Emery
                              28 State Street
                              Boston, Massachusetts 02109
                              Attention: Peter Friedenberg, Esquire

35.   AGENCY DISCLOSURE

      Hunneman Commercial Company ("Landlord's Broker") has represented the
      Landlord in this transaction, and The Columbia Group Realty Advisors, Inc.
      ("Tenant's Broker") has represented the Tenant in this transaction
      (Landlord's Broker and Tenant's Broker are collectively referred to herein
      as "Broker"), and Broker will be compensated by Landlord by separate
      agreement. Landlord and Tenant (each of which is an "Indemnifying Party"

                                       29
<PAGE>

      hereunder) represent to each other that they have dealt with no broker,
      agent or finder in connection with this transaction other than Broker.
      Each Indemnifying Party hereby indemnifies the other party and agrees to
      hold such other party harmless from and against any and all claims,
      causes, demands, losses, liabilities, fees, commissions, settlements,
      judgments, damages, and expenses (including attorneys' fees and court
      costs) in connection with any claim for commission, fees, compensation or
      other charge relating in any way to this agreement, or to the consummation
      of the transactions contemplated hereunder, which may be made by any
      person, firm or entity, other than Broker, based upon any agreement made
      or alleged to have been made by such Indemnifying Party or its agent or
      representative, or the conduct or the alleged conduct of such Indemnifying
      Party or its agent or representative. The provisions of this paragraph
      shall survive termination or expiration of the Lease.

36.   EXCULPATION OF LANDLORD

      Landlord's obligations and liability to Tenant with respect to this Lease
      shall be limited solely to Landlord's interest in the Building, and
      neither Landlord nor any joint ventures (if any), partners, officers,
      directors, employees or shareholders of or in Landlord shall have any
      personal liability whatsoever with respect to this Lease.

37.   SIGNAGE

      Landlord agrees that Tenant shall be listed on the Building directory at
      no cost or expense to Tenant. Tenant shall not place any signs, decals or
      other materials upon the windows or suite doors of the Premises, nor on
      the exterior walls of the Premises. Landlord agrees to provide Tenant, at
      Landlord's expense, one building standard suite door tenant identification
      sign, and one building standard floor directory identification sign.
      Provided that Tenant applies for and obtains, at its expense, all required
      permits, Tenant shall have the right to install the maximum signage
      allowable by applicable law or variance obtained by Tenant on the exterior
      of the Building, which shall include the vertical exterior banners along
      Newbury Street, as well as the marquee fronting Exeter Street; Landlord
      agrees to cooperate with Tenant in obtaining the permits required for such
      exterior signage. No other signage is acceptable.

38.   FORCE MAJEURE

      Each party shall be excused from performing an obligation or undertaking
      provided for in this Lease (other than the obligation of Tenant to pay any
      and all items of rent as the same become due under the applicable
      provisions of this Lease) so long as such performance or undertaking is
      prevented, delayed, or hindered by a strike, lockout, labor dispute, civil
      commotion, act of God, or any other cause outside and beyond such party's
      control.

39.   AUTHORITY

      If Tenant is a corporation, each individual executing this Lease on behalf
      of said corporation represents and warrants that he is duly authorized to
      execute and deliver this Lease on behalf of said corporation, in
      accordance with the bylaws and resolutions of said corporation, and that
      this Lease is binding upon said corporation. If Tenant is a partnership,
      each individual executing this Lease on behalf of such partnership
      represents and warrants that he is duly authorized to execute and deliver
      this Lease on behalf of the partnership, and that this Lease is binding on
      the partnership. The submission or delivery of this document for
      examination and review does not constitute an option, an offer to lease
      space in the Building or an agreement to lease. This document shall have
      no binding effect on the parties unless and until executed by both
      Landlord and Tenant.

40.   DEFINITIONS

      "Landlord" as used in this Lease shall include the first party named in
      this Lease, and its representatives, assigns and successors in title to
      Premises. "Tenant" shall include the second party named in this Lease, and
      his, hers or its heirs and representatives, and if this Lease shall be
      validly assigned or sublet, shall include also Tenant's assignees or
      subtenants, as to Premises covered by such assignment or sublease.

                                       30
<PAGE>

41.   RULES AND REGULATIONS

      The current rules and regulations for the Building are attached hereto as
      Exhibit "E," and are incorporated herein by this reference. Additionally,
      Landlord may hereafter, from time to time, adopt and promulgate such
      additional rules and regulations for the government and management of said
      Building as Landlord may reasonably determine to be necessary (all such
      existing and future rules and regulations are collectively referred to as
      the "Rules"). During the Term of this Lease, Tenant shall at all times
      comply with the Rules and shall ensure compliance with the Rules by
      Tenant's employees, agents and contractors. Provided, however, that Tenant
      shall not be required to comply with any Rules adopted after the Effective
      Date of this Lease which materially impair the rights of Tenant under this
      Lease or increase the cost to Tenant of exercising its rights under this
      Lease. In the event of any conflict between the terms of this Lease and
      the Rules and Regulations, as the same may exist from time to time, the
      terms of this Lease shall control. Subject to the foregoing, Landlord
      shall enforce the Rules against all tenants of the Building uniformly, in
      a non-discriminatory manner.

42.   GUARANTY

      [TEXT INTENTIONALLY DELETED]

43.   SPECIAL STIPULATIONS

      Insofar as the following stipulations conflict with any of the foregoing
      provisions, the following shall control: See Addendum of Special
      Stipulations attached hereto and by reference incorporated herein.

44.   DEMOLITION

      [TEXT INTENTIONALLY DELETED.]

