Document:

<PAGE>

                                                                   EXHIBIT 10.37
                                             * CONFIDENTIAL TREATMENT REQUESTED.
CONFIDENTIAL PORTION HAS BEEN FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE
                                                                     COMMISSION.

                               DATED 9/th/ June 2000

(1)      QUATTROCENTO LIMITED

(2)      EQUINIX UK LIMITED

================================================================================
                               AGREEMENT FOR LEASE

                                - relating to -
                                      [*]

                                [*] London [*]

================================================================================

                                     OLSWANG
                                  90 Long Acre
                                London, WC2E 9TT

                              Tel.: 020 7208 8888
                              Fax: 020 7208 8800
                          email: olsmail@olswang.com

                           Ref: MAN/G0015-744/#678682

______________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

THIS AGREEMENT is made the 9/th/ day of June, 2000.

BETWEEN:

QUATTROCENTO LIMITED whose registered office is at 45 The Esplanade St. Helier
Jersey Channel Islands JE4 8WQ (registered in Jersey under company number 68191)
("Landlord") and

EQUINIX UK LIMITED (Company Registration No. 3923886) whose registered office is
at 100 New Bridge Street London EC4V 6JA ("Tenant")

IT IS AGREED AS follows:

1.       INTERPRETATION

1.1      Where a party is placed under a restriction in this Agreement the
         restriction is to be deemed to include the obligation on that party not
         to permit or allow the infringement of the restriction by any person

1.2      The Clause and paragraph headings in this Agreement are for ease of
         reference only and are not to be taken into account in the construction
         or interpretation of any provision to which they refer

1.3      Unless the context otherwise requires references:

         1.3.1    to numbered Clauses and Schedules are references to the
                  relevant Clause in or Schedule to this Agreement and

         1.3.2    to a numbered paragraph in any Schedule are references to the
                  relevant paragraph in that Schedule

1.4      Words in this Agreement denoting the singular include the plural
         meaning and vice versa

1.5      References to this Agreement to any statutes or statutory instruments
         include any statute or statutory instrument amending consolidating or
         replacing them respectively from time to time and for the time being in
         force and references to a statute include statutory instruments and
         regulations made pursuant to it

1.6      Words in this Agreement importing any one gender include both other
         genders and may be used interchangeably and words denoting natural
         persons where the context allows include corporations and vice versa

2.       DEFINITIONS

         In this Agreement the following words and expressions shall have the
         following meanings unless the context requires otherwise:
<PAGE>

         "Access Date" the date on which the Landlord and the Tenant agree in
         writing that the Tenant has been given full access to the entirety of
         the Premises for the purpose of commencing the Tenant's Works

         "Condition" the Landlord obtaining vacant possession of the Premises

         "Condition Date" the date upon which the Landlord notifies the Tenant
         in writing that the Condition has been satisfied

         "Documents" the scope of works prepared by the Tenant and dated 19
         April 2000 and the drawings prepared by Bechtel and numbered
         24412-09S-A2-0100-00002, 24412-09S-A1-0100-00016,
         24412-09S-A1-0100-00004, 24412-09S-A1-0100-00002,
         24412-09S-A1-0100-00003 and 24412-09S-A2-0100-00001 copies of which are
         attached hereto

         "End Date" 14 August 2000

         "Lease" the lease of the Premises to be granted by the Landlord to the
         Tenant as hereinafter provided which shall:

         (i)      grant a term of 25 years from the Access Date

         (ii)     reserve an initial rent firstly reserved of [*] POUNDS
                  ((pound)[*]) per annum such rent to commence and be payable
                  from the Rent Commencement Date

         (iii)    reserve the further or additional rents as therein provided
                  which shall be payable from the Access Date

         (iv)     be in the form of the draft lease attached hereto subject only
                  to such amendment as circumstances shall require and shall be
                  agreed by the Landlord and the Tenant and

         (v)      be engrossed (original and counterpart) by the Landlord's
                  solicitors

         "Lease Completion Date" the date 10 working days after the Condition
         Date

         "Necessary Consents" all necessary permissions licenses and approvals
         under the Town and Country Planning Acts the building and fire
         regulations and under any other statute bye-law or regulation of any
         competent authority

         "Premises" the premises known as [*] London [*] as the same are more
         particularly described in the Lease

         "Rent Commencement Date" [*] months after the Access Date

         "Tenant's Works" such works as the Tenant shall wish to carry out to
         the Premises (subject to obtaining all Necessary Consents and the
         approval of the Landlord pursuant to

* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.

                                       2
<PAGE>

         the Lease as if the same had been granted) prior to occupying the same
         as the same are listed in and form part of the Documents and

         "Termination Date" 24 December 2000

3.       CONDITIONAL AGREEMENT

3.1      This Agreement is conditional upon the satisfaction of the Condition
         and if the Condition has not been satisfied by the End Date then the
         Tenant may rescind this Agreement by written notice to the Landlord at
         any time thereafter prior to the Condition being satisfied

3.2      If the Condition has not been satisfied by the Termination Date then
         either party may rescind this Agreement by written notice to the other
         at any time thereafter prior to the Condition being satisfied

3.3      The Landlord shall use its best endeavors to procure the satisfaction
         of the Condition prior to the End Date and shall (if the Condition
         remains unsatisfied) continue to use such endeavors until the
         Termination Date

3.4      The remaining provisions of this Agreement shall apply on the Condition
         being satisfied

4.       LEASE AND TITLE

4.1      On the Lease Completion Date the Lease the licence for alterations the
         sideletter and the letter of intent (agreed drafts of which are all
         annexed hereto) shall be completed and the Tenant shall execute a
         counterpart thereof and the Landlord's solicitors shall place the Land
         Certificates of the Premises on deposit at HM Land Registry advising
         the Tenant's solicitors of the deposit numbers immediately the same are
         to hand

4.2      The Landlord will deduce title in accordance with Section 110 of the
         Land Registration Act 1925

4.3      Title having been deduced to the Tenant prior to the date hereof (as
         the Tenant hereby acknowledges) the Tenant shall not raise any
         objection or make any enquiry or requisition in respect of the
         Landlord's title

4.4      On completion of the Lease vacant possession of the Premises shall be
         given to the Tenant

4.5      So far as may be necessary the National Conditions of Sale (20th
         Edition) shall be incorporated herein so far as they do not conflict
         with the express provisions hereof

5.       TENANT'S WORKS

5.1      From the Access Date the Tenant shall have access to the Premises for
         the purpose of carrying out the Tenant's Works in accordance with the
         Documents

                                       3
<PAGE>

5.2      Subject as aforesaid the Tenant shall commence the Tenant's Works
         within 14 days after the Access Date (and subject to obtaining all
         Necessary Consents) and shall thereafter proceed diligently with and
         complete the Tenant's Works within nine months after the Access Date
         and shall notify the Landlord in writing immediately the same have been
         completed

5.3      The Tenant shall carry out the Tenant's Works in a good and workmanlike
         manner in accordance with the approved drawings and specification and
         any applicable Necessary Consents and to the reasonable satisfaction of
         the Landlord

5.4      On completion of the Lease the parties hereto shall complete a license
         by deed authorizing the Tenant's Works in the form of the licence
         attached hereto and in carrying out the Tenant's Works prior to such
         completion the Tenant shall perform and observe all the provisions of
         such licence as if the same were herein set out in full

6.       ACCESS PENDING GRANT OF LEASE

6.1

         6.1.1    The Landlord shall give to the Tenant not less than three
                  working days' written notice ("Condition Notice") that the
                  Landlord acting properly believes the Condition has been
                  satisfied

         6.1.2    Upon receipt of the Condition Notice the Tenant shall either:

                  6.1.2.1  confirm to the Landlord in writing the Tenant's
                           acceptance of the Condition Notice and the
                           satisfaction of the Condition or

                  6.1.2.2  notify the Landlord in writing (giving reasons) that
                           in the Tenant's opinion acting properly the Condition
                           has not been satisfied

         6.1.3    If the Tenant does not respond to the Landlord within two
                  working days of receipt of the Condition Notice the Condition
                  shall be deemed to be satisfied and the Access Date shall be
                  the date two working days after the date of the Condition
                  Notice

         6.1.4

                  6.1.4.1  If the Tenant notifies the Landlord pursuant so sub-
                           clause 6.1.2.2 above then the parties or their
                           representatives shall jointly reinspect the property
                           to ascertain whether or not the Condition has been
                           satisfied such inspection taking place as soon as
                           possible and in any event within 48 hours of the
                           Tenant's counter-notice

