Document:

EX-10.15

 Exhibit 10.15 

10578 Science Ctr./Avidity Biosciences – Page 1 

LEASE AGREEMENT 
 THIS
LEASE AGREEMENT (this “Lease”) is made this 1st day of June, 2020, between ARE-SD REGION NO. 44, LLC, a Delaware limited liability company (“Landlord”), and AVIDITY
BIOSCIENCES, INC., a Delaware corporation (“Tenant”). 
  

			
	Building:	  	10578 Science Center Drive, San Diego, California
		
	Premises:	  	That certain portion of the Building known as Suite 225, containing approximately 23,596 rentable square feet, as determined by Landlord, as shown on Exhibit A.
		
	Project:	  	The real property on which the Building in which the Premises are located, together with all improvements thereon and appurtenances thereto as described on Exhibit B.
		
	Base Rent:	  	$63.00 per rentable square foot of the Premises per year, subject to adjustment pursuant to Section 4 hereof.

 Rentable Area of Premises: 23,596 sq. ft. 

Rentable Area of Building: 146,956 sq. ft. 
 Rentable
Area of Project: 297,400 sq. ft. 
 Tenant’s Share of Operating Expenses of Building: 16.06% 

Building’s Share of Project: 49.41% 
 Security
Deposit: $123,879.00 
 Target Commencement Date: July 1, 2021; provided, however, that the Target
Commencement Date shall be delayed 1 day for each day after June 1, 2020, that the Lease has not been mutually executed by the parties. 
 Rent
Adjustment Percentage: 3% 
  

			
	Base Term:	  	Beginning on the Commencement Date and ending 60 months from the first day of the first full month following the Commencement Date. For clarity, if the Commencement Date occurs on the first day of a month, the expiration of
the Base Term shall be measured from that date. If the Commencement Date occurs on a day other than the first day of a month, the expiration of the Base Term shall be measured from the first day of the following month.
		
	Permitted Use:	  	Research and development laboratory, related office and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of Section 7 hereof.

  

			
	 Address for Rent Payment:
 Alexandria
Real Estate Equities, Inc.
 Dept LA 23447
 Pasadena, CA
91185-3447
	 	 Landlord’s Notice Address:
 26 North
Euclid Avenue
 Pasadena, CA 91101
 Attention: Corporate
Secretary

 Tenant’s Notice Address: 

10578 Science Center Drive, Suite 225 
 San Diego, California
92121 
 Attention: Lease Administrator 

  
 10578 Science Ctr./Avidity
Biosciences – Page 1 

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 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

 

			
	 ☒ EXHIBIT A - PREMISES DESCRIPTION
	 	 ☒ EXHIBIT B - DESCRIPTION OF PROJECT

	 ☒ EXHIBIT C - WORK LETTER
	 	 ☒ EXHIBIT D - COMMENCEMENT DATE

	 ☒ EXHIBIT -RULES AND REGULATIONS
	 	 ☒ EXHIBIT F - TENANT’S PERSONAL PROPERTY

	 ☒ EXHIBIT G - MAINTENANCE OBLIGATIONS
	 	 ☒ EXHIBIT H - CONTROL ZONES

	 ☒ EXHIBIT I - RESERVED PARKING
	 	 ☒ EXHIBIT J - SIGNAGE

	 ☒ EXHIBIT - EXPANSION SPACE
	 	

 1. Lease of Premises. Upon and subject to all of the terms and conditions hereof, Landlord hereby
leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. The portions of the Project which are for the non-exclusive use of tenants of the Project are collectively referred to herein
as the “Common Areas.” Tenant shall have the non-exclusive right during the Term to use the Common Areas along with others having the right to use the Common Areas. Landlord reserves
the right to modify Common Areas, provided that such modifications do not materially adversely affect Tenant’s access to or use of the Premises for the Permitted Use. From and after the Commencement Date through the expiration of the Term,
Tenant shall have access to the Building and the Premises 24 hours a day, 7 days a week, 365 days a year, except in the case of emergencies, as the result of Legal Requirements, the performance by Landlord of any installation, maintenance or
repairs, or any other temporary interruptions, and otherwise subject to the terms of this Lease. 
 The Project Amenities (as defined in
Section 5) currently include, among other things, conferencing facilities located on the ground floor of the Building (the “Ground Floor Conference Facilities”). Use by Tenant of the Ground Floor Conference
Facilities shall be in common with other users with scheduling procedures reasonably determined by Landlord or Landlord’s then designated event operator (“Project Event Operator”). Tenant’s use of the Ground Floor
Conference Facilities shall be subject to the payment by Tenant of a fee equal to the quoted rates for the usage of the Ground Floor Conference Facilities in effect at the time of Tenant’s scheduling. Landlord and/or Project Event Operator,
shall have the right to institute, subject to the terms of Section 26, rules and regulations with respect to the Ground Floor Conference Facilities from time to time including, without limitation, (a) the required use
by tenants of the Project Event Operator for the catering of meetings and other events held at the Ground Floor Conference Facilities, (b) usage of and compliance with reservations systems governing the use of Ground Floor Conference
Facilities, and (c) the payment of additional costs in connection with the after-hours usage of the Ground Floor Conference Facilities. 

2. Delivery; Acceptance of Premises; Commencement Date. Landlord shall use reasonable efforts to deliver the Premises to Tenant on or
before the Target Commencement Date with Landlord’s Work Substantially Completed (“Delivery” or “Deliver”). If Landlord fails to timely Deliver the Premises, Landlord shall not be liable to Tenant for any loss
or damage resulting therefrom, and this Lease shall not be void or voidable except as provided herein. If Landlord does not Deliver the Premises within 90 days of the Target Commencement Date for any reason other than Force Majeure (as defined in
Section 34) delays and Tenant Delays, this Lease may be terminated by Landlord or Tenant by written notice to the other, and if so terminated by either: (a) the Security Deposit, or any balance thereof (i.e., after
deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), and any prepaid Base Rent, shall be promptly returned to Tenant, and (b) neither Landlord nor Tenant shall have any further rights, duties or
obligations under this Lease, except with respect to provisions which expressly survive termination of this Lease. As used herein, the terms “Landlord’s Work,” “Tenant Delays” and “Substantially
Completed” shall have the meanings set forth for such terms in the Work Letter. If neither Landlord nor Tenant elects to void this Lease within 5 business days of the lapse of such 90 day period, such right to void this Lease shall be
waived and this Lease shall remain in full force and effect. 

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 Landlord and Tenant acknowledge and agree that, as of the date of this Lease, a global
pandemic has been declared with respect to COVID-19 (which is a Force Majeure event) which may delay Landlord’s Delivery of the Premises. Notwithstanding anything to the contrary contained herein, the
Target Commencement Date shall be extended 1 day for each day the Landlord’s design and/or construction of Landlord’s Work is delayed due to COVID-19 related delays. 

The “Commencement Date” shall be the earlier of: (i) the date Landlord Delivers the Premises to Tenant with
Landlord’s Work Substantially Completed; and (ii) the date Landlord could have Delivered the Premises but for Tenant Delays. Upon request of Landlord, Tenant shall execute and deliver a written acknowledgment of the Commencement Date
and the expiration date of the Term when such are established in the form of the “Acknowledgement of Commencement Date” attached to this Lease as Exhibit D; provided, however, Tenant’s failure to execute and
deliver such acknowledgment shall not affect Landlord’s rights hereunder. The “Term” of this Lease shall be the Base Term, as defined above on the first page of this Lease. 

Subject to the provisions of Section 6 of the Work Letter, Landlord shall permit Tenant access to the Premises for a
period of up to 45 days prior to the Commencement Date for Tenant’s installation and setup of furniture, fixtures and equipment and Tenant’s installation of cabling (collectively, “FF&E Installation”), provided that
such FF&E Installation is coordinated with Landlord, and Tenant complies with this Lease and all other reasonable restrictions and conditions Landlord may impose. All such access shall be during normal business hours. Any access to the Premises
by Tenant before the Commencement Date shall be subject to all of the terms and conditions of this Lease, excluding the obligation to pay Base Rent or Operating Expenses. 

Except as set forth in the Work Letter or as otherwise expressly set forth in this Lease: (i) Tenant shall accept the Premises in their
condition as of the Commencement Date; (ii) Landlord shall have no obligation for any defects in the Premises; and (iii) Tenant’s taking possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that
the Premises were in good condition at the time possession was taken. 
 For the period of 30 consecutive days after the Commencement Date,
Landlord shall, at its sole cost and expense (which shall not constitute an Operating Expense), be responsible for any repairs that are required to be made to the Building Systems serving the Premises, unless Tenant or any Tenant Party was
responsible for the cause of such repair, in which case Tenant shall pay the cost. Tenant shall also be entitled to the benefit of any warranties issued to Landlord in connection with Landlord’s Work. Nothing in this paragraph shall limit
Landlord’s maintenance and repair obligations under Section 13 of this Lease. 
 Tenant agrees and
acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the
conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises or the Project are suitable for the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter
hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenant’s representations,
warranties, acknowledgments and agreements contained herein. 
 3. Rent. 

(a) Base Rent. The first full month’s Base Rent shall be due and payable concurrently with Tenant’s delivery of an executed
copy of this Lease to Landlord. Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off, monthly installments of Base Rent on or before the first day of each calendar month
during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, or to such other person or at such other place as Landlord may from time to time designate in writing, or via
federally insured wire transfer (including ACH) pursuant to the wire instructions provided by Landlord. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and other sums to Landlord
and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in Section 5)
due hereunder except for any abatement as may be expressly provided in this Lease. 
  

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 Notwithstanding anything to the contrary contained in this Lease, so long as Tenant is not
then in Default (as defined in Section 20) under this Lease, Tenant shall not be required to pay Base Rent with respect to the Premises for the period commencing on the first day of the 2nd
full calendar month after the Commencement Date through the last day of the 6th full calendar month after the Commencement Date (the “Abatement Period”). Tenant shall resume
paying full Base Rent on the first day of the seventh full calendar month after the Commencement Date. 
 (b) Additional Rent. In
addition to Base Rent, Tenant agrees to pay to Landlord as additional rent (“Additional Rent”): (i) commencing on the Commencement Date, Tenant’s Share of “Operating Expenses” (as defined in
Section 5), and (ii) any and all other amounts Tenant assumes or agrees to pay under the provisions of this Lease, including, without limitation, any and all other sums that may become due by reason of any default of
Tenant or failure to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after any applicable notice and cure period. 

4. Base Rent Adjustments. Base Rent shall be increased on each annual anniversary of the Commencement Date (provided, however, that if
the Commencement Date occurs on a day other than the first day of a calendar month, then then Base Rent shall be increased on each annual anniversary of the first day of the first full calendar month immediately following the Commencement Date)
(each an “Adjustment Date”) by multiplying the Base Rent payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Base Rent payable immediately before such Adjustment
Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any fractional calendar month shall be prorated. 

5. Operating Expense Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses for each calendar year during
the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. Commencing on the Commencement Date, and continuing thereafter on the first day of each month during the Term, Tenant
shall pay Landlord an amount equal to 1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated. 

The term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or accrued each
calendar year by Landlord with respect to the Building (including the Building’s Share of all costs and expenses of any kind or description incurred or accrued by Landlord with respect to the Project which are not specific to the Building or
any other building located in the Project) (including, without duplication, Taxes (as defined in Section 9), capital repairs, improvements and replacements amortized over the lesser of 10 years and the useful life of such
capital repairs, improvements and replacements, the cost (including, without limitation, any subsidies which Landlord may provide in connection with the Project Amenities) of the common area amenities (the “Project Amenities”) now
or hereafter located at the Project which Project Amenities may include, without limitation, the Common Area fitness center, cafe, conference center, bocce ball court, barbeque pits and ping pong, and the costs of Landlord’s third party
property manager or, if there is no third party property manager, administration rent in the amount of 3% of Base Rent (provided that during the Abatement Period, Tenant shall nonetheless be required to pay administration rent each month equal to
the amount of the administration rent that Tenant would have been required to pay in the absence of there being an Abatement Period)), excluding only: 

(a) the original construction costs of the Project and renovation prior to the Commencement Date and costs of correcting defects in such
original construction or renovation; 
 (b) capital expenditures for expansion of the Project; 

(c) interest, principal payments of Mortgage (as defined in Section 27) debts of Landlord, financing costs and
amortization of funds borrowed by Landlord, whether secured or unsecured; 

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 (d) depreciation of the Project (except for capital improvements, the cost of which are
permitted pursuant to this Section 5 to be included in Operating Expenses); 
 (e) advertising, legal and space
planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing space to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants;

 (f) legal and other expenses incurred in the negotiation or enforcement of leases; 

(g) completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or performs for other tenants
within their premises, and costs of correcting defects in such work; 
 (h) costs to be reimbursed by other tenants of the Project or third
parties, or Taxes to be paid directly by Tenant or other tenants of the Project, whether or not actually paid; 
 (i) salaries, wages,
benefits and other compensation paid to officers and employees of Landlord who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project (which costs shall be prorated if such officers and employees are
assigned to the Project only in part in proportion to the amount of time spent by such employee on the Project); 
 (j) general
organizational, administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation, partnership, or other entity, including general corporate, legal and accounting expenses; 

(k) costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in connection with disputes
with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents, leasing agents, purchasers or mortgagees of the
Building; 
 (l) costs incurred by Landlord due to the violation by Landlord, its employees, agents or contractors or any tenant of the terms
and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7); 
 (m)
penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes and/or to file any tax or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be
made by Landlord hereunder before delinquency; 
 (n) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of
Landlord for goods and/or services in or to the Project to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 

(o) costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 

(p) costs in connection with services (including electricity), items or other benefits of a type which are not standard for the Project and
which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project, whether or not such other tenant or occupant is specifically charged therefor by Landlord; 

(q) costs incurred in the sale or refinancing of the Project; 

(r) net income taxes of Landlord or the owner of any interest in the Project, franchise, capital stock, gift, estate or inheritance taxes or
any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein; 

	
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 (s) any costs incurred to remove, study, test or remediate Hazardous Materials in or about
the Building or the Project (provided, however, that the foregoing is in no event intended to limit Tenant’s obligations under Section 28 or Section 30 of this Lease); 

(t) costs of removing abandoned HVAC and other equipment and related pipes, conduit and fixtures from the roof, or relocating antenna equipment
of third parties unrelated to Tenant; 
 (u) reserves; 

(v) any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by insurance (or would have been reimbursed
by insurance required to be carried by Landlord pursuant to Section 17); 
 (w) costs in connection with the
Amenities (as defined in Section 39) other than the Amenities Fee (as defined in Section 39) payable by Tenant pursuant to Section 39; 

(x) costs occasioned by condemnation; 

(y) any item that, if included in Operating Expenses, would involve a double collection for such items by Landlord, and 

(z) any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than tenants of the Project
under leases for space in the Project. 
 In addition, notwithstanding anything to the contrary contained in this Lease, Operating Expenses
incurred or accrued by Landlord with respect to any capital improvements which are reasonably expected by Landlord to reduce overall Operating Expenses (for example, without limitation, by reducing energy usage at the Project) (the “Energy
Savings Costs”) shall be amortized over a period of years equal to the least of (A) 10 years, (B) the useful life of such capital items, or (C) the quotient of (i) the Energy Savings Costs, divided by (ii) the annual
amount of Operating Expenses reasonably expected by Landlord to be saved as a result of such capital improvements. 
 Within 90 days after
the end of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to Tenant a statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of
actual Operating Expenses for the previous calendar year, and (b) the total of Tenant’s payments in respect of Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s
payments of Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent within 30 days after delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s
Share of actual Operating Expenses for such year Landlord shall pay the excess to Tenant within 30 days after delivery of such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant is delinquent in its
obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. Landlord’s and Tenant’s obligations to pay any overpayments or deficiencies due pursuant to this paragraph shall survive the
expiration or earlier termination of this Lease. 
 The Annual Statement shall be final and binding upon Tenant unless Tenant, within 90
days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. If, during such 90 day period, Tenant reasonably and in good faith questions or
contests the accuracy of Landlord’s statement of Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and records relating to the operation of the Project and such information as Landlord
reasonably and in good faith determines to be responsive to Tenant’s questions (the “Expense Information”). If after Tenant’s review of such Expense Information, Landlord and Tenant cannot agree upon the amount of
Tenant’s Share of Operating Expenses, then Tenant shall have the right to have an independent regionally recognized public accounting firm selected by Tenant, working pursuant to a fee arrangement other than a contingent fee (at Tenant’s
sole cost and expense) and 

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approved by Landlord (which approval shall not be unreasonably withheld or delayed), audit and/or review the Expense Information for the year in question (the “Independent
Review”). The results of any such Independent Review shall be binding on Landlord and Tenant. If the Independent Review shows that the payments actually made by Tenant with respect to Operating Expenses for the calendar year in question
exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord shall at Landlord’s option either (i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the
excess to Tenant within 30 days after delivery of such statement, except that after the expiration or earlier termination of this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting
all other amounts due Landlord. If the Independent Review shows that Tenant’s payments with respect to Operating Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay
the deficiency to Landlord within 30 days after delivery of such statement. If the Independent Review shows that Tenant has overpaid with respect to Operating Expenses by more than 5%, then Landlord shall reimburse Tenant for all costs incurred by
Tenant for the Independent Review. Operating Expenses for the calendar years in which Tenant’s obligation to share therein begins and ends shall be prorated. Notwithstanding anything set forth herein to the contrary, if the Building is not at
least 95% occupied on average during any year of the Term, Tenant’s Share of Operating Expenses for such year with respect to Variable Operating Expenses shall be computed as though the Building had been 95% occupied on average during such
year. “Variable Operating Expenses” shall mean those Operating Expenses which vary by occupancy including, without limitation, electricity, trash removal and other Utilities (as defined in Section 11). 

“Tenant’s Share” shall be the percentage set forth on the first page of this Lease as Tenant’s Share as reasonably
adjusted by Landlord for changes in the physical size of the Premises or the Project occurring thereafter. Landlord may equitably increase Tenant’s Share for any item of expense or cost reimbursable by Tenant that relates to a repair,
replacement, or service that benefits only the Premises or only a portion of the Project that includes the Premises or that varies with occupancy or use. Base Rent, Tenant’s Share of Operating Expenses and all other amounts payable by Tenant to
Landlord hereunder are collectively referred to herein as “Rent.” 
 6. Security Deposit. Tenant shall deposit with
Landlord, on or before June 10, 2020, a security deposit (the “Security Deposit”) for the performance of all of Tenant’s obligations hereunder in the amount set forth on page 1 of this Lease, which Security Deposit shall
be in the form of an unconditional and irrevocable letter of credit (the “Letter of Credit”): (i) in form and substance reasonably satisfactory to Landlord, (ii) naming Landlord as beneficiary, (iii) expressly allowing
Landlord to draw upon it at any time from time to time by delivering to the issuer notice that Landlord is entitled to draw thereunder, (iv) issued by an FDIC-insured financial institution reasonably satisfactory to Landlord, and
(v) redeemable by presentation of a sight draft in the State of California. If Tenant does not provide Landlord with a substitute Letter of Credit complying with all of the requirements hereof at least 10 days before the stated expiration date
of any then current Letter of Credit, Landlord shall have the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash without obligation for interest thereon as the Security Deposit. The Security Deposit shall
be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence
of a Default (as defined in Section 20), Landlord may use all or any part of the Security Deposit to pay delinquent payments due under this Lease, future rent damages under California Civil Code Section 1951.2, and the
cost of any damage, injury, expense or liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Landlord’s right to use the Security Deposit under this Section 6
includes the right to use the Security Deposit to pay future rent damages following the termination of this Lease pursuant to Section 21(c) below. Tenant hereby waives the provisions of any law, now or hereafter in force,
including, without limitation, California Civil Code Section 1950.7, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant
or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any
officer, employee, agent or invitee of Tenant. Upon bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to
the 

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filing of such proceedings. Upon any such use of all or any portion of the Security Deposit, Tenant shall, within 5 days after demand from Landlord, restore the Security Deposit to its original
amount set forth on page 1 of this Lease. If Tenant shall fully perform every provision of this Lease to be performed by Tenant, the Security Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled
under the provisions of this Lease), shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within 60 days after the expiration or earlier termination of this Lease. 

If Landlord transfers its interest in the Project or this Lease, Landlord shall either (a) transfer, at Landlord’s expense, any
Security Deposit then held by Landlord to a person or entity assuming Landlord’s obligations under this Section 6, or (b) return to Tenant any Security Deposit then held by Landlord and remaining after the
deductions permitted herein. Upon such transfer to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the return of the Security
Deposit shall apply solely against Landlord’s transferee. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation respecting the Security Deposit
is that of a debtor, not a trustee, and no interest shall accrue thereon.  
 Tenant has advised Landlord that Tenant requires until
June 10, 2020, to obtain the Letter of Credit required under this Section 6 and Landlord has agreed that Tenant may have until June 10, 2020, to deliver such Letter of Credit. Tenant’s failure to deliver such Letter of Credit to
Landlord pursuant to the terms of this paragraph shall constitute a Default under Section 20 of the Lease. 
 7. Use. The
Premises shall be used solely for the Permitted Use set forth in the basic lease provisions on page 1 of this Lease, and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and
restrictions now or hereafter applicable to the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant
thereto, “ADA”) (collectively, “Legal Requirements” and each, a “Legal Requirement”). Tenant shall, upon 5 days’ written notice from Landlord, discontinue any use of the Premises which is
declared, in writing, by any Governmental Authority (as defined in Section 9) having jurisdiction to be a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or in any
manner that would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a “place of public
accommodation”, as defined in the ADA or any similar legal requirement. Tenant shall reimburse Landlord promptly upon demand for any additional premium charged for any such insurance policy by reason of Tenant’s failure to comply with the
provisions of this Section or otherwise caused by Tenant’s use and/or occupancy of the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the floor or structure of the
Premises, subject the Premises to use that would damage the Premises or obstruct or interfere with the rights of Landlord or other tenants or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going out
of business sale on the Premises, or using or allowing the Premises to be used for any unlawful purpose. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from the Premises
from extending into Common Areas, or other space in the Project. Tenant shall not place any machinery or equipment which will overload the floor in or upon the Premises or transport or move such items through the Common Areas of the Project or in
the Project elevators without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Except as may be provided under the Work Letter, Tenant shall not, without the prior written consent of Landlord, use the Premises
in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the Premises based upon Tenant’s Share as usually furnished for
the Permitted Use. 
 Landlord shall be responsible, at Landlord’s cost and not as part of Operating Expenses, for the compliance of
the Premises and the Common Areas of the Project with Legal Requirements (including the ADA) as of the Commencement Date. Following the Commencement Date, Landlord shall, as an Operating Expense (to the extent such Legal Requirement is
generally applicable to similar buildings in the area in 

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which the Project is located) and at Tenant’s expense (to the extent such Legal Requirement is triggered by reason of Tenant’s, as compared to other tenants of the Project, particular
use of the Premises or Tenant’s Alterations) make any alterations or modifications to the Common Areas or the exterior of the Building that are required by Legal Requirements. Except as provided in the 2 immediately preceding sentences, Tenant,
at its sole expense, shall make any alterations or modifications to the interior or the exterior of the Premises or the Project that are required by Legal Requirements (including, without limitation, compliance of the Premises with the ADA) related
to Tenant’s particular use or occupancy of the Premises or any Tenant Alterations. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses,
actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and disbursements and costs of suit) (collectively,
“Claims”) arising out of or in connection with Legal Requirements related to Tenant’s particular use or occupancy of the Premises or any Tenant Alterations, and Tenant shall indemnify, defend, hold and save Landlord harmless
from and against any and all Claims arising out of or in connection with any failure of the Premises to comply with any Legal Requirement related to Tenant’s particular use or occupancy of the Premises or any Tenant Alterations. 

Tenant acknowledges that Landlord may, but shall not be obligated to, seek to obtain Leadership in Energy and Environmental Design (LEED),
WELL Building Standard, or other similar “green” certification with respect to the Project and/or the Premises, and Tenant agrees to reasonably cooperate with Landlord, and to provide such information and/or documentation as Landlord may
reasonably request, in connection therewith. 
 8. Holding Over. If, with Landlord’s express written consent, Tenant retains
possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at any time, (ii) all of the other terms and
provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and effect (excluding any expansion or renewal option or other similar right or
option) during such holdover period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or such other amount as may be agreed upon by Landlord and Tenant in
such written consent, and (iv) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without the express written consent of
Landlord, (A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Rent in effect during the last 30 days of the Term, and (B) Tenant shall be responsible for all
damages suffered by Landlord resulting from or occasioned by Tenant’s holding over, including consequential damages; provided, however, that Tenant shall not be liable for consequential damages in connection with a holdover of 30 days or less.
No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain
possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease. 

9. Taxes. Landlord shall pay, as part of Operating Expenses, all taxes, levies, fees, assessments and governmental charges of any kind,
existing as of the Commencement Date or thereafter enacted (collectively referred to as “Taxes”), imposed by any federal, state, regional, municipal, local or other governmental authority or agency, including, without limitation,
quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on or measured by or based, in whole or in part, on rent payable to (or gross receipts
received by) Landlord under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or other measure or evaluation of any kind of the Premises or the Project, or
(iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or at the direction of, or resulting from Legal Requirements, or
interpretations thereof, promulgated by any Governmental Authority, or (v) imposed as a license or other fee, charge, tax, or assessment on Landlord’s business or occupation of leasing space in the Project. Landlord may contest by
appropriate legal proceedings the amount, validity, or application of 

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any Taxes or liens securing Taxes. Notwithstanding anything to the contrary contained herein, Landlord shall only charge Tenant for assessments as if those assessments were paid by Landlord over
the longest possible term which Landlord is permitted to pay for the applicable assessments without additional charge other than interest, if any, provided under the terms of the underlying assessments. Taxes shall not include (a) any net
income taxes, franchise taxes, capital levy taxes, transfer taxes, excess profits taxes, estate taxes, succession taxes or inheritance taxes imposed on Landlord except to the extent such net income taxes are in substitution for any Taxes payable
hereunder, or (b) any fines, penalties or interest incurred as a result of Landlord’s failure to pay any Tax when due. If any such Tax is levied or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the
same at such times and in such manner as the taxing authority shall require. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures placed by Tenant in the Premises, whether
levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property, or if the assessed valuation of the Project is increased by a value
attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, higher than the base valuation on which Landlord from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the right, but not the obligation, to pay such Taxes. Landlord’s determination of any
excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due from Tenant to Landlord immediately upon demand. 