45.   ENTIRE AGREEMENT

      This Lease, including any attachments made a part hereof, contains the
      entire agreement of the parties and no representations, inducements,
      promises or agreements, oral or otherwise, between the parties not
      embodied herein shall be of any force or effect. The failure of either
      party to exercise any power given such party hereunder, or to insist upon
      strict compliance by the other party of any obligation hereunder, and no
      custom or practice of the parties at variance with the terms hereof, shall
      constitute a waiver of such provision or of the right to demand exact
      compliance with the terms hereof.

                        [SIGNATURES APPEAR ON NEXT PAGE]

                                       31
<PAGE>

IN WITNESS WHEREOF, the parties have hereunto set their hands and seals, the day
and year first above written.

                          TENANT:

                          BILL GROSS' IDEALAB!,
                          a California corporation

                          By:
                             [SIGNATURE]
                          Typed Name:

                          Title:
                                [PRESIDENT OR VICE PRESIDENT]

                          Attest:
                                 [SIGNATURE]
                          Typed Name:

                          Title:
                                [CORPORATE SECRETARY OR ASSISTANT SECRETARY]

                                          [CORPORATE SEAL]

                          LANDLORD:

                          EASTWEST PROPERTY FUND, L.P.,
                          a Georgia limited partnership

                          BY:  EASTWEST PROPERTY FUND MANAGEMENT, LLC,
                            a Georgia limited liability company, general partner

                                       By: TMW Real Estate Management, Inc.,
                                    a Georgia corporation, its authorized agent

                                           By:
                                             Barry L. Howell, Vice President

                                       32
<PAGE>

      ADDENDUM OF SPECIAL STIPULATIONS

1.    PARKING. If TGI Friday's, an existing tenant of the Building, does not
      renew its lease in the Building, Landlord shall then offer to Tenant two
      (2) parking spaces adjacent to the Building. Tenant shall pay rent for
      such spaces at the then market rate for monthly parking contracts for the
      Newbury/Boylston Street area. Additionally, in the event that the premises
      leased by TGI Friday's become available during the initial Term of this
      Lease, and in the event that Tenant exercises its Right of First Offer, as
      defined below, as to TGI Friday's premises, then Landlord shall offer
      Tenant the remaining parking spaces adjacent to the Building at the then
      market rate for monthly parking contracts in the Newbury/Boylston Street
      area.

2.    RIGHT OF FIRST OFFER.

      (a)   GRANT OF RIGHT OF FIRST OFFER. So long as this Lease is in full
            force and effect, and so long as Tenant is not in default in the
            performance of its covenants under the Lease beyond any applicable
            notice, grace or cure period, either at the time of exercise of the
            right set forth herein or on the date the "Option Space," as
            hereinafter defined, is to become a part of the Premises, Tenant
            shall have the right of first offer (the "Right of First Offer") to
            lease any space in the Building that becomes available during the
            term of the Right of First Offer, subject to all of the terms and
            conditions set forth herein. Tenant's Right of First Offer shall be
            subject and subordinate to the right of the existing tenant of the
            Option Space to renew the term of its lease for such space, and to
            any other rights of any other parties to lease all or any portion of
            such available space, if such rights have already been granted in
            writing prior to the Effective Date hereof. A Schedule of Lease
            Expiration Dates and Renewal Options which sets forth the existing
            rights of other tenants in the Building to which the Right of First
            Offer is subordinate is attached hereto as Exhibit "F."

      (b)   TERM OF THE RIGHT OF FIRST OFFER. The term of the Right of First
            Offer (the "Option Term") shall commence on the Effective Date of
            this Lease, and shall expire on the earlier of (i) six (6) months
            prior to the expiration of the Term of the Lease, as the same may be
            extended by the written agreement of the parties from time to time,
            or (ii) the first date on which all space in the Building has either
            been leased by Tenant or has been presented to Tenant as "Option
            Space," as defined below, and as to which Tenant's Right of First
            Offer has been terminated, as provided below.

      (c)   AVAILABILITY OF THE OPTION SPACE. If Landlord becomes aware that any
            space in the Building is or will become available to be leased by a
            third party during the Option Term, then prior to making such space
            available to be leased by a third party, Landlord shall forward
            written notice of the availability of such space (the "Notice of
            Availability") to Tenant in accordance with the notices provision of
            this Lease; the Notice of Availability shall specify the location of
            the space that is or will become available (the "Option Space").

                                       1
<PAGE>

      (d)   RENT APPLICABLE TO THE OPTION SPACE. Landlord shall include in its
            Notice of Availability the terms and conditions it would find
            acceptable for the leasing of the Option Space by Tenant.
            Specifically, Landlord shall specify the Base Rental and all
            Additional Rental that would be applicable to the Option Space (the
            "Option Space Rent"), and the date on which Landlord anticipates
            that the Option Space would be available for Tenant's occupancy,
            which date shall not be sooner than sixty (60) days following
            Tenant's receipt of the Notice of Availability. The Option Space
            Rent shall be determined by Landlord, and shall consist of
            Landlord's good faith determination of prevailing market rent for
            the Option Space at the time the Option Space would become a part of
            the Premises, taking into consideration such factors as rental for
            comparable premises in the Building; rental for comparable premises
            in existing buildings in the same geographical area as the Building
            (taking into consideration, but not limited to, use, quality, age
            and location of the applicable building); the rentable area of the
            premises being leased; the length of the pertinent rental term;
            improvement allowances, rent credits, moving allowances, space
            planning allowances or similar inducements, if any, then being
            offered in the market place; and the quality and creditworthiness of
            the tenant, and such other factors as Landlord may reasonably
            determine are relevant.