                  6.1.4.2  In the event that the parties still cannot reach
                           agreement the matter shall be referred to an
                           independent expert agreed between the parties or in
                           default of agreement appointed on the application of
                           either party by the President of the Royal
                           Institution of Chartered

                                       4
<PAGE>

                           Surveyors who shall give his decision within two
                           working days of his appointment and

                  6.1.4.3  in the event that an independent expert is appointed
                           then the Access Date shall be the date determined by
                           such expert and notified to the parties in writing

         6.1.5    Within five working days of the determination of the Access
                  Date the parties shall joint sign a memorandum confirming the
                  Access Date for the purposes of this Agreement and the Lease

6.2      If the Tenant shall enter the Premises prior to the grant of the Lease
         the Tenant shall:

         6.2.1    occupy as a licensee only

         6.2.2    pay to the Landlord:

                  6.2.2.1  from the Rent Commencement Date a license fee at the
                           same yearly rate and payable at and in the same
                           manner as the initial yearly rent to be firstly
                           reserved by the Lease and

                  6.2.2.2  from the Access Date any insurance premiums service
                           charge and other monies in respect of the Premises
                           which would be payable by the Tenant if the Lease had
                           then been granted (all such payments being treated as
                           a discharge for the payment of any rent insurance
                           premium and service charge that would otherwise have
                           been due under the Lease in respect of the same
                           period) and

         6.2.3    be subject to the same exceptions reservations, covenants and
                  conditions and to the other provisions contained in the Lease
                  so far as they are not inconsistent with this Agreement and so
                  that the Landlord shall have and be entitled to all remedies
                  by distress action or otherwise for recovering rent in arrears
                  and for any breach of any of the covenants or agreements on
                  the part of the Tenant as if the Lease had been actually
                  granted but nothing in this sub-clause shall vary or affect
                  the application of the next succeeding Clause

6.3      Prior to the Access Date the Landlord will give every assistance and
         use its reasonable endeavors to allow the Tenant partial access to the
         Premises

6.4      Pending completion of the Lease this Agreement shall not be deemed to
         operate as a demise of the Premises nor shall the Tenant have or be
         entitled to any estate right title or interest in the Premises

7.       ALIENATION NON-MERGER

7.1      The Tenant shall not assign mortgage charge or otherwise deal with its
         interest under this Agreement or any part thereof and shall itself take
         up and complete the Lease save that the foregoing provisions of this
         Clause shall not prevent the Tenant assigning this

                                       5
<PAGE>

         Agreement with the consent of the Landlord (such consent not to be
         unreasonably withheld or delayed) to a group company (as defined by
         Section 42 of the Landlord and Tenant Act 1954)

7.2      Notwithstanding the grant of the Lease all the obligations of the
         parties hereunder shall continue in full force and effect except so far
         as they have actually been complied with or incorporated in the Lease
         until all the terms and conditions hereof have been completely
         fulfilled

8.       DETERMINATION

8.1      The Landlord may determine this Agreement forthwith if 30 days after
         giving written notice to the Tenant that the Tenant has failed to pay
         any installment of the license fee insurance premium or service charge
         within 21 days after it shall have become due under the provisions of
         this Agreement or that the Tenant has committed any material breach of
         its obligations under this Agreement or there has occurred any of the
         events described in Clause 6.1 of the Lease which has not been remedied
         within the said 30 day notice period

8.2      The determination of this Agreement in any such event shall be without
         prejudice to any other rights or remedies of the Landlord against the
         Tenant for the breach non-observance or non-performance of the Tenant's
         obligations under this Agreement

9.       NOTICES

         Any notice served under or in connection with this Agreement shall be
         properly served if it complies with either the provisions of Section
         196 of the Law of Property Act 1925 or Section 23 of the Landlord and
         Tenant Act 1927 (as amended in each case by the Recorded Delivery
         Service Act 1962)

10.      CONTRACTS (RIGHTS OF THIRD PARTIES) ACT 1999

         Unless otherwise expressly stated nothing in this Agreement shall
         create or confer any rights or other benefits pursuant to the Contracts
         (Rights of Third Parties) Act 1999 in favour of any person other than
         the parties to this Agreement

         AS WITNESS the hands of the parties hereto the day and year first
         before written

         SIGNED BY

         for and on behalf of
         QUATTROCENTO LIMITED

                                       6<PAGE>

                                                                   EXHIBIT 10.38
                                             * CONFIDENTIAL TREATMENT REQUESTED.
CONFIDENTIAL PORTION HAS BEEN FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE
                                                                     COMMISSION.

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                                           Page
                                                                                                           ----
<S>                                                                                                        <C>
CHAPTER I..  DESCRIPTION.......................................................................................1
         CLAUSE 1.  SUBJECT OF THE AGREEMENT...................................................................1
         CLAUSE 2.  DESCRIPTION OF THE PREMISES................................................................1
         CLAUSE 3.  TERM.......................................................................................1
         CLAUSE 4.  INVENTORY OF THE PREMISES..................................................................1
         CLAUSE 5.  AUTHORIZED USE OF THE PREMISES.............................................................1

CHAPTER II..  OBLIGATIONS, TERMS AND CONDITIONS................................................................2
         CLAUSE 6.  GENERAL TERMS AND CONDITIONS OF USE AND POSSESSION.........................................2
         CLAUSE 7.  WORK, INSTALLATIONS AND IMPROVEMENTS.......................................................6
         CLAUSE 8.  FURNISHING OF THE PREMISES.................................................................7
         CLAUSE 9.  TAXES AND LEVIES...........................................................................7
         CLAUSE 10.  SUPERVISION AND SECURITY OF THE PREMISES..................................................8
         CLAUSE 11.  INSPECTION OF THE PREMISES................................................................8
         CLAUSE 12.  INSURANCE AND CLAIMS......................................................................8
         CLAUSE 13.  SUBLEASE / ASSIGNMENT OF THE LEASE........................................................9
         CLAUSE 14.  RETURN OF THE PREMISES...................................................................10

CHAPTER III.  FINANCIAL OBLIGATIONS...........................................................................11
         CLAUSE 15.  RENT.....................................................................................11
         CLAUSE 16.  INDEXATION AND ADJUSTMENT CLAUSE.........................................................11
         CLAUSE 17.  PERSONAL CHARGES.........................................................................11
         CLAUSE 18.  SITE CHARGES.............................................................................12
         CLAUSE 19.  VALUE-ADDED TAX..........................................................................12
         CLAUSE 20.  TERMS OF PAYMENT.........................................................................12
         CLAUSE 21.  SECURITY DEPOSIT.........................................................................13

CHAPTER IV.  OTHER OBLIGATIONS................................................................................13
         CLAUSE 22.  TERMINATION CLAUSE.......................................................................13
         CLAUSE 23.  CHANGE IN LEGAL FORM.....................................................................14
         CLAUSE 25.  REPRESENTATION...........................................................................14
         CLAUSE 26.  ELECTION OF DOMICILE (ADDRESS FOR SERVICE) / JURISDICTION CLAUSE.........................14
         CLAUSE 27.  REGISTRATION.............................................................................15
         CLAUSE 28.  COSTS AND EXPENSES.......................................................................15

CHAPTER V. SPECIAL TERMS AND CONDITIONS.......................................................................15
</TABLE>
<PAGE>

BY AND BETWEEN

COMPAGNIE DES ENTREPOTS ET MAGASINS GENERAUX DE PARIS, a societe anonyme having
a share capital of 12,047,375.06 euros, with its registered office at [*] ([*])
[*], registered with the Registre du Commerce et des Societes de Bobigny
(Bobigny Commercial and Corporate Registry) under number [*],

Represented by Mr. Bruno KAHAN, Directeur General Adjoint (Deputy Managing
Director), domiciled at such registered office for the purposes hereof

Hereinafter referred to as the "LESSOR,"

OF THE FIRST PART,
-----------------

AND
---

EQUINIX INC., an American company having its registered office at 901 Marshall
Street, Redwood City, California (the United States), and registered in the
State of Delaware,

Represented by Mr. Chris Birdsong, duly authorized for the purposes hereof under
a power of attorney granted by Ms. Renee Lanam, General Counsel, pursuant to a
private deed dated July 17, 2000, which is attached hereto (SCHEDULE 1).