10. Parking. Subject to all applicable Legal Requirements, Force Majeure, a Taking (as defined in Section 19
below) and the exercise by Landlord of its rights hereunder, Tenant shall have the right, at no charge during the Base Term, to use 70 parking spaces, in common with other tenants of the Project, which parking spaces shall be located in those areas
of the Project designated for non-reserved parking, subject in each case to Landlord’s rules and regulations. Landlord may allocate parking spaces among Tenant and other tenants in the Project pro rata as
described above if Landlord determines that such parking facilities are becoming crowded. Tenant shall have the right, at no additional cost, to mark 4 of the 70 parking spaces available for use by Tenant pursuant to the first sentence of this
Section 10 as reserved for use by Tenant and/or Tenant’s visitors. Such reserved spaces shall be located in the areas of the second level of the Building’s subterranean parking facility designated on Exhibit
I attached hereto; provided, however, that Landlord shall have the right to relocate any or all of such reserved spaces upon 30 days’ written notice to Tenant. Landlord shall not be responsible for enforcing Tenant’s parking rights
against any third parties, including other tenants of the Project or for enforcing any such reservation of parking spaces. 
 11.
Utilities, Services. Landlord shall provide, subject to the terms of this Section 11, water, electricity, heat, light, power, sewer, and other utilities (including gas and fire sprinklers to the extent the Project is
plumbed for such services), and, with respect to the Common Areas only, refuse and trash collection and janitorial services (collectively, “Utilities”). Landlord shall pay, as Operating Expenses or subject to Tenant’s
reimbursement obligation, for all Utilities used on the Premises, all maintenance charges for Utilities, and any storm sewer charges or other similar charges for Utilities imposed by any Governmental Authority or Utility provider, and any taxes,
penalties, surcharges or similar charges thereon. Landlord may cause, at Landlord’s expense (unless such separate metering is reasonably determined by Landlord to be needed as a result of Tenant’s use of more than its pro rata share of
Utilities), any Utilities to be separately metered or charged directly to Tenant by the provider. Tenant shall pay directly to the Utility provider, prior to delinquency, any separately metered Utilities and services which may be furnished to Tenant
or the Premises during the Term. Tenant shall pay, as part of Operating Expenses, its share of all charges for jointly metered Utilities based upon consumption, as reasonably determined by Landlord. No interruption or failure of Utilities, from any
cause whatsoever other than Landlord’s willful misconduct, shall result in eviction or constructive eviction of Tenant, termination of this Lease or the abatement of Rent. Tenant agrees to limit use of water and sewer with respect to Common
Areas to normal restroom use. Tenant shall be responsible for obtaining and paying for its own janitorial services for the Premises. Notwithstanding the foregoing, HVAC shall be available to the laboratory portions of the Premises 24
hours a day, 7 days per week, except in the case of emergencies, as the result of Legal Requirements, the performance by Landlord of any installation, maintenance or repairs, or any other temporary interruptions, and otherwise subject to the terms
of this Lease. 
  

  
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 Landlord’s sole obligation for either providing emergency generators or providing emergency back-up power to Tenant shall be: (i) to provide an emergency generator with not less than the capacity of the emergency generator located in the Building as of the date hereof, and (ii) to contract with a
third party to maintain the emergency generator as per the manufacturer’s standard maintenance guidelines. Except as otherwise provided in the immediately preceding sentence, Landlord shall have no obligation to provide Tenant with an
operational emergency generator or back-up power or to supervise, oversee or confirm that the third party maintaining the emergency generator is maintaining the generator as per the manufacturer’s
standard guidelines or otherwise. During any period of replacement, repair or maintenance of the emergency generator when the emergency generator is not operational, including any delays thereto due to the inability to obtain parts or replacement
equipment, Landlord shall have no obligation to provide Tenant with an alternative back-up generator or generators or alternative sources of back-up power. Tenant
expressly acknowledges and agrees that Landlord does not guaranty that such emergency generator will be operational at all times or that emergency power will be available to the Premises when needed. Notwithstanding anything to the contrary
contained herein, Landlord shall, at least once per calendar quarter as part of the maintenance of the Building, run the emergency generator for a period reasonably determined by Landlord for the purpose of determining whether it operates when
started. 
 Tenant agrees to provide Landlord with access to Tenant’s water and/or energy usage data on a monthly basis, either by
providing Tenant’s applicable utility login credentials to Landlord’s Measurabl online portal, or by another delivery method reasonably agreed to by Landlord and Tenant. The costs and expenses incurred by Landlord in connection with
receiving and analyzing such water and/or energy usage data (including, without limitation, as may be required pursuant to applicable Legal Requirements) shall be included as part of Operating Expenses. 

12. Alterations and Tenant’s Property. Any alterations, additions, or improvements made to the Premises by or on behalf of Tenant
(other than the initial Tenant Improvements (as defined in the Work Letter) which shall be governed by the Work Letter), including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation,
removal or realignment of furniture systems (other than removal of furniture systems owned or paid for by Landlord) not involving any modifications to the structure or connections (other than by ordinary plugs or jacks) to Building Systems (as
defined in Section 13) (“Alterations”) shall be subject to Landlord’s prior written consent, which may be given or withheld in Landlord’s sole discretion if any such Alteration affects the
structure or Building Systems and shall not be otherwise unreasonably withheld. Tenant may construct nonstructural Alterations in the Premises without Landlord’s prior approval if the aggregate cost of all such work in any 12 month period does
not exceed $15,000 (a “Notice-Only Alteration”), provided Tenant notifies Landlord in writing of such intended Notice-Only Alteration, and such notice shall be accompanied by plans, specifications, work contracts and such other
information concerning the nature and cost of the Notice-Only Alteration as may be reasonably requested by Landlord, which notice and accompanying materials shall be delivered to Landlord not less than 15 business days in advance of any proposed
construction. If Landlord approves any Alterations, Landlord may impose such conditions on Tenant in connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s
reasonable discretion. Any request for approval shall be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans, specifications, bid proposals, work contracts and such other information
concerning the nature and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing addresses of all persons performing work or supplying materials. Landlord’s right to review plans and
specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans and specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole
cost and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and expense any alteration or modification required by Legal Requirements as a result of any Alterations. Tenant
shall pay to Landlord, as Additional Rent, on demand an amount equal to 3% of all charges incurred by Tenant or its contractors or agents in connection with any Alteration to cover Landlord’s overhead and expenses for plan review, coordination,
scheduling and supervision. 

  
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 Before Tenant begins any Alteration, Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by reason of faulty work done by Tenant or its
contractors, delays caused by such work, or inadequate cleanup. 
 Tenant shall furnish security or make other arrangements reasonably
satisfactory to Landlord to assure payment for the completion of all Alterations work free and clear of liens, and shall provide (and cause each contractor or subcontractor to provide) certificates of insurance for workers’ compensation and
other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Alterations, Tenant shall deliver to Landlord:
(i) sworn statements setting forth the names of all contractors and subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii) “as built” plans for any such Alteration. 

Except for Removable Installations (as hereinafter defined), all Installations (as hereinafter defined) shall be and shall remain the property
of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term, and shall remain upon and be surrendered with the Premises as a part thereof. Notwithstanding
the foregoing, Landlord may, at the time its approval of any such Installation is requested, or at the time it receives notice of a Notice-Only Alteration, notify Tenant that Landlord requires that Tenant remove such Installation upon the expiration
or earlier termination of the Term, in which event Tenant shall remove such Installation in accordance with the immediately succeeding sentence. Upon the expiration or earlier termination of the Term, Tenant shall remove (i) all wires, cables
or similar equipment which Tenant has installed in the Premises or in the risers or plenums of the Building, (ii) any Installations for which Landlord has given Tenant notice of removal in accordance with the immediately preceding sentence, and
(iii) all of Tenant’s Property (as hereinafter defined), and Tenant shall restore and repair any damage caused by or occasioned as a result of such removal, including, without limitation, capping off all such connections behind the walls
of the Premises and repairing any holes. During any restoration period beyond the expiration or earlier termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. If Landlord is
requested by Tenant or any lender, lessor or other person or entity claiming an interest in any of Tenant’s Property to waive any lien Landlord may have against any of Tenant’s Property, and Landlord consents to such waiver, then Landlord
shall be entitled to be paid as administrative rent a fee of $1,000 per occurrence for its time and effort in preparing and negotiating such a waiver of lien.. 

For purposes of this Lease, (x) “Removable Installations” means any items listed on Exhibit F attached hereto and any
items agreed by Landlord in writing to be included on Exhibit F in the future, (y) ”Tenant’s Property” means Removable Installations and, other than Installations, any personal property or equipment of Tenant that
may be removed without material damage to the Premises, and (z) ”Installations” means all property of any kind paid for with the TI Fund, all Alterations, all fixtures, and all partitions, hardware, built-in machinery, built-in casework and cabinets and other similar additions, equipment, property and improvements built into the Premises so as to become an integral part
of the Premises, including, without limitation, fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing,
electrical and mechanical equipment and systems, and any power generator and transfer switch. 
 13. Landlord’s Repairs.
Landlord, as an Operating Expense (except to the extent the cost thereof is excluded from Operating Expenses pursuant to Section 5 hereof), shall maintain all of the structural, exterior, parking and other Common Areas of
the Project, including HVAC, plumbing, fire sprinklers, elevators and all other building systems serving the Premises and other portions of the Project (“Building Systems”), in good repair, reasonable wear and tear and uninsured
losses and damages caused by Tenant, or by any of Tenant’s assignees, sublessees, licensees, agents, servants, employees, invitees and contractors (or any of Tenant’s assignees, sublessees and/or licensees respective agents, servants,
employees, invitees and contractors)(collectively, “Tenant Parties”) excluded. Losses and damages caused by Tenant or any Tenant Party shall be repaired by Landlord, to the extent not covered

  
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 by insurance, at Tenant’s sole cost and expense. Landlord reserves the right to temporarily stop Building
Systems services when necessary (i) by reason of accident or emergency, or (ii) for planned repairs, alterations or improvements, which are, in the judgment of Landlord, necessary to be made, until said repairs, alterations or improvements
shall have been completed. Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption; provided, however, that Landlord shall, except in case of emergency,
make a commercially reasonable effort to give Tenant 48 hours advance notice of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations or improvements. Tenant shall promptly give Landlord written notice of
any repair required by Landlord pursuant to this Section, after which Landlord shall make a commercially reasonable effort to effect such repair. Landlord shall use reasonable efforts to minimize interference with Tenant’s operations in the
Premises during such planned stoppages of Building Systems. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after Tenant’s written notice
of the need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s expense and agrees that the parties’ respective rights with respect to such
matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18. 

14. Tenant’s Repairs. Subject to Section 13 hereof, Tenant, at its expense, shall repair, replace and
maintain in good condition all portions of the Premises, including, without limitation, entries, doors, ceilings, interior windows, interior walls, and the interior side of demising walls. Should Tenant fail to make any such repair or replacement or
fail to maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of such failure within 10 business days of Landlord’s notice, and thereafter diligently prosecute such cure to completion,
Landlord may perform such work and shall be reimbursed by Tenant within 10 business days after demand therefor; provided, however, that if such failure by Tenant creates or could create an emergency (i.e., a circumstance which poses an imminent
threat of harm to persons or substantial property damage), Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the costs of such cure from Tenant. Subject to Sections 17 and 18, Tenant
shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party and any repair that benefits only the Premises. 

Notwithstanding anything to the contrary contained in this Lease, as of the Commencement Date, the maintenance and repair obligations for the
Premises shall be allocated between Landlord and Tenant as set forth on Exhibit G attached hereto. The maintenance obligations allocated to Tenant pursuant to Exhibit G (the “Tenant Maintenance Obligations”) shall be
performed by Tenant at Tenant’s sole cost and expense. The Tenant Maintenance Obligations shall include the procurement and maintenance of contracts, in form and substance reasonably satisfactory to Landlord, with copies to Landlord upon
Landlord’s written request, for and with contractors reasonably acceptable to Landlord specializing and experienced in the respective Tenant Maintenance Obligations. Notwithstanding anything to the contrary contained herein, the scope of work
of any such contracts entered into by Tenant pursuant to this paragraph shall, at a minimum, comply with manufacturer’s recommended maintenance procedures for the optimal performance of the applicable equipment. Landlord shall, notwithstanding
anything to the contrary contained in this Lease, have no obligation to perform any Tenant Maintenance Obligations. The Tenant Maintenance Obligations shall not include the right or obligation on the part of Tenant to make any structural and/or
capital repairs or improvements to the Project, and Landlord shall, during any period that Tenant is responsible for the Tenant Maintenance Obligations, continue, as part of Operating Expenses, to be responsible, as provided in the immediately
preceding paragraph, for capital repairs and replacements required to be made to the Project. If Tenant fails to maintain any portion of the Premises for which Tenant is responsible as part of the Tenant Maintenance Obligations in a manner
reasonably acceptable to Landlord within the requirements of this Lease, Landlord shall have the right, but not the obligation, to provide Tenant with written notice thereof and to assume the Tenant Maintenance Obligations if Tenant does not cure
Tenant’s failure within 10 days after receipt of such notice. 
 15. Mechanic’s Liens. Tenant shall discharge, by bond or
otherwise, any mechanic’s lien filed against the Premises or against the Project for work claimed to have been done for, or materials 

  
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 claimed to have been furnished to, Tenant within 15 days after the filing thereof, at Tenant’s sole cost and
shall otherwise keep the Premises and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have the right, but
not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease or
finance the acquisition of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing Statement filed as a
matter of public record by any lessor or creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall
the address of the Project be furnished on the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant. 

16. Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord, its officers, directors, employees,
managers, agents, sub-agents, constituent entities and lease signators (collectively, “Landlord Indemnified Parties”) harmless from and against any and all Claims for injury or death to
persons or damage to property occurring within or about the Premises or the Project arising directly or indirectly out of use or occupancy of the Premises or the Project (including, without limitation, any act, omission or neglect by Tenant or any
Tenant’s Parties in or about the Premises or at the Project) or a breach or default by Tenant in the performance of any of its obligations hereunder, except to the extent caused by the willful misconduct or negligence of Landlord Indemnified
Parties. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of records kept within the Premises). Tenant further waives any and all Claims for injury to
Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records). Landlord Indemnified Parties shall not be liable for any damages arising from any act,
omission or neglect of any tenant in the Project or of any other third party or Tenant Parties. 
 17. Insurance. Landlord shall
maintain all risk property and, if applicable, sprinkler damage insurance covering the full replacement cost of the Project. Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than
$2,000,000 for bodily injury and property damage with respect to the Project. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to, flood, environmental
hazard and earthquake, loss or failure of building equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds for employees employed to perform services and
insurance for any improvements installed by Tenant or which are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the Project. All such insurance shall be included as
part of the Operating Expenses. The Project may be included in a blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurer’s cost calculations). Tenant shall also
reimburse Landlord for any increased premiums or additional insurance which Landlord reasonably deems necessary as a result of Tenant’s use of the Premises. 

Tenant, at its sole cost and expense, shall maintain during the Term: all risk property insurance with business interruption and extra expense
coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense; workers’ compensation insurance with no less than the minimum limits required by law;
employer’s liability insurance with employers liability limits of $1,000,000 bodily injury by accident – each accident, $1,000,000 bodily injury by disease – policy limit, and $1,000,000 bodily injury by disease – each employee;
and commercial general liability insurance, with a minimum limit of not less than $2,000,000 per occurrence for bodily injury and property damage with respect to the Premises. The commercial general liability insurance maintained by Tenant shall
name Alexandria Real Estate Equities, Inc., and Landlord, its officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signators (collectively, “Landlord Insured
Parties”), as additional insureds; insure on an occurrence and not a claims-made basis; be issued by insurance companies which have a rating of not less than policyholder rating of A and financial category

  
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 rating of at least Class X in “Best’s Insurance Guide”; shall not be cancelable for
nonpayment of premium unless 10 days prior written notice shall have been given to Landlord from the insurer; not contain a hostile fire exclusion; contain a contractual liability endorsement; and provide primary coverage to Landlord Insured Parties
(any policy issued to Landlord Insured Parties providing duplicate or similar coverage shall be deemed excess over Tenant’s policies, regardless of limits). Certificates of insurance showing the limits of coverage required hereunder and showing
Landlord as an additional insured, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant prior to (i) the earlier to occur of (x) the Commencement Date, or
(y) the date that Tenant accesses the Premises under this Lease, and (ii) each renewal of said insurance. Tenant’s policy may be a “blanket policy” with an aggregate per location endorsement which specifically provides that
the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5 days prior to the expiration of such policies, furnish Landlord with renewal certificates. 

In each instance where insurance is to name Landlord as an additional insured, Tenant shall upon written request of Landlord also designate
and furnish certificates so evidencing Landlord as additional insured to: (i) any lender of Landlord holding a security interest in the Project or any portion thereof, (ii) the landlord under any lease wherein Landlord is tenant of the
real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other underlying lease rather than that of a fee owner, and/or (iii) any management company retained by Landlord to
manage the Project. 
 The property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all
rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers, agents, invitees and contractors (“Related Parties”), in connection with any loss or damage
thereby insured against. Neither party nor its respective Related Parties shall be liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained hereunder, and each party waives any
claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to insure its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant
hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from
any cause whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the other’s insurer. 

Landlord may require insurance policy limits to be raised to conform with requirements of Landlord’s lender and/or to bring coverage
limits to levels then being generally required of new tenants within the Project; provided, however, that the increased amount of coverage is consistent with coverage amounts then being required by institutional owners of similar projects with
tenants occupying similar size premises in the geographical area in which the Project is located. 
 18. Restoration. If, at any time
during the Term, the Project or the Premises are damaged or destroyed by a fire or other insured casualty, Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take
to restore the Project or the Premises, as applicable (the “Restoration Period”). If the Restoration Period is estimated to exceed 9 months (the “Maximum Restoration Period”), Landlord may, in such notice, elect to
terminate this Lease as of the date that is 75 days after the date of discovery of such damage or destruction; provided, however, that notwithstanding Landlord’s election to restore, Tenant may elect to terminate this Lease by written
notice to Landlord delivered within 5 business days of receipt of a notice from Landlord estimating a Restoration Period for the Premises longer than the Maximum Restoration Period. Unless either Landlord or Tenant so elects to terminate this Lease,
Landlord shall, subject to receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises (excluding the improvements installed by Tenant or by Landlord and paid for by
Tenant, subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and restore the Premises issued by any
Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (as defined in Section 30) in, on or about

  
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 the Premises (collectively referred to herein as “Hazardous Materials Clearances”);
provided, however, that if repair or restoration of the Premises is not substantially complete as of the end of the Maximum Restoration Period or, if longer, the Restoration Period, Landlord may, in its sole and absolute discretion,
elect not to proceed with such repair and restoration, or Tenant may by written notice to Landlord delivered within 5 business days of the expiration of the Maximum Restoration Period or, if longer, the Restoration Period, elect to terminate this
Lease, in which event Landlord shall be relieved of its obligation to make such repairs or restoration and this Lease shall terminate as of the date that is 75 days after the later of: (i) discovery of such damage or destruction, or
(ii) the date all required Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior to such election by Landlord or Tenant. 

Tenant, at its expense, shall promptly perform, subject to delays arising from the collection of insurance proceeds, from Force Majeure events
or to obtain Hazardous Material Clearances, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease.
Notwithstanding the foregoing, either Landlord or Tenant may terminate this Lease upon written notice to the other if the Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more than 2 months to
repair such damage; provided, however, that such notice is delivered within 10 business days after the date that Landlord provides Tenant with written notice of the estimated Restoration Period. Notwithstanding anything to the contrary contained
herein, Landlord shall also have the right to terminate this Lease if insurance proceeds are not available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances are obtained until the Premises are
repaired and restored, in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises, unless Landlord provides Tenant with other space during the period of repair that is suitable for
the temporary conduct of Tenant’s business. In the event that no Hazardous Material Clearances are required to be obtained by Tenant with respect to the Premises, rent abatement shall commence on the date of discovery of the damage or
destruction. Such abatement shall be the sole remedy of Tenant, and except as provided in this Section 18, Tenant waives any right to terminate this Lease by reason of damage or casualty loss. 

The provisions of this Lease, including this Section 18, constitute an express agreement between Landlord and Tenant
with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the Project, and any statute or regulation which is now or may hereafter be in effect shall have no application to this Lease or any
damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing that this Section 18 sets forth their entire understanding and agreement with respect to
such matters. 
 19. Condemnation. If the whole or any material part of the Premises or the Project is taken for any public or
quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking would in Landlord’s reasonable
judgment, either prevent or materially interfere with Tenant’s use of the Premises or materially interfere with or impair Landlord’s ownership or operation of the Project), then upon written notice by Landlord this Lease shall terminate
and Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially reasonable under the
circumstances to their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating Expenses and the Rent payable hereunder during the unexpired
Term shall be reduced to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby
assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such
compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights it might otherwise have
pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 

  
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 20. Events of Default. Each of the following events shall be a default
(“Default”) by Tenant under this Lease: 
 (a) Payment Defaults. Tenant shall fail to pay any installment of Rent or
any other payment hereunder when due; provided, however, that Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 5 days of any such notice not more than twice in any 12 month period. 

(b) Insurance. Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire
or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement insurance at least 5 days before the expiration of the current coverage. 

(c) Abandonment. Tenant shall abandon the Premises. Tenant shall not be deemed to have abandoned the Premises if (i) Tenant
provides Landlord with reasonable advance notice prior to vacating and, at the time of vacating the Premises, Tenant completes Tenant’s obligations with respect to the Decommissioning and HazMat Closure Plan in compliance with
Section 28, (ii) Tenant has made reasonable arrangements with Landlord for the security of the Premises for the balance of the Term, and (iii) Tenant continues during the balance of the Term to satisfy all of its
obligations under the Lease as they come due. 
 (d) Improper Transfer. Tenant shall assign, sublease or otherwise transfer or
attempt to transfer all or any portion of Tenant’s interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such
action is not released within 90 days of the action. 
 (e) Liens. Tenant shall fail to discharge or otherwise obtain the release of
any lien placed upon the Premises in violation of this Lease within 10 days after any such lien is filed against the Premises. 
 (f)
Insolvency Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall: (A) make a general assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an
order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver,
trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a “Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90
days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation,
partnership or other entity). 
 (g) Estoppel Certificate or Subordination Agreement. Tenant fails to execute any document required
from Tenant under Sections 23 or 27 within 5 days after a second notice requesting such document. 
 (h) Other
Defaults. Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a
period of 30 days after written notice thereof from Landlord to Tenant. 
 Any notice given under Section 20(h) hereof shall:
(i) specify the alleged default, (ii) demand that Tenant cure such default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed
a forfeiture or a termination of this Lease unless Landlord elects otherwise in such notice; provided that if the nature of Tenant’s default pursuant to Section 20(h) is such that it cannot be cured by the
payment of money and reasonably requires more than 30 days to cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said 30 day period and thereafter diligently prosecutes the same to completion;
provided, however, that such cure shall be completed no later than 60 days from the date of Landlord’s notice. 

  
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 21. Landlord’s Remedies. 

(a) Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of
Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum or the highest rate permitted
by law (the “Default Rate”), whichever is less, shall be payable to Landlord on demand as Additional Rent. Nothing herein shall be construed to create or impose a duty on Landlord to mitigate any damages resulting from Tenant’s
Default hereunder. 
 (b) Late Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to
incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges which may be imposed on
Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due, Tenant shall pay to Landlord an additional sum equal to 6% of the
overdue Rent as a late charge. Notwithstanding the foregoing, before assessing a late charge the first time in any calendar year, Landlord shall provide Tenant written notice of the delinquency and will waive the right if Tenant pays such
delinquency within 5 days thereafter. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the late charge, Rent not paid when
due shall bear interest at the Default Rate from the 5th day after the date due until paid. 
 (c) Remedies. Upon the occurrence of a
Default, Landlord, at its option, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and
nonexclusive, without any notice or demand whatsoever. 
 (i) Terminate this Lease, or at Landlord’s option,
Tenant’s right to possession only, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in
rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim for damages therefor; 

(ii) Upon any termination of this Lease, whether pursuant to the foregoing Section 21(c)(i) or
otherwise, Landlord may recover from Tenant the following: 
 (A) The worth at the time of award of any unpaid rent which has
been earned at the time of such termination; plus 
 (B) The worth at the time of award of the amount by which the unpaid
rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 

(C) The worth at the time of award of the amount by which the unpaid rent for the balance of the Term after the time of award
exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 (D) Any other amount
necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including, but
not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant;
and 
 (E) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted
from time to time by applicable law. 

  
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 The term “rent” as used in this Section 21 shall be deemed to be and
to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 21(c)(ii)(A) and (B), above, the “worth at the time of award”
shall be computed by allowing interest at the Default Rate. As used in Section 21(c)(ii)(C) above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the
Federal Reserve Bank of San Francisco at the time of award plus 1%. 
 (iii) Landlord may continue this Lease in effect after
Tenant’s Default and recover rent as it becomes due (Landlord and Tenant hereby agreeing that Tenant has the right to sublet or assign hereunder, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this
Lease following a Default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes due. 

(iv) Whether or not Landlord elects to terminate this Lease following a Default by Tenant, Landlord shall have the right to
terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases,
licenses, concessions or arrangements. Upon Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no
further right to or interest in the rent or other consideration receivable thereunder. 
 (v) Independent of the exercise of
any other remedy of Landlord hereunder or under applicable law, Landlord may conduct an environmental test of the Premises as generally described in Section 30(d) hereof, at Tenant’s expense. 