      (e)   EXERCISE OF THE RIGHT OF FIRST OFFER. In the event that Tenant
            elects to exercise the Right of First Offer, Tenant shall provide
            Landlord with notice of its intent to lease the Option Space in
            accordance with the terms and conditions set forth in Landlord's
            Notice of Availability, by providing Landlord with written notice of
            such intent (Tenant's "Notice of Intent") no later than ten (10)
            business days after Tenant's receipt of Landlord's Notice of
            Availability. If Tenant does not provide its Notice of Intent to
            lease the Option Space within such time period, then Tenant shall be
            deemed to have elected not to exercise the Right of First Offer as
            to the Option Space; the Right of First Offer shall terminate as to
            the Option Space; and Landlord shall thereafter be entitled to
            market and lease the Option Space to any prospective tenant upon
            such terms and conditions as Landlord may deem appropriate.

      (f)   ARBITRATION NOTICE. If Tenant elects to exercise the Right of First
            Offer, but Tenant disputes Landlord's determination of the Option
            Space Rent, then Tenant shall have the option of proceeding with the
            binding arbitration procedure for determining the Option Space Rent
            set forth below by delivering written notice of such election, in
            accordance with the notices provision of this Lease (the
            "Arbitration Notice"), to Landlord contemporaneously with Tenant's
            delivery to Landlord of its Notice of Intent. Tenant's election to
            proceed with arbitration as set forth herein to determine the Option
            Space Rent shall not delay the date on which the Option Space is to
            become a part of the Premises as set forth in Landlord's Notice of
            Availability.

      (g)   ARBITRATION. If Tenant elects to proceed with arbitration, then the
            Option Space Rent shall be determined in accordance with the
            procedure set forth in this paragraph ("Arbitration").

            (1)   APPOINTMENT OF BROKERS. Within fifteen (15) days after
                  Landlord's receipt of Tenant's Arbitration Notice, Landlord
                  and Tenant shall forward written notices to each other, in
                  accordance with the notices provision of this

                                       2
<PAGE>

                  Lease, in which each party shall select a real estate broker
                  with the qualifications set forth below. The expenses of the
                  initial two brokers shall be paid by the party appointing such
                  broker, and the expenses of the third broker, if a third
                  broker is appointed as provided below, shall be shared equally
                  by the parties. Each real estate broker selected for
                  Arbitration (i) must be an independent and licensed real
                  estate broker in the jurisdiction where the Premises are
                  located; (ii) must have a minimum of ten (10) years'
                  experience in commercial office leasing in the jurisdiction
                  where the Premises are located; (iii) must be an active broker
                  in the jurisdiction where the Premises are located and known
                  for commercial office expertise; (iv) must have experience
                  representing both landlords and tenants; (v) in the case of
                  the third broker only, is not then representing either
                  Landlord or Tenant; and (vi) in the case of the third broker
                  only, shall not have been involved in any disputes with
                  Landlord, Tenant or either of the other brokers.

            (2)   DETERMINATION OF OPTION SPACE RENT. Within twenty (20) days
                  after their selection, the brokers selected by Landlord and
                  Tenant shall deliver to each other their separate written
                  determinations of the Option Space Rent, based on the
                  prevailing market base rental and additional rental rate for
                  comparable leases for comparable premises located in the same
                  geographical area and market as the Building. If the separate
                  determinations of the Option Space Rent made by the brokers
                  vary by five percent (5%) or less, then the Option Space Rent
                  shall be determined by averaging such separate determinations.
                  If, however, such separate determinations vary by more than
                  five percent (5%), then, within fifteen (15) days following
                  the brokers' exchange of their separate determinations of the
                  Option Space Rent, a third broker having the qualifications
                  set forth above shall be selected by the initial two brokers.
                  During the fifteen (15) days following the selection of the
                  third broker, such broker shall in good faith review the
                  separate determinations made by the initial two brokers and
                  within such fifteen (15) day period, such broker shall select
                  the determination of the Option Space Rent made by one of the
                  initial two brokers as the Option Space Rent that will be
                  applicable. When the Arbitration process set forth in this
                  paragraph has been completed, the brokers shall notify both
                  Landlord and Tenant in writing of their determination of the
                  Option Space Rent, which determination shall be binding on
                  Landlord and Tenant.

            (3)   PAYMENT OF INTERIM RENTAL. If Arbitration is invoked by
                  Tenant, but for whatever reason, the Arbitration process is
                  not completed and the Option Space Rent has not been
                  determined prior to the date the Option Space is to become a
                  part of the Premises, then Tenant shall commence paying rent
                  for the Option Space at the rate set forth in Landlord's
                  Notice of Availability until the Arbitration process is
                  complete and Landlord has received written notice of the
                  determination of the Option Space Rent made by the brokers
                  (the "Determination Date"); in such event, any excess rental
                  paid by Tenant from the date the Premises were expanded
                  through the Determination Date shall be credited to the
                  Tenant's Base Rental and Additional Rental as the same shall
                  thereafter become due until the entire amount of such credit
                  has been exhausted.

                                       3
<PAGE>

                  (h)   EXPANSION OF THE PREMISES. In the event that Tenant
                        provides Landlord with its Notice of Intent to lease the
                        Option Space in the manner provided hereinabove, then,
                        no later than thirty (30) days following Tenant's
                        receipt of Landlord's Notice of Availability (or five
                        (5) business days following Tenant's receipt of the
                        "Amendment" from Landlord, as provided hereinafter,
                        whichever is later), Landlord and Tenant shall execute
                        an amendment to this Lease (the "Amendment") to be
                        prepared by Landlord documenting the expansion of the
                        Premises to include the Option Space, which shall be
                        subject to all existing terms of the Lease except as
                        specified in Landlord's Notice of Availability; the
                        Option Space Rent; and the date on which the Option
                        Space is to become a part of the Premises, as set forth
                        in Landlord's Notice of Availability. In the event that
                        Tenant elects to proceed with the Arbitration procedure
                        set forth herein, then the Amendment presented to Tenant
                        documenting the expansion of the Premises shall provide
                        that the rent initially applicable to the Option Space
                        shall be the Option Space Rent set forth in Landlord's
                        Notice of Availability, until the same is determined
                        through the Arbitration procedure, and upon completion
                        of the Arbitration procedure, the parties shall execute
                        a further amendment to this Lease documenting the amount
                        of the Option Space Rent as determined by Arbitration.
                        In the event that Tenant fails to execute the Amendment
                        within the time required by the terms of this paragraph,
                        then the Right of First Offer shall terminate as to the
                        Option Space, and Landlord shall thereafter be entitled
                        to market and lease the Option Space to any prospective
                        tenant upon such terms and conditions as Landlord may
                        deem appropriate.