Equinix Inc. is acting as a party hereto while awaiting the incorporation of its
French subsidiary, Equinix France, and Equinix Inc. shall assign its right to
this lease to Equinix France, under the terms and conditions set out herein:

 .    Equinix Group shall hold an equity stake of at least 99% in Equinix France,

 .    Equinix France will be incorporated no later than December 31, 2000,

 .    The assignment will be executed in consideration of the payment of one
     "symbolic" French Franc.

Hereinafter referred to as the "LESSEE,"

OF THE SECOND PART,
------------------

THE PARTIES AGREE AS FOLLOWS:
----------------------------

_____________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                            CHAPTER I - DESCRIPTION

CLAUSE 1 - SUBJECT OF THE AGREEMENT

The LESSOR hereby grants a commercial lease (pursuant to the provisions of
Decree # 53-960 of September 30, 1953, as amended) to the LESSEE, which hereby
accepts, on the premises described below in Chapter V.1.

CLAUSE 2 - DESCRIPTION OF THE PREMISES

The LESSEE hereby certifies that it is perfectly familiar with the leased
premises, including their installations, insofar as it as seen and inspected
them for the purposes hereof, without any need to provide any further
description thereof than the description provided below in Chapter V.1, and the
LESSEE acknowledges that it has approved them in their current condition,
together with all their appurtenances.

The parties expressly agree that the premises covered by this lease shall form
an indivisible whole.

CLAUSE 3 - TERM

This lease is hereby granted and accepted for a term of twelve (12) full and
consecutive years. Said term shall begin to run as from the effective date
specified below in Chapter V.2.

However, the LESSEE shall have the right to terminate the lease upon the
expiration of each period of three (3) years, subject to giving notice of such
termination by extra-judicial deed, no less than six (6) months in advance.

The LESSOR shall have the same option, in the event that it wishes to assert the
provisions of Articles 10, 13 and 15 of said Decree, in order to build or
rebuild the existing structure, to raise its height, or to perform any work that
may be required or authorized in connection with any real property renovation
operation.

CLAUSE 4 - INVENTORY OF THE PREMISES

An inventory of the premises (etat des lieux) shall be jointly prepared by the
parties at the time that the LESSEE takes possession thereof. In the event that,
for whatever reason, said inventory of the premises is not prepared, and inter
alia if the LESSEE, after having been duly called to be present, fails to appear
for such purpose, the premises shall be deemed to have been leased in perfect
condition.

CLAUSE 5 - AUTHORIZED USE OF THE PREMISES

The LESSEE must utilize the premises covered hereby exclusively for the
authorized use specified below in Chapter V.3, in a peaceful manner and in
accordance with the provisions of Articles 1728 and 1729 of the French Civil
Code.
<PAGE>

The parties expressly agree that the LESSEE shall not perform on the premises
any actions that would involve any sales to customers (actes de vente
achalandee) on a wholesale or retail basis, or any auctions of any personal
property or other items. It is hereby reiterated and specified that, pursuant to
the provisions of Article 30 of the Decree of September 30, 1953 (as amended),
the LESSEE shall have the right to add related or similar activities to the
activity specified in this lease.

In such case, the LESSEE must give notice of its intention in such connection to
the LESSOR, by an extra-judicial deed, and must indicate those activities that
the LESSEE plans to conduct. This formality shall operate as notice to the owner
to indicate, within a period of TWO (2) MONTHS (subject to a forfeiture of its
rights), whether the LESSOR disputes the related or similar nature of such
activities.

Pursuant to the provisions of Articles 34.1 et seq. of said Decree, the LESSEE
shall have the right to request the LESSOR, by an extra-judicial deed, for an
authorization to conduct, on the leased premises, one or more activities that
are different from the activity specified in this lease. Subject to being null
and void, such request must contain an indication of those activities that the
LESSEE plans to conduct and must also must be served by an extra-judicial deed
to any creditors having a registered security interest on the going business
(fonds de commerce).

                        OBLIGATIONS, TERMS AND CONDITIONS

This lease is being entered into under the ordinary and legal obligations, terms
and conditions, and inter alia those set out below, which the LESSEE agrees to
perform and to comply with on a strict basis, without any right for the LESSEE
to demand any indemnity or any reduction in the rent specified below, and in
case of breach, under penalty of the requirement to pay costs and damages, and
even the termination hereof, at the discretion of the LESSOR.

CLAUSE 6 - GENERAL TERMS AND CONDITIONS OF USE AND POSSESSION

6.1      The LESSEE shall accept the premises covered by this lease in their
         condition as at the date the LESSEE takes possession thereof, without
         any right to demand from the LESSOR, whether at such time or at any
         other time during the term hereof, any work involving any repairs,
         renovation, consolidation, refurbishing, installation or replacement
         that is or could at any time become necessary on the leased premises
         (including the installations made thereto), whatever the cause, nature
         or extent thereof, and even if such work is due to wear and tear or to
         deterioration.

The LESSEE waives the warranty on hidden defects referred to in Article 1721 of
the French Civil Code.

6.2      At its own expense, risks and perils, and progressively as required,
         the LESSEE shall perform all the work involving any repairs,
         renovation, consolidation, refurbishing and replacement that is or
         could at any time become necessary with regard to the premises and the
         installations covered hereby, whatever the cause, nature or extent
         thereof, and even if such work is due to wear and tear or to
         deterioration.
<PAGE>

However, and unless otherwise specified below, such work shall include the work
referred to in Article 606 of the French Civil Code only with regard to the
electrical installations, overhead cranes and freight elevators, central
heating, air-conditioning and fire-prevention (equipped fire sprinklers,
"pyrodomes," fire-doors, fire-detection systems, etc.), hot-water production and
plumbing installations.

With regard to the installations, the LESSEE shall also perform, at its own
expense, risks and perils, progressively as they become necessary, all the work
necessary to ensure compliance with any current or future standards, as well as
all the work necessary to ensure compliance with any current or future standards
with regard to environmental protection, health and safety of industrial
premises, warehouses and office space.

It is further agreed that in the event that the administrative authorities (or
any other authorities) were to require, at any time, any changes to the premises
covered by this lease, and inter alia in connection with the LESSEE's conduct of
its activity and in connection with the use of the leased premises, and even if
such requirement were to constitute a case of force majeure, all the costs,
expenses and consequences whatsoever resulting from such changes shall be borne
in full by the LESSEE, which hereby agrees to pay them, and even where such
changes were to constitute "major repairs," as such term is defined in Article
606 of the French Civil Code.

The LESSEE shall also be responsible for the supervision and inspection of such
installations, according to the terms, conditions and frequency required under
the current and future regulations in such connection, and it shall execute,
with an agency approved by the Plenary Assembly of Property Damage Insurance
Companies (APSAD), an agreement for the annual inspection of such installations.
Their annual verifications and inspections shall be performed at the expense of
the LESSEE, and it shall send a photocopy of the corresponding reports to the
LESSOR, within one month after the receipt of each such report.

Failing any performance of the work and/or inspections and verifications listed
above, the LESSOR shall have the right, where such situation has not been
corrected thirty days after an order served by registered letter (except in case
of duly established emergency) to substitute itself for the LESSEE and to have
all such work performed at the exclusive expense of the LESSEE, by any firm
selected by the LESSOR, and the LESSEE agrees to reimburse the LESSOR for the
costs thereof within fifteen days of any notice sent to it in such connection.

With regard to the heating and/or air-conditioning installations, the LESSEE
shall execute a full maintenance agreement with a specialized firm. The LESSEE
shall maintain such an agreement in force for the entire term of this lease,
shall pay the fees in such connection on their due dates, and shall bear all
such expenses under its own responsibility.

With regard to the premises located in the [*] district, which include a heating
system that features a combustion device, the LESSEE must comply (in connection
with the use thereof) with the provisions of the Ministerial Decision of
September 22, 1978 in relation to the creation of a "special area for the
protection against atmospheric pollution" in the above-specified district,

__________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

so that the LESSOR's liability shall in no event be claimed or incurred in such
connection. The LESSEE represents that it has examined said Ministerial
Decision.

Lastly, the LESSEE shall paint the outside doors, latches and locks whenever
necessary. At its own expense and whenever necessary, the LESSEE shall perform
all the treatments and applications necessary for the extermination of rats and
insects on the leased premises, so that at no time shall any rodents or harmful
insects be present on the leased premises.