(d) Effect of Exercise. Exercise by Landlord of any remedies hereunder or otherwise available shall not be deemed to be an acceptance
of surrender of the Premises and/or a termination of this Lease by Landlord, it being understood that such surrender and/or termination can be effected only by the express written agreement of Landlord and Tenant. Any law, usage, or custom to the
contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in
accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same and shall not be deemed a waiver of Landlord’s
right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of Rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by
Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to re-enter, re-take or otherwise obtain possession of the Premises as provided in any statute, or to institute legal proceedings to that end, and also waives all right of
redemption in case Tenant shall be dispossessed by a judgment or by warrant of any court or judge. Any reletting of the Premises or any portion thereof shall be on such terms and conditions as Landlord in its sole discretion may determine. Landlord
shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting or otherwise to mitigate any damages arising by reason of
Tenant’s Default. 
 22. Assignment and Subletting. 

(a) General Prohibition. Subject to the terms and conditions of this Section 22 (including, without
limitation, the terms and conditions of Section 22(b) below), without Landlord’s prior written consent, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the

  
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 Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession
or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. If Tenant is a corporation, partnership or limited liability company, the shares or other ownership interests thereof which are not actively
traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers whereby 49.9% or more of the issued and outstanding shares or other
ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity or entities which were owners thereof at time of execution of this Lease to
persons or entities who were not owners of shares or other ownership interests of the corporation, partnership or limited liability company at time of execution of this Lease, shall be deemed an assignment of this Lease requiring the consent of
Landlord as provided in this Section 22. Notwithstanding the foregoing, Tenant shall have the right to obtain financing from institutional and/or individual investors (including venture capital funding and corporate
partners) or undergo a public offering which results in a change in control of Tenant without such change of control constituting an assignment under this Section 22 requiring Landlord consent, provided that (i) Tenant
notifies Landlord in writing of the financing at least 5 business days prior to the closing of the financing, and (ii) provided that in no event shall such financing result in a change in use of the Premises from the use contemplated by Tenant
at the commencement of the Term. 
 Permitted Transfers. . If Tenant desires to assign, sublease, hypothecate or otherwise transfer
this Lease or sublet the Premises other than pursuant to a Permitted Assignment (as defined below), then at least 15 business days, but not more than 45 business days, before the date Tenant desires the assignment or sublease to be effective (the
“Assignment Date”), Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises and any Hazardous
Materials proposed to be used, stored handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms and conditions of
the proposed assignment or sublease, including a copy of any proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its consent.
Landlord may, by giving written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant such consent, (ii) refuse such consent, in its reasonable discretion, or (iii) terminate this Lease with
respect to the space described in the Assignment Notice as of the Assignment Date (an “Assignment Termination”). Among other reasons, it shall be reasonable for Landlord to withhold its consent in any of these instances:
(1) the proposed assignee or subtenant is a governmental agency; (2) in Landlord’s reasonable judgment, the use of the Premises by the proposed assignee or subtenant would entail any alterations that would lessen the value of the
leasehold improvements in the Premises, or would require increased services by Landlord; (3) in Landlord’s reasonable judgment, the proposed assignee or subtenant is engaged in areas of scientific research or other business concerns that
are controversial such that they may (i) attract or cause negative publicity for or about the Building or the Project, (ii) negatively affect the reputation of the Building, the Project or Landlord, (iii) attract protestors to the
Building or the Project, or (iv) lessen the attractiveness of the Building or the Project to any tenants or prospective tenants, purchasers or lenders; (4) in Landlord’s reasonable judgment, the proposed assignee or subtenant lacks
the creditworthiness to support the financial obligations it will incur under the proposed assignment or sublease; (5) in Landlord’s reasonable judgment, the character, reputation, or business of the proposed assignee or subtenant is
inconsistent with the desired tenant-mix or the quality of other tenancies in the Project or is inconsistent with the type and quality of the nature of the Building; (6) Landlord has received from any
prior landlord to the proposed assignee or subtenant a negative report concerning such prior landlord’s experience with the proposed assignee or subtenant; (7) Landlord has experienced previous defaults by or is in litigation with the
proposed assignee or subtenant; (8) the use of the Premises by the proposed assignee or subtenant will violate any applicable Legal Requirement; (9) the proposed assignee or subtenant is an entity with whom Landlord is negotiating to lease
space in the Project; or (10) the assignment or sublease is prohibited by Landlord’s lender. If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw such Assignment Notice
by written notice to Landlord of such election within 5 business days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall continue in full force and effect. If
Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the 

  
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 Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord to exercise
any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall pay to Landlord a fee
equal to Two Thousand Five Hundred Dollars ($2,500) in connection with its consideration of any Assignment Notice and/or its preparation or review of any consent documents. Notwithstanding the foregoing, Landlord’s consent to an assignment of
this Lease or a subletting of any portion of the Premises to any entity controlling, controlled by or under common control with Tenant (a “Control Permitted Assignment”) shall not be required, provided that Landlord shall have the
right to approve the form of any such sublease or assignment (which approval shall not be unreasonably withheld or delayed). In addition, Tenant shall have the right to assign this Lease, upon 30 days prior written notice to Landlord ((x) unless
Tenant is prohibited from providing such notice by applicable Legal Requirements in which case Tenant shall notify Landlord promptly thereafter, and (y) if the transaction is subject to confidentiality requirements, Tenant’s advance
notification shall be subject to Landlord’s execution of a non-disclosure agreement reasonably acceptable to Landlord and Tenant) but without obtaining Landlord’s prior written consent, to a
corporation or other entity which is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or
substantially all of the assets or the ownership interests of Tenant provided that (i) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a legitimate business purpose and not principally for the purpose
of transferring this Lease, and (ii) the net worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not less than the greater of the net worth (as determined in accordance
with GAAP) of Tenant as of (A) the Commencement Date, or (B) as of the date of Tenant’s most current quarterly or annual financial statements, and (iii) such assignee shall agree in writing to assume all of the terms, covenants
and conditions of this Lease (a “Corporate Permitted Assignment”). Control Permitted Assignments and Corporate Permitted Assignments are hereinafter referred to as “Permitted Assignments.” 

(b) Additional Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s consent is required,
Landlord may require: 
 (i) that any assignee or subtenant agree, in writing at the time of such assignment or subletting,
that if Landlord gives such party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability except to
credit such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, in no event shall
Landlord or its successors or assigns be obligated to accept such attornment; and 
 (ii) A list of Hazardous Materials,
certified by the proposed assignee or sublessee to be true and correct, which the proposed assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents
relating to such use, storage, handling, treatment, generation, release or disposal of Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without
limitation: permits; approvals; reports and correspondence; storage and management plans; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted
after Landlord has given its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all federal, state and local Governmental
Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents
containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. 

(c) No Release of Tenant, Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of
Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of Rent and for compliance with all of 

  
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 Tenant’s other obligations under this Lease. Except in connection with a Permitted Assignment, if the Rent
due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto in any form) exceeds the sum of the rental payable under this
Lease, (excluding however, any Rent payable under this Section) and actual and reasonable brokerage fees, legal costs and any design or construction fees directly related to and required pursuant to the terms of any such sublease (“Excess
Rent”), then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any part thereof, Tenant hereby
immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee and as
attorney-in-fact for Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under
this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect such rent. 
 (d) No Waiver. The
consent by Landlord to an assignment or subletting shall not relieve Tenant or any assignees of this Lease or any sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant
or any assignee or sublessee of Tenant from full and primary liability under this Lease. The acceptance of Rent hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not
be deemed to be a waiver of any of the provisions of this Lease or a consent to any subletting, assignment or other transfer of the Premises. 

(e) Prior Conduct of Proposed Transferee. Notwithstanding any other provision of this Section 22, if
(i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in connection with Hazardous Materials contaminating a property, where the contamination resulted
from such party’s action or use of the property in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued by any Governmental Authority in connection with the use, storage, handling, treatment,
generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority), or (iii) because of the existence of a pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible party in connection with the remediation of such pre-existing environmental condition would be materially increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall have the absolute right to refuse
to consent to any assignment or subletting to any such party.  
 23. Estoppel Certificate. Tenant shall, within 10 business
days of written notice from Landlord, execute, acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if
modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not
any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further factual information with respect to the status of this Lease or the Premises as may be requested
thereon. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property 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 and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 

24. Quiet Enjoyment. So long as Tenant is not in Default under this Lease, Tenant shall, subject to the terms of this Lease, at all
times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. 
 25.
Prorations. All prorations required or permitted to be made hereunder shall be made on the basis of a 360 day year and 30 day months. 

  
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 26. Rules and Regulations. Provided that such rules and regulations are not in violation
of applicable Legal Requirements, Tenant shall, at all times during the Term and any extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the
Project, including, without limitation, the use of the Project Amenities, which rules and regulation shall be enforced in a non-discriminatory manner. The current rules and regulations are attached hereto as
Exhibit E. If there is any conflict between said rules and regulations and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules
or regulations by other tenants in the Project. 
 27. Subordination. This Lease and Tenant’s interest and rights hereunder are
hereby made and shall be subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations,
refinancing, assignments and extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided, however that so long as there is no Default hereunder, Tenant’s right to possession of the
Premises shall not be disturbed by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to execute, acknowledge and deliver such instruments,
confirming such subordination, and such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenant’s
quiet enjoyment of the Premises as set forth in Section 24 hereof. Notwithstanding the foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing
to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording and in that event such Holder shall have the same rights with respect to this Lease as though
this Lease had been executed prior to the execution, delivery and recording of such Mortgage and had been assigned to such Holder. The term “Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security
assignments and any other encumbrances, and any reference to the “Holder” of a Mortgage shall be deemed to include the beneficiary under a deed of trust. 

28. Surrender. Upon the expiration of the Term or earlier termination of Tenant’s right of possession, Tenant shall surrender the
Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or
released or disposed of from, the Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances, broom clean, ordinary wear and tear and casualty
loss and condemnation covered by Sections 18 and 19 excepted. At least 3 months prior to the surrender of the Premises or such earlier date as Tenant may elect to cease operations at the Premises, Tenant shall
deliver to Landlord a narrative description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any Installations permitted by Landlord to remain in the Premises) at
the expiration or earlier termination of the Term, free from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Decommissioning and HazMat Closure Plan”).
Such Decommissioning and HazMat Closure Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of any Tenant Party with respect to the Premises, and (ii) all Hazardous
Materials used, stored, handled, treated, generated, released or disposed of from the Premises, and shall be subject to the review and approval of Landlord’s environmental consultant. In connection with the review and approval of the
Decommissioning and HazMat Closure Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary information concerning Tenant HazMat Operations as
Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Decommissioning and HazMat Closure Plan shall have been satisfactorily completed and Landlord shall have the right, subject to
reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of
the effective date of such surrender or early termination of this Lease, free from any residual impact from Tenant HazMat Operations. Tenant shall reimburse Landlord, as Additional Rent, for the actual out-of-pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the Decommissioning and HazMat Closure Plan and to visit the Premises and verify satisfactory
completion of the same, which cost shall not exceed $5,000. Landlord shall have the unrestricted right to deliver such Decommissioning and HazMat Closure Plan and any report by Landlord’s environmental consultant with respect to the surrender
of the Premises to third parties. 

  
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 If Tenant shall fail to prepare or submit a Decommissioning and HazMat Closure Plan approved by
Landlord, or if Tenant shall fail to complete the approved Decommissioning and HazMat Closure Plan, or if such Decommissioning and HazMat Closure Plan, whether or not approved by Landlord, shall fail to adequately address any residual effect of
Tenant HazMat Operations in, on or about the Premises, Landlord shall have the right to take such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual impact from
Tenant HazMat Operations, the cost of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 28. 

Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the
Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost access card or key or the cost of reprogramming the
access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned
and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All obligations of Tenant
hereunder not fully performed as of the termination of the Term, including the obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation,
indemnity obligations, payment obligations with respect to Rent and obligations concerning the condition and repair of the Premises. 

29. Waiver of Jury Trial. TO THE EXTENT PERMITTED BY LAW, TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY
PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE
TRANSACTIONS RELATED HERETO. 
 30. Environmental Requirements. 

(a) Prohibition/Compliance/Indemnity. Tenant shall not cause or permit any Hazardous Materials (as hereinafter defined) to be brought
upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any Tenant Party. If Tenant
breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises, the Project or any adjacent property or if
contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises by anyone other than Landlord and
Landlord’s employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless from any and
all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without limitation,
punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including, without limitation, attorneys’,
consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal
injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively, “Environmental Claims”) which arise during or after the Term as a
result of such contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site 

  
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 conditions or any cleanup, treatment, remedial, removal, or restoration work required by any federal, state or
local Governmental Authority because of Hazardous Materials present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, the Building, the
Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Building, the Project or any adjacent property, Tenant shall promptly take all actions at its sole expense and in
accordance with applicable Environmental Requirements as are necessary to return the Premises, the Building, the Project or any adjacent property to the condition existing prior to the time of such contamination, provided that Landlord’s
approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as such actions would not potentially have any material adverse long-term or short-term effect on the Premises, the Building, or the Project.
Notwithstanding anything to the contrary contained in Section 28 or this Section 30, Tenant shall not be responsible for, and the indemnification and hold harmless obligation set forth in this
paragraph shall not apply to (i) contamination in the Premises which Tenant can prove to Landlord’s reasonable satisfaction existed in the Premises immediately prior to the Commencement Date, or (ii) the presence of any Hazardous
Materials in the Premises which Tenant can prove to Landlord’s reasonable satisfaction migrated from outside of the Premises into the Premises, unless in either case, the presence of such Hazardous Materials (x) is the result of a breach
by Tenant of any of its obligations under this Lease, or (y) was caused, contributed to or exacerbated by Tenant or any Tenant Party. 

(b) Business. Landlord acknowledges that it is not the intent of this Section 30 to prohibit Tenant from using
the Premises for the Permitted Use. Tenant may operate its business according to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all then applicable Environmental
Requirements. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Commencement Date a list identifying each type of Hazardous Materials to
be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting forth any and all governmental approvals or permits required in connection with the presence, use, storage, handling,
treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials List”). Upon Landlord’s request, or any time that Tenant is required to deliver a Hazardous Materials List to
any Governmental Authority (e.g., the fire department) in connection with Tenant’s use or occupancy of the Premises, Tenant shall deliver to Landlord a copy of such Hazardous Materials List. Tenant shall deliver to Landlord true and correct
copies of the following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the Commencement Date, or if unavailable at that time,
concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans, notice of violations of any Legal Requirements; plans relating to the installation of any
storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s sole and absolute
discretion); all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks; and a Decommissioning and
HazMat Closure Plan (to the extent surrender in accordance with Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to provide Landlord with any portion(s) of the Haz Mat Documents containing
information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section to provide Landlord with information which could be detrimental to
Tenant’s business should such information become possessed by Tenant’s competitors. 
 (c) Tenant Representation and
Warranty. Tenant hereby represents and warrants to Landlord that (i) neither Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in
connection with Hazardous Materials contaminating a property which contamination was permitted by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is
not subject to any enforcement order issued by any Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the
failure to make a required reporting to any Governmental Authority). If Landlord determines that this representation and warranty was not true as of the date of this lease, Landlord shall have the right to terminate this Lease in Landlord’s
sole and absolute discretion. 

  
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 (d) Testing. Landlord shall have the right to conduct annual tests of the Premises
to determine whether any contamination of the Premises or the Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the Premises if there is violation of this
Section 30 or if contamination for which Tenant is responsible under this Section 30 is identified; provided, however, that if Tenant conducts its own tests of the Premises using third party
contractors and test procedures acceptable to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant. In addition, at any time, and from time to time, prior to the
expiration or earlier termination of the Term, Landlord shall have the right to conduct appropriate tests of the Premises and the Project to determine if contamination has occurred as a result of Tenant’s use of the Premises. In connection with
such testing, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or
any Tenant Party. If contamination has occurred for which Tenant is liable under this Section 30, Tenant shall pay all costs to conduct such tests. If no such contamination is found, Landlord shall pay the costs of such
tests (which shall not constitute an Operating Expense). Landlord shall provide Tenant with a copy of all third party, non-confidential reports and tests of the Premises made by or on behalf of Landlord during
the Term without representation or warranty and subject to a confidentiality agreement. Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any environmental conditions identified by such testing in accordance with all
Environmental Requirements. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights which Landlord may have against Tenant. Tenant shall have the right to have a Tenant representative present
while Landlord conducts tests in the Premises pursuant to this Section 30(d). 
 (e) Control Areas. Tenant shall have the use of
100% of the control area designated as Control Area B2-3 on Exhibit H attached hereto. For the avoidance of doubt, Tenant shall not have rights with respect to any other control areas at the Project.

 (f) Storage Tanks. If storage tanks storing Hazardous Materials located on the Premises or the Project are used by Tenant or are
hereafter placed on the Premises or the Project by Tenant, Tenant shall install, use, monitor, operate, maintain, upgrade and manage such storage tanks, maintain appropriate records, obtain and maintain appropriate insurance, implement reporting
procedures, properly close any storage tanks, and take or cause to be taken all other actions necessary or required under applicable state and federal Legal Requirements, as such now exists or may hereafter be adopted or amended in connection with
the installation, use, maintenance, management, operation, upgrading and closure of such storage tanks. Notwithstanding anything to the contrary contained herein, Tenant shall have no right to use or install any underground storage tanks at the
Project. 
 (g) Tenant’s Obligations. Tenant’s obligations under this Section 30 shall survive the
expiration or earlier termination of this Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials (including,
without limitation, the release and termination of any licenses or permits restricting the use of the Premises and the completion of the approved Decommissioning and HazMat Closure Plan), Tenant shall continue to pay the full Rent in accordance with
this Lease for any portion of the Premises not relet by Landlord in Landlord’s sole discretion, which Rent shall be prorated daily. 

(h) Definitions. As used herein, the term “Environmental Requirements” means all applicable present and future
statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the Project, or
the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or
policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, or regulated by reason
of its impact or potential impact on humans, animals and/or the environment under any 

  
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 Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural gas
liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the “operator” of Tenant’s
“facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated, resulting, or
produced therefrom 
 31. Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord
fails to perform any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after
such period of time as is reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the Premises and to any landlord of any lease of property in or on which the
Premises are located and Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Project by power of sale or a judicial action if such should prove necessary to effect a
cure; provided Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except
as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder. 

All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not
thereafter. The term “Landlord” in this Lease shall mean only the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from
all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the duration of such owner’s ownership. 

32. Inspection and Access. Landlord and its agents, representatives, and contractors may enter the Premises at any reasonable time to
inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlord’s representatives may enter the Premises during business hours on not less than 48
hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of effecting any such repairs, inspecting the Premises, showing the Premises to
prospective purchasers and, during the last 18 months of the Term, to prospective tenants or for any other business purpose. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is
available for sale. Landlord may grant easements, make public dedications, designate Common Areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially, adversely
affects Tenant’s use or occupancy of the Premises for the Permitted Use. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in
the case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights
hereunder. 
 Subject to the terms of this Section 32, Landlord may from time to time during the Term, during
regular business hours and/or otherwise at times mutually acceptable to Landlord and Tenant, conduct third party tours of the Premises (“Tours”), which Tours may be held with not less than 1 business day’s advance notice. 

33. Security. Tenant acknowledges and agrees that security devices and services, if any, while intended to deter crime may not in given
instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with
respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall be solely responsible for the
personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any 

  
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 such person is in, on or about the Premises and/or the Project. Tenant shall at Tenant’s cost obtain
insurance coverage to the extent Tenant desires protection against such criminal acts. 
 34. Force Majeure. Except for the payment
of Rent, neither Landlord nor Tenant shall be responsible or liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, sinkholes or subsidence, strikes, lockouts, or other labor
disputes, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable costs or failure of, or inability to obtain,
utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies, local, regional or national epidemic or pandemic (including COVID-19), delay
in issuance or revocation of permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond the reasonable control of Landlord (“Force
Majeure”). 
 35. Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or
other person (collectively, “Broker”) in connection with this transaction and that no Broker brought about this transaction, other than CBRE and Cushman & Wakefield. Landlord and Tenant each hereby agree to indemnify and
hold the other harmless from and against any claims by any Broker, other than CBRE and Cushman & Wakefield, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to
this leasing transaction. 
 36. Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER
AGREEMENT BETWEEN LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO:
TENANT’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC,
BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE
PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE
PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED
AGAINST LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF
LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 

37. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and
in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal,
invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid and enforceable. 

38. Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which may be granted or withheld in
Landlord’s sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any curtains, blinds, shades or screens
other than Landlord’s standard window 

  
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 coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any
bottles, parcels, or other articles on the window sills, (v) place any equipment, furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs,
notices, window or door lettering, placards, decorations, or advertising media of any type which can be viewed from the exterior of the Premises. Suite entry signage and signage on the lobby directory shall be inscribed, painted or affixed for
Tenant by Landlord at the sole cost and expense of Tenant, and shall be of a size, color and type acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering. The
directory tablet shall be provided exclusively for the display of the name and location of tenants. 
 Tenant shall have the non-exclusive right, at Tenant’s sole cost and expense, to display 1 sign bearing Tenant’s name and/or logo on the Building (the “Building Sign”) and 1 sign bearing Tenant’s name
and/or logo on the monument sign serving the Building (the “Building Sign”), which signs shall be in the locations and pursuant to the specifications designated on Exhibit J. Notwithstanding the foregoing, Tenant acknowledges
and agrees that the Building Sign and the Monument Sign including, without limitation, the size, color and type, shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed, and shall
be subject to and in compliance with applicable Legal Requirements and Landlord’s Project standards. Tenant shall be responsible, at Tenant’s sole cost and expense, for the maintenance of the Building Sign, for the removal of the Building
Sign at the expiration or earlier termination of this Lease and for the repair of all damage resulting from such removal. 
 39. Right to
Expand. 
 (a) Expansion in the Building. Subject to the rights of existing tenants of the Project and to the terms of this
Section 39(a), Tenant shall have the one-time right during the Base Term with respect to each portion of the Expansion Space described below, but not the obligation, to expand the
Premises (the “Expansion Right”) to include the Expansion Space upon the terms and conditions in this Section 39. For purposes of this Section 39(a), “Expansion
Space” shall mean that certain space in the Building commonly known as: (1) Suite 200, containing approximately 9,143 rentable square feet; (2) Suite 205, containing approximately 6,291 rentable square feet; (3) Suite 210,
containing approximately 7,007 rentable square feet; and (4) Suite 215, containing approximately 8,385 rentable square feet, all as more specifically described on Exhibit K attached hereto, to the extent each such space is not occupied
by a tenant or which is occupied by a then-existing tenant whose lease is expiring within 9 months or less and such tenant does not wish to renew (whether or not such tenant has a right to renew) its occupancy of such space. If all or a portion of
the Expansion Space becomes available, Landlord shall, at such time as Landlord shall elect so long as Tenant’s rights hereunder are preserved, deliver to Tenant written notice (the “Expansion Notice”) of the availability of
such Expansion Space, together with the terms and conditions on which Landlord is prepared to lease Tenant such Expansion Space. For the avoidance of doubt, Tenant shall be required to exercise its right under this
Section 39(a) with respect to all of the space described in the Expansion Notice (“Identified Expansion Space”). For the avoidance of any doubt, Tenant shall continue to be entitled to an Expansion Notice
pursuant to this Section 39(a) with respect to any portion of the Expansion Space which has not previously been identified in an Expansion Notice as Identified Expansion Space (for example, if Landlord delivers an Expansion
Notice identifying Suite 200 and 205 as the Identified Expansion Space, Tenant shall continue to be entitled to an Expansion Notice with respect to Suite 210 and Suite 215). The term of this Lease with respect to the Identified Expansion Space may
not be co-terminous with the Term of this Lease with respect to the then-existing Premises. Tenant shall have 5 business days following receipt of the Expansion Notice to deliver to Landlord written
notification of Tenant’s exercise of the Expansion Right (“Exercise Notice”) with respect to the Identified Expansion Space. If Tenant does not deliver an Exercise Notice to Landlord within such 5 business day period, then
Tenant shall be deemed to have waived its rights under this Section 39(a) to lease the Identified Expansion Space, and Landlord shall have the right to lease the Identified Expansion Space to any third party on any terms
and conditions acceptable to Landlord. 
 (b) Amended Lease. If: (i) Tenant fails to timely deliver an Expansion Notice, or
(ii) after the expiration of a period of 10 business days after Landlord’s delivery to Tenant of a lease amendment for Tenant’s lease of the Identified Expansion Space, no lease amendment for the Identified Expansion Space

  
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 acceptable to both parties each in their sole and absolute discretion, has been executed, Tenant shall be deemed
to have forever waived its right to lease the Identified Expansion Space. 
 (c)    Exceptions. Notwithstanding
the above, the Expansion Right shall, at Landlord’s option, not be in effect and may not be exercised by Tenant: 
 (i)
   during any period of time that Tenant is in Default under any provision of this Lease; or 
 (ii)
  at any time that Tenant’s then-current financial condition and outlook is not reasonably satisfactory to Landlord; or 

(iii)  if Tenant has been in Default under any provision of this Lease 3 or more times, whether or not the Defaults are
cured, during the 12 month period prior to the date on which Tenant seeks to exercise the Expansion Right. 

(d)    Termination. The Expansion Right shall, at Landlord’s option, terminate and be of no further force or
effect even after Tenant’s due and timely exercise of the Expansion Right, if, after such exercise, but prior to the commencement date of this Lease of such Expansion Space, (i) Tenant fails to timely cure any default by Tenant under this
Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of the Expansion Right to the date of the commencement of the lease of the Expansion Space, whether or not such Defaults are cured. 

(e)    Subordinate. Tenant’s Expansion Rights granted pursuant to Section 39(a) above
are and shall remain subject and subordinate to any expansion rights of tenants of the Project existing as of the date of this Lease. 