                  (i)   RIGHT OF FIRST OFFER PERSONAL TO TENANT. The parties
                        expressly agree that, except as set forth herein, the
                        Right of First Offer granted to Tenant herein shall be
                        "personal" to Tenant. The Right of First Offer may only
                        be exercised by Tenant or a Permitted Assignee of
                        Tenant; it may not be exercised by any assignee or
                        subtenant of Tenant other than a Permitted Assignee; and
                        it may not be exercised by Tenant if Tenant is, either
                        at the time that the Notice of Intent is provided by
                        Tenant to Landlord or at the time the Option Space is to
                        become a part of the Premises, negotiating with Landlord
                        or a potential assignee or subtenant to either assign
                        the Tenant's interest under the Lease or to sublet all
                        or a portion of the Premises to a party other than a
                        Permitted Assignee.

3.    RENEWAL OPTION. Tenant shall have the following option to renew the Term
      of this Lease:

      (A)   GRANT OF RENEWAL OPTION. So long as this Lease is in full force and
            effect, and Tenant is not in default in the performance of any of
            the covenants or terms and conditions of this Lease beyond any
            applicable notice and period of cure, either at the time of the
            exercise of the option set forth herein or at the commencement of
            the renewal term set forth herein, Tenant is hereby granted the
            option to renew the Term of this Lease (the "Renewal Option") for a
            period of five (5) additional years (the "Renewal Term"), to
            commence at the expiration of the Term of the Lease. The renewal of
            this Lease shall be upon the same terms and conditions of this
            Lease, except: (i) the Base Rental applicable during the Renewal
            Term shall be determined as set forth below; (ii) Tenant shall have
            no option to renew this Lease beyond the expiration of the Renewal
            Term; (iii) Tenant shall not have the right to assign its renewal
            rights to any subtenant of the Premises or assignee of the Lease to
            a party other than a Permitted Assignee, nor may any such subtenant
            or assignee exercise or enjoy the benefit of the Renewal Option; and
            (iv) the leasehold improvements will be provided in their then
            existing condition at the time the Renewal Term commences.

                                       4
<PAGE>

      (b)   PRELIMINARY NOTICE. If Tenant intends to exercise the Renewal
            Option, Tenant shall provide Landlord with written notice, in
            accordance with the notices provision of this Lease (the
            "Preliminary Notice"), of such intention at least nine (9) months,
            but no earlier than twelve (12) months, prior to the expiration of
            the Term of the Lease. If, for whatever reason, Tenant does not
            forward Preliminary Notice to Landlord, in accordance with the terms
            of this paragraph, that Tenant intends to exercise the Renewal
            Option, then the Renewal Option set forth herein shall expire, and
            Tenant shall not thereafter have any right to exercise the Renewal
            Option or otherwise acquire an interest in the Premises after the
            expiration of the initial Term of this Lease.

      (c)   RENTAL APPLICABLE DURING RENEWAL TERM. Within thirty (30) days after
            Landlord's receipt of Tenant's Preliminary Notice, Landlord shall
            provide Tenant with written notice, in accordance with the notices
            provision of this Lease (the "Rent Notice"), of the Base Rental that
            will be applicable during the Renewal Term, and all Additional
            Rental that will be owed by Tenant during the Renewal Term (the
            "Renewal Term Rent"). The Renewal Term Rent shall be determined by
            Landlord, and shall consist of Landlord's good faith determination
            of the market rental rate for the Premises as of the commencement of
            the Renewal Term, taking into consideration such factors as rental
            for comparable premises in the Building; rental for comparable
            premises in existing buildings in the Back Bay area (taking into
            consideration, but not limited to, use, quality, age and location of
            the applicable building); the rentable area of the premises being
            leased; the length of the pertinent rental term; improvement
            allowances, rent credits, moving allowances, space planning
            allowances or similar inducements, if any, then being offered in the
            market place; and the quality and creditworthiness of the tenant,
            and such other factors as Landlord may reasonably determine are
            relevant.

      (d)   RENEWAL NOTICE. If, after review of Landlord's determination of the
            Renewal Term Rent, Tenant elects to exercise the Renewal Option,
            then, no later than thirty (30) days after Tenant's receipt of
            Landlord's Rent Notice, Tenant shall forward written notice of such
            election (the "Renewal Notice") to Landlord in accordance with the
            notices provision of this Lease. Tenant shall, within thirty (30)
            days after presentation by Landlord, execute an amendment to this
            Lease, which amendment shall reflect the extension of the Term of
            the Lease through the expiration of the Renewal Term, and the
            Renewal Term Rent that will be applicable during the Renewal Term.
            If, after providing Landlord with Tenant's Preliminary Notice,
            Tenant does not, for whatever reason, provide Landlord with the
            Renewal Notice required hereunder in order to exercise the Renewal
            Option, then the Renewal Option shall expire; Tenant's Preliminary
            Notice shall be of no further force or effect; and it shall be as if
            the Preliminary Notice had never been forwarded by Tenant to
            Landlord. If, however, after Tenant forwards its Renewal Notice to
            Landlord, Tenant fails to execute the amendment to the Lease as
            required by the terms of this paragraph, then such failure shall
            constitute a default by Tenant under the Lease, but the Term of the
            Lease shall nonetheless be extended in accordance with the terms
            hereof.