6.3      The LESSOR expressly reserves the right to lease (or to use itself), in
         order to conduct the same activity as the activity specified below in
         Chapter V.3, and without any right for the LESSEE to issue any claims
         in such connection, all the premises that form part of the same
         building or other buildings owned by it, even if such premises or
         buildings are adjacent to or are located in the immediate vicinity of
         the premises covered by this lease.

The leased premises must be used as warehouse space and for industrial
activities with regard to the provisions of the French Zoning Code that apply to
premises located in the Paris Metropolitan Area. If the LESSEE's use of the
premises causes them to be transformed into premises of any different category
(under the meaning of such provisions), the LESSEE must reimburse the LESSOR
immediately for the fees and increases in relation thereto that may be charged
in the LESSOR's name by reason of such transformation of the premises. Such
reimbursement shall remain the LESSOR's property, even after the return of the
premises by the LESSEE, and shall not entail any waiver by the LESSOR of the
right to demand that the LESSEE immediately cease any activities that have
caused the leased premises to be transformed into premises of a different
category (under the meaning set out above), even if such activities are not
referred to below in Chapter V.3.

6.4      The LESSOR does not offer any warranty with regard to the temperature
         of the premises serviced by the heating and/or air-conditioning
         installations that may exist on the leased premises. The LESSEE shall
         not have the right to issue any claims in such connection. The same
         provisions shall apply (and the LESSEE shall not have the right to
         demand any reduction in the rent or any indemnity) in case of any
         suspension in the operation thereof, whatever the duration, as a result
         of any maintenance, repair, replacement, suspension or outages of
         electricity or gas, failures, strikes or any other causes.

6.5      In any warehouses with more than one level, and where there are any
         common freight or other elevators, each of the occupants shall have the
         right to use such elevators at its own risks and perils, and in
         compliance with the rights of the other occupants. The LESSEE shall not
         have the right to issue any claims in case of any improper operation or
         suspension of the service of the installations as a result of any
         electricity outage, maintenance work, repairs or work to ensure
         compliance with standards, or as a result of any other causes.

6.6      The LESSEE must comply with all the regulations, requirements and
         standard practices of the site, and with any changes that the LESSOR
         may make thereto in the future. In particular, the LESSEE must comply
         with the opening and closing hours of the site, as well as with the ban
         on smoking and on setting any fires, and with all the provisions in
         relation to safety and fire protection.
<PAGE>

6.7      The LESSEE must not store any equipment or goods outside the leased
         premises, and must not park any vehicles outside the leased premises.

6.8      The LESSEE must (when necessary) dispose of its commercial waste or
         refuse outside the perimeter of the site, unless it enters into an
         agreement with the LESSOR for the removal thereof and (where
         applicable) the destruction thereof, under terms and conditions (namely
         the price) to be defined.

6.9      For the entrance to and exit from the site, the LESSOR reserves the
         right to demand the issuance of a pass which must bear the LESSEE's
         stamp, indicating the vehicle number or (where applicable) the name of
         its holder. The requirement for such a pass shall in no way cause the
         LESSOR's liability to be incurred in connection with the movement of
         any goods of the LESSEE or the operation of its vehicles.

6.10     The LESSEE must ensure that no damage is caused by its workers or
         employees inside the site. The LESSEE shall be liable for any damage
         and loss that may occur to the premises and installations covered by
         the lease, even if they occur in a case where no negligence or fault is
         attributable to the LESSEE.

6.11     If it uses any handling equipment (forklifts) on the leased premises,
         such equipment must be mounted on "pneumatic" wheels as opposed to
         "banded" wheels

6.12     At its own expense, the LESSEE must immediately install portable fire
         extinguishers on the leased premises and, on a periodic basis, have
         them maintained and inspected, in order to satisfy (with regard to the
         frequency, type, number and location of such devices) the provisions of
         the laws, regulations, requirements by the administrative authorities
         and those under rule R4 of the Plenary Assembly of Property Damage
         Insurance Companies. The same shall apply with regard to any subsequent
         additions or changes that may be made to such provisions and
         requirements. The LESSEE acknowledges that it has received a copy of
         said rule R4 and that it is perfectly familiar therewith.

If the LESSEE installs any storage facilities (shelves, etc.) on the leased
premises, such items must be made of non-combustible materials.

6.13     Outside the leased premises, the LESSEE shall not have the right to
         post any industrial or commercial advertisements. However, a simple
         sign may be authorized either on the door or on the walls of the leased
         premises. The LESSEE shall ensure that any signs thus installed by it
         shall remain solidly affixed at all times. The LESSEE alone shall be
         liable for any accidents that may be caused by their installation or
         their existence. The LESSOR reserves the right to use the leased
         premises for any advertising (lighted signs or others), without any
         right for the LESSEE to claim any indemnity or reduction in the rent in
         such connection.

6.14     Outside the leased premises, the LESSEE shall not have the right to
         install any displays, stalls or other items of any type, and must not
         allow any items to remain outside the buildings. The LESSEE shall not
         have the right to install any marquees, verandas, awnings or other
         outside shutters without the LESSOR's express written consent and
         without first having obtained any administrative authorizations that
         may be necessary. In
<PAGE>

         the event that any such authorization is issued to the LESSEE, it must
         maintain such items in proper condition with regard to their
         maintenance, and ensure their solidity in order to avoid any accidents.
         Any authorizations granted by the LESSOR shall in no event cause the
         LESSOR's liability to be incurred in connection with any accidents that
         may occur to any party as a result of such items.

6.15     With regard to the public authorities, the LESSEE shall carry out all
         the legal and regulatory formalities that may be required, at present
         or in the future, as a result of its occupancy and/or operations, and
         (for the same purposes) shall obtain any administrative authorizations
         that may be necessary, so that the LESSOR's liability shall not be
         claimed in such connection. At its own expense, risks and perils, the
         LESSEE shall perform all the work, improvements and building work that
         may be required at present or in the future under any laws or
         regulations, and namely with regard to environmental protection, health
         and safety of industrial premises, warehouses and office space.

Such work, improvements, installations and building work shall be subject to the
provisions of Clause 7.2 below.

CLAUSE 7 - WORK, INSTALLATIONS AND IMPROVEMENTS

7.1      Without the right to claim any indemnity or reduction in the rent
         specified below, the LESSEE shall tolerate all the work that the LESSOR
         may decide to perform on the leased premises (including any
         installations made thereon) and within the perimeter of the site,
         whatever the cause, nature, extent or length thereof, and even if it
         exceeds forty days.

The LESSEE must also tolerate all the work that may be performed on the public
roads or in the buildings in the vicinity of the building containing the leased
premises, whatever the resulting inconvenience for the operation of its
business, or the entrance of the leased premises, without prejudice to the
LESSEE's right to take any available actions against the authorities, the
contractor of the work or the neighboring owners, provided that it shall have no
right to assert the LESSOR's liability in such connection.

7.2      On the premises covered hereby, the LESSEE shall not have the right to
         perform any construction or installation work, or any improvements,
         drilling in the walls or changes in the layout, and in general, no
         right to make any changes whatsoever to the premises or to the
         installations contained thereon, unless it has obtained the prior,
         express and written consent of the LESSOR, at the sole discretion of
         the LESSOR.

The same provision shall apply to the installation or the use of any devices for
heating, lighting and/or air-conditioning.

As necessary, the LESSEE shall perform any work involving repairs, renovation,
refurbishing, consolidation or replacement (including the "major work" referred
to in Article 606 of the French Civil Code) that may be required with regard to
the structures, installations and improvements performed by it and which have
been duly authorized, so that they shall remain in perfect condition at all
times.
<PAGE>

The LESSEE shall reimburse the LESSOR for any charges and taxes, including the
land tax and any additional taxes in relation to the structures, installations
and improvements performed by the LESSEE on the leased premises and which have
been duly authorized, in the event that such charges and taxes are collected in
the LESSOR's name.

The LESSEE alone shall be liable for any accidents and/or incidents that may
occur by reason of the performance and existence of any structures,
installations and improvements performed by it and which have been duly
authorized, and the operations to which they may give rise. In particular, the
LESSEE shall agree to indemnify the LESSOR (where applicable, as its own
insurer) in connection with any claims that may be made against the LESSOR by
reason of any such accidents and/or incidents, or the consequences thereof.

Upon the end of this lease, due to the expiration of its term or to its
termination for whatever reason, all the structures, installations, developments
and, in general, all the improvements and embellishments that may be performed
by the LESSEE and (where applicable) all those that may be required under the
legal or regulatory provisions, shall become, without any indemnity (insofar as
the rent has been determined taking this fact into account) the property of the
LESSOR, unless the LESSOR opts to demand that all or part of the premises be
restored to their original condition, at the LESSEE's expense, and even in
respect of any work that may have been expressly authorized by the LESSOR.