(f)    Rights Personal. Expansion Rights are personal to Tenant and are not assignable without Landlord’s
consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in this Lease, except that they may be assigned in connection with any Permitted
Assignment of this Lease. 
 (g)    No Extensions. The period of time within which any Expansion Rights may be
exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise the Expansion Rights. 

40.    The Alexandria Amenities. 

(a)    Generally. ARE-SD Region No. 44, LLC, a Delaware limited
liability company (“The Alexandria Landlord”) has constructed certain amenities at the property owned by The Alexandria Landlord located at 10996 Torreyana Road, San Diego, California (“The Alexandria”), which, as
of the date of this Lease, include, without limitation, shared conference facilities (“Shared Conference Facilities”), a fitness center and restaurant (collectively, the “Amenities”) for non-exclusive use by (a) Tenant, (b) other tenants of the Project, (c) Landlord, (d) the tenants of The Alexandria Landlord, (e) The Alexandria Landlord, (e) other affiliates of Landlord, The
Alexandria Landlord and Alexandria Real Estate Equities, Inc. (“ARE”), (f) the tenants of such other affiliates of Landlord, The Alexandria Landlord and ARE, and (g) any other parties permitted by The Alexandria Landlord
(collectively, “Users”). Landlord, The Alexandria Landlord, ARE, and all affiliates of Landlord, Alexandria Landlord and ARE may be referred to collectively herein as the “ARE Parties.” Notwithstanding anything to
the contrary contained herein, Tenant acknowledges and agrees that The Alexandria Landlord shall have the right, at the sole discretion of The Alexandria Landlord, to not make the Amenities available for use by some or all currently contemplated
Users (including Tenant). The Alexandria Landlord shall have the sole right to determine all matters related to the Amenities including, without limitation, relating to the reconfiguration, relocation, modification or removal of any of the Amenities
at The Alexandria and/or to revise, expand or discontinue any of the services (if any) provided in connection with the Amenities. Tenant acknowledges and agrees that Landlord has not made any representations or warranties regarding the availability
of the Amenities and that Tenant is not entering into this Lease relying on the continued availability of the Amenities to Tenant. Up to 85 employees of Tenant shall have access to and use of the Amenities. 

 

  
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 (b) License. Commencing on the Commencement Date, and so long as The Alexandria and the
Project continue to be owned by affiliates of ARE, Tenant shall have the non-exclusive right to the use of the available Amenities in common with other Users pursuant to the terms of this Section 40.
Passes to the fitness center at The Alexandria shall be made available to Tenant for up to 85 employees of Tenant employed at the Premises. If any employee of Tenant to whom a fitness center pass has been issued ceases to be an employee of Tenant at
the Premises or any employee to whom an access card (which does not include a fitness center pass) has been issued ceases to be an employee of Tenant at the Premises, Tenant shall, promptly following such employee’s change in status, collect
such employee’s pass or access card, as applicable, deliver it to Landlord and so notify Landlord of such employee’s change in status. Commencing on the Commencement Date, Tenant shall commence paying Landlord a fixed fee during the Base
Term equal to $2.16 per rentable square foot of the Premises per year (“Amenities Fee”), which Amenities Fee shall by payable on the first day of each month during the Term whether or not Tenant elects to use any or all of the
Alexandria Regional Amenities. The Amenities Fee shall be increased annually on each anniversary of the Commencement Date by 3%. 
 (c)
Shared Conference Facilities. Use by Tenant of the Shared Conference Facilities and restaurant at The Alexandria shall be in common with other Users with scheduling procedures reasonably determined by The Alexandria Landlord or The Alexandria
Landlord’s then designated event operator (“Event Operator”). Tenant’s use of the Shared Conference Facilities shall be subject to the payment by Tenant to The Alexandria Landlord of a fee equal to The Alexandria
Landlord’s quoted rates for the usage of the Shared Conference Facilities in effect at the time of Tenant’s scheduling. Tenant’s use of the conference rooms in the Shared Conference Area shall be subject to availability and The
Alexandria Landlord (or, if applicable, Event Operator) reserves the right to exercise its reasonable discretion in the event of conflicting scheduling requests among Users. Tenant hereby acknowledges that (i) Biocom/San Diego, a California non-profit corporation (“Biocom”) has the right to reserve the Shared Conference Facilities and any reservable dining area(s) included within the Amenities for up to 50% of the time that such Shared
Conference Facilities and reservable dining area(s) are available for use by Users each calendar month, and (ii) Illumina, Inc., a Delaware corporation, has the exclusive use of the main conference room within the Shared Conference Facilities
for up to 4 days per calendar month. 
 Tenant shall be required to use the food service operator designated by The Alexandria Landlord at
The Alexandria (the “Designated Food and Beverage Operator”) for any food and/or beverage service or catered events held by Tenant in the Shared Conference Facilities. As of the date of this Lease, the Designated Food and Beverage
Operator is The Farmer and the Seahorse. The Alexandria Landlord has the right, in its sole and absolute discretion, to change the Designated Food and Beverage Operator at any time. Tenant may not use any vendors other than the Designated Food and
Beverage Operator nor may Tenant supply its own food and/or beverages in connection with any food and/or beverage service or catered events held by Tenant in the Shared Conference Facilities. 

Tenant shall, at Tenant’s sole cost and expense, (i) be responsible for the set-up of the
Shared Conference Facilities in connection with Tenant’s use (including, without limitation ensuring that Tenant has a sufficient number of chairs and tables and the appropriate equipment), and (ii) surrender the Shared Conference
Facilities after each time that Tenant uses the Shared Conference Facilities free of Tenant’s personal property, in substantially the same set up and same condition as received, and free of any debris and trash. If Tenant fails to restore and
surrender the Shared Conference Facilities as required by sub-section (ii) of the immediately preceding sentence, such failure shall constitute a “Shared Facilities Default.” Each time
that Landlord reasonably determines that Tenant has committed a Shared Facilities Default, Tenant shall be required to pay Landlord a penalty within 5 days after notice from Landlord of such Shared Facilities Default. The penalty payable by Tenant
in connection with the first Shared Facilities Default shall be $200. The penalty payable shall increase by $50 for each subsequent Shared Facilities Default (for the avoidance of doubt, the penalty shall be $250 for the second Shared Facilities
Default, shall be $300 for the third Shared Facilities Default, etc.). In addition to the foregoing, Tenant shall be responsible for reimbursing The Alexandria Landlord or Landlord, as applicable, for all reasonable out-of-pocket costs 

  
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 expended by The Alexandria Landlord or Landlord, as applicable, in repairing any damage to the Shared Conference
Facilities, the Amenities, or The Alexandria caused by Tenant or any Tenant Related Party. The provisions of this Section 40(c) shall survive the expiration or earlier termination of this Lease. 

(d) Restaurant. Tenant’s employees that have been issued an access card to The Alexandria shall have the right, along with other Users, to
access and use the restaurant located at The Alexandria. 
 (e) Rules and Regulations. Tenant shall be solely responsible for paying for any
and all ancillary services (e.g., audio visual equipment) provided to Tenant, all food services operators and any other third party vendors providing services to Tenant at The Alexandria. Tenant shall use the Amenities (including, without
limitation, the Shared Conference Facilities) in compliance with all applicable Legal Requirements and any rules and regulations imposed by The Alexandria Landlord or Landlord from time to time and in a manner that will not interfere with the rights
of other Users, which rules and regulations shall be enforced in a non-discriminatory manner. The use of Amenities other than the Shared Conference Facilities by employees of Tenant shall be in accordance with
the terms and conditions of the standard licenses, indemnification and waiver agreement required by The Alexandria Landlord or the operator of the Amenities to be executed by all persons wishing to use such Amenities. Neither The Alexandria Landlord
nor Landlord (nor, if applicable, any other affiliate of Landlord) shall have any liability or obligation for the breach of any rules or regulations by other Users with respect to the Amenities. Tenant shall not make any alterations, additions, or
improvements of any kind to the Shared Conference Facilities, the Amenities or The Alexandria. 
 Tenant acknowledges and agrees that The
Alexandria Landlord shall have the right at any time and from time to time to reconfigure, relocate, modify or remove any of the Amenities at The Alexandria and/or to revise, expand or discontinue any of the services (if any) provided in connection
with the Amenities. 
 (f) Waiver of Liability and Indemnification. Tenant warrants that it will use reasonable care to prevent damage to
property and injury to persons while on The Alexandria. Tenant waives any claims it or any Tenant Parties may have against any ARE Parties relating to, arising out of or in connection with the Amenities and any entry by Tenant and/or any Tenant
Parties onto The Alexandria, and Tenant releases and exculpates all ARE Parties from any liability relating to, arising out of or in connection with the Amenities and any entry by Tenant and/or any Tenant Parties onto The Alexandria. Tenant hereby
agrees to indemnify, defend, and hold harmless the ARE Parties from any claim of damage to property or injury to person relating to, arising out of or in connection with (i) the use of the Amenities by Tenant or any Tenant Parties, and
(ii) any entry by Tenant and/or any Tenant Parties onto The Alexandria, except to the extent caused by the negligence or willful misconduct of ARE Parties. The provisions of this Section 40(f) shall survive the
expiration or earlier termination of this Lease. 
 (g) Insurance. As of the Commencement Date, Tenant shall cause The Alexandria Landlord to
be named as an additional insured under the commercial general liability policy of insurance that Tenant is required to maintain pursuant to Section 17 of this Lease. 

41. Miscellaneous. 
 (a)
Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly given upon delivery or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if
delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above. Landlord and Tenant may from time to time by written notice to the other designate another address for receipt of future
notices. 
 (b) Joint and Several Liability. If and when included within the term “Tenant,” as used in this
instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant. 

  
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 (c) Financial Information. Tenant shall furnish Landlord with true and complete
copies of (i) Tenant’s most recent audited annual financial statements within 45 days of the end of each of Tenant’s fiscal years during the Term, (ii) Tenant’s most recent unaudited quarterly financial statements within 45
days of the end of each of Tenant’s fiscal quarters during the Term, (iii) at Landlord’s request from time to time, updated business plans, including cash flow projections and/or pro forma balance sheets and income statements, all of
which shall be treated by Landlord as confidential information belonging to Tenant, (iv) corporate brochures and/or profiles prepared by Tenant for prospective investors, and (v) any other financial information or summaries that Tenant
typically provides to its lenders or shareholders. Notwithstanding the foregoing, so long as Tenant is a “public company” and its financial information is publicly available, then the foregoing delivery requirements of this
Section 41(c) shall not apply. 
 (d) Recordation. Neither this Lease nor a memorandum of lease shall be
filed by or on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease. 

(e) Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party
shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include
the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the
interpretation of this Lease. 
 (f) Not Binding Until Executed. The submission by Landlord to Tenant of this Lease shall have no
binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties. 

(g) Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the
maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or
received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be
paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the
applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 
 (h) Choice of Law.
Construction and interpretation of this Lease shall be governed by the internal laws of the state in which the Premises are located, excluding any principles of conflicts of laws. 

(i) Time. Time is of the essence as to the performance of Tenant’s obligations under this Lease. 

(j) OFAC. Tenant and all beneficial owners of Tenant are currently (a) in compliance with and shall at all times during the Term of
this Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation relating thereto (collectively, the
“OFAC Rules”), (b) not listed on, and shall not during the term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List, or the Sectoral Sanctions Identification List,
which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or entity with whom a U.S. person is
prohibited from conducting business under the OFAC Rules. 

  
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 (k) Incorporation by Reference. All exhibits and addenda attached hereto are hereby
incorporated into this Lease and made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control. 

(l) Entire Agreement. This Lease, including the exhibits attached hereto, constitutes the entire agreement between Landlord and Tenant
pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties, and there are no warranties, representations
or other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof except as specifically set forth herein. 

(m) No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Base Rent
or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement or statement on any check or letter accompanying a check for payment of any Base Rent or Additional Rent be an
accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue any other remedy provided in this Lease. 

(n) Hazardous Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents and
contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require any form of protective
clothing or equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord shall, to the extent
required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant.  

(o) Redevelopment of Project. Tenant acknowledges that Landlord, in its sole discretion, may from time to time, subject to the fourth
sentence of the first paragraph of Section 1 of this Lease, expand, renovate and/or reconfigure the Project as the same may exist from time to time and, in connection therewith or in addition thereto, as the case may be,
from time to time without limitation: (a) change the shape, size, location, number and/or extent of any improvements, buildings, structures, lobbies, hallways, entrances, exits, parking and/or parking areas relative to any portion of the
Project; (b) modify, eliminate and/or add any buildings, improvements, and parking structure(s) either above or below grade, to the Project, the Common Areas and/or any other portion of the Project and/or make any other changes thereto
affecting the same; and (c) make any other changes, additions and/or deletions in any way affecting the Project and/or any portion thereof as Landlord may elect from time to time, including without limitation, additions to and/or deletions from
the land comprising the Project, the Common Areas and/or any other portion of the Project. Tenant acknowledges and agrees that construction noise, vibrations and dust associated with normal construction activities in connection with any
redevelopment of the Project are to be expected during the course of such construction. Landlord shall endeavor to minimize interruption with Tenant’s business operations in the Premises in connection with any redevelopment undertaken pursuant
to this Section 41(o). Notwithstanding anything to the contrary contained in this Lease, Tenant shall have no right to seek damages (including abatement of Rent) or to cancel or terminate this Lease because of any proposed
changes, expansion, renovation or reconfiguration of the Project nor shall Tenant have the right to restrict, inhibit or prohibit any such changes, expansion, renovation or reconfiguration; provided, however, Landlord shall not change the size,
dimensions, location or Tenant’s Permitted Use of the Premises.  
 (p) Discontinued Use. If, at any time following the
Commencement Date, Tenant does not continuously operate its business in the Premises for a period of 90 consecutive days, Landlord may, but is not obligated to, elect to terminate this Lease upon 30 days’ written notice to Tenant, whereupon
this Lease shall terminate 30 days’ after Landlord’s delivery of such written notice (“Termination Date”), and Tenant shall vacate the Premises and deliver possession thereof to Landlord in the condition required by the
terms of this Lease on or before the Termination Date and Tenant shall have no further obligations under this Lease except for those accruing prior to the Termination Date and those which, pursuant to the terms of this Lease, survive the expiration
or early termination of this Lease. 
  

  
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 (q) EV Charging Stations. Landlord shall not unreasonably withhold its consent to
Tenant’s written request to install 1 or more electric vehicle car charging stations (“EV Stations”) in the parking area serving the Project; provided, however, that Tenant complies with all reasonable requirements, standards,
rules and regulations which may be imposed by Landlord, at the time Landlord’s consent is granted, in connection with Tenant’s installation, maintenance, repair and operation of such EV Stations, which may include, without limitation, the
charge to Tenant of a reasonable monthly rental amount for the parking spaces used by Tenant for such EV Stations, Landlord’s designation of the location of Tenant’s EV Stations, and Tenant’s payment of all costs whether incurred by
Landlord or Tenant in connection with the installation, maintenance, repair and operation of each Tenant’s EV Station(s). Nothing contained in this paragraph is intended to increase the number of parking spaces which Tenant is otherwise
entitled to use at the Project under Section 10 of this Lease nor impose any additional obligations on Landlord with respect to Tenant’s parking rights at the Project. 

(r) California Accessibility Disclosure. For purposes of Section 1938(a) of the California Civil Code, Landlord hereby discloses to
Tenant, and Tenant hereby acknowledges, that the Project has not undergone inspection by a Certified Access Specialist (CASp). In addition, the following notice is hereby provided pursuant to Section 1938(e) of the California Civil Code:
“A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not
require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or
tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to
correct violations of construction-related accessibility standards within the premises.” In furtherance of and in connection with such notice: (i) Tenant, having read such notice and understanding Tenant’s right to request and obtain
a CASp inspection, hereby elects not to obtain such CASp inspection and forever waives its rights to obtain a CASp inspection with respect to the Premises, Building and/or Project to the extent permitted by Legal Requirements; and (ii) if the
waiver set forth in clause (i) hereinabove is not enforceable pursuant to Legal Requirements, then Landlord and Tenant hereby agree as follows (which constitutes the mutual agreement of the parties as to the matters described in the last
sentence of the foregoing notice): (A) Tenant shall have the one-time right to request for and obtain a CASp inspection, which request must be made, if at all, in a written notice delivered by Tenant to
Landlord; (B) any CASp inspection timely requested by Tenant shall be conducted (1) at a time mutually agreed to by Landlord and Tenant, (2) in a professional manner by a CASp designated by Landlord and without any testing that would
damage the Premises, Building or Project in any way, and (3) at Tenant’s sole cost and expense, including, without limitation, Tenant’s payment of the fee for such CASp inspection, the fee for any reports prepared by the CASp in
connection with such CASp inspection (collectively, the “CASp Reports”) and all other costs and expenses in connection therewith; (C) the CASp Reports shall be delivered by the CASp simultaneously to Landlord and Tenant;
(D) Tenant, at its sole cost and expense, shall be responsible for making any improvements, alterations, modifications and/or repairs to or within the Premises to correct violations of construction-related accessibility standards including,
without limitation, any violations disclosed by such CASp inspection; and (E) if such CASp inspection identifies any improvements, alterations, modifications and/or repairs necessary to correct violations of construction-related accessibility
standards relating to those items of the Building and Project located outside the Premises that are Landlord’s obligation to repair as set forth in this Lease, then Landlord shall perform such improvements, alterations, modifications and/or
repairs as and to the extent required by Legal Requirements to correct such violations, and Tenant shall reimburse Landlord for the cost of such improvements, alterations, modifications and/or repairs within 10 business days after Tenant’s
receipt of an invoice therefor from Landlord. 
 (s) Counterparts. This Lease may be executed in 2 or more counterparts, each of which
shall be deemed an original, but all of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process complying

  
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 with the U.S. federal ESIGN Act of 2000) or other transmission method and any counterpart so delivered shall be
deemed to have been duly and validly delivered and be valid and effective for all purposes. Electronic signatures shall be deemed original signatures for purposes of this Lease and all matters related thereto, with such electronic signatures having
the same legal effect as original signatures. 

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

			
	TENANT:
	
	AVIDITY BIOSCIENCES, INC.,
	a Delaware corporation
	
	/s/ John W. Wallen III
		
	By:	 	 John W. Wallen III

	Its:	 	General Counsel

  

					
	LANDLORD: 
	
	ARE-SD REGION NO. 44, LLC,
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
		 	 a Delaware limited partnership,

managing member

			
		 	By:	 	ARE-QRS CORP.,
		 		 	 a Maryland corporation,
 general
partner

			
		 	By:	 	/s/ Gary Dean
		 	Its:	 	Gary Dean
		 		 	 Senior Vice President
 RE Legal
Affairs

  
 10578 Science
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 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 
  

 

  
 10578 Science
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 EXHIBIT B TO LEASE 

DESCRIPTION OF PROJECT 
  

 

  
  

			
	Work Letter – Landlord Build	  	10578 Science Ctr./Avidity Biosciences – Page 1

  

 EXHIBIT C TO LEASE 

WORK LETTER 
 THIS
WORK LETTER dated June         , 2020 (this “Work Letter”) is made and entered into by and between ARE-SD REGION NO. 44, LLC, a Delaware
limited liability company (“Landlord”), and AVIDITY BIOSCIENCES, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of the Lease Agreement dated June
        , 2020 (the “Lease”), by and between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

1. General Requirements. 

(a) Tenant’s Authorized Representative. Tenant designates John Wallen and Pam Lopez (either such individual acting alone,
“Tenant’s Representative”) as the only persons authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other communication
(“Communication”) from or on behalf of Tenant in connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change either Tenant’s Representative at any time upon not
less than 5 business days advance written notice to Landlord. Neither Tenant nor Tenant’s Representative shall be authorized to direct Landlord’s contractors in the performance of Landlord’s Work (as hereinafter defined). 

(b) Landlord’s Authorized Representative. Landlord designates Chris Clement and Michael D’ Ambrosia (either such individual
acting alone, “Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be obligated to respond to or act upon any request, approval, inquiry or other
Communication from or on behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s Representative. Landlord may change either Landlord’s Representative at any time upon not less than 5
business days advance written notice to Tenant. Landlord’s Representative shall be the sole persons authorized to direct Landlord’s contractors in the performance of Landlord’s Work. 

(c) Architects, Consultants and Contractors. Landlord and Tenant hereby acknowledge and agree that: (i) the general contractor and
any subcontractors for the Tenant Improvements shall be selected by Landlord, and (ii) DGA shall be the architect (the “TI Architect”) for the Tenant Improvements. 

2. Tenant Improvements. 

(a) Tenant Improvements Defined. As used herein, “Tenant Improvements” shall mean all
turn-key improvements to the Project of a fixed and permanent nature as shown on the TI Construction Drawings, as defined in Section 2(c) below. Other than Landlord’s Work (as
defined in Section 3(a) below, Landlord shall not have any obligation whatsoever with respect to the finishing of the Premises for Tenant’s use and occupancy. The contemplated schedule of critical dates for the Tenant
Improvements is attached hereto as Schedule 5 (the “Schedule”). 
 (b) Tenant’s Space
Plans. Landlord and Tenant acknowledge and agree that the plan prepared by the TI Architect attached hereto as Schedule 1 (collectively, the “Space Plans”) and the tenant improvement specifications (the “TI
Specifications”) provided for on Schedule 2 have been approved by both Landlord and Tenant. Landlord and Tenant further acknowledge and agree that any changes to the Space Plans or the TI Specifications constitute a Change Request
the cost of which changes shall be paid for by Tenant. Tenant shall be solely responsible for all costs incurred by Landlord to alter the Building as a result of Tenant’s requested changes.  

(c) Working Drawings. Landlord shall cause the TI Architect to prepare and deliver to Tenant for review and comment construction plans,
specifications and drawings for the Tenant Improvements (“TI Construction Drawings”), which TI Construction Drawings shall be prepared substantially in accordance with the Space Plans and the TI Specifications. Tenant shall be
solely responsible for ensuring that the TI 

  

			
	Work Letter – Landlord Build	  	10578 Science Ctr./Avidity Biosciences – Page 2

  

 Construction Drawings reflect Tenant’s requirements for the Tenant Improvements. Tenant shall deliver
its written comments on the TI Construction Drawings to Landlord not later than 10 days after Tenant’s receipt of the same; provided, however, that Tenant may not disapprove any matter that is consistent with the Space Plans and the TI
Specifications without submitting a Change Request. Landlord and the TI Architect shall consider all such comments in good faith and shall, within 10 days after receipt, notify Tenant how Landlord proposes to respond to such comments, but
Tenant’s review rights pursuant to the foregoing sentence shall not delay the design or construction schedule for the Tenant Improvements. Any disputes in connection with such comments shall be resolved in accordance with
Section 2(d) hereof. Provided that the design reflected in the TI Construction Drawings is consistent with the Space Plans and the TI Specifications, Tenant shall approve the TI Construction Drawings submitted by Landlord,
unless Tenant submits a Change Request. Once approved by Tenant, subject to the provisions of Section 4 below, Landlord shall not materially modify the TI Construction Drawings except as may be reasonably required in
connection with the issuance of the TI Permit (as defined in Section 3(b) below). 
 (d) Approval and
Completion. It is hereby acknowledged by Landlord and Tenant that the permit set of drawings based on the TI Construction Drawings must be finalized by the date set forth on the Schedule in order for the Tenant Improvements to be Substantially
Complete by the Target Commencement Date (as defined in the Lease). Upon any dispute regarding the design of the Tenant Improvements, which is not settled within 10 business days after notice of such dispute is delivered by one party to the other,
Tenant may make the final decision regarding the design of the Tenant Improvements, provided (i) Tenant acts reasonably and such final decision is either consistent with or a compromise between Landlord’s and Tenant’s positions with
respect to such dispute, (ii) that all costs and expenses resulting from any such decision by Tenant shall be paid by Tenant as Excess TI Costs (as defined in Section 5(b) below), and (iii) Tenant’s decision
will not affect the base Building, structural components of the Building or any Building Systems (in which case Landlord shall make the final decision). Any changes to the TI Construction Drawings following Landlord’s and Tenant’s approval
of same requested by Tenant shall be processed as provided in Section 4 hereof. 
 3. Performance of
Landlord’s Work. 
 (a) Definition of Landlord’s Work. As used herein, “Landlord’s Work” shall
mean (i) the work of constructing the Tenant Improvements, (ii) the addition of an egress stair and service elevator at the Northwest corner of the building, consistent with the renderings attached hereto as Schedule 3, (iii)
the walling off of the existing Premises exits to the restaurant and to the bridge over the restaurant, (iv) the addition of the glazing to the western façade of the Building to bring in more natural light to the Premises and match the
fenestration of the other exterior Building improvements, and (v) the enhancement of the courtyard canopy at the shared lobby entrance to the south of the Premises to match the rest of the improvements in the Building consistent with the
renderings attached hereto as Schedule 3. 
 The reference in the Responsibility Matrix attached hereto as Schedule 4 to (x)
“Provided by Landlord as part of Core & Shell Scope” refers to work that will be paid for by Landlord, (y) “Provided by Tenant at Tenant’s Cost” refers to work that will be paid for out-of-pocket by Tenant, and (z) “Provided by Landlord as part of Tenant Improvements” refers to Tenant Improvement work that will be paid for by Landlord. 

Tenant shall be solely responsible for ensuring that the design and specifications for Landlord’s Work are consistent with Tenant’s
requirements. Landlord shall be responsible for obtaining all permits, approvals and entitlements necessary for Landlord’s Work, but shall have no obligation to, and shall not, secure any permits, approvals or entitlements related to
Tenant’s specific use of the Premises or Tenant’s business operations therein. This includes securing county approval of San Diego Regional Hazardous Material Questionnaire which Tenant shall be required to obtain. 

(b) Commencement and Permitting. Landlord shall commence construction of the Tenant Improvements upon obtaining a building permit (the
“TI Permit”) authorizing the construction of the Tenant Improvements consistent with the TI Construction Drawings approved by Tenant. The cost of obtaining the TI Permit shall be payable by Landlord as TI Costs. Tenant shall assist
Landlord in obtaining the TI Permit. 