      (e)   NEGOTIATION PERIOD. If, after review of the Rent Notice, Tenant
            disputes Landlord's determination of the Renewal Term Rent, Tenant
            may provide Landlord with written notice, in accordance with the
            notices provision of this Lease, of such dispute, and request that
            the parties negotiate the amount of such

                                       5
<PAGE>

            rent (the "Negotiation Notice"), provided that such notice shall be
            forwarded to Landlord no later than thirty (30) days following
            Tenant's receipt of the Rent Notice. If, after providing Landlord
            with Tenant's Preliminary Notice, Tenant does not, for whatever
            reason, provide Landlord with either the Renewal Notice or the
            Negotiation Notice as set forth above, then the Renewal Option shall
            expire as if it had never been executed; Tenant shall not thereafter
            have any other or further option to renew the Term of the Lease; and
            the Lease shall expire at the end of the Term. Upon Landlord's
            receipt of the Negotiation Notice, Landlord and Tenant shall proceed
            to negotiate in good faith for the thirty (30) days following
            Landlord's receipt of the Negotiation Notice (the "Negotiation
            Period") to reach an agreement as to the amount of the Renewal Term
            Rent. During the Negotiation Period, the amount of the Renewal Term
            Rent shall be the subject of negotiation only between the parties
            hereto or their designated agents. If the parties are able to reach
            an agreement as to the amount of the Renewal Term Rent during the
            Negotiation Period, then the parties shall execute an amendment to
            this Lease documenting the renewal of the Lease and the amount or
            calculation of the Renewal Term Rent; such amendment shall be
            prepared by Landlord, and Tenant shall execute same within thirty
            (30) days of Landlord's presentation of same to Tenant.

      (f)   ARBITRATION NOTICE. If the parties are unable to agree on the amount
            of the Renewal Term Rent during the Negotiation Period, then either
            party shall have the option of proceeding with the arbitration
            procedure for determining the Renewal Term Rent set forth below by
            delivering written notice of such election, in accordance with the
            notices provision of this Lease (the "Renewal Arbitration Notice"),
            to the other party within fifteen (15) days after the expiration of
            the Negotiation Period. If the parties failed to reach an agreement
            as to the amount of the Renewal Term Rent during the Negotiation
            Period, but neither party elects to forward a Renewal Arbitration
            Notice to the other party within the time frame set forth above,
            then the Renewal Option shall expire as if it had never been
            executed; Tenant shall not thereafter have any other or further
            option to renew the Term of the Lease; and the Lease shall expire at
            the end of the Term.

      (g)   RENEWAL ARBITRATION. If either party elects to proceed with
            arbitration, then the Renewal Term Rent shall be determined in
            accordance with the procedure set forth in this paragraph ("Renewal
            Arbitration").

            (1)   APPOINTMENT OF BROKERS. Within fifteen (15) days after either
                  party's receipt of a Renewal Arbitration Notice, Landlord and
                  Tenant shall forward written notices to each other, in
                  accordance with the notices provision of this Lease, in which
                  each party shall select a real estate broker with the same
                  qualifications required for the brokers in an arbitration of
                  Option Space Rent. The expenses of the initial two brokers
                  shall be paid by the party appointing such broker, and the
                  expenses of the third broker, if a third broker is appointed
                  as provided below, shall be shared equally by the parties.

            (2)   DETERMINATION OF RENEWAL TERM RENT. Within twenty (20) days
                  after their selection, the brokers selected by Landlord and
                  Tenant shall deliver to each other their separate written
                  determinations of the Renewal Term Rent, based on the
                  prevailing market base rental and additional rental

                                       6
<PAGE>

                  rate for comparable renewal terms of leases for comparable
                  premises located in the same geographical area and market as
                  the Building. If the separate determinations of the Renewal
                  Term Rent made by the brokers vary by five percent (5%) or
                  less, then the Renewal Term Rent shall be determined by
                  averaging such separate determinations. If, however, such
                  separate determinations vary by more than five percent (5%),
                  then, within fifteen (15) days following the brokers' exchange
                  of their separate determinations of the Renewal Term Rent, a
                  third broker having the qualifications set forth above shall
                  be selected by the initial two brokers. During the fifteen
                  (15) days following the selection of the third broker, such
                  broker shall in good faith review the separate determinations
                  made by the initial two brokers and within such fifteen (15)
                  day period, such broker shall select the determination of the
                  Renewal Term Rent made by one of the initial two brokers as
                  the Renewal Term Rent that will be applicable during the
                  Renewal Term of this Lease. When the Renewal Arbitration
                  process set forth in this paragraph has been completed, the
                  brokers shall notify both Landlord and Tenant in writing of
                  their determination of the Renewal Term Rent, which
                  determination shall be binding on Landlord and Tenant.
                  Following the determination of the Renewal Term Rent, the
                  parties shall execute an amendment to this Lease documenting
                  the renewal of the Lease and the amount or calculation of the
                  Renewal Term Rent; such amendment shall be prepared by
                  Landlord, and Tenant shall execute same within thirty (30)
                  days of Landlord's presentation of same to Tenant.