The LESSEE shall not have the right to destroy or remove any work thus
performed, even during the term hereof, without the consent of the LESSOR,
insofar as such work shall be incorporated into the building by reason of its
performance, and the LESSEE shall forfeit all property rights in such respect.

CLAUSE 8 - FURNISHING OF THE PREMISES

The LESSEE must furnish the leased premises and maintain them furnished at all
times with goods and equipment of sufficient value and in sufficient quantity in
order to cover, at all times, the payment of the rent specified below and the
accessory charges, as well as the full performance of the obligations, terms and
conditions of this lease.

CLAUSE 9 - TAXES AND LEVIES

As of the date it takes possession of the premises, the LESSEE shall pay all the
taxes and levies owed by it, and it must submit documentary evidence of their
payment to the LESSOR, prior to any departure from the premises.

As of the date it takes possession of the premises, the LESSEE shall reimburse
the LESSOR for all the taxes, charges, levies and fees to which the premises
covered hereby may give rise, including all the land taxes, according to the
rental value of the premises (as set out in the land register), as well as the
annual tax on office space in the Paris Metropolitan Area, to the extent that
the premises covered hereby are subject to such tax. In such connection, the
LESSEE shall pay to the LESSOR, at the same time as the rent, a quarterly
advance for which the amount is specified below in Chapter V.6.
<PAGE>

In the event that the lease begins after the start of a calendar quarter, such
advance shall be payable on a prorated basis as from the effective date of the
lease.

The adjustment compared to the final amount owed shall occur at the end of each
calendar year.

The advance referred to above shall be adjusted each year, on January 1,
according to the final amount actually owed for the previous year, in connection
with the reimbursement of the taxes and levies.

In the event that the rental value of the leased premises and/or of the
structures, installations and improvements thereto performed by the LESSEE or
its contractors are included in the tax base of the LESSOR for the purposes of
the business tax, the LESSEE must immediately reimburse the LESSOR for that
proportion thereof which corresponds in such connection to the business tax
collected in the LESSOR's name. The same provision shall apply with regard to
any related, additional or replacement taxes or levies.

CLAUSE 10 - SUPERVISION AND SECURITY OF THE PREMISES

The general supervision performed on the LESSOR's site shall not include the
supervision of the goods stored thereon by the lessees, and accordingly, the
LESSEE must ensure the supervision and security of its own goods and equipment.

The LESSOR shall not offer any warranty for the benefit of the LESSEE in
connection with any disturbances in its possession due to any third parties,
other lessees, occupants or users of the warehouse space, namely in case of any
theft or burglary, with or without any breaking and entering. The LESSEE shall
be personally responsible for taking out any insurance in such connection, with
such insurance to exclude any direct or indirect claims against the LESSOR or
its insurers.

CLAUSE 11 - INSPECTION OF THE PREMISES

The LESSOR's agents shall have the right to enter the leased premises as often
as necessary to verify their condition and to duly note the full performance of
the obligations, terms and conditions hereof. The LESSOR must give prior notice
to the LESSEE of any exercise of such inspection right.

The LESSEE must also allow the premises to be visited by the LESSOR or by
potential lessees in case of any termination of the lease, during the prior
notice period.

The LESSEE hereby authorizes any agent duly authorized by the LESSOR to enter
the leased premises during said period.

CLAUSE 12 - INSURANCE AND CLAIMS

The LESSEE must take out insurance against fire and any explosions, as well as
against water damage, flooding, or back-up of sewers and pipes, from first rank
insurance companies, and for a sufficient value, to cover the installations,
structures and improvements performed by it on the

                                       10
<PAGE>

leased premises with the LESSOR's authorization, and to cover the equipment and
goods furnishing the premises, and the rental risks, claims by neighbors and
legal ("civil") liability.

The LESSEE shall maintain such insurance in effect for the entire term hereof,
and shall adjust such insurance as necessary; it shall pay the premiums and
payments for such insurance on their due dates.

In the event that the LESSEE's insurance company requires the LESSEE, at any
time, to install appropriate detection systems (smoke detectors, smoke
extraction hatches, etc.), namely by reason of the conduct by the LESSEE of its
activity and its use of the leased premises, and even if such requirement
constitutes a case of force majeure, the LESSEE expressly agrees to have such
systems installed and to bear all the expenses and consequences of such
requirements, even if such requirements constitute "major repairs" under the
definition specified in Article 606 of the French Civil Code. The LESSEE agrees
to notify the LESSOR of any requirements in such connection that may be issued
by its insurance company.

In case of any damage due to fire, explosion, water damage, flooding, back-up of
sewers and pipes, the LESSEE waives any direct or indirect claims against the
LESSOR, its personnel and its [insurers], and agrees to have the same waiver
inserted by its insurers into its own policies.

The LESSEE shall submit documentary evidence to the LESSOR or to any agent
designated by the LESSOR, upon any request, of the fulfillment of its insurance
obligations, by the submission of the policies, any riders thereto and any
premium payment receipts.

In addition, the LESSEE must reimburse the LESSOR for any insurance surcharges
that may result from its presence on the leased premises, in the event that such
presence gives rise to rates that are higher than those charged for the mere
storage of goods that are classified as "ordinary" by the insurance companies,
with regard to any types of warehouses.

In case of any fire, the amounts owed to the LESSEE by the insurance company
(companies) shall constitute the LESSOR's security interest, in lieu of the
personal property and equipment, up until the replacement or the repair of such
items, and this lease shall operate as an assignment (as a security interest) to
the LESSOR of all the insurance indemnities, for up to the amounts still owed to
it, with comprehensive powers being granted to the bearer of an official copy or
excerpt hereof to serve notice of such assignment to any relevant party.

CLAUSE 13 - SUBLEASE / ASSIGNMENT OF THE LEASE

The LESSEE shall not have the right to put all or part of the leased premises at
the disposal of anyone, in any form whatsoever, and even in the form of a loan,
sublease or business lease.

The LESSEE shall not be entitled to assign its rights hereunder except to the
successor of its business, for all the premises, and only after having procured
the LESSOR's express written approval of such successor, with such approval not
to be withheld unless such successor fails to present sufficient guarantees with
regard to its reputation and solvency.

The LESSEE shall remain jointly and severally liable with its assignee and,
where applicable, with any successive assignees, for the payment of the rent
specified below, the accessory charges

                                       11
<PAGE>

and the value-added tax in relation thereto, and for the full performance of all
the obligations, terms and conditions hereof.

Any assignment must be recorded in a notarized or non-notarized deed, for the
execution of which the LESSOR must be called to be present, by means of notice
given at least fifteen days in advance. Such deed of assignment must contain a
reference to the assignor's joint and several liability, as referred to in this
clause.

Notification of the assignment or any contribution must be served on the LESSOR
pursuant to the provisions of Article 1690 of the French Civil Code. Such
notification must contain (in an appendix thereto) an original counterpart of
the deed of assignment. If the assignment is performed under a notarized deed,
an enforceable copy of the deed of assignment must be submitted to the LESSOR,
at no charge.

CLAUSE 14 - RETURN OF THE PREMISES

Prior to its departure or to the removal of any personal property or equipment
from the premises, the LESSEE must first have paid all the installments of rent
and accessory charges, and submit documentary evidence on the payment of its
taxes, for the previous years and for the year then in progress.

No later than the lease's expiration date, the LESSEE must return the leased
premises in good condition as regards their repairs, to be recorded in an
inventory of the premises, after the performance of which the LESSEE shall
return the keys to the LESSOR. Notwithstanding the return of the keys, the lease
shall continue in force up until the expiration date, as specified herein, with
the rent to continue to be owed up until said date.

The inventory of the premises (for which the date shall be set by mutual
agreement between the parties) shall include, where applicable, a statement on
the repairs to be performed. The LESSEE must pay for or reimburse the amount of
any repairs that may be owed. Failing any agreement, the inventory of the
premises shall be drawn up on the lease's expiration date.

If the LESSEE is not present on the date and time scheduled for the inventory of
the premises, such inventory may be drawn up (at the LESSOR's discretion) in the
presence of a process server, who may be assisted by a locksmith in order to
enter the leased premises, and the corresponding costs shall be borne
exclusively by the LESSEE.