  

			
	Work Letter – Landlord Build	  	10578 Science Ctr./Avidity Biosciences – Page 3

  

 If any Governmental Authority having jurisdiction over the construction of Landlord’s Work or any
portion thereof shall impose terms or conditions upon the construction thereof that: (i) are inconsistent with Landlord’s obligations hereunder, (ii) increase the cost of constructing Landlord’s Work, or (iii) will
materially delay the construction of Landlord’s Work, Landlord and Tenant shall reasonably and in good faith seek means by which to mitigate or eliminate any such adverse terms and conditions. 

(c) Completion of Landlord’s Work. Landlord shall substantially complete or cause to be substantially completed Landlord’s
Work in a good and workmanlike manner, in accordance with the TI Permit subject, in each case, to Minor Variations and normal “punch list” items of a non-material nature that do not interfere with
the use of the Premises (“Substantial Completion” or “Substantially Complete”). Upon Substantial Completion of Landlord’s Work, Landlord shall require the TI Architect and the general contractor to execute and
deliver, for the benefit of Tenant and Landlord, a Certificate of Substantial Completion in the form of the American Institute of Architects (“AIA”) document G704. For purposes of this Work Letter, “Minor
Variations” shall mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements and/or to obtain or to comply with any required permit (including the TI Permit); (ii) to comply with any request by
Tenant for modifications to Landlord’s Work; (iii) to comport with good design, engineering, and construction practices that are not material; or (iv) to make reasonable adjustments for field deviations or conditions encountered
during the construction of Landlord’s Work. 
 (d) Selection of Materials. Where more than one type of material or structure is
indicated on the TI Construction Drawings approved by Landlord and Tenant, the option will be selected at Landlord’s sole and absolute subjective discretion. As to all building materials and equipment that Landlord is obligated to supply under
this Work Letter, Landlord shall select the manufacturer thereof in its sole and absolute subjective discretion. 
 (e) Delivery of the
Premises. When Landlord’s Work is Substantially Complete, subject to the remaining terms and provisions of this Section 3(e), Tenant shall accept the Premises. Tenant’s taking possession and acceptance of the
Premises, respectively, shall not constitute a waiver of: (i) any warranty with respect to workmanship (including installation of equipment) or material (exclusive of equipment provided directly by manufacturers), with respect to the Premises,
(ii) any non-compliance of Landlord’s Work in the Premises with applicable Legal Requirements, with respect to the Premises, or (iii) any claim that Landlord’s Work was not completed
substantially in accordance with the TI Construction Drawings (subject to Minor Variations and such other changes as are permitted hereunder) (collectively, a “Construction Defect”). Tenant shall have one year after Substantial
Completion within which to notify Landlord of any such Construction Defect discovered by Tenant in the Premises, and Landlord shall use reasonable efforts to remedy or cause the responsible contractor to remedy any such Construction Defect within 30
days thereafter. Notwithstanding the foregoing, Landlord shall not be in default under the Lease if the applicable contractor, despite Landlord’s reasonable efforts, fails to remedy such Construction Defect within such 30-day period. If contractor fails to remedy such Construction Defect within a reasonable period, Landlord shall use its reasonable efforts to remedy the Construction Defect within a reasonable period. 

Tenant shall be entitled to receive the benefit of all construction warranties and manufacturer’s equipment warranties relating to
equipment installed in the Premises. If requested by Tenant, Landlord shall attempt to obtain extended warranties from manufacturers and suppliers of such equipment, but the cost of any such extended warranties shall be borne solely by Tenant as
Excess TI Costs. Landlord shall promptly undertake and complete, or cause to be completed, all punch list items. 
 (f) Commencement Date
Delay. Except as otherwise provided in the Lease, Delivery of the Premises shall occur when Landlord’s Work has been Substantially Completed, except to the extent that completion of Landlord’s Work shall have been actually delayed by
any one or more of the following causes (“Tenant Delay”): 
 (i) Tenant’s Representative was not
available to give or receive any Communication or to take any other action required to be taken by Tenant hereunder; 

  

			
	Work Letter – Landlord Build	  	10578 Science Ctr./Avidity Biosciences – Page 4

  

 (ii) Tenant’s request for Change Requests (as defined in
Section 4(a) below) whether or not any such Change Requests are actually performed; 
 (iii)
Construction of any Change Requests; 
 (iv) Tenant’s request for materials, finishes or installations requiring
unusually long lead times; 
 (v) Tenant’s delay in reviewing, revising or approving plans and specifications beyond the
periods set forth herein; 
 (vi) Tenant’s delay in providing information critical to the normal progression of the
Project. Tenant shall provide such information as soon as reasonably possible, but in no event longer than one week after receipt of any request for such information from Landlord; 

(vii) Tenant’s delay in making payments to Landlord for Excess TI Costs (as defined in
Section 5(b) below); or 
 (viii) Any other act or omission by Tenant or any Tenant Party (as
defined in the Lease), or persons employed by any of such persons. 
 If Delivery is delayed for any of the foregoing reasons, then Landlord shall cause the
TI Architect to certify the date on which the Tenant Improvements would have been Substantially Completed but for such Tenant Delay and such certified date shall be the date of Delivery. 

4. Changes. Any changes requested by Tenant to the Tenant shall be requested and instituted in accordance with the provisions of this
Section 4 and shall be subject to the written approval of Landlord and the TI Architect, such approval not to be unreasonably withheld, conditioned or delayed. 

(a) Tenant’s Request For Changes. If Tenant shall request changes to the Tenant Improvements (“Changes”), Tenant
shall request such Changes by notifying Landlord in writing in substantially the same form as the AIA standard change order form (a “Change Request”), which Change Request shall detail the nature and extent of any such Change. Such
Change Request must be signed by Tenant’s Representative. Landlord shall, before proceeding with any Change, use commercially reasonable efforts to respond to Tenant as soon as is reasonably possible with an estimate of: (i) the time it
will take, and (ii) the architectural and engineering fees and costs that will be incurred, to analyze such Change Request (which costs shall be paid by Tenant as Excess TI Costs, whether or not such change is implemented). Landlord shall
thereafter submit to Tenant in writing, within 5 business days of receipt of the Change Request (or such longer period of time as is reasonably required depending on the extent of the Change Request), an analysis of the additional cost or savings
involved, including, without limitation, architectural and engineering costs and the period of time, if any, that the Change will extend the date on which Landlord’s Work will be Substantially Complete. Any such delay in the completion of
Landlord’s Work caused by a Change, including any suspension of Landlord’s Work while any such Change is being evaluated and/or designed, shall be Tenant Delay. 

(b) Implementation of Changes. If Tenant: (i) approves in writing the cost or savings and the estimated extension in the time for
completion of Landlord’s Work, if any, and (ii) deposits with Landlord any Excess TI Costs required in connection with such Change, Landlord shall cause the approved Change to be instituted. Notwithstanding any approval or disapproval by
Tenant of any estimate of the delay caused by such proposed Change, the TI Architect’s determination of the amount of Tenant Delay in connection with such Change shall be final and binding on Landlord and Tenant. 

  

			
	Work Letter – Landlord Build	  	10578 Science Ctr./Avidity Biosciences – Page 5

  

 5. Costs. 

(a) TI Costs. Landlord shall be responsible for the payment of design, permits and construction costs in connection with the
construction of the Tenant Improvements, including, without limitation, the cost of preparing the TI Construction Drawings, the Space Plans, the TI Specifications, and Landlord’s
out-of-pocket expenses (collectively, “TI Costs”). Notwithstanding anything to the contrary contained herein, in no event shall Landlord be required to
pay for any furniture, personal property or other non-Building system materials or equipment, including, but not limited to, Tenant’s voice or data cabling,
non-ducted biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements. 

(b) Excess TI Costs. Notwithstanding anything to the contrary contained herein, Tenant acknowledges and agrees that Landlord shall have
no responsibility for any costs arising from or related to Tenant’s Changes to the Space Plans, TI Specifications, or TI Construction Drawings, Tenant Delays, the cost of Changes and Change Requests (collectively, “Excess TI
Costs”). Tenant shall deposit with Landlord, as a condition precedent to Landlord’s obligation to complete Landlord’s Work, 100% of the Excess TI Costs upon written request from Landlord. If Tenant fails to deposit any Excess TI
Costs with Landlord, Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including, but not limited to, the right to interest at the Default Rate and the right to assess a late charge). For purposes of
any litigation instituted with regard to such amounts, those amounts will be deemed Rent under the Lease. 
 6. Tenant Access. 

(a) Tenant’s Access Rights. Landlord hereby agrees to permit Tenant access, at Tenant’s sole risk and expense, to the Building
(i) 15 days prior to the Commencement Date to perform any work (“Tenant’s Work”) required by Tenant other than Landlord’s Work, provided that such Tenant’s Work is coordinated with the TI Architect and the general
contractor, and complies with the Lease and all other reasonable restrictions and conditions Landlord may impose, and (ii) prior to the completion of Landlord’s Work, to inspect and observe work in process; all such access shall be during
normal business hours or at such other times as are reasonably designated by Landlord. Notwithstanding the foregoing, Tenant shall have no right to enter onto the Premises or the Project unless and until Tenant shall deliver to Landlord evidence
reasonably satisfactory to Landlord demonstrating that any insurance reasonably required by Landlord in connection with such pre-commencement access (including, but not limited to, any insurance that Landlord
may require pursuant to the Lease) is in full force and effect. Any entry by Tenant shall comply with all established safety practices of Landlord’s contractor and Landlord until completion of Landlord’s Work and acceptance thereof by
Tenant. 
 (b) No Interference. Neither Tenant nor any Tenant Party (as defined in the Lease) shall interfere with the performance of
Landlord’s Work, nor with any inspections or issuance of final approvals by applicable Governmental Authorities, and upon any such interference, Landlord shall have the right to exclude Tenant and any Tenant Party from the Premises and the
Project until Substantial Completion of Landlord’s Work. 
 (c) No Acceptance of Premises. The fact that Tenant may, with
Landlord’s consent, enter into the Project prior to the date Landlord’s Work is Substantially Complete for the purpose of performing Tenant’s Work shall not be deemed an acceptance by Tenant of possession of the Premises, but in such
event Tenant shall defend with counsel reasonably acceptable by Landlord, indemnify and hold Landlord harmless from and against any loss of or damage to Tenant’s property, completed work, fixtures, equipment, materials or merchandise, and from
liability for death of, or injury to, any person, caused by the act or omission of Tenant or any Tenant Party. 

  

			
	Work Letter – Landlord Build	  	10578 Science Ctr./Avidity Biosciences – Page 6

  

 7. Miscellaneous. 

(a) Consents. Whenever consent or approval of either party is required under this Work Letter, that party shall not unreasonably
withhold, condition or delay such consent or approval, unless expressly set forth herein to the contrary. 
 (b) Modification. No
modification, waiver or amendment of this Work Letter or of any of its conditions or provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 

(c) No Default Funding. In no event shall Landlord have any obligation to fund any portion of the TI Allowance or to perform any
Landlord’s Work during any period that Tenant is in Default under the Lease. 

  
 10578 Science
Ctr./Advidity Biosciences – Page 7 
  

 SCHEDULE 1 

SPACE PLANS 
  

 

  
 10578 Science
Ctr./Advidity Biosciences – Page 8 
  

 SCHEDULE 2 

TI SPECIFICATIONS 
 GENERAL
BASE BUILDING INFORMATION 
  

			
	1) Buildings / Stories: One (1) Building:	 	
		 	 10578 Science Center Drive, San Diego CA
 Level
2 - (Lab / Office)
 Multi-Tenant Building

		
	 2)  Construction Type: Type II A, Fully Sprinklered
	 	
		
	 3)  Parking: Surface Parking and Two (2) Story Underground Parking.
	 	
		
	 4)  Applicable Codes: California Building Code (CBC)
	 	
		 	 California Electrical Code (CEC)
 California
Mechanical Code (CMC)
 California Plumbing Code (CPC)

California Fire Code (CFC)
 California Energy Code (CEC)

California Green Building Standards Code (GBC)
 Accessibility
Regulations as Prescribed by the 2013 California
 Building Code

Americans with Disabilities Act Guidelines (ADA)
 All Codes and
Ordinances Adopted by the City of San Diego

  

	5)	 Landlord shall be responsible for securing all applicable design, engineering, permits and approvals required
for the interior tenant improvement scope of work. 

  

	6)	 LANDLORD WORK PLANS for AVIDITY TENANT IMPROVEMENT  

BUILDING INTERIOR / GENERAL WORK AREAS 
  

	 	1.	 Tenant Improvements include (10) private offices, (2) medium conference rooms, (2) small
conference or huddle rooms, secured lobby, break room with built in booths, open office with approx. 38 workstation and soft collaboration seating throughout. The lab portion consist of open laboratory with 10 island benches and (4) 8’ fume
hoods, Tissue culture room to accommodate (5) BSC and 8 Incubator units, Chem storage, Mass Spec room with (1) 8’ FH, Microscope room with built-in casework, ship/ rec room and a dedicated room for
tenant provided freezers (approx. 250 sf). 

	 	2.	 Existing and New supply air and exhaust air distribution systems. Assume existing fan to be reused, new plenum
and major ducting. 

	 	3.	 Laboratory air compressor and vacuum pump systems are provided as part of the existing house systems.

	 	4.	 Existing Laboratory N2 and RO/DI available as part of the house systems. 

	 	5.	 Electrical infrastructure to support multi-tenant lab/office/campus use. 

STRUCTURAL SYSTEMS 

	 	1.	 All structural supports required for base building Mech, Elec. And Plumbing equipment. 

  
 10578 Science
Ctr./Advidity Biosciences – Page 9 
  

 MOISTURE AND THERMAL PROTECTION 

	 	1.	 Existing Batt insulation at all non-glass exterior walls and rigid
insulation at spandrel glass conditions. 

	 	2.	 Sound Batt insulation at all interior partitions 

GENERAL / OTHER 

	 	1.	 Security – (3) suite access doors and openings prepared for security hardware for tenant’s security
vendor to trim-out, cable and program into tenant’s security system. 

	 	2.	 Code compliant interior signage included in tenant improvement, all other provided by tenant.

 FINISHES 
 Ceilings 

	 	1.	 Acoustical (ACT) lab grade ceilings in laboratory and lab support rooms. 

	 	2.	 Drywall hard-lid paintable ceilings at break rooms/ collaboration.

	 	3.	 Drywall hard-lid soffit/ceiling allowance for lobby area.

	 	4.	 Acoustical office grade (ACT) ceilings at office and conference rooms. 

	 	5.	 Exposed ceilings to structure at open office and common areas. 

Walls Finish 

	 	1.	 General latex wall paint in conference rooms and laboratory support areas. 

Flooring 

	 	1.	 Laboratory and Laboratory Support areas have VCT tile with rubber base. 

	 	2.	 Conference rooms to have carpet tile flooring. 

	 	3.	 Lunchroom to have premium LVT. 

	 	4.	 Office and conference rooms to have carpet tile flooring. 

	 	5.	 Lobby flooring to be upgraded, flooring to be finalized with finishes. 

	 	6.	 Main circulation corridor to have polished exposed concrete. 

Glazing 

	 	1.	 Interior Storefront glazing at conference rooms. 

	 	2.	 New glazing system between lab and office area. 

	 	3.	 Glazed wall systems at office fronts matching building standard from upper floor spec suites.

 Millwork 

	 	1.	 Custom lobby desk. 

	 	2.	 Custom breakroom booths. 

	 	3.	 Plastic laminate cabinets and drawers at lobby and lunch room. 

Lab Casework 

	 	1.	 Laboratory casework base cabinets in p-lam finish with reagent shelving
and trespa or equal tops. 

	 	2.	 Fume hoods 

	 	a.	 (5) 8-Foot Chemistry hoods 

	 	3.	 Mobile benches and storage racks to be provided by tenant. 

SPECIALTY EQUIPMENT 

	 	1.	 N/A 

HVAC SYSTEMS 
 Laboratory 

	 	1.	 Exiting laboratory air handling unit, 100% outside air for laboratory only. 

	 	2.	 Re-use of existing duct risers. New mains provided as part of tenant
improvement. 

  
 10578 Science
Ctr./Advidity Biosciences – Page 10 
  

	 	3.	 Option for re-use of existing laboratory exhaust fan system and new
supplemental exhaust fan systems. 

	 	4.	 Building Automation System connected to existing system. 

	 	5.	 (8) Lab SAV w/ RH zones. 

Office 

	 	1.	 Existing recirculating AHU serving office spaces. 

	 	2.	 Building Automation System connected to existing system. 

	 	3.	 (15) Lab SAV w/ RH zones. 

Other 

	 	1.	 Electrical and mechanical room ventilation as needed. 

	 	2.	 In-suite lobby and general open collaboration areas to be conditioned
with existing; house system equipment is existing, zone level equipment, distribution and controls are new. 

 PLUMBING 

	 	1.	 Water and sewer services of adequate size to support the building type. 

	 	2.	 Sanitary sewer, waste and vent lines associated with toilet rooms and house mechanical systems included.

	 	3.	 Water systems (ICW, IHW, DCW, DHW,) distributed to associated equipment as needed. 

	 	4.	 Laboratory vacuum distributed at lab benches. 

	 	5.	 Laboratory air compressor distributed at fume hoods only. 

	 	6.	 DI water system 

	 	7.	 House N2 plumbed through-out lab areas at fume hoods only.

	 	8.	 Local O2 and other future gases to be provided and maintained by tenant. 

	 	9.	 CO2 piping to tissue culture rooms provided as part of the tenant improvement. CO2 source provided by the
tenant. No bulk CO2 to be provided through TI allowance. 

	 	10.	 Condensate drains for HVAC equipment and plumbing equipment runs to nearest indirect waste receptor.

	 	11.	 Re-use of existing LA, N2, LV, ICW, IHW/IHWR, DCW, DHW/DHWR risers.

 FIRE PROTECTION / FIRE PROOFING 

	 	1.	 Full building fire sprinkler system sized to meet building type and density. System includes vertical and
horizontal distribution per TI test fit and to allow for final modifications. 

	 	2.	 Fully functional fire alarm system with horn and strobes to support TI, elevator monitoring and fire protection
flow switches. Existing fire control panel. 

	 	3.	 Fireproofing and horizontal fire separations to include structural fire proofing if needed and firesafing as
required to comply with Building Type. 

 ELECTRICAL SYSTEMS 

	 	1.	 Primary service 4,000A for overall building normal power. 

	 	2.	 Existing 2MW Emergency Generator with 1600 amps shared with the building. 

Distribution 

	 	1.	 Power devices for laboratory general and specified equipment, office, lobby and conference rooms.

	 	2.	 Standby power to -20 & -80
Freezers, and Incubators. 

	 	3.	 New IDF riser room located on Level 2. Tenant to extend existing or new service from the building MPOE to
IDF room. IDF/Server room build-out, structured cabling, security & CCTV cabling by tenant. 

	 	4.	 Tele/data ring and string for laboratory and office areas. Conduit pathway from MPOE to Level 2 and IDF
access. 

	 	5.	 Single gang box for tenant card access control system. 

  
 10578 Science
Ctr./Advidity Biosciences – Page 11 
  

 Lighting 

	 	1.	 New LED lighting at office areas, laboratory and conferencing areas. 

	 	2.	 Enhanced lighting at suite lobby, reception, and break room. 

	 	3.	 New Title 24 compliant lighting control system. 

— END — 

  
 10578 Science
Ctr./Advidity Biosciences – Page 12 
  

 SCHEDULE 3 

RENDERINGS 
  

 

	
	

  
 10578 Science
Ctr./Advidity Biosciences – Page 13 
  

 SCHEDULE 4 

RESPONSIBILITY MATRIX 
 The
following table dictates how various Project expenses will be allocated per the Letter of Intent. Core & Shell as used herein refers to the structure, envelope, elevators, and egress stairs. 

 

							
	DESCRIPTION	  	ALLOCATION
	 	  	Provided by Landlord at as part of Core & Shell Scope	  	Provided by Tenant at Tenant’s Cost	  	Provided by Landlord as part of Tenant Improvements
	
GENERAL

	 Existing surface& structured parking as
established in the lease
	  	X	  	 	  	 
	
Permits & Fees

	 Building Site, Core & Shell
Permit & Fees
	  	X	  	 	  	 
	 All Tenant Improvement Related
Permits & Fees
	  	 	  	 	  	X
	
SITEWORK

	 Existing Sidewalks, curbs, landscaping and
asphalt parking.
	  	X	  	 	  	 
	 Existing Tele/Data conduits to main point of entry (MPOE) for local
exchange carrier (if service requested is not existing already)
	  	X	  	 	  	 
	 Existing Domestic sanitary sewer to the building with connection to
street lateral
	  	X	  	 	  	 
	 Existing Lab waste sewer points of connection
to sanitary sewer.
	  	X	  	 	  	 
	 Exterior hazardous material storage shed(s), relevant signage
(i.e. NFPA), and Hazardous Material Business Plan (HMBP) submission to AHJ
	  	 	  	X	  	 
	 Existing Main site storm drain
utilities
	  	X	  	 	  	 
	 Existing SDG&E primary electrical service
to U/G pull section & meter main
	  	X	  	 	  	 
	 Existing SDG&E gas service to
meter & pressure regulator.
	  	X	  	 	  	 
	 Existing Domestic water service with connection
at the street lateral.
	  	X	  	 	  	 
	 Existing Fire Water service to hydrants and building riser with
connection at the street lateral
	  	X	  	 	  	 
	 Existing Trash Enclosure and Concrete Pad with
gate
	  	X	  	 	  	 
	 Existing exterior loading area to
remain
	  	X	  	 	  	 
	 Existing Service Yard existing to remain with
fencing.
	  	X	  	 	  	 
	 Existing Irrigation water &
distribution lines (existing to remain)
	  	X	  	 	  	 
	 Domestic water bibs on roof & site as deemed necessary by
LL for maintenance and convenience.
	  	X	  	 	  	 
	
LANDSCAPING

	 Existing Site softscape including landscaping and irrigation service
to include location, species and sizes of trees, shrubs and groundcovers.
	  	X	  	 	  	 
	 Existing Site hardscape including walkways, driveways, curbing,
patios, and exterior lighting.
	  	X	  	 	  	 
	
STRUCTURE

  
 10578 Science
Ctr./Advidity Biosciences – Page 14 
  

							
	 Structural steel and reinforced concrete decks for new elevator,
updated envelope & new exterior stair.
	  	X	  	 	  	 
	 Concrete pads for base building equipment such
as the main electrical meter.
	  	X	  	 	  	 
	 Concrete pads in and on the structure for new/relocated tenant
building equipment such as air handlers, exhaust fans, chillers, and pumps, etc.
	  	 	  	 	  	X
	 Shaft openings for base building utility
risers.
	  	X	  	 	  	 
	 Shaft openings for tenant utility risers in
addition to base building
	  	 	  	 	  	X
	 Miscellaneous metal items and/or concrete pads
for base building equipment.
	  	X	  	 	  	 
	 Miscellaneous metal items and/or concrete
pads for Tenant equipment.
	  	 	  	 	  	X
	 New exterior stair.
	  	X	  	 	  	 
	 ROOFING
	  	 	  	 	  	 
	 New class ‘A’ roofing system (at new
elevator only)
	  	X	  	 	  	 
	 Roof penetrations for base building
equipment & systems.
	  	X	  	 	  	 
	 Roofing penetrations for Tenant
equipment.
	  	 	  	 	  	X
	 EXTERIOR
	  	 	  	 	  	 
	 Base building entrances.
	  	X	  	 	  	 
	 Building-mounted Tenant signage, and monument sign, in accordance
with City of San Diego rules and regulations.
	  	 	  	X	  	 
	 Building re-skin on north
and west sides of the building for +/- 315’ linear feet on two levels
	  	X	  	 	  	 
	 Entry canopy
	  	X	  	 	  	 
	 COMMON AREAS
	  	 	  	 	  	 
	 Existing First floor finished lobby.
	  	X	  	 	  	 
	 Second floor finished lobby
	  	 	  	 	  	X
	 Existing common restrooms for tenant
use
	  	X	  	 	  	 
	 Code required bicycle storage
	  	X	  	 	  	 
	 Walls in exit stairways and Base Building utility rooms shall have a
final paint finish.
	  	X	  	 	  	 
	 Metal railings in all exit stairways.
	  	X	  	 	  	 
	 Code required signage for all base building
rooms.
	  	X	  	 	  	 
	 Janitor’s closets in core
areas.
	  	 	  	 	  	X
	 Existing Main Electrical Switchgear and MPOE
rooms.
	  	X	  	 	  	 
	 Electrical closets in core areas.
	  	 	  	 	  	X
	 IDF connected to MPOE.
	  	 	  	 	  	X
	 Common doors, frames & hardware at main entry, shell exit
stairs, Loading Dock, Trash Enclosure (gates) Main Electric Room, MPOE Room, & Elevator Machine Room(s)
	  	X	  	 	  	 
	 Tenant Premises interior doors, frames, and
hardware
	  	 	  	 	  	X
	
ELEVATORS

	 One (1) new service elevator
	  	X	  	 	  	 
	 One (1) existing passenger
elevator
	  	X	  	 	  	 
	 WINDOW
TREATMENT

  
 10578 Science
Ctr./Advidity Biosciences – Page 15 
  

							
	 Furnish and install Base Building window treatment, including
blocking for window treatment. Window treatments are to be MechoShades or equal for all windows
	  	 	  	 	  	X
	 Window sills, as applicable
	  	 	  	 	  	X
	 TENANT
AREAS