            (3)   PAYMENT OF INTERIM RENTAL. If Renewal Arbitration is invoked
                  by either party, but for whatever reason, the Renewal
                  Arbitration process is not completed and the Renewal Term Rent
                  has not been determined prior to the scheduled commencement of
                  the Renewal Term, then Tenant shall continue to pay rent for
                  the Premises at the rate in effect during the last month of
                  the Term until the Renewal Arbitration process is complete and
                  Landlord has received written notice of the determination of
                  the Renewal Term Rent made by the brokers (the "Determination
                  Date"); in such event, any deficiency between the Renewal Term
                  Rent owed by Tenant from the commencement of the Renewal Term
                  through the Determination Date and the amount of rent actually
                  paid by Tenant for such period shall be calculated by
                  Landlord, and Tenant shall pay such deficiency within thirty
                  (30) days after Tenant's receipt of Landlord's statement
                  therefor forwarded to Tenant in accordance with the notices
                  provision of this Lease.

      (h)   RENEWAL OPTION PERSONAL TO TENANT. The parties expressly agree that,
            except as set forth herein, the Renewal Option granted to Tenant
            herein shall be "personal" to Tenant. The Renewal Option may only be
            exercised by Tenant or a Permitted Assignee of Tenant; it may not be
            exercised by any assignee or subtenant of Tenant other than a
            Permitted Assignee; and it may not be exercised by Tenant if Tenant
            is, at the time that the Renewal Notice is provided by Tenant to
            Landlord, negotiating with Landlord or a potential assignee or
            subtenant to either assign the Tenant's interest under the Lease or
            to sublet all or a portion of the Premises to a party other than a
            Permitted Assignee.

                                       7
<PAGE>

            EXHIBIT A

                             FLOOR PLAN OF PREMISES

              [TO BE ATTACHED BY LANDLORD PRIOR TO LEASE EXECUTION]

                                       8
<PAGE>

                                    EXHIBIT B

            DESCRIPTION OF PROPERTY ON WHICH THE PROJECT IS SITUATED

A certain parcel of land with the buildings thereon situated and now numbered 26
on Exeter Street in Boston, Suffolk County, Massachusetts, and bounded and
described as follows:

Southerly: By Newbury Street, 110 feet

Easterly:  By a line parallel with and 418 feet west of the westerly line of
           Dartmouth Street, 112 feet

Northerly: By a passageway 16 feet wide, 110 feet and

Westerly:  By a line parallel with and 528 feet west of the westerly line of
           Dartmouth Street, 112 feet

Said parcel is shown on a plan entitled "Plan of Land - Boston, Massachusetts -
Surveyed for a Viola Berlin and Florence Berlin, Trs. First Spiritual Temple"
dated March 7, 1974, by Otte & Dwyer, Inc., Surveyors, and recorded with Suffolk
deeds in Book 8696, Page 28, on which plan the westerly boundary is shown as
bounding on Exeter Street and the northerly boundary as bounding on Public Alley
No. 434.

                                       9
<PAGE>

           EXHIBIT C

                          PLANS AND SPECIFICATIONS FOR
                            IMPROVEMENTS TO PREMISES

IMPROVEMENTS TO PREMISES. Tenant accepts the Premises in their existing "as is"
condition, and Landlord shall have no obligation to make any improvements to the
Premises. All improvements to the Premises (the "Improvements") shall be
constructed by Tenant at Tenant's sole cost and expense, subject to Landlord's
prior approval as set forth herein.

(a)   THE PLANS. Prior to constructing the Improvements, Tenant shall submit to
      Landlord detailed plans and specifications (the "Plans") for construction
      of the Improvements. After they have been approved by Landlord, a copy of
      the Plans will be attached hereto as Exhibit "C-1" and incorporated herein
      by this reference. After attachment of a copy of the Plans hereto, all
      modifications requested by Tenant to the Plans ("Change Orders") must
      receive the prior approval of Landlord, which approval shall not be
      unreasonably withheld or delayed. Upon Landlord's approval of the Plans,
      which shall not be unreasonably withheld or delayed, Tenant shall commence
      construction of the Improvements in accordance with the Plans. Landlord
      shall provide Tenant with either Landlord's approval, or its determination
      that its approval has been withheld (including Landlord's reasons for
      withholding such approval), of the Plans or any proposed Change Orders
      within five (5) business days after Landlord's receipt of such Plans or
      proposed Change Orders from Tenant.

(b)   CONSTRUCTION OF THE IMPROVEMENTS. The Improvements shall be constructed in
      a good and workmanlike manner, and in compliance with all applicable laws,
      building codes and zoning restrictions. Tenant shall not commence
      construction of the Improvements until Tenant has provided Landlord with a
      certificate of insurance evidencing that all insurance that Tenant is
      obligated to maintain under this Lease has been procured by Tenant and is
      in full force and effect. Tenant shall not commence occupancy of the
      Premises until a certificate of occupancy has been obtained from the
      appropriate governmental authority with jurisdiction over the Premises
      reflecting that the Improvements have been substantially completed, and a
      copy of such certificate has been provided by Tenant to Landlord. Within
      thirty (30) days after completion of the Improvements in accordance with
      the Plans, Tenant shall provide Landlord with copies of lien waivers from
      all contractors, subcontractors and materialmen supplying work or labor
      for the Improvements. After completion of the Improvements, any
      alterations or additions which Tenant may desire to make to the Premises
      shall be made in strict compliance with the terms of this Lease.

                                       10
<PAGE>

(c)   IMPROVEMENT ALLOWANCE. Within thirty (30) days following Landlord's
      receipt of the lien waivers and the certificate of occupancy required by
      the terms of the preceding paragraph, together with documentation
      substantiating to Landlord's reasonable satisfaction Tenant's actual cost
      incurred in constructing the Improvements, Landlord shall reimburse Tenant
      for such cost in an amount up to, but not exceeding, an allowance of
      Thirty Dollars ($30.00) per rentable square foot of the Premises, which
      amount the parties hereby agree is Six Hundred Sixty-one Thousand, Five
      Hundred Sixty Dollars ($661,560.00) (the "Allowance"), Tenant shall be
      fully liable for any cost of constructing the Improvements in excess of
      the Allowance. In the event that the cost of the Improvements for which
      reimbursement is sought by Tenant from Landlord pursuant to this paragraph
      is less than the full amount of the Allowance, then the difference between
      the Allowance and the cost of the Improvements reimbursed to Tenant
      hereunder shall be credited against Tenant's rental as the same becomes
      due and payable hereunder until the entire amount of such credit has been
      exhausted.