As specified above in Clause 7.2, upon the end of this lease, due to the
expiration of its term or to its termination for whatever reason, all the
structures, installations, developments and, in general, all the improvements
and embellishments that may be performed by the LESSEE and (where applicable)
all those that may be required under the legal or regulatory provisions, shall
become, without any indemnity (insofar as the rent has been determined taking
this fact into account) the property of the LESSOR, unless the LESSOR opts to
demand that all or part of the premises be restored to their original condition,
at the LESSEE's expense, and even in respect of any work that may have been
expressly authorized by the LESSOR.

                                       12
<PAGE>

                          CHAPTER III - FINANCIAL OBLIGATIONS

CLAUSE 15 - RENT

The rent specified in the attached special terms and conditions shall constitute
an essential and decisive clause for both parties with regard to their consent
to execute this lease. This lease is hereby granted and accepted in
consideration of an annual rent for which the base value is indicated below in
Chapter V.5, and which shall be adjusted under the conditions specified by law
and according to the terms and conditions set out below in Clause 16.

CLAUSE 16 - INDEXATION AND ADJUSTMENT CLAUSE

The rent shall also be subject to the following indexation clause: it shall vary
automatically each year, in proportion to the variations in the quarterly
construction costs index published by the INSEE [French Statistics Agency]. For
the first year, the index specified in Chapter V.8 shall be compared with the
index for the same quarter of the next year.

For subsequent years, the index used for the previous adjustment and the index
for the same quarter of the next year shall be compared.

In case the index is modified or replaced, the new index shall be substituted
automatically for the former index, under the conditions and according to the
"substitution coefficients" published by the INSEE.

Otherwise, the replacement index shall be determined by an expert appointed by
the Chief Judge of the Court of First Instance having jurisdiction at the
building's location, upon a petition by the most diligent party, with all the
costs, expenses and fees of the expert to be divided up equally between the
LESSOR and the LESSEE.

If the selected index or the index substituted therefor is not yet known in due
time, the rent shall be determined and paid on a provisional basis, according to
the price resulting from the most recent implementation of this indexation
clause.

It is expressly stipulated that this indexation clause constitutes an essential
and decisive condition of this lease, without which the lease would not have
been executed, and that this clause constitutes a contractual indexation. As a
result, the legal three-year adjustment currently provided for in Articles 26
and 27 of the Decree of September 30, 1953 shall also apply.

CLAUSE 17 - PERSONAL CHARGES

The LESSEE shall pay for its personal consumption of water, gas and electricity,
and the meter rental charges. If any subscription policies exist in such
respect, the LESSEE shall pay them to the relevant agencies on their due dates,
so that the LESSOR's liability shall never be claimed or incurred in such
connection. Otherwise, the LESSEE shall pay them to the LESSOR, according to the
meter readings.

In case of any collective heating installation, the LESSEE shall reimburse the
LESSOR for its proportional share of the corresponding expenses: fuel and
electricity, repairs, renovation and

                                       13
<PAGE>

replacement work (even for the boiler and tank, if the work involves "major
repairs" referred to in Article 606 of the French Civil Code), supervision and
inspection of the operations and, where applicable, the expenses for the
personnel (including the related tax and social security charges).

Such proportional share shall be determined according to the respective size of
the heated areas. They shall be reimbursed each quarter, at the same time and
location as the rent.

The LESSEE shall reimburse the LESSOR for its proportional share of the expenses
for the collective freight or other elevators: electricity, local maintenance,
inspection and, where applicable, the expenses for the personnel (including the
related tax and social security charges). Such proportional share shall be
determined according to the respective size of the private areas thus serviced,
except for the ground floor. The reimbursement shall be made according to the
terms and conditions specified above for the heating expenses.

CLAUSE 18 - SITE CHARGES

In addition to the rent specified below, the LESSEE shall pay to the LESSOR a
lump-sum amount equal to [*] PERCENT ([*] % ) of the amount of said rent, for
the charges not specified herein.

In such respect, but without limitation, the relevant charges shall include
inter alia the maintenance of the drives, walkways and green areas, fences,
gates, cleaning of the drives and walkways, site lighting, site supervision and
security, fire protection, signs, amortization of the investments relating to
the common areas, reception and information desks, and optional access to the
"inter-company cafeteria."

CLAUSE 19 - VALUE-ADDED TAX

Insofar as the building is subject to value-added tax, the rent, charges,
services and, in general, all the amounts owed to the LESSOR in connection with
the performance hereof shall be expressed exclusive of value-added tax. The same
provision shall apply with regard to any replacement, additional or similar
taxes that may be created.

CLAUSE 20 - TERMS OF PAYMENT

The LESSEE agrees to pay the rent to the LESSOR, together with the accessory
charges and the value-added tax in relation thereto, each quarter and in
advance, on the first day of each calendar quarter.

However, if the lease begins after the start of a quarter, the rent, accessory
charges and value-added tax shall be payable on the effective date, prorated to
the remaining time until the end of the quarter. They shall then be payable in
advance on the first day of each calendar quarter, for one-fourth of their
annual amount. If the lease ends after the start of a quarter, they shall be
payable on the first day of said quarter, prorated to the time remaining until
the end of the lease.

_____________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AAND EXCHANGE COMMISSION.

                                       14
<PAGE>

All payments must be made at the LESSOR's registered office.

In case the LESSEE fails to pay any amount owed hereunder by its due date, such
amount shall automatically bear interest from said due date (the mere occurrence
of which shall operate as a formal notice), provided that this clause shall be
without prejudice to the application of the termination clause set out below.

Any payments made after the due date shall be applied first to such interest,
which shall be calculated at the legal rate in force on the due date, plus [*]
points and plus value-added tax.

CLAUSE 21 - SECURITY DEPOSIT

To secure the proper performance of all the LESSEE's obligations under this
lease, the LESSEE shall pay to the LESSOR, at the time of execution hereof, an
amount equal to [*] months of rent and accessory charges, as a security deposit.

Said amount shall be increased or decreased at the same time and in the same
proportion as the rent, each time the rent is modified, with the difference to
be paid together with the first modified rent installment.

Said amount shall be retained by the LESSOR for the entire term of the lease,
and shall be refunded to the LESSEE at the end of its occupation, after the
departure from the premises and the return of the keys, and after subtracting
therefrom all the amounts owed to the LESSOR in any connection, and those
amounts for which the LESSOR could be held liable.

The security  deposit shall not bear any interest.  It shall be remitted to the
LESSOR as a "pledge," under the terms of Articles 2071 et seq. of the French
Civil Code.

If the lease is terminated by reason of any breach of its terms and conditions,
or for whatever other cause attributable to the LESSEE, other than notice of
termination given for a date and under the conditions specified herein, and
whatever the remaining term of the lease, the security deposit shall remain the
LESSOR's property, as damages, without prejudice to any rent accrued or to
accrue and any work to be borne by the LESSEE.

                               CHAPTER IV - OTHER OBLIGATIONS

CLAUSE 22 - TERMINATION CLAUSE

Failing the payment of any single installment of rent and accessory charges on
the contractual due date, or the value-added tax in relation thereto, or in case
of any breach by the LESSEE of any of the obligations, terms or conditions of
this agreement, this lease shall be terminated automatically, at the LESSOR's
discretion, without any need for any legal action, where such situation has not
been cured one month after an order to pay or to perform.

__________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AAND EXCHANGE COMMISSION.

                                       15
<PAGE>

The eviction may occur pursuant to a summary order rendered by the Chief Judge
of the Court of First Instance of Paris, to the jurisdiction of which the
parties agree to submit, and which shall record the mere fact that the
termination clause has been implemented. Said order shall be provisionally
enforceable, and the LESSEE hereby waives, in advance, any right to lodge an
appeal there against. Any subsequent offer to pay the delinquent amount or to
comply with the terms and conditions of the lease shall be without prejudice to
the application of this clause.

In such case, the amount remitted as a security deposit (as specified above)
shall become the LESSOR's property, as a lump-sum indemnity, without prejudice
to any other damages.

CLAUSE 23 - CHANGE IN LEGAL FORM

The LESSEE agrees to notify the LESSOR of any amendment to the LESSEE's articles
of incorporation and by-laws (change in legal form, change in name or trade
name, change in the address of the registered office, etc.) within one month of
such amendment, and to notify the LESSOR, in accordance with the procedure
specified in Article 1690 of the French Civil Code, of any merger or spin-off
(partial contribution of assets). In case of any such spin-off, the contributor
shall remain jointly and severally liable with the beneficiary of the
contribution for the payment of the rent and for the performance of the terms
and conditions of the lease.