	 Shipping and Receiving Areas
	  	 	  	 	  	X
	 Drywall patching at inside face of exterior
walls
	  	 	  	 	  	X
	 Finishes at inside face of exterior
walls
	  	 	  	 	  	X
	 Finishes at inside face at Tenant side of
core partitions
	  	 	  	 	  	X
	 Electrical closets within Tenant
Premises
	  	 	  	 	  	X
	 Tenant Tel/data rooms
	  	 	  	 	  	X
	 Tenant break or kitchen areas
	  	 	  	 	  	X
	 Partitions, ceilings, flooring, painting, finishes, doors,
frames, hardware, millwork, casework, and buildout
	  	 	  	 	  	X
	 Wire shelving & chemical racking
systems
	  	 	  	X	  	 
	 Fixed casework
	  	 	  	 	  	X
	 Laboratory Equipment including, but not limited to biosafety
cabinets, autoclaves, glasswashers, bioreactors, recirculating chillers in fume hoods, high vac dry down stations, air showers, rackwashers & associated steam generators
	  	 	  	X	  	 
	 Chemical Fume Hoods, bench fume hood, lab
casework
	  	 	  	 	  	X
	 Fixtures, Furniture, Equipment
(FF&E)
	  	 	  	X	  	 
	 Appliances including refrigerator, dishwashers, garbage disposals
and microwaves
	  	 	  	 	  	X
	 Shaft enclosures for base building
systems’ risers.
	  	X	  	 	  	 
	 Shaft enclosures for Tenant risers within allocated space in the
main vertical Base Building shafts.
	  	 	  	 	  	X
	 All interior code required signage for
Tenant Premises.
	  	 	  	 	  	X
	 All wayfinding signage and tenant specific
signage for branding purposes.
	  	 	  	X	  	 
	 FIRE
PROTECTION

	 Existing Control area fire ratings at underside of elevated decks.
No fireproofing required at roof.
	  	X	  	 	  	 
	 Existing Fire service entrance including fire department connection,
alarm valve, and flow protection.
	  	X	  	 	  	 
	 Exit stair distribution piping and sprinkler
heads.
	  	X	  	 	  	 
	 Existing Primary distribution adequate to
support ordinary hazard
	  	X	  	 	  	 
	 All lateral piping, drop heads, and related
equipment within Tenant Premises.
	  	 	  	 	  	X
	 Modification of sprinkler branch and main piping and head
locations to suit Tenant layout & hazard index.
	  	 	  	 	  	X
	 Specialized extinguishing systems (if
required).
	  	 	  	X	  	 
	
Pre-action dry-pipe systems (if
required).
	  	 	  	X	  	 
	 Fire extinguishers required per SS&C permit
drawings.
	  	X	  	 	  	 
	 Fire extinguisher cabinets at Tenant
Premises.
	  	 	  	 	  	X
	
PLUMBING

	 Existing Domestic Water service with site backflow prevention to
building entry.
	  	X	  	 	  	 

  
 10578 Science
Ctr./Advidity Biosciences – Page 16 
  

							
	 Domestic water risers serving Tenant
Premises
	  	X	  	 	  	 
	 Domestic water distribution within Tenant
Premises
	  	 	  	 	  	X
	 Existing domestic hot water generation
	  	X	  	 	  	 
	 Existing common restroom plumbing fixtures compliant with
accessibility requirements.
	  	X	  	 	  	 
	 Industrial Water riser for lab use and reduced
pressure backflow preventer.
	  	X	  	 	  	 
	 Industrial hot water generation for Tenant
use.
	  	X	  	 	  	 
	 Industrial water distribution within Tenant
Premises.
	  	 	  	 	  	X
	 Existing Roof storm drainage system.
	  	X	  	 	  	 
	 Sanitary Waste and vent service for core
areas.
	  	X	  	 	  	 
	 Sanitary Waste and vent risers serving Tenant
Premises.
	  	X	  	 	  	 
	 Sanitary Waste and vent distribution serving
Tenant Premises.
	  	 	  	 	  	X
	 Lab waste and vent pipe risers
	  	X	  	 	  	 
	 Lab waste and vent pipe distribution serving
Tenant Premises.
	  	 	  	 	  	X
	 Existing Central lab air compressor
	  	X	  	 	  	 
	 Supplemental lab air compressor capacity (if
required)
	  	 	  	X	  	 
	 Compressed air vertical pipe riser.
	  	X	  	 	  	 
	 Compressed air pipe distribution in Tenant
Premises for specific points of use.
	  	 	  	 	  	X
	 Existing Central lab vacuum system
	  	X	  	 	  	 
	 Supplemental lab vacuum capacity (if
required)
	  	 	  	X	  	 
	 Vacuum vertical pipe riser.
	  	X	  	 	  	 
	 Lab vacuum pipe distribution in Tenant
Premises for specific points of use.
	  	 	  	 	  	X
	 Temperate water pipe risers (N/A given local
domestic water temperature)
	  	 	  	X	  	 
	 RO/DI water generator
	  	X	  	 	  	 
	 Supplemental RO/DI capacity (if
required)
	  	 	  	X	  	 
	 RO/DI water vertical pipe riser.
	  	X	  	 	  	 
	 DI water pipe distribution in Tenant
Premises for specific points of use.
	  	 	  	 	  	X
	 Bulk, Dewar, Cylinder or Bottled lab nitrogen and argon gas
sources for Tenant use
	  	 	  	X	  	 
	 Lab nitrogen pipe distribution in Tenant
Premises for specific points of use.
	  	 	  	 	  	X
	 Lab argon pipe distribution in Tenant
Premises for specific points of use.
	  	 	  	 	  	X
	 Manifolds, piping, and outlets for CO2
	  	X	  	 	  	 
	 C02 Cylinders
	  	 	  	X	  	 
	 Manifolds, piping, and other requirements including cylinders,
not specifically mentioned above (i.e. O2, LN2)
	  	 	  	X	  	 
	 NATURAL
GAS

	 Existing Natural gas service, pressure regulator and meter sized for
Tenant equipment.
	  	X	  	 	  	 
	 Existing Natural gas service to Base Building
boilers.
	  	X	  	 	  	 
	 Natural gas pipe distribution to tenant
program areas
	  	 	  	X	  	 
	 HEATING,
VENTILATION, AIR CONDITIONING

	 Existing central water-cooled chilled water plant. Chillers and
Cooling Towers provided (existing).
	  	X	  	 	  	 

  
 10578 Science
Ctr./Advidity Biosciences – Page 17 
  

							
	 Existing Chilled water pipe risers
	  	X	  	 	  	 
	 Existing Chilled water pipe distribution
serving Central Air Handling Units
	  	X	  	 	  	 
	 Existing Chilled water pipe distribution
serving Tenant Premises solely.
	  	 	  	X	  	 
	 Condenser water pipe distribution from Cooling
Towers to Chillers
	  	X	  	 	  	 
	 Existing central gas fired condensing boiler
plant
	  	X	  	 	  	 
	 House steam system (if required)
	  	 	  	X	  	 
	 Heating Hot water pipe risers.
	  	X	  	 	  	 
	 Heating Hot water pipe distribution serving
Central Air Handling Units
	  	X	  	 	  	 
	 Heating Hot water pipe distribution within
Tenant Premises.
	  	 	  	 	  	X
	 Existing expandable Building Management System (BMS) for Base
Building Infrastructure.
	  	X	  	 	  	 
	 BMS (compatible with Landlord’s system) within Tenant
Premises monitoring Tenant Infrastructure.
	  	 	  	 	  	X
	 Existing air handling units.
	  	X	  	 	  	 
	 Vertical supply air duct distribution.
	  	X	  	 	  	 
	 Supply air duct distribution, air valves, VAV terminals, Reheat
coils, Humidifiers, equipment connections, insulation, air terminals, dampers, hangers, etc. within Tenant Premises.
	  	 	  	 	  	X
	 Existing laboratory exhaust and fans
	  	X	  	 	  	 
	 Vertical exhaust air duct risers.
	  	X	  	 	  	 
	 Exhaust air duct distribution, air valves, VAV terminals,
equipment connections, insulation, air terminals, dampers, hangers, etc. within Tenant Premises.
	  	 	  	 	  	X
	 Electric room ventilation system for
electrical closets within Tenant Premises.
	  	 	  	 	  	X
	 Sound attenuation for Tenant
equipment.
	  	 	  	X	  	 
	 DX cooling systems for Tenant Server and IDF
room
	  	 	  	 	  	X
	 Additional/dedicated cooling for Tenant requirements which serve
Tenant only.
	  	 	  	X	  	 
	
ELECTRICAL

	 Uninterruptable Power System (UPS)
	  	 	  	X	  	 
	 Existing Electrical utility service to main
meter section and house panel at main switchgear
	  	X	  	 	  	 
	 Existing 480/277v, main switchboard(s) after
shell section
	  	X	  	 	  	 
	 Standby power generators (if demand exceeds pro
rata share of existing generator on site)
	  	 	  	X	  	 
	 Existing automatic transfer switch for life safety loads on
generator for base building loads.
	  	X	  	 	  	 
	 Existing automatic transfer switch for Tenant emergency
power.
	  	X	  	 	  	 
	 Distribution within Tenant Premises for Tenant loads, as well as
for base building critical systems
	  	 	  	 	  	X
	 Lighting and power distribution for site lighting
	  	X	  	 	  	 
	 Lighting and power distribution for Lobby & Restroom
areas
	  	 	  	 	  	X

  
 10578 Science
Ctr./Advidity Biosciences – Page 18 
  

							
	 Lighting and power distribution for Tenant
Premises.
	  	 	  	 	  	X
	 Shell area life safety emergency
lighting/signage.
	  	X	  	 	  	 
	 Tenant Premises life safety emergency
lighting/signage.
	  	 	  	 	  	X
	 Tenant panels, transformers, and
distribution equipment
	  	 	  	 	  	X
	 FIRE
ALARM

	 Base expandable fire alarm system at
elevators 
	  	X	  	 	  	 
	 Building fire alarm system with devices in core
areas.
	  	X	  	 	  	 
	 Fire alarm sub panels and devices for Tenant Premises with
integration into Base Building system.
	  	 	  	 	  	X
	
TELEPHONE/DATA

	 Underground local service provider conduit to MPOE room for
copper and fiber optic service (if service requested is not existing already)
	  	 	  	X	  	 
	 Tenant tele/data rooms.
	  	 	  	 	  	X
	 Pathways from MPOE room directly into Tenant
tele/data rooms
	  	 	  	 	  	X
	 Tel/Data cabling from MPOE room to Tenant
tele/data room
	  	 	  	X	  	 
	 Fiber optic service for Tenant use
	  	 	  	X	  	 
	 Tel/data infrastructure including, but not limited to, servers,
computers, phone systems, switches, routers, MUX panels, equipment racks, ladder racks, etc.
	  	 	  	X	  	 
	 Provisioning of circuits and service from
service providers.
	  	 	  	X	  	 
	 Audio visual systems
	  	 	  	X	  	 
	 Station cabling from Tenant tel/data room to all Tenant
locations, within the suite and exterior to the suite, if needed.
	  	 	  	X	  	 
	
SECURITY

	 Card access at Building exterior
entries.
	  	X	  	 	  	 
	 Card access into or within tenant Premises on separate Tenant
installed and managed system.
	  	 	  	X	  	 
	 Video camera coverage of Tenant Premises on separate Tenant
installed and managed system.
	  	 	  	X	  	 

  
 10578 Science
Ctr./Advidity Biosciences – Page 19 
  

 SCHEDULE 5 

SCHEDULE OF CRITICAL DATES – TENANT IMPROVEMENTS 
  

			
	Based on 6/1/20 NTP Date	  	*Tenant Improvement
	Schematic Design Complete	  	
6/19/2020 (Followed by 5 day
review and approval)

	 Design Development Complete

(Includes approved reflected ceiling plan)
	  	7/24/20- (Followed by 5 day review and
approval)
	 City Permit Submittal Complete

(Submit for plan Check)
	  	9/11/2020 (Followed by 5 day review and approval)
	 City Permit Approval
	  	11/27/20
	 Issue for Construction Set
	  	12/04/20

 * Review and approval dates are to be business days. 

If any of the stages noted above (e.g., Space Plan, Schematics etc.) is not finalized and approved by Tenant and Landlord within the applicable 5, 10 or 15-day period noted above after initial delivery to Tenant for review, then each day thereafter until applicable stage is finalized shall constitute Tenant Delay (unless the failure to complete such stage resulted
from Landlord’s failure to provide a response within the required time period). 

  
 10578 Science
Ctr./Advidity Biosciences – Page 1 
  

 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made this _____ day of _______, 2020, between
ARE-SD REGION NO. 44, LLC, a Delaware limited liability company (“Landlord”), and AVIDITY BIOSCIENCES, INC., a Delaware corporation (“Tenant”), and is attached
to and made a part of the Lease dated June ____, 2020 (the “Lease”), by and between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

Landlord and Tenant hereby acknowledge and agree, for all purposes of the Lease, that the Commencement Date of the Base Term of the Lease is
______________, _____, the termination date of the Base Term of the Lease shall be midnight on ______________, _____. In case of a conflict between the terms of the Lease and the terms of this Acknowledgment of Commencement Date, this Acknowledgment
of Commencement Date shall control for all purposes. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT OF
COMMENCEMENT DATE to be effective on the date first above written. 
  

			
	TENANT:
	
	 AVIDITY BIOSCIENCES, INC.,
 a
Delaware corporation

	
	By: ______________________________________
	 Its : ______________________________________

	

  

			
	LANDLORD:
	
	 ARE-SD REGION NO. 44, LLC,

a Delaware limited liability company

		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, LP.,
		 	 a Delaware limited partnership,

managing member

		
		 	 By: ARE-QRS CORP.,

		 	       a Maryland corporation,

      general partner

		
		 	 By: __________________________________

		 	 Its : __________________________________

  
  

			
	 Rules and Regulations
	  	10578 Science Ctr./Avidity Biosciences – Page 1

  

 EXHIBIT E TO LEASE 

Rules and Regulations 

1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used by them for any purpose
other than ingress and egress to and from the Premises. 
 2. Tenant shall not place any objects, including antennas, outdoor furniture,
etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 
 3. Except for animals
assisting the disabled, no animals shall be allowed in the offices, halls, or corridors in the Project. 
 4. Tenant shall not disturb the
occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises. 

5. If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician
as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenant’s expense. 

6. Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as
specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project. 

7. Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the overnight parking of operative
vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked
vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as
specified by Landlord. 
 8. Tenant shall maintain the Premises free from rodents, insects and other pests. 

9. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the
influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 
 10. Tenant
shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring,
or for any damage done to the effects of Tenant by the janitors or any other employee or person. 
 11. Tenant shall give Landlord prompt
notice of any defects of which Tenant becomes aware in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. 

12. Tenant shall not permit storage outside the Premises, including without limitation, outside storage of trucks and other vehicles, or
dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 

13. All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure areas, if any,
provided for that purpose. 

  

			
	Rules and Regulations	 	10578 Science Ctr./Advidity Biosciences – Page 2

  

 14. No auction, public or private, will be permitted on the Premises or the Project. 

15. No awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord. 

16. The Premises shall not be used for lodging, sleeping or cooking (except that Tenant may use microwave ovens, toasters and coffee makers in
the Premises for the benefit of Tenant’s employees and contractors in an area designated for such items, but only if the use thereof is at all times supervised by the individual using the same) or for any immoral or illegal purposes or for any
purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 
 17. Tenant shall ascertain from
Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such
safe capacity. Landlord’s consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 

18. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 

19. Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s
Permitted Use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted beyond the Premises. 

20. Tenant shall cause any vendors and other service providers hired by Tenant to perform services at the Premises or the Project to maintain
in effect workers’ compensation insurance as required by Legal Requirements and commercial general liability insurance with coverage amounts reasonably acceptable to Landlord. Tenant shall cause such vendors and service providers to name
Landlord and Alexandria Real Estate Equities, Inc. as additional insureds under such policies and shall provide Landlord with certificates of insurance evidencing the required coverages (and showing Landlord and Alexandria Real Estate Equities, Inc.
as additional insureds under such policies) prior to the applicable vendor or service provider providing any services to Tenant at the Project. 

21. Neither Tenant nor any of the Tenant Parties shall have the right to photograph, videotape, film, digitally record or by any other means
record, transmit and/or distribute any images, pictures or videos of all or any portion of the Premises or the Project that could identify the Project or the name of the Project, or that identify Landlord or any other tenants or any affiliates of
Landlord or any other tenants. The foregoing is not meant to prohibit individual employees from taking and disseminating photos of themselves or other people within the Premises or at the Project so long as neither the Building nor any proprietary
information, equipment or improvements of Landlord are included within such photos or preclude Tenant from recording the Premises or portions of the Project in which the Premises is located for security purposes with security cameras included as
part of a security system installed by Tenant as part of the Tenant Improvement or as an Alteration pursuant to Section 12 of the Lease. 

22. Tenant shall regularly review the guidelines published by the Centers for Disease Control (CDC) and any state and/or local Governmental
Agencies, and will implement the practices and procedures suggested thereby, as well as industry standard best practices, to prevent the spread of Infectious Conditions, including, without limitation,
COVID-19. 
 23. Landlord shall have the right to (a) require tenants to implement and enforce
reasonable screening and tracking protocols intended to identify and track the activity at the Project of employees, agents, contractors and visitors seeking access to or accessing the Premises and or the Project exhibiting flu-like symptoms or symptoms consistent with those associated with any currently known or unknown Infectious Conditions including, without limitation, COVID-19 (collectively,
“Symptoms”), (b) require tenant employees, agents, contractors and visitors to comply with reasonable screening and tracking protocols 

  

			
	Rules and Regulations	 	10578 Science Ctr./Advidity Biosciences – Page 3

  

 
implemented by Landlord, Landlord’s property manager and/or any operator of Project Amenities, intended to identify and track the activity at the Project of individuals seeking access to or
accessing the Premises or the Project (including the Project Amenities) exhibiting Symptoms, (c) require tenants to implement and enforce protocols to prohibit individuals exhibiting Symptoms, from accessing the Premises and/or the Project,
(d) require tenants to immediately report to Landlord incidences of (i) tenant employees, agents, contractors and visitors accessing the Premises or any portion of the Project while exhibiting Symptoms, and/or (ii) tenant employees,
agents, contractors and visitors known to have accessed the Premises or the Project being diagnosed with an Infectious Condition including, without limitation, COVID-19. 

24. Landlord may exclude or expel from the Project any person that has Symptoms associated with any currently known or unknown Infectious
Condition including, without limitation, COVID-19. 
 25. Notwithstanding anything to the contrary
contained herein, if, at any time during the Term, Landlord becomes aware that any Tenant Party exhibiting Symptoms and/or diagnosed with an Infectious Condition had access to the Premises or any portion of the Project (including, without
limitation, the Project Amenities), Tenant shall be responsible for any costs incurred by Landlord to perform additional or deep cleaning of the Premises and/or the Common Areas of the Project or to take other measures deemed reasonably necessary or
prudent by Landlord which are intended to limit the spread of such Infectious Condition due to such Tenant Party’s presence at the Project. 

26. Landlord reserves the right to implement additional rules and regulations relating to access to the Premises, the Building and/or the
Project (including, without limitation, the Project Amenities) which are intended to promote and protect health and physical well-being and/or intended to limit the spread of Infectious Conditions. 

  
 10578 Science
Ctr./Advidity Biosciences – Page 1 
  

 EXHIBIT F TO LEASE 

TENANT’S PERSONAL PROPERTY 

None. 

  
 10578 Science
Ctr./Advidity Biosciences – Page 2 
  

 EXHIBIT G TO LEASE 

MAINTENANCE OBLIGATIONS 
  

 

  
 10578 Science
Ctr./Advidity Biosciences – Page 1 
  

 EXHIBIT H TO LEASE 

CONTROL ZONES 
  

 

  
 10578 Science
Ctr./Advidity Biosciences – Page 1 
  

 EXHIBIT I TO LEASE 

RESERVED PARKING 
  

 
 

 

  
 10578 Science
Ctr./Advidity Biosciences – Page 1 
  

 EXHIBIT J TO LEASE 

SIGNAGE 
  

 

  
 10578 Science
Ctr./Advidity Biosciences – Page 2 
  

  
 

 

  
 10578 Science
Ctr./Advidity Biosciences – Page 1 
  

 EXHIBIT K 

EXPANSION SPACEExhibit
10.1

 

SHARE
EXCHANGE AGREEMENT

 

This
SHARE EXCHANGE AGREEMENT (hereinafter referred to as “this Agreement”) dated as of June 8, 2020, by and among China
Foods Holdings Limited, a Delaware corporation (“CFOO” or the “Company”), Elite Creation Group Limited,
a private limited corporation incorporated under the laws of British Virgin Islands (“ECGL”), and each of the undersigned
parties (each, an “Investor,” and collectively, the “Investors”).

 

W
I T N E S S E T H:

 

WHEREAS,
ECGL provides healthcare products and services targeted to the elderly and middle-aged populations through its online to offline
platforms;

 

WHEREAS,
CFOO desires to acquire from the Investors, and the Investors desire to sell, Fifty Thousand (50,000) shares of the issued and
outstanding ordinary shares of ECGL (“ECGL Ordinary Stock”), constituting all of the issued and outstanding securities
of ECGL, in consideration of up to 15 Million (15,000,000) shares of CFOO’s common stock, par value $0.0001 (“Common
Stock”), at a value of $0.32 per share of Common Stock (the “Exchange”), on the terms and conditions set forth
below;

 

WHEREAS,
the parties herein desire the Exchange to be a tax-free exchange under the Internal Revenue Code.

 

NOW,
THEREFORE, in consideration of the premises and of the mutual representations, warranties and agreements set forth herein, the
parties hereto agree as follows:

 

ARTICLE
I

 

Definitions

 

In
addition to terms defined elsewhere in this Agreement, the following terms when used in this Agreement shall have the meanings
indicated below:

 

“Affiliate”
shall mean with respect to a specified Person, any other Person which, directly or indirectly through one or more intermediaries,
controls or is controlled by or is under common control with such Person, and without limiting the generality of the foregoing,
includes, with respect to a Person (a) any other Person which beneficially owns or holds ten percent (10%) or more of any class
of voting securities or other securities convertible into voting securities of such Person or beneficially owns or holds ten percent
(10%) or more of any other equity interests in such Person, (b) any other Person with respect to which such Person beneficially
owns or holds ten percent (10%) or more of any class of voting securities or other securities convertible into voting securities
of such Person, or owns or holds ten percent (10%) or more of the equity interests of the other Person, and (c) any director or
senior officer of such Person. For purposes of this definition, the term “control” (including, with correlative meanings,
the terms “controlled by” and “under common control with”), as used with respect to any Person, means
the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person,
whether through the ownership of voting securities or by contract or otherwise.

 

    	 	 

     

    

 

“Agreement”
shall mean this Share Exchange Agreement together with all exhibits and schedules referred to herein, which exhibits and schedules
are incorporated herein and made a part hereof.

 

“Closing”
shall have the meaning set forth in Section 2.2.

 

“Closing
Date” shall mean the date that the Closing takes place.

 

“Code”
shall mean the Internal Revenue Code of 1986, as amended.

 

“Commission
or SEC” shall mean the United States Securities and Exchange Commission.

 

“Commission
Reports” shall mean the Forms 10-K, 10-Q, 8-K, and other Commission filings required by the Securities Exchange Act
of 1934, as amended, and Securities Act of 1933, as amended, which have been filed by the Company with the Commission as at the
date of this Agreement.

 

“Company”
shall have the meaning set forth in the recitals.

 

“Company
Common Stock” shall mean the common stock of the Company at par value of USD $0.0001 per share.

 

“Confidential
Information” means any information concerning the businesses and affairs of ECGL or the Company that is not already
generally available to the public.

 

“Consideration”
shall mean the consideration of 15 Million (15,000,000) shares of the Company’s Common Stock, par value $0.0001 to be issued
by the Company to the Investors for the acquisition by the Company of Fifty Thousand (50,000) shares of the ECGL Ordinary Stock
(representing 100% of the total issued and outstanding shares of the ECGL Ordinary Stock).

 

“Effective
Time” shall have the meaning set forth in Section 2.3.

 

“Environmental
Laws” shall mean (i) the common law, and (ii) any and all federal, state and local statutes, regulations, rules, orders,
ordinances or permits of any governmental authority which pertain to health, the environment, wildlife and natural resources in
effect in any and all jurisdictions in which the applicable company conducts business.

 

“Exchange”
shall have the meaning set forth in the recitals.

 

“Exchange
Act” shall mean the Securities Exchange Act of 1934, as amended.

 

“Exchange
Documents” shall have the meaning set forth in Section 3.2.

 

“Financial
Statements” shall mean ECGL and Subsidiaries’ consolidated balance sheets, consolidated statement of operations,
changes in stockholders’ equity and cash flow as of and for the fiscal years ended December 31, 2019 and 2018, and the three
months ended March 31, 2020. Financial statements for the years ended December 31, 2019 and 2018, shall be audited by an auditor
acceptable to CFOO in its discretion.

 

    	 	2	 

     

    

 

“GAAP”
shall mean United States generally accepted accounting principles.

 

“Guaranty”
shall mean, as to any Person, all liabilities or obligations of such Person, with respect to any indebtedness or other obligations
of any other Person, which have been guaranteed, directly or indirectly, in any manner by such Person, through an agreement, contingent
or otherwise, to purchase such indebtedness or obligation, or to purchase or sell property or services, primarily for the purpose
of enabling the debtor to make payment of such indebtedness or obligation or to guarantee the payment to the owner of such indebtedness
or obligation against loss, or to supply funds to or in any manner invest in the debtor.

 

“Investor
Representative” shall have the meaning set forth in Section 2.6.

 

“Investors”
shall have the meaning set forth in the recitals.

 

“Investments”
shall mean, with respect to any Person, all advances, loans or extensions of credit to any other Person (except for extensions
of credit to customers in the ordinary course of business), all purchases or commitments to purchase any stock, bonds, notes,
debentures or other securities of any other Person, and any other investment in any other Person, including partnerships or joint
ventures (whether by capital contribution or otherwise) or other similar arrangement (whether written or oral) with any Person,
including, but not limited to, arrangements in which (i) the first Person shares profits and losses of the other Person, (ii)
any such other Person has the right to obligate or bind the first Person to any third party, or (iii) the first Person may be
wholly or partially liable for the debts or obligations of such partnership, joint venture or other entity.