                                       11
<PAGE>

                                    EXHIBIT D

                            HAZARDOUS MATERIALS LIST

                                       12
<PAGE>
EXHIBIT E

                              RULES AND REGULATIONS

1.   Tenant shall not obstruct the sidewalks, entry passages, corridors, halls,
     elevators or stairways, or use them for any purpose other than ingress and
     egress. Tenant shall not cover or obstruct the floors, or skylights and
     windows which reflect or admit light into any place in the Building in
     which the Premises are located. Nothing shall be thrown by Tenant, its
     agents, employees or contractors out of the windows or doors, or down the
     passages of the Building. The water closets and other water apparatus shall
     not be used for any purpose other than those for which they were
     constructed, and no sweepings, rubbish, or other obstructing substances,
     shall be thrown therein. The cost of repairing any damage resulting to any
     water apparatus, or to associated systems from the misuse of same by
     Tenant, its agents, employees or contractors, shall be paid by Tenant.

2.   Tenant shall not inscribe, paint, or affix any advertisement or other
     notice to any part of the outside or inside of the Building, except upon
     the doors of the Premises. Any advertisement or other notice placed upon
     the doors of the Premises shall be of such order, size and style, and at
     such places as shall be designated by Landlord. Signage at the entrance of
     the Premises, identifying Tenant as a tenant of the Building, will be
     provided by Landlord in accordance with the signage provisions of this
     Lease.

3.   Tenant shall not do or permit to be done in the Premises, or bring or keep
     anything therein, which shall in any way increase the rate of fire
     insurance on the Building or the Property, (only artificial and fire
     resistant Christmas trees and/or decorations are permitted), or obstruct or
     interfere with the rights of other Tenants, or in any way injure or annoy
     them, or conflict with any of the rules and ordinances of the Board of
     Health. Tenant, its agents, employees and contractors shall maintain order
     in the Building, shall not make or permit any improper or offensive noise
     within the Premises or the Building, shall not permit any noxious or
     offensive odors to permeate any of the Common Areas of the Building or
     Project, and shall not interfere in any way with other tenants rights of
     quiet enjoyment or the rights of quiet enjoyment of those having business
     with other tenants of the Building. No rooms shall be occupied or used as
     sleeping lodging apartments at any time. No part of the Building shall be
     used or in any way appropriated for gambling, immoral or other unlawful
     practices, and no intoxicating liquors shall be sold in said Building.

4.   Tenant shall not employ any persons, other than Landlord's janitors, for
     the purposes of cleaning the Premises.

5.   Tenant shall strictly comply with any and all regulations set forth by
     Landlord for the operation, maintenance and management of the parking areas
     adjacent to the Building or buildings in which the Premises are contained.

6.   No animals, birds, bicycles or other vehicles, or other obstructions, shall
     be allowed in the offices, halls, corridors, elevators or elsewhere in the
     Building.

                                    EXHIBIT E
                                   Page 1 OF 2
<PAGE>

7.   No painting shall be done, nor shall any alterations be made to any part of
     the Building by erecting or changing any partitions, doors or windows, nor
     shall there be any nailing, boring or screwing into the woodwork, other
     than the hanging of art work, or plastering, nor shall any connection be
     made to the electric wires or gas or electric fixtures, without the consent
     in writing on each occasion of Landlord or its agent. Landlord requires
     Tenant to monitor all installation of communications and other
     non-electrical wiring to ensure that all installed wiring is of a
     plenum-rated type and that all relevant building and fire codes concerning
     plenum-rated wiring are maintained by the installer. All glass, locks and
     trimmings in or upon the doors and windows of the Building shall be kept
     whole and, when any part thereof shall be broken, the same shall be
     immediately replaced or repaired and put in order, under the direction and
     to the satisfaction of Landlord or its agents, and shall be left whole and
     in good repair. Tenant shall not injure, overload or deface the Building,
     the woodwork or the walls of the Premises.

8.   A reasonable number of keys for each office within the Premises will be
     furnished to Tenant without charge. No additional locks or latches shall be
     put upon any door without the consent of Landlord. Tenant, at the
     termination of this Lease, shall return to Landlord all keys to doors in
     the Building and Premises.

9.   Landlord, in all cases, reserves the right to prescribe the maximum weight,
     and the location of iron safes or other heavy articles placed in the
     Premises.

10.  The use of burning fluid, camphor, alcohol, benzene, kerosene or anything
     except gas or electricity for lighting the Premises, is prohibited. No
     offensive gases or liquids are permitted in the Premises or in the
     Building.

11.  If Tenant desires blinds over the windows, Tenant must obtain Landlord's
     consent prior to installing such blinds; they must be in installed at
     Tenant's sole cost and expense; and they must be of such shape, color and
     material as may be prescribed by Landlord. No awning shall be placed on the
     Building.