CLAUSE 24 - AMENDMENTS / FORBEARANCE / JOINT AND SEVERAL LIABILITY /
INDIVISIBILITY

Any amendment hereto must be made under a written and express document, in the
form of a bilateral agreement or an exchange of letters.

In no event must such amendment be inferred from the passivity of the either of
the parties or from any forbearance, whatever the frequency or length thereof.
The LESSOR and the LESSEE shall have the right at all times to demand strict
compliance with all the terms and conditions which have not been amended
expressly or in writing.

The obligations under this lease for the LESSEE shall constitute, for all its
assigns, heirs and all the persons liable for its payment and performance, a
joint and several obligation, namely in case of the LESSEE's death prior to the
end of the lease. All its heirs and representatives shall be jointly and
severally liable for the fulfillment of such obligations and, where applicable,
the obligation to serve the notifications required under Article 877 of the
French Civil Code, with the costs and expenses of such notifications to be borne
by the parties to whom they are made.

CLAUSE 25 - REPRESENTATION

After having examined all the regulations that apply in the Paris Metropolitan
Area, whether they are special or general in nature, and namely Articles L.510-1
et seq. of said code, the LESSEE represents that, with regard to this lease,
neither itself nor the premises hereby leased are subject to any authorization
or approval of any type.

CLAUSE 26 - ELECTION OF DOMICILE (ADDRESS FOR SERVICE) / JURISDICTION CLAUSE

                                       16
<PAGE>

For the performance hereof, the LESSOR elects domicile at its registered office
(as specified above), and the LESSEE elects domicile on the leased premises. The
parties expressly agree to submit to the jurisdiction of the courts of Paris to
hear any difficulties that may arise in connection with the performance, renewal
or termination of the lease.

CLAUSE 27 - REGISTRATION

The parties expressly request the registration hereof.

CLAUSE 28 -  COSTS AND EXPENSES

The costs, expenses, duties and fees hereof, as well as all those that may be a
result or consequence hereof, shall be borne by the LESSEE, which hereby agrees
to pay them.

                 CHAPTER V - SPECIAL TERMS AND CONDITIONS

The special terms and conditions hereof have been drawn up with the intent of
detailing general terms and conditions and, if necessary, completing them,
amending them or replacing them. They shall be interpreted restrictively. In the
event of conflict between the special terms and conditions and the general terms
and conditions, the special terms and conditions shall prevail.

DESCRIPTION
-----------

The premises being leased under this lease, located on the site of [*], are
comprised of

1.

     1.1   All of building [*], as it will exist upon completion of the works
           described at Article 9.2 below, and representing an approximate
           surface area of [*] m2, as defined in the statement on the surface
           areas attached hereto (SCHEDULE 6).

           This surface corresponds to the measured area of the interior, from
           perimeter wall to perimeter wall, increased by the area of the
           constructed mezzanines, intermediary landings and the technical
           platform on the roof.

           Each of the parties may engage a surveyor at its own expense to
           verify the foregoing, no later than one month following completion of
           all of the works set forth at Article 9.2 below.

           In the event the survey discloses a discrepancy of at least 2% less
           or 2% more of the aggregate area, the rent shall be readjusted
           subject to the conditions set forth at Article 5 below.

     1.2   A strip of bare fenced-off land along the north side of building [*]
           having an approximate area of [*] m2.

______________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AAND EXCHANGE COMMISSION.

                                       17
<PAGE>

           Being a total surface area of approximately [*] m2.

           The premises in addition to the strip of land hereunder are described
           on the attached plans (SCHEDULE 3).

     TERM
     ----

2.

      2.1  Entry into Force

           This lease shall enter into force subject to fulfillment of the
           conditions precedent set forth in Article 11 below, on the date of
           completion of the "Phase 1" work referred to below in Article 9.2,
           and (whatever the date of completion of said work) no later than
           April 1, 2001.

      2.2  Taking of Possession

           The LESSEE shall take possession of the leased premises in two
           phases, subject to fulfillment of the conditions precedent set forth
           in Article 11 below, progressively as of the completion dates for
           each of the first two phases of the work specified in Article 9.2 a)
           below, as follows:

           .     First of all, it shall take possession of the portion
                 corresponding to the offices on the north side of building [*],
                 in the basement of said building (excluding the link-up tunnel)
                 and the strip of land designated in Article 1.1 above, which
                 corresponds to Phase 1 of the work; and

           .     Then, it shall take possession of the remainder of building
                 [*], which corresponds to Phase 2 of the work.

      2.3  Fixed Term

           The parties hereby expressly agree, further to the provisions of Law
           n(degree) 85-1408 of 30 December 1985, incorporated in Article 3.1 of
           Decree n(degree) 53-960 of 30 September 1953, that the LESSEE
           expressly waives the right to terminate the lease prior to expiration
           of the second three-year period.

           Consequently, in the event this lease terminates prior to expiry of
           its sixth year, for any reason whatsoever, save and except a final
           court order terminating the lease due to the fault of the LESSOR, the
           LESSEE shall immediately be liable to pay a sum equal to the
           cumulative amount of fixed rents and charges, in addition to VAT at
           the current rate in force for the time remaining up until expiry of
           such six-year period.

________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AAND EXCHANGE COMMISSION.

                                       18
<PAGE>

USE
---

                  The LESSEE may only use the leased buildings to carry on its
                  business as a supplier of services in relation to
                  telecommunications installation and equipment, connections
                  between telecommunication operator networks, technical support
                  to telecommunication companies, or to transfer and reserve
                  telecommunication capacity and for such purposes to make
                  available to its clients technical switching spaces, and as a
                  result, to receive therein the technicians assigned by such
                  clients to perform the upkeep and maintenance of said areas.

                  From an administrative viewpoint, the buildings are classified
                  for business with complementary offices which shall be
                  exclusively used by the LESSEE, who may not make such offices
                  available to its clients.

                  Load limits for the leased premises are:

     .   for premises located in the basement and on the ground floor and the
         basement, 1,250 kg/m2,

     .   for premises located on the mezzanine to be created, 1,000 k/m(2),

     .   for premises located on the first and second floors, 300 kg/m(2),

     .   for the technical platform on the roof, 500 kg/m(2).

                  The LESSEE hereby agrees not to exceed such maximum loads.

TAX STATUS
----------

                  VAT at the current legal rate in force.

ANNUAL BASE RENT
----------------

5.1  This lease is granted and accepted in consideration of an annual net, pre-
         tax rent in principal of FF [*] ([*] francs) VAT and charges excluded.

         As stated in Article 1 of this chapter, each of the parties may have
         the surface area of building [*] verified at its own expense by a
         surveyor no later than one month following completion of the works
         provided for at Article 9.2 a) below.

         In the event that the survey discloses a discrepancy of at least 2%
         less or 2% more of the stated surface for the premises described in
         Article 1.1 above, i.e. [*] m2, the rent shall be readjusted, upwards
         or downwards, by a pre-charges and pre-VAT net amount of FF [*]
         m2/year.

____________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

5.2      The LESSOR grants to the LESSEE, on a commercial basis:

         .        a rent-free period until [*]

         .        in the event that this lease takes effect prior to 1 April
                  2001, a charge-free period until [*].

PROVISION FOR PAYMENT OF CHARGES, TAXES AND DUTIES
--------------------------------------------------

6.1  Repayment of Charges

                  The provision for payment of water consumption is set at FF
                  11,065 (eleven thousand sixty-five francs) per quarter.

                  It is also specified that the LESSEE shall directly pay to the
                  utilities companies all the other charges with respect to
                  consumption of utilities (electricity, gas, etc.).

     6.2          Property Tax

                  The provision for payment of the property tax is set at FF
                  163,050 (one hundred sixty-three thousand fifty francs) per
                  quarter.

     6.3          Repayment of the Annual Office Tax

                  In the event all or part of the leased buildings are subject
                  to such tax, the LESSEE shall repay the ANNUAL TAX ON OFFICES,
                  COMMERCIAL PREMISES AND STORAGE PREMISES in one lump sum
                  payment, prior to 1 March of each year for the current year,
                  and for the initial payment pro rata temporis upon the
                  effective date hereof.

SECURITY DEPOSIT
----------------

                  The security deposit shall be equivalent to [*] months'
                  pre-tax rent increased by pre-tax site charges equal to [*]%
                  of the net rent, which amount is set at FF [*] ([*] francs and
                  [*] centimes).