 

“ECGL”
shall Elite Creation Group Limited (Company No.: 1991691), a private limited company incorporated under the laws of British Virgin
Islands having its registered office at 30 de Castro Street, Wickhams Cay 1, P.O. Box 4519, Road Town, Tortola, British Virgin
Islands.

 

“ECGL
Certificates” shall have the meaning set forth in Section 2.4.

 

“ECGL
Ordinary Stock” shall mean the ordinary stock of ECGL.

 

“Knowledge”
shall mean, in the case of any Person who is an individual, knowledge that a reasonable individual under similar circumstances
would have after such reasonable investigation and inquiry as such reasonable individual would under such similar circumstances
make, and in the case of a Person other than an individual, the knowledge that a senior officer, director or manager of such Person,
or any other Person having responsibility for the particular subject matter at issue of such Person, would have after such reasonable
investigation and inquiry as such senior officer, director, manager or responsible Person would under such similar circumstances
make.

 

“Law”
and “Laws” shall mean any federal, state, local or foreign statute, law, ordinance, regulation, rule, code,
order or other requirement or rule of law.

 

“Liabilities”
shall mean any direct or indirect indebtedness, liability, claim, loss, damage, deficiency, obligation or responsibility, fixed
or unfixed, choate or inchoate, liquidated or unliquidated, secured or unsecured, accrued, absolute, contingent or otherwise,
including, without limitation, liabilities on account of taxes, other governmental charges or Litigation, whether or not of a
kind required by GAAP or International Financial Reporting Standards, as applicable, to be set forth on a financial statement.

 

    	 	3	 

     

    

 

“Litigation”
shall mean any actions, suits, investigations, claims or proceedings.

 

“Material
Adverse Effect” shall mean any event or condition of any character which has had or could reasonably be expected to
have a material adverse effect on the condition (financial or otherwise), results of operations, assets, liabilities, properties,
or business of the Company or ECGL, as applicable.

 

“Person”
shall mean any natural person, corporation, unincorporated organization, partnership, association, limited liability company,
joint stock company, joint venture, trust or government, or any agency or political subdivision of any government or any other
entity.

 

“Securities
Act” shall mean the Securities Act of 1933, as amended.

 

“Sold
ECGL Stock” shall have the meaning set forth in Section 2.4.

 

“Subsidiary”
of any Person shall mean any Person, whether or not capitalized, in which such Person owns, directly or indirectly, an equity
interest of more than fifty percent (50%), or which may effectively be controlled, directly or indirectly, by such Person.

 

“Tax”
and “Taxes” shall mean (i) all income, excise, gross receipts, ad valorem, sales, use, employment, franchise,
profits, gains, property, transfer, payroll, withholding, severance, occupation, social security, unemployment compensation, alternative
minimum, value added, intangibles or other taxes, fees, stamp taxes, duties, charges, levies or assessments of any kind whatsoever
(whether payable directly or by withholding), together with any interest and any penalties, fines, additions to tax or additional
amounts imposed by any governmental or regulatory authority with respect thereto, (ii) any liability for the payment of any amounts
of the type described in (i) as a result of being a member of a consolidated, combined, unitary or aggregate group for any Taxable
period, and (iii) any liability for the payment of any amounts of the type described in (i) or (ii) as a result of being a transferee
or successor to any person or as a result of any express or implied obligation to indemnify any other Person.

 

“Tax
Returns” shall mean returns, declarations, reports, claims for refund, information returns or other documents (including
any related or supporting schedules, statements or information) filed or required to be filed in connection with the determination,
assessment or collection of any Taxes of any party or the administration of any laws, regulations or administrative requirements
relating to any Taxes.

 

“Termination
Date” shall have the meaning set forth in Section 6.6.

 

The
words “hereof”, “herein” and “hereunder” and the words of similar import shall refer to this
Agreement as a whole and not to any particular provision of this Agreement. The terms defined in the singular shall have a comparable
meaning when used in the plural and vice versa.

 

    	 	4	 

     

    

 

ARTICLE
II

 

Transactions;
Terms of Share Exchange; Manner of Exchange

 

2.1
Exchange of Shares. Subject to the terms and conditions of this Agreement, at the Effective Time (as defined below):

 

(a)
At the direction of the Investor Representative, the Company shall issue to the Investors up to an aggregate of 15 Million (15,000,000)
shares of Company Common Stock in accordance with Section 2.4 hereof;

 

(b)
Each Investor shall deliver to the Company the original ECGL Certificates evidencing the Sold ECGL Stock and all appropriately
executed transfer documents in favor of the Company, in order to effectively transfer to the Company the right, title and interest
in and to the Sold ECGL Stock;

 

(c)
the Exchange shall be consummated pursuant to the terms of this Agreement, which has been approved and adopted by the Boards of
Directors of the Company; and

 

(d)
the Securities issued by the Company in connection with this Share Exchange Agreement are issued pursuant to the exemption from
registration contained in Regulation S of the Securities Act of 1933.

 

2.2
Time and Place of Closing. The closing of the transactions contemplated hereby (the “Closing”) will take place
at 10:00 A.M. on the date following the satisfaction or waiver of all conditions to the obligations of the parties to consummate
the transactions contemplated hereby as set forth in Article VI (other than conditions with respect to actions the respective
parties will take at the Closing itself) (the “Closing Date”). The Closing shall be held at the principal office of
the Company, or at such other location or time as may be mutually agreed upon by the parties. The parties agree to take all necessary
and prompt actions so as to complete the Closing on or before September 30, 2020, or at such other date as may be agreed to by
the parties in writing.

 

2.3
Effective Time. The Exchange and other transactions contemplated by this Agreement shall become effective on the Closing
Date (the “Effective Time”).

 

2.4
Exchange of Shares. At the Closing, the Investors shall surrender all the share certificates or records which represent
in the aggregate of Fifty Thousand (50,000) shares of the ECGL Ordinary Stock (representing up to 100% of the total issued and
outstanding shares of ECGL Ordinary Stock) (collectively, the “Sold ECGL Stock”) immediately prior to the Closing
Date (the “ECGL Certificates”), and the respective Investors shall, subject to the provisions of Section 5.2 hereof,
at the Effective Time receive in exchange therefor that number of shares of the Company Common Stock at an exchange ratio of One
ECGL Ordinary Stock for 300 shares of the Company Common Stock.

 

    	 	5	 

     

    

 

2.5
Legend On Securities. Each certificate for the shares of the Company Common Stock to be issued to any of the Investors
as part of the Consideration shall bear substantially the following legend:

 

“THE
SHARES REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER THE U.S. SECURITIES ACT OF 1933, AS AMENDED (THE “US
SECURITIES ACT”), OR THE SECURITY LAWS OF ANY STATE OF THE UNITED STATES. THEY MAY NOT BE SOLD, OFFERRED FOR SALE, PLEDGED
OR OTHERWISE TRANSFERRED EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER THE U.S. SECURITIES ACT AND IN ACCORDANCE
WITH ANY APPLICABLE STATE SECURITIES LAWS, OR PURSUANT TO AN EXEMPTION OR EXCLUSION FROM STATE SECURITIES LAWS. HEDGING TRANSACTION
INVOLVING THE SECURITIES MAY NOT BE CONDUCTED UNLESS IN COMPLAINCE WITH THE U.S. SECURITIES ACT”.

 

2.6
Investor Representative. The Investors hereby designate Xiao Jun Kong to serve as the investor representative (the
“Investor Representative”). The Investors agree that: (i) the instructions of the Investor Representative to the Company
and the acts or omissions of the Investor Representative shall be conclusively deemed to be the instructions, acts or omissions
of all of the Investors, and that the Company shall be entitled to rely on such instructions, acts or omissions as if such instructions,
actions or omissions were received from or performed or omitted to be performed by all of the Investors; and (ii) all notice and
items delivered to the Investor Representative shall be conclusively deemed delivered to all of the Investors.

 

ARTICLE
III

 

Representations
and Warranties of the Company

 

In
order to induce the Investors to enter into this Agreement and to consummate the transactions contemplated hereby, the Company
makes the representations and warranties set forth below to ECGL and the Investors.

 

3.1
Organization. The Company is a corporation duly organized, validly existing and in good standing under the laws of the
State of Delaware. The Company has all requisite corporate power and authority to carry on its business as presently conducted.
The Company is duly qualified to transact business and is in good standing as a foreign corporation in all jurisdictions where
the ownership or leasing of its properties or the conduct of its business requires such qualification except where the failure
to so qualify would not have a Material Adverse Effect on the Company.

 

3.2
Authorization; Enforceability. The execution, delivery and performance of this Agreement by the Company and all other agreements
to be executed, delivered and performed by the Company pursuant to this Agreement (collectively, the “Exchange Documents”)
and the consummation by the Company of the transactions contemplated hereby and thereby have been duly authorized by all requisite
corporate or individual action on the part of the Company. This Agreement and the Exchange Documents have been duly executed and
delivered by the Company, and constitute the legal, valid and binding obligation of the Company, assuming the due authorization,
execution and delivery of this Agreement by ECGL and the Investors, enforceable in accordance with their respective terms, except
to the extent that their enforcement is limited by bankruptcy, insolvency, reorganization or other laws relating to or affecting
the enforcement of creditors’ rights generally and by general principles of equity.

 

    	 	6	 

     

    

 

3.3
No Violation or Conflict. To the Knowledge of the Company, the execution, delivery and performance of this Agreement and
the Exchange Documents by the Company, and the consummation by the Company of the transactions contemplated hereby and thereby:
(a) do not violate or conflict with any provision of law or regulation (whether federal, state or local) of the United States
of America, or any writ, order or decree of any court or governmental or regulatory authority, or any provision of the Company’s
Certificate of Incorporation or Bylaws; and (b) do not and will not, with or without the passage of time or the giving of notice,
result in the breach of, or constitute a default (or an event that with notice or lapse of time or both would become a default),
cause the acceleration of performance, give to others any right of termination, amendment, acceleration or cancellation of or
require any consent under, or result in the creation of any lien, charge or encumbrance upon any property or assets of the Company
pursuant to any instrument or agreement to which the Company is a party or by which the Company or its properties may be bound
or affected, other than instruments or agreements as to which consent shall have been obtained at or prior to the Closing.

 

3.4
Consents of Governmental Authorities and Others. To the Knowledge of the Company, other than in connection with the provisions
of the Exchange Act, and the Securities Act, no consent, approval, order or authorization of, or registration, declaration, qualification
or filing with any federal, state or local governmental or regulatory authority, or any other Person, is required to be made by
the Company in connection with the execution, delivery or performance of this Agreement by the Company or the consummation by
the Company of the transactions contemplated hereby, excluding the execution, delivery and performance of this Agreement by the
Investors.

 

3.5
Conduct of Business. Since December 31, 2019, the Company has conducted its business in the ordinary and usual course consistent
with past practices and there has not occurred any Material Adverse Effect on the Company. Except as disclosed in the Commission
Reports, the Company has not (a) amended its Certificate of Incorporation or Bylaws; (b) issued, sold or authorized for issuance
or sale, shares of any class of its securities (including, but not limited to, by way of stock split or dividend) or any subscriptions,
options, warrants, rights or convertible securities or entered into any agreements or commitments of any character obligating
it to issue or sell any such securities; (c) redeemed, purchased or otherwise acquired, directly or indirectly, any shares of
its capital stock or any option, warrant or other right to purchase or acquire any such capital stock; (d) suffered any damage,
destruction or loss, whether or not covered by insurance, which has had or could reasonably be expected to have a Material Adverse
Effect; granted or made any mortgage or pledge or subjected itself or any of its properties or assets to any lien, charge or encumbrance
of any kind; (f) made or committed to make any capital expenditures in excess of USD100,000; (g) become subject to any guaranty;
(h) granted any increase in the compensation payable or to become payable to directors, officers or employees (including, without
limitation, any such increase pursuant to any severance package, bonus, pension, profit-sharing or other plan or commitment);
(i) entered into any agreement which would be a material agreement, or amended or terminated any existing material agreement;
(j) to the Knowledge of the Company, been named as a party in any Litigation, or become the focus of any investigation by any
government or regulatory agency or authority; (k) declared or paid any dividend or other distribution with respect to its capital
stock; or (l) to the Knowledge of the Company, experienced any other event or condition of any character which has had, or could
reasonably be expected to have, a Material Adverse Effect on the Company.

 

    	 	7	 

     

    

 

3.6
Litigation. There is no Litigation pending or, to the Knowledge of the Company, threatened before any court or by or before
any governmental or regulatory authority or arbitrator, (a) affecting the Company (as plaintiff or defendant) or (b) against the
Company relating to the Company Common Stock or the transactions contemplated by this Agreement.

 

3.7
Brokers. The Company has not employed any broker or finder, nor has it nor will it incur, directly or indirectly, any broker’s,
finder’s, investment banking or similar fees, commissions or expenses in connection with the transactions contemplated by
this Agreement or the Exchange Documents.

 

3.8
Compliance. To the Knowledge of the Company, the Company is in compliance with all federal, state, local and foreign laws,
ordinances, regulations, judgments, rulings, orders and other requirements applicable to the Company and its assets and properties.
To the Knowledge of the Company, the Company is not subject to any judicial, governmental or administrative inquiry, investigation,
order, judgment or decree.

 

3.9
Charter, Bylaws and Corporate Records. The Commission Reports contain true, correct and complete copies of (a) the Certificate
of Incorporation of the Company, as amended and in effect on the date hereof, (b) the Bylaws of the Company, as amended and in
effect on the date hereof.

 

3.10
Subsidiaries. The Company has one no Subsidiaries.

 

3.11
Capitalization. As of the date of this Agreement, the authorized capital stock of the Company consists of 100,000,000 shares
of common stock, USD $0.0001 par value per share. As of the date of this Agreement, 5,252,309 shares are issued and outstanding.
All shares of outstanding Company Common Stock have been duly authorized, are validly issued and outstanding, and are fully paid
and non-assessable.

 

3.12
Rights, Warrants, Options. Except as set forth in the Commission Reports, there are no outstanding (a) securities or instruments
convertible into or exercisable for any of the capital stock or other equity interests of the Company; (b) options, warrants,
subscriptions, puts, calls, or other rights to acquire capital stock or other equity interests of the Company; or (c) commitments,
agreements or understandings of any kind, including employee benefit arrangements, relating to the issuance or repurchase by the
Company of any capital stock or other equity interests of the Company, or any instruments convertible or exercisable for any such
securities or any options, warrants or rights to acquire such securities.

 

3.13
Commission Filings and Financial Statements. To the Company’s Knowledge, all of the Commission Reports required to
be filed by the Company have been filed with the Commission for the periods indicated in the definition of Commission Reports,
and as of the date filed, each of the Commission Reports were true, accurate and complete in all material respects and did not
omit to state any material fact required to be stated therein or necessary to make the statements therein not misleading. The
financial statements included in the Commission Reports of the Company: (a) have been prepared in accordance with the books of
account and records of the Company; (b) fairly present, and are true, correct and complete statements in all material respects
of the Company’s financial condition and the results of its operations at the dates and for the periods specified in those
statements; and (c) have been prepared in accordance with GAAP consistently applied with prior periods.

 

    	 	8	 

     

    

 

3.14
Absence of Undisclosed Liabilities. Other than as disclosed by the Commission Reports and the financial statements of the
Company included in the Commission Reports, the Company does not have any Liabilities. The Company has no Knowledge of any circumstances,
conditions, events or arrangements which may hereafter give rise to any Liabilities of the Company.

 

3.15
Real Property. The Company does not own any fee simple interest in real property. The Company does not lease, sublease,
or have any other contractual interest in any real property.

 

3.16
Benefit Plans and Agreements. Except as disclosed in the Commission Reports, the Company is not a party to any Benefit
Plan (as defined in Section 4.17) or employment agreement under which the Company currently has an obligation to provide benefits
to any current or former employee, officer, director, consultant or advisor of the Company.

 

3.17
Material Agreements. Except as disclosed in the Commission Reports, the Company has no other material written and oral
contracts or agreements including without limitation any: (i) contract resulting in a commitment or potential commitment for expenditure
or other obligation or potential obligation, or which provides for the receipt or potential receipt, involving in excess of One
Hundred Thousand Dollars (USD100,000.00) in any instance, or series of related contracts that in the aggregate give rise to rights
or obligations exceeding such amount; (ii) indenture, mortgage, promissory note, loan agreement, guarantee or other agreement
or commitment for the borrowing or lending of money or encumbrance of assets involving more than One Hundred Thousand Dollars
(USD100,000.00) in each instance; (iii) agreement which restricts the Company from engaging in any line of business or from competing
with any other Person; or (iv) any other contract, agreement, instrument, arrangement or commitment that is material to the condition
(financial or otherwise), results of operation, assets, properties, liabilities, or business of the Company (collectively, and
together with the employment agreements, Employee Benefit Plans and all other agreements required to be disclosed on any schedule
to this Agreement, the “Material Company Agreements”).

 

3.18
Disclosure. No representation or warranty of the Company contained in this Agreement, and no statement, report, or certificate
furnished by or on behalf of the Company to Investor pursuant hereto or in connection with the transactions contemplated hereby,
contains any untrue statement of a material fact or omits to state a material fact necessary in order to make the statements contained
herein or therein not misleading or omits to state a material fact necessary in order to provide Investor with full and proper
information as to the business, financial condition, assets, liabilities, and results of operation of the Company and the value
of the properties or the ownership of the Company.

 

ARTICLE
IV

 

Representations
and Warranties of the Investors

 

In
order to induce the Company to enter into this Agreement and to consummate the transactions contemplated hereby, ECGL and each
Investor hereby severally and not jointly makes the representations and warranties set forth below to the Company. The parties
agree that except for the representations and warranties set forth in Sections 4.2, 4.6, 4.9 and 4.20, each representation made
by the Investors in this Article IV is made to the best Knowledge of such Investor.

 

    	 	9	 

     

    

 

4.1
Organization. ECGL is a private limited company duly organized, validly existing and in good standing under the laws of
the British Virgin Islands. ECGL has all requisite corporate power and authority to carry on its business as presently conducted.
ECGL is duly qualified to transact business in Hong Kong and is in good standing as a foreign corporation in all jurisdictions
where the ownership or leasing of its properties or the conduct of its business requires such qualification except where the failure
to so qualify would not have a Material Adverse Effect on ECGL.

 

4.2
Authorization; Enforceability. ECGL and each Investor have the capacity to execute, deliver and perform this Agreement.
This Agreement and all other documents executed and delivered by ECGL and Investor pursuant to this Agreement have been duly executed
and delivered and constitute the legal, valid and binding obligations of ECGL and Investor, as applicable, assuming the due authorization,
execution and delivery of this Agreement by the Company, enforceable in accordance with their respective terms, except to the
extent that their enforcement is limited by bankruptcy, insolvency, reorganization or other laws relating to or affecting the
enforcement of creditors’ rights generally and by general principals of equity.

 

4.3
No Violation or Conflict. The execution, delivery and performance of this Agreement and the other documents contemplated
hereby by ECGL and Investor, and the consummation by Investor of the transactions contemplated hereby: (a) do not violate or conflict
with any provision of law or regulation of Hong Kong, or any writ, order or decree of any court or governmental or regulatory
authority, or any provision of ECGL’s memorandum and articles of association; and (b) do not and will not, with or without
the passage of time or the giving of notice, result in the breach of, or constitute a default (or an event that with notice or
lapse of time or both would become a default), cause the acceleration of performance, give to others any right of termination,
amendment, acceleration or cancellation of or require any consent under, or result in the creation of any lien, charge or encumbrance
upon any property or assets of ECGL pursuant to any instrument or agreement to which ECGL is a party or by which ECGL or its properties
may be bound or affected, other than instruments or agreements as to which consent shall have been obtained at or prior to the
Closing.

 

4.4
Consents of Governmental Authorities and Others. No consent, approval or authorization of, or registration, qualification
or filing with governmental or regulatory authority, or any other Person, is required to be made by ECGL or Investor in connection
with the execution, delivery or performance of this Agreement by ECGL or Investor, as applicable, or the consummation by ECGL
or Investor of the transactions contemplated hereby, excluding the execution, delivery and performance of this Agreement by the
Company.

 

4.5
Litigation. There is no Litigation pending or threatened before any court or by or before any governmental or regulatory
authority or arbitrator (a) affecting ECGL (as plaintiff or defendant) or (b) against ECGL relating to ECGL Ordinary Stock or
the transactions contemplated by this Agreement.

 

4.6
Brokers. None of ECGL nor Investor has employed any broker or finder, and has not incurred and will not incur, directly
or indirectly, any broker’s, finder’s, investment banking or similar fees, commissions or expenses in connection with
the transactions contemplated by this Agreement or the Exchange Documents.

 

    	 	10	 

     

    

 

4.7
Compliance. ECGL is in compliance with all ordinances, regulations, judgments, rulings, orders and other requirements imposed
by the government of the Malaysia applicable to ECGL and its assets and properties, except where such noncompliance would not
have a Material Adverse Effect on ECGL. To the Knowledge of ECGL and Investor, it is not subject to any judicial, governmental
or administrative inquiry, investigation, order, judgment or decree.

 

4.8
Charter, Bylaws and Corporate Records. The Company has been provided with true, correct and complete copies of (a) the
memorandum and articles of association of ECGL, as amended and in effect on the date hereof and (b) the minute book of ECGL (containing
all corporate proceedings from the date of incorporation). Such minute book contains accurate records of all meetings and other
corporate actions of the board of directors, committees of the board of directors, incorporators and shareholders of ECGL from
the date of its incorporation to the date hereof which were memorialized in writing.

 

4.9
Capitalization. ECGL has authorized 50,000 shares of ECGL Ordinary Stock, of which Fifty Thousand (50,000) shares are issued
and outstanding. The issued and outstanding shares of ECGL Ordinary Stock constitute one hundred percent (100%) of the issued
and outstanding capital stock of ECGL. All of the outstanding shares of ECGL Ordinary Stock have been duly authorized, are validly
issued and outstanding, and are fully paid and non-assessable. There are no dividends which have accrued or been declared but
are unpaid on the capital stock of ECGL.

 

4.10
Subsidiaries. ECGL has the following Subsidiaries: Alpha Wellness (HK) Limited, Guangzhou Xiao Xiang Health Industry Company
Limited.

 

4.11
Rights, Warrants, Options. There are no outstanding: (a) securities or instruments convertible into or exercisable for
any of the capital stock or other equity interests of ECGL; (b) options, warrants, subscriptions or other rights to acquire capital
stock or other equity interests of ECGL; or (c) commitments, agreements or understandings of any kind, including employee benefit
arrangements, relating to the issuance or repurchase by ECGL of any capital stock or other equity interests of ECGL, or any instruments
convertible or exercisable for any such securities or any options, warrants or rights to acquire such securities.

 

4.12
Conduct of Business. Except as set forth below, since December 31, 2018, ECGL has conducted its business in the ordinary
and usual course consistent with past practices and there has not occurred any Material Adverse Effect in the condition (financial
or otherwise), results of operations, properties, assets, liabilities, or business of ECGL. Since December 31, 2018, ECGL has
not (a) amended its memorandum and articles of association; (b) issued, sold or authorized for issuance or sale, shares of any
class of its securities (including, but not limited to, by way of stock split or dividend) or any subscriptions, options, warrants,
rights or convertible securities or entered into any agreements or commitments of any character obligating it to issue or sell
any such securities; (c) redeemed, purchased or otherwise acquired, directly or indirectly, any shares of its capital stock or
any option, warrant or other right to purchase or acquire any such capital stock; (d) suffered any damage, destruction or loss,
whether or not covered by insurance, which has had or could reasonably be expected to have a Material Adverse Effect on any of
its properties, assets, or business; granted or made any mortgage or pledge or subjected itself or any of its properties or assets
to any lien, charge or encumbrance of any kind; (f) made or committed to make any capital expenditures in excess of USD100,000;
(g) become subject to any guaranty; (h) granted any increase in the compensation payable or to become payable to directors, officers
or employees (including, without limitation, any such increase pursuant to any severance package, bonus, pension, profit-sharing
or other plan or commitment); (i) entered into any agreement which would be a material agreement, or amended or terminated any
existing material agreement; (j) been named as a party in any Litigation, or become the focus of any investigation by any government
or regulatory agency or authority; (k) declared or paid any dividend or other distribution with respect to its capital stock;
or (l) experienced any other event or condition of any character which has had, or could reasonably be expected to have, a Material
Adverse Effect on ECGL.

 

    	 	11	 

     

    

 

4.13
Taxes. 

 

(a)
all Taxes payable by ECGL (if any) have been fully and timely paid or are fully provided for;

 

(b)
neither ECGL nor any Person on behalf of or with respect to ECGL has executed or filed any agreements or waivers extending any
statute of limitations on or extending the period for the assessment or collection of any Tax. No power of attorney on behalf
of ECGL with respect to any Tax matter is currently in force;

 

(c)
ECGL is not a party to any Tax-sharing agreement or similar arrangement with any other party (whether or not written), and ECGL
has not assumed any Tax obligations of, or with respect to any transaction relating to, any other Person, or agreed to indemnify
any other Person with respect to any Tax;

 

(d)
no Tax Return concerning or relating to ECGL or its operations has ever been audited by a government or taxing authority, nor
is any such audit in process or pending, and ECGL has not been notified of any request for such an audit or other examination.
To the Knowledge of Investor, no claim has been made by a taxing authority in a jurisdiction where Tax Returns concerning or relating
to ECGL or its operations have not been filed, that it is or may be subject to taxation by that jurisdiction;

 

(e)
ECGL has never been included in any consolidated, combined, or unitary Tax Return; and

 

(f)
ECGL has complied in all material respects with all applicable Laws relating to the payment and withholding of Taxes, and has
duly and timely withheld from employee salaries, wages and other compensation, and has paid over to the appropriate taxing authorities,
all amounts required to be so withheld and paid over for all periods under all applicable laws.