                                    EXHIBIT E
                                   Page 2 of 2

<PAGE>

                                                                       EXHIBIT F

             SCHEDULE OF LEASE EXPIRATION DATES AND RENEWAL OPTIONS
<TABLE>
<CAPTION>
TENANT                LEASE EXPIRATION DATE        RENEWAL OPTIONS
--------------------  ---------------------------  --------------------------------------------------------------
<S>                   <C>                          <C>
Video Express         March 31, 2005               5-year option, exercisable upon 6 month's prior notice

Wallwork Curry        July 31, 2004                None

TGI Friday's          January 31, 2006             5-year option, exercisable upon 1 year's prior notice
</TABLE>
<PAGE>

                                                                       EXHIBIT G

                             CLEANING SPECIFICATIONS

              [TO BE ATTACHED BY LANDLORD PRIOR TO LEASE EXECUTION]
<PAGE>

                                                                       EXHIBIT H

                                LETTER OF CREDIT

                                                                         [Date]

[Name of Issuing Bank]

Mailing Address:

IRREVOCABLE STANDBY LETTER OF CREDIT NO.
                                         -----------------

BENEFICIARY:

EASTWEST PROPERTY FUND, L.P.

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

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

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

GENTLEMEN:

       At the request of Bill Gross' Idealab! ("Customer"), we hereby establish
in your favor an Irrevocable Standby Letter of Credit in the sum of USD EIGHT
HUNDRED NINETY-FIVE THOUSAND ONE HUNDRED NINETY-TWO AND 00/100 (US$895,192.00),
available by your drafts at sight at our office at ____________________, Boston,
Massachusetts, effective immediately and expiring on ___________________.

       Drafts must be accompanied by a statement on your letterhead and
purportedly signed by you stating that:

       "The amount of the draw specified in the accompanying draft represents
       funds due to the undersigned by reason of the default by Bill Gross'
       Idealab! of its obligations under a lease dated __________ between the
       undersigned, as landlord, and Bill Gross' Idealab! as tenant, which
       default has continued without cure beyond the expiration of all notice
       and cure periods set forth in such lease."

                                    EXHIBIT H
                                   Page 1 of 3
<PAGE>

       Drafts drawn hereunder may be presented by Beneficiary or its authorized
representative and must be marked: "Draw under [issuing bank] Letter of Credit
number_______", and must be accompanied by the original of this Letter of Credit
and all amendments (if any). Multiple draws are permitted under this Letter of
Credit. All drafts shall be paid in the form of a cashier's check in the full
amount of the draft (but not in the aggregate in excess of the applicable limit
of this Letter of Credit), made payable to the Beneficiary at the following
address:

                           Eastwest Property Fund, L.P.
                           c/o TMW Real Estate Management, Inc.
                           Suite 400
                           Two Ravinia Drive
                           Atlanta, Georgia 30346
                           Attention:  Director of Asset Management.

In the event that the Beneficiary would prefer that such payment be made to the
Beneficiary in another form or at another address, the Beneficiary shall so
state in the draft.

       We hereby agree with the drawers, endorsers and bonafide holders of all
drafts drawn under and in compliance with the terms of this Letter of Credit,
that such drafts will be duly honored upon presentation to the drawee on or
before [initial expiration date of Letter of Credit] or any subsequent
expiration date as herein provided.

       This Letter of Credit sets forth in full the terms of our undertaking and
such undertaking shall not in any way be modified or amended by reference to any
other documents whatsoever.

       This Letter of Credit is subject to ISP 98 (International Standby
Practices) Publication No. 590.

       You may transfer your rights under this Letter of Credit in its entirety
(but not in part) to any successor beneficiary, and such transferred rights may
be successively transferred. Transfers of this Letter of Credit shall be
effected upon presentation to [issuing bank] of the original of this Letter of
Credit and all amendments (if any), accompanied by the completed transfer form
attached hereto as Annex A [attach issuing bank's form of transfer form] and
payment of our transfer fee [state amount].

       This Letter of Credit shall be deemed to be automatically extend without
amendment for an additional one (1) year term from the present or any future
expiration date hereof, unless at least thirty (30) days prior to the present or
any future expiration date hereof we notify you in writing by overnight courier
service, with receipted delivery, that we elect not to consider this Letter of
Credit renewed for any such additional period. Such notice shall be given to you
at the address set forth above, or if this Letter of Credit has been transferred
in accordance with the provisions hereof, to such address as is set forth in the
amendment to this Letter of Credit reflecting such new beneficiary. If we give
to you such notice of our election not to renew this Letter of Credit, you shall
be entitled to draw hereunder in full or in part upon presentation of your
draft, accompanied by a copy of such notice (in which event you need not provide
the statement set forth above in the second paragraph of this Letter of Credit).

                                    EXHIBIT H
                                   Page 2 of 3
<PAGE>

       The principal amount of this Letter of Credit shall be reduced according
to the following schedule unless, not less than thirty days prior to the
effective date of the next scheduled reduction as set forth below, we receive
from you written notice, on your letterhead and purportedly signed by you, (i)
referencing this Letter of Credit, and (ii) stating (a) that a default by Bill
Gross' Idealab! of its obligations under a lease dated __________ between you,
as landlord, and Bill Gross' Idealab! as tenant, has occurred and is then
continuing without cure beyond the expiration of all notice and cure periods set
forth in such lease, and (b) your request that the principal amount of this
Letter of Credit not be reduced:

<TABLE>
<CAPTION>
  SCHEDULED          AMOUNT OF       NEW PRINCIPAL AMOUNT OF
REDUCTION DATE       REDUCTION         LETTER OF CREDIT
-------------------  --------------  --------------------------
<S>                  <C>             <C>
March __, 2001       $137,038.40         $758,153.60
March __, 2002       $137,038.40         $621,115.20
March __, 2003       $137,038.40         $484,076.80
March __, 2004       $137,038.40         $347,038.40
March __, 2005       $137,038.40         $210,000.00
</TABLE>

  This Letter of Credit will not be automatically renewed after March __, 2010.

                                Very truly yours,

                                 [issuing bank]

                              --------------------
                              Authorized signature

                                    EXHIBIT H
                                   Page 3 of 3

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00008-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00008-of-00352.parquet"}]]