                  The foregoing sum shall be paid by the LESSEE in the following
                  manner:

     .    FF [*] by set-off against the sum paid prior to this date by the
          LESSEE to the LESSOR as an indemnite d'immobilisation (earnest pledge)
          under an agreement dated 6 April 2000,

     .    The balance, being FF [*], upon execution hereof.

REFERENCE INDEX
---------------

____________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                  The base index for application of the indexation clause
                  stipulated at Article 16 of chapter III above shall be the
                  base index for the 4th quarter 1999, being 1,065.

                  Under the terms of such annual contractual indexation, rent
                  shall only be adjusted upwards.

SPECIAL CONDITIONS
------------------

9.1  Security for payment of rents and performance of lease conditions

                  The parties agree as a material and fundamental term, without
                  which the LESSOR would not have entered into this lease, that
                  the LESSEE shall provide to the LESSOR, no later than 21 days
                  following execution hereof, an autonomous first demand
                  guarantee provided by a reputable financial institution, to
                  secure payment of all sums of any nature whatsoever due and
                  payable by the LESSEE under any provision hereof, for an
                  amount corresponding to [*] months' rent (tax included)
                  increased by charges and incidentals (tax included).

                  Such guarantee shall be granted for a [*] year term commencing
                  on the effective date of this lease, increased by a [*] month
                  period for the purpose of allowing any enforcement of the
                  security.

                  A standard first demand guarantee is attached hereto (SCHEDULE
                  4).

     9.2          WORKS BY THE LESSOR

                  9.2.1    Description and time limit for completion

                           (a)      The LESSOR agrees to perform the works
                                    referred to in the attached plans and
                                    descriptions (SCHEDULES 3 AND 5).

                  Such works shall be performed such that they are completed
                  within the following time periods, subject to any special
                  provisions of the building permit:

                  .   For PHASE 1 works, i.e. those concerning the north side
                      offices of building [*], the basement of building [*]
                      (with the exception of the link-up tunnel) and the strip
                      of land described at Article 1.1 above within four months
                      of the later of the following dates:

                      .    availability of building [*],

                      .    fulfillment of the last condition precedent set out
                           at Article 11 below,

                      .    notice by the Lessee, by registered letter with
                           return receipt requested, of the schedule for the
                           performance of its work referred to below in Article

____________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                           9.3, provided expressly that such notice must be made
                           no later than 1 November 2000.

               .      For PHASE 2 works, i.e. those concerning the remainder of
                      building [*], within six months from the later of the
                      following dates:

               .      availability of building [*],

               .      the fulfillment of the last condition precedent set out at
                      Article 11 below, being provisionally set as 1 January
                      2001,

               .      notice by the Lessee (as referred to above) of the
                      schedule for the performance of its work referred to below
                      in Article 9.3, provided expressly that such notice must
                      be made no later than 1 November 2000.

               .      In this regard, it is noted that the ground floor and the
                      basement of building [*] is presently occupied under a
                      commercial lease terminated by its beneficiary by acte
                      extra-judiciaire (extra-judicial act) served by Me SIBUET,
                      Huissier de Justice (bailiff) in Saint Ouen, effective on
                      30 September 2000, it being agreed that such lessee has
                      already consented in principle to an early departure from
                      the premises on 31 August 2000.

                           (b)      Furthermore, the LESSOR agrees (subject to
                                    the reservations set out below) to perform
                                    the renovation work on the north and south
                                    sides of building [*], as stated in the plan
                                    attached hereto (SCHEDULE 6).

                  The parties expressly agree that the LESSOR shall assume the
                  costs of such works on the building's sides up to a maximum
                  amount of FF 2,000,000 (two million francs) net of taxes and
                  fees, costs of studies and insurance included.

                  Consequently, in the event that it appears that the aggregate
                  cost (net of taxes and fees, costs of studies and insurance
                  included) incurred for such works on the building's sides will
                  exceed FF 2,000,000, the LESSEE agrees to pay any additional
                  costs incurred in connection therewith upon receipt of
                  invoices issued by the LESSOR.

                  In the event of the LESSEE's consent to this project, the
                  LESSOR agrees to perform the corresponding work within two
                  months of the completion of PHASE 2, provisionally set at 1
                  March 2001.

                           (c)      In the event of force majeure or other
                                    legitimate cause for suspending works, the
                                    projected deadlines for completion of works
                                    based on the work schedule shall be extended
                                    for a time period

____________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                                    equal to that during which such event
                                    prevented the continuation of works. Such
                                    extension shall be calculated by business
                                    day.

                  The following shall be deemed legitimate causes for suspending
the completion time limit:

                  .    Poor weather conditions as defined by Article L 731-2 of
                       the Code du Travail (French Labor Code),

                  .    Strikes,

                  .    Administrative injunctions to suspend works.

                  9.2.2    Additional works and modifications

                           In the event the LESSEE wishes to order additional
                           works or changes to be carried out, over and above
                           those set forth in the attached specifications, after
                           the date of filing of the building permit referred to
                           below in Article 11 and prior to completion of the
                           works, the LESSEE shall make such request in writing
                           to the LESSOR.

                           The LESSOR shall review the request and assess
                           whether changes or additional works requested may be
                           practically carried out in view of the state of
                           progress of works.

                           It shall determine the effect of completion of such
                           works on the financial terms and conditions of this
                           lease and on provisional completion dates of works.

                           Any change and its consequences shall be subject to
                           prior approval by both parties, which shall be set
                           forth in a rider to the lease.

                  9.2.3    Recording of completion

                           Upon completion of each of the two work phases, the
                           LESSOR shall invite the LESSEE to inspect such
                           completion on a date and at a time to be determined,
                           by registered letter with recorded delivery giving
                           advance notice of at least 3 business days.

                           Both parties shall attend such inspection and a
                           completion report shall be drafted for each of the
                           two work phases.

                           Consequently, the LESSEE may include any reservations
                           upon such inspection which shall be accepted or
                           challenged by the LESSOR.

                           The completion of a phase shall mean the premises
                           comply with the specifications attached hereto, so as
                           to allow them to be used in compliance with their
                           intended use.
<PAGE>

                           Non-compliance with the planned specifications shall
                           be taken in consideration where it is substantial or
                           where it is material such that use of the building in
                           compliance with its intended use or quiet enjoyment
                           of the premises by the LESSEE.

                           On the date when the LESSEE receives notice to
                           inspect completion of the works, four scenarios are
                           possible:

1.       Scenario 1

                  The LESSEE confirms completion as defined above without
                  reservation: keys shall be handed over to it and it shall take
                  possession of the premises. An unqualified completion report
                  shall be prepared.

2.       Scenario 2

                  The LESSEE confirms completion as defined above with
                  reservations which shall be accepted or challenged by the
                  LESSOR; the keys shall be handed over and it shall take
                  possession of the premises. A completion report with
                  reservations shall be prepared.

                  The LESSOR shall carry out necessary works in order to remove
                  the reservations accepted within 60 business days from the
                  date of the report. Such time period shall be automatically
                  extended to incorporate supply delivery time. After such time,
                  a report confirming removal of reservations shall be prepared.

3.       Scenario 3

                  The LESSEE considers that the works have not been completed as
                  defined above.

                  A report recording non-completion shall be prepared.

                  In such event, and where the parties fail to agree within five
                  days of such report, the parties agree to refer the decision
                  to a third party expert jointly appointed by them or, in
                  default thereof, by the President du Tribunal de Grande
                  Instance de Paris upon application by either party.

                  This Expert shall be responsible for determining whether or
                  not the building has been completed as defined above and, if
                  not, which works are essential such that the building may be
                  deemed completed as defined by such criteria. He shall deliver
                  his report within fifteen days following the date of his
                  appointment.

                  Such report shall bind the parties and be final and
                  conclusive.

                  Upon completion of the works ordered by the Expert, a new
                  delivery shall be conducted in his presence.
<PAGE>

                  Expert's fees shall be paid by the LESSEE or the LESSOR,
                  depending on whether the Expert has concluded that the works
                  have or have not been completed further to the above criteria.

4.       Scenario 4

                  In the event the LESSEE fails to attend after receipt of
                  notice by the LESSOR, the completion report shall be validly
                  prepared by the LESSOR who shall serve such report to the
                  LESSEE and which shall bind the LESSEE with all effects
                  attached thereto (entry into