 

4.14
Environmental Matters. (a) No real property used by ECGL presently or in the past has been used to manufacture, treat,
store, or dispose of any hazardous substance and such property is free of all such substances such that the condition of the property
is in compliance with applicable Environmental Laws; (b) ECGL is in compliance with all Environmental Laws applicable to ECGL
or its business as a result of any hazardous substance utilized by ECGL in its business or otherwise placed at any of the facilities
owned, leased or operated by ECGL, or in which ECGL has a contractual interest; (c) ECGL has not received any complaint, notice,
order, or citation of any actual, threatened or alleged noncompliance by ECGL with any Environmental Laws; and (d) there is no
Litigation pending or threatened against ECGL with respect to any violation or alleged violation of the Environmental Laws, and
there is no reasonable basis for the institution of any such Litigation.

 

    	 	12	 

     

    

 

(a)
4.15 Financial Statements. The Financial Statements shall: (a) have been prepared in accordance with the books of account
and records of ECGL; (b) fairly present, and are true, correct and complete statements in all material respects of ECGL’s
financial condition and the results of its operations at the dates and for the periods specified in those statements; and (c)
have been prepared in accordance with International Financial Reporting Standards consistently applied with prior periods.

 

4.16
Absence of Undisclosed Liabilities. Other than as disclosed in the Financial Statements, ECGL does not have any Liabilities.
None of ECGL nor Investor has any Knowledge of any circumstances, conditions, events or arrangements which may hereafter give
rise to any Liabilities of ECGL.

 

4.17
Employment Agreements; Employee Benefit Plans and Employee Payments. ECGL is not a party to any bonus, pension, profit
sharing, deferred compensation, incentive compensation, stock ownership, stock purchase, phantom stock, retirement, vacation,
severance, disability, death benefit, hospitalization, medical or other plan, arrangement or understanding (whether or not legally
binding) under which ECGL currently has an obligation to provide benefits to any current or former employee, officer, director,
consultant or advisor of ECGL (collectively, “Benefit Plans”).

 

4.18
Assets & Liabilities. ECGL has good, clear and marketable title to all the tangible properties and tangible assets
reflected in the Financial Statements as being owned by ECGL or acquired after the date thereof which are, individually or in
the aggregate, material to ECGL’s business (except properties sold or otherwise disposed of since the date thereof in the
ordinary course of business), free and clear of all material liens.

 

4.19
Disclosure. No representation or warranty of ECGL or Investor contained in this Agreement, and no statement, report, or
certificate furnished by or on behalf of Investor to the Company pursuant hereto or in connection with the transactions contemplated
hereby, contains any untrue statement of a material fact or omits to state a material fact necessary in order to make the statements
contained herein or therein not misleading or omits to state a material fact necessary in order to provide the Company with full
and proper information as to the business, financial condition, assets, liabilities, or results of operation of ECGL and the value
of the properties or the ownership of ECGL.

 

4.20
Further Representations and Warranties. The Investors (by their respective signatures) further hereby represent and warrant
to the Company that:

 

a.
The shares of the Company Common Stock (collectively, the “Securities”) to
be issued to them pursuant to this Agreement HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE UNITED STATES SECURITIES AND
EXCHANGE COMMISSION OR ANY STATE SECURITIES AGENCIES AND NO REGISTRATION STATEMENT HAS BEEN FILED WITH ANY REGULATORY AGENCY;

 

b.
They are not an underwriter and would be acquiring the Securities solely for investment for his or her own account and not with
a view to, or for, resale in connection with any distribution within the meaning of the federal securities act, the state securities
acts or any other applicable state securities acts;

 

    	 	13	 

     

    

 

c.
They are not a person in the United States of America and at the time the buy order was originated, were outside the United States
of America and are not a citizen of the United States (a “U.S. person”) as that term is defined in Regulation S of
the Securities Act and was not formed by a U.S. person principally for the purpose of investing in securities not registered under
the Securities Act;

 

d.
They understand the speculative nature and risks of investments associated with the Company, and confirm that the acquisition
of the Securities would be suitable and consistent with their investment program and that their financial position enables him
or her to bear the risks of this investment;

 

e.
To the extent that any federal, and/or state securities laws shall require, they hereby agree that any securities acquired pursuant
to this Agreement shall be without preference as to assets;

 

f.
The certificate for shares of the Securities will contain a legend that transfer is prohibited except in accordance with the provisions
of Regulation S;

 

g.
They have had the opportunity to ask questions of the Company and have received all information from the Company to the extent
that the Company possessed such information, necessary to evaluate the merits and risks of any investment in the Company. Further,
they acknowledge receipt of: (1) all material books, records and financial statements of the Company; (2) all material contracts
and documents relating to the proposed transaction; (3) all documents and reports filed with the Commission; and, (4) an opportunity
to question the appropriate executive officers or partners;

 

h.
They have satisfied the suitability standards and securities laws imposed by the government of the respective country he or she
resides;

 

i.
They have adequate means of providing for their current needs and personal contingencies and have no need to sell the Securities
acquired in the foreseeable future (that is at the time of the investment, they can afford to hold the investment for an indefinite
period of time);

 

j.
They have sufficient knowledge and experience in financial matters to evaluate the merits and risks of this investment and further,
are capable of reading and interpreting financial statements. Further, they are “sophisticated investors” as that
term is defined in applicable court cases and the rules, regulations and decisions of the United States Securities and Exchange
Commission;

 

k.
The offer and sale of the Securities referred to herein is being made outside the United States within the meaning of and in full
compliance with Regulation S;

 

l.
They are not a U. S. person within the meaning of Regulation S and are not acquiring the Shares for the account or benefit of
any U. S. person;

 

m.
They hereby agree not to engage in any hedging transactions involving the securities described herein unless in compliance with
the Securities Act and Regulation S promulgated thereunder; and

 

n.
They agree to resell such Securities only in accordance with the provisions of Regulation S, pursuant to registration under
the Securities Act, or pursuant to an available exemption from registration.

 

    	 	14	 

     

    

 

ARTICLE
V

Additional
Agreements

 

5.1
Survival of the Representations and Warranties. The representations and warranties and covenants set forth in Article III
and Article IV of this Agreement shall survive the Closing until the expiration of twelve (12) months from the Closing Date. No
claim for indemnity with respect to breaches of representations and warranties may be brought by any party hereto, other than
a claim for fraud or intentional misrepresentation, after expiration of the applicable survival period therefore as set forth
in this Section 5.1.

 

5.2
Investigation. The representations, warranties, covenants and agreements set forth in this Agreement shall not be affected
or diminished in any way by any investigation (or failure to investigate) at any time by or on behalf of the party for whose benefit
such representations, warranties, covenants and agreements were made. All statements contained herein or in any schedule, certificate,
exhibit, list or other document required to be delivered pursuant hereto, shall be deemed to be representations and warranties
for purposes of this Agreement; provided, that any knowledge or materiality qualifications contained herein shall be applicable
to such other documents.

 

5.3
General Confidentiality. Each of the parties hereto will treat and hold as such all of the Confidential Information of
the other party, refrain from using any of the Confidential Information except in connection with this Agreement, and unless there
is a closing on the Exchange, deliver promptly to the owner of such Confidential Information or destroy, at the request and option
of the owner of the Confidential Information, all tangible embodiments (and all copies) of the Confidential Information which
are in its possession. In the event that any of the parties is requested or required (by oral question or request for information
or documents in any legal proceeding, interrogatory, subpoena, civil investigative demand, or similar process) to disclose any
Confidential Information, that party will notify the affected party promptly of the request or requirement so that the affected
party may seek an appropriate protective order or waive compliance with the provisions of this Section 5.3. If, in the absence
of a protective order or the receipt of a waiver hereunder, any of the parties is, on the advice of counsel, compelled to disclose
any Confidential Information to any tribunal or else stand liable for contempt, that Party may disclose the Confidential Information
to the tribunal; provided, however, that the disclosing party shall use its commercially reasonable efforts to obtain, at the
request of the affected party, an order or other assurance that confidential treatment will be accorded to such portion of the
Confidential Information required to be disclosed as the affected party shall designate. The foregoing provisions shall not apply
to any Confidential Information which is generally available to the public immediately prior to the time of disclosure.

 

    	 	15	 

     

    

 

5.4
Tax Treatment. Neither the Company nor Investors will knowingly take any action, written or otherwise, which would result
in the transactions contemplated by this Agreement not being accounted for as tax-free exchange under the Code.

 

5.5
General. In case at any time after the Closing Date any further action is necessary to carry out the purposes of this Agreement,
each of the parties will take such further action (including the execution and delivery of such further instruments and documents)
as the other party reasonably may request, all at the sole cost and expense of the requesting party.

 

ARTICLE
VI

Closing;
Deliveries; Conditions Precedent

 

6.1
Closing; Effective Date. All proceedings taken and all documents executed at the Closing shall be deemed to have been taken,
delivered and executed simultaneously, and no proceeding shall be deemed taken nor documents deemed executed or delivered until
all have been taken, delivered and executed.

 

6.2
Deliveries

 

(a)
At Closing, the Company shall deliver the following documents to the Investor Representative:

 

(i)
a certificate, dated the Closing Date, signed by the Secretary of the Company setting forth that: (i) authorizing resolutions
were adopted by all the directors of the Company approving the acquisition of the Sold ECGL Stock by the Company from the Investors
in consideration of 15 Million (15,000,000) shares of the Company Common Stock in aggregate to the Investors and the Exchange
under the terms and conditions of this Agreement; and (ii) the Company’s transfer agent has been authorized to issue the
shares of the Company Common Stock to the Investors in accordance with Section 2.4 hereof (the aggregate of which represents the
Consideration) and the other documents contemplated hereby and the transactions contemplated hereby and thereby.

 

(ii)
the certificate referred to in Section 6.3(d).

 

(b)
At Closing, the Investor Representative and ECGL shall deliver the following documents to the Company:

 

(i)
A power of attorney executed by the Investors appointing the Investor Representative as attorney-in-fact to negotiate and execute
this Agreement and any amendments thereto on behalf of the Investors;

 

(ii)
the ECGL Certificates or Records representing all of the Sold ECGL Stock (i.e. 100% of the issued and outstanding shares of ECGL
Ordinary Stock);

 

(iii)
a certificate from a director or the company secretary of ECGL, as of a recent date, as to the good standing of ECGL and certifying
its Memorandum and Articles of Association;

 

    	 	16	 

     

    

 

(iv)
certificates, dated the Closing Date, signed by the Chief Executive Officer of ECGL setting forth that authorizing resolutions
were adopted by ECGL’s Board of Directors approving the transfer of all the Sold ECGL Stock to the Company, this Agreement
and the other documents contemplated hereby and the transactions contemplated hereby and thereby;

 

(v)
the Financial Statements; and

 

(vi)
the certificates referred to in Section 6.4(d).

 

6.3
Conditions Precedent to the Obligations of ECGL and the Investors. Each and every obligation to consummate the transactions
described in this Agreement and any and all liability of ECGL and the Investors to the Company shall be subject to the following
conditions precedent:

 

(a)
Representations and Warranties True. Each of the representations and warranties of the Company contained herein or in any certificate
or other document delivered pursuant to this Agreement or in connection with the transactions contemplated hereby shall be true
and correct in all material respects as of the Closing Date with the same force and effect as though made on and as of such date.

 

(b)
Performance. The Company shall have performed and complied in all material respects with all of the agreements, covenants and
obligations required under this Agreement to be performed or complied with by it on or prior to the Closing Date.

 

(c)
No Material Adverse Change. Except as expressly permitted or contemplated by this Agreement, no event or condition shall have
occurred which has adversely affected or may adversely affect in any respect the condition (financial or otherwise) of the Company
between the date of execution of this Agreement and the Closing Date.

 

(d)
The Company’s Certificate. The Company shall have delivered to Investor Representative a certificate dated the Closing Date
and signed by a director of the Company, certifying that the conditions specified in Sections 6.3(a), (b) and (c) above have been
fulfilled.

 

(e)
Consents. The Company shall have obtained all authorizations, consents, waivers and approvals as may be required to consummate
the transactions contemplated by this Agreement.

 

6.4
Conditions Precedent to the Obligations of the Company. Each and every obligation of the Company to consummate the transactions
described in this Agreement and any and all liability of the Company to ECGL and the Investors shall be subject to the fulfilment
of the following conditions precedent:

 

(a)
Representations and Warranties True. Each of the representations and warranties of ECGL and the Investors contained herein or
in any certificate or other document delivered pursuant to this Agreement or in connection with the transactions contemplated
hereby shall be true and correct in all material respects as of the Closing Date with the same force and effect as though made
on and as of such date.

 

    	 	17	 

     

    

 

(b)
Performance. ECGL and the Investors shall have performed and complied in all material respects with all of the agreements, covenants
and obligations required under this Agreement to be performed or complied with by it on or prior to the Closing Date.

 

(c)
No Material Adverse Change. Except as expressly permitted or contemplated by this Agreement, no event or condition shall have
occurred which has adversely affected or may adversely affect in any respect the condition (financial or otherwise) of ECGL between
the date of execution of this Agreement and the Closing Date.

 

(d)
Investor’s Certificates. ECGL and the Investor Representative shall have delivered a certificate or Records addressed to
the Company, dated the Closing Date, certifying that the conditions specified in Sections 6.4(a), (b) and (c) above have been
fulfilled.

 

(e)
Consents. ECGL and the Investors shall have obtained all authorizations, consents, waivers and approvals as may be required to
consummate the transactions contemplated by this Agreement, including but not limited to those with respect to any material agreement
of ECGL.

 

(f)
Due Diligence Review. The Company shall have completed within thirty (30) days from the date of this Agreement of its due diligence
investigation of ECGL to its satisfaction.

 

(g)
Financial Statements. ECGL shall have delivered to the Company the Financial Statements. The Financial Statements shall: (a) have
been prepared in accordance with the books of account and records of ECGL; (b) fairly present, and are true, correct and complete
statements in all material respects of ECGL’s financial condition and the results of its operations at the dates and for
the periods specified in those statements; and (c) have been prepared in accordance with United States GAAP consistently applied
with prior periods.

 

6.5
Best Efforts. Subject to the terms and conditions provided in this Agreement, each of the parties shall use their respective
best efforts in good faith to take or cause to be taken as promptly as practicable all reasonable actions that are within its
power to cause to be fulfilled those of the conditions precedent to its obligations or the obligations of the other parties to
consummate the transactions contemplated by this Agreement that are dependent upon its actions, including obtaining all necessary
consents, authorizations, orders, approvals and waivers.

 

6.6
Termination. This Agreement and the transactions contemplated hereby may be terminated at any time prior to the occurrence
of the Closing by the mutual consent of the parties hereto; (b) by the Company, if the Closing has not occurred on or prior to
June 1, 2020, or such other date as may be agreed to by the parties hereto (such date of termination being referred to herein
as the “Termination Date”), provided the failure of the Closing to occur by such date is not the result of the failure
of the party seeking to terminate this Agreement to perform or fulfil any of its obligations hereunder; (c) by ECGL or any Investor
solely with respect to such Investor and ECGL Ordinary Stock held by such Investor at any time at or prior to Closing in such
Investor’s sole discretion if (i) any of the representations or warranties of the Company in this Agreement are not in all
material respects true, accurate and complete or if the Company breaches in any material respect any covenant contained in this
Agreement, provided that such misrepresentation or breach is not cured within fourteen (14) days after notice thereof, but in
any event prior to the Termination Date or (ii) any of the conditions precedent to the Company’s obligations to conduct
the Closing have not been satisfied by the date required thereof; or (d) by the Company at any time at or prior to Closing in
its sole discretion if (i) any of the representations or warranties of Investor in this Agreement are not in all material respects
true, accurate and complete or if Investor breaches in any material respect any covenant contained in this Agreement, provided
that such misrepresentation or breach is not cured within fourteen (14) days after notice thereof, but in any event prior to the
Termination Date or (ii) any of the conditions precedent to the obligation of ECGL and or the Investor to conduct the Closing
have not been satisfied by the date required thereof. If this Agreement is terminated pursuant to this Section 6.6, written notice
thereof shall promptly be given by the party electing such termination to the other party and, subject to the expiration of the
cure periods provided in clauses (c) and (d) above, if any, this Agreement shall terminate without further actions by the parties
and no party shall have any further obligations under this Agreement.

 

6.7
Shares Issuance. Within Thirty (30) days after the Closing, the Company shall take all necessary steps to issue and deliver
to the Investor Representative the share certificates evidencing the Company Common Stock issuable in the names of the respective
Investors for the respective number of shares to which such Investors are entitled pursuant to Section 2.4 hereof.

 

    	 	18	 

     

    

 

ARTICLE
VII

Miscellaneous

 

7.1
Notices. Any notice, demand, claim or other communication under this Agreement shall be in writing and delivered personally
or sent by certified mail, return receipt requested, postage prepaid, or sent by facsimile or prepaid overnight courier to the
parties at the addresses as follows (or at such other addresses as shall be specified by the parties by like notice):

 

	If
    to the Company:	China
    Foods Holdings Limited
	 	Everbright
    Center, Suite 3102
	 	108
    Gloucester Road
	 	Wanchai,
    Hong Kong
	 	Attn:
    Secretary

 

	If
    to ECGL or Investor:	To
    the address set forth below ECGL or such Investor’s
	 	signature,
    as applicable

 

Such
notice shall be deemed delivered upon receipt against acknowledgment thereof if delivered personally, on the third business day
following mailing if sent by certified mail, upon transmission against confirmation if sent by facsimile and on the next business
day if sent by overnight courier.

 

    	 	19	 

     

    

 

7.2
Entire Agreement; Incorporation. This Agreement and the documents and instruments and other agreements among the parties
hereto as contemplated by or referred to herein contain every obligation and understanding between the parties relating to the
subject matter hereof and merges all prior discussions, negotiations, agreements and understandings, both written and oral, if
any, between them, and none of the parties shall be bound by any conditions, definitions, understandings, warranties or representations
other than as expressly provided or referred to herein. All schedules, exhibits and other documents and agreements executed and
delivered pursuant hereto are incorporated herein as if set forth in their entirety herein.

 

7.3
Binding Effect. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective
successors, heirs, personal representatives, legal representatives, and permitted assigns.

 

7.4
Assignment. This Agreement may not be assigned by any party without the written prior consent of the other party. Subject
to the preceding sentence, this Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their
respective successors and permitted assigns.

 

7.5
Waiver and Amendment. Any representation, warranty, covenant, term or condition of this Agreement which may legally be
waived, may be waived, or the time of performance thereof extended, at any time by the party hereto entitled to the benefit thereof,
and any term, condition or covenant hereof (including, without limitation, the period during which any condition is to be satisfied
or any obligation performed) may be amended by the parties thereto at any time. Any such waiver, extension or amendment shall
be evidenced by an instrument in writing executed on behalf of the party against whom such waiver, extension or amendment is sought
to be charged. No waiver by any party hereto, whether express or implied, of its rights under any provision of this Agreement
shall constitute a waiver of such party’s rights under such provisions at any other time or a waiver of such party’s
rights under any other provision of this Agreement. No failure by any party thereof to take any action against any breach of this
Agreement or default by another party shall constitute a waiver of the former party’s right to enforce any provision of
this Agreement or to take action against such breach or default or any subsequent breach or default by such other party.

 

7.6
No Third Party Beneficiary. Nothing expressed or implied in this Agreement is intended, or shall be construed, to confer
upon or give any Person other than the parties hereto and their respective heirs, personal representatives, legal representatives,
successors and permitted assigns, any rights or remedies under or by reason of this Agreement, except as otherwise provided herein.

 

7.7
Severability. In the event that any one or more of the provisions contained in this Agreement, or the application thereof,
shall be declared invalid, void or unenforceable by a court of competent jurisdiction, the remainder of this Agreement shall remain
in full force and effect and the application of such provision to other Persons or circumstances will be interpreted so as reasonably
to effect the intent of the parties hereto. The parties further agree to replace such invalid, void or unenforceable provision
with a valid and enforceable provision that will achieve, to the extent possible, the economic, business and other purposes of
such invalid, void or unenforceable provision.

 

7.8
Expenses. Except as otherwise provided herein, each party agrees to pay, without right of reimbursement from the other
party, the costs incurred by it incident to the performance of its obligations under this Agreement and the consummation of the
transactions contemplated hereby, including, without limitation, costs incident to the preparation of this Agreement, and the
fees and disbursements of counsel, accountants and consultants employed by such party in connection herewith.

 

    	 	20	 

     

    

 

7.9
Headings. The table of contents and the section and other headings contained in this Agreement are for reference purposes
only and shall not affect the meaning or interpretation of any provisions of this Agreement.

 

7.10
Other Remedies; Injunctive Relief. Except as otherwise provided herein, any and all remedies herein expressly conferred
upon a party will be deemed cumulative with and not exclusive of any other remedy conferred hereby, or by law or equity upon such
party, and the exercise by a party of any one remedy will not preclude the exercise of any other remedy. The parties hereto agree
that irreparable damage would occur in the event that any of the provisions of this Agreement were not performed in accordance
with their specific terms or were otherwise breached. It is accordingly agreed that subject to Section 7.13 hereof, the parties
shall be entitled to seek an injunction or injunctions to prevent breaches of this Agreement and to enforce specifically the terms
and provisions hereof in any court in the state of Nevada, this being in addition to any other remedy to which they are entitled
at law or in equity. In any action at law or suit in equity to enforce this Agreement or the rights of the parties hereunder,
the prevailing party in any such action or suit shall be entitled to receive a reasonable sum for its attorneys’ fees and
all other reasonable costs and expenses incurred in such action or suit.

 

7.11
Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed an original but
all of which together shall constitute one and the same instrument. Facsimile signatures shall be deemed valid and binding.

 

7.12
Governing Law. This Agreement has been entered into and shall be construed and enforced in accordance with the laws of
the State of Delaware, without reference to the choice of law principles thereof.

 

7.13
Jurisdiction and Venue. This Agreement shall be subject to the jurisdiction of the courts of the State of Delaware. The
parties to this Agreement agree that any breach of any term or condition of this Agreement shall be deemed to be a breach occurring
in the State of Delaware by virtue of a failure to perform an act required to be performed in the State of Delaware and irrevocably
and expressly agree to submit to the jurisdiction of the courts of the State of Delaware for the purpose of resolving any disputes
among the parties relating to this Agreement or the transactions contemplated hereby. The parties irrevocably waive, to the fullest
extent permitted by law, any objection which they may now or hereafter have to the laying of venue of any suit, action or proceeding
arising out of or relating to this Agreement, or any judgment entered by any court in respect hereof brought in the State of Delaware,
and further irrevocably waive any claim that any suit, action or proceeding brought in the State of Delaware has been brought
in an inconvenient forum.

 

7.14
Participation of Parties. The parties hereby agree that they have consulted their respective counsel during the negotiation
and execution of this Agreement and, therefore, waive the application of any law, regulation, holding, or rule of construction
providing that ambiguities in an agreement or other document will be construed against the party drafting such agreement or document.

 

    	 	21	 

     

    

 

7.15
Further Assurances. The parties hereto shall deliver any and all other instruments or documents reasonably required to
be delivered pursuant to, or necessary or proper in order to give effect to, all of the terms and provisions of this Agreement
including, without limitation, all necessary stock powers and such other instruments of transfer as may be necessary or desirable
to transfer full and complete ownership of the Sold ECGL Stock to the Company or the issuance of the applicable Securities to
the Investors for the Consideration, as the case may be, free and clear of any liens or encumbrances.

 

7.16
Publicity. No public announcement or other publicity concerning this Agreement or the transactions contemplated hereby
shall be made without the prior written consent of both the Company and ECGL as to form, content, timing and manner of distribution.
Nothing contained herein shall prevent any party from making any filing required by federal or state securities laws or stock
exchange rules of the United States of America.

 

7.17
No Solicitation. None of ECGL, Investor nor the Company shall authorize or permit any of its officers, directors, agents,
representatives, managers, members, agents, or advisors to solicit, initiate or encourage or take any action to facilitate the
submission of inquiries, proposals or offers from any person relating to any matter concerning any merger, consolidation, business
combination, recapitalization or similar transaction involving ECGL or the Company, respectively, other than the transaction contemplated
by this Agreement or any other transaction the consummation of which would or could reasonably be expected to impede, interfere
with, prevent or delay the Exchange or which would or could be expected to dilute the benefits to each of the parties of the transactions
contemplated hereby. Investor and the Company will immediately cease and cause to be terminated any existing activities, discussions
and negotiations with any parties conducted heretofore with respect to any of the foregoing.

 

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    	 	22	 

     

    

 

IN
WITNESS WHEREOF, the parties hereto have each executed and delivered this Agreement as of the day and year first above written.

 

CHINA
FOODS HOLDINGS LTD.

 

	By:		 
	 	Xiao
    Jun Kong, Chief Executive Officer	 

 

	ELITE
    CREATION GROUP LIMITED	 
	a
    British Virgin Islands company	 
	 	 	 
	By:		 
		KONG
    Xiaojun	 
	 	 	 
	Its:	Director	 

 

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    	 	23	 

     

    

 

INVESTOR

 

		 
	Signature	 

 

KONG
XIAOJUN

Print
Name

 

     46,500

No.
of ECGL Ordinary Shares

 

Address:

 

SUITE
3102 EVERBRIGHT CENTRE, 108 GLOUCESTER ROAD, WANCHAI, HONGKONG

 

INVESTOR

 

		 
	Signature	 

 

CHEN
ANQI

Print
Name

 

__1,250____________

No.
of ECGL Ordinary Shares

 

Address:

 

ROOM
1905 BUILDING 7 XINHE PLAZA CHANGGANG MIDDLE RD HAIZHU DISTRICT GUANGZHOU GUANGDONG PROVINCE CHINA

 

    	 	 	 

     

    

 

INVESTOR

 

		 
	Signature	 

 

HU
CHENG-NI

 

___2,250_______________

No.
of ECGL Ordinary Shares

 

Address:

 

ROOM
3403, BUILDING B1, NO28 MACHANG RD TIANHE DISTRICT GUANGZHOU GUANGDONG PROVINCE PLC

 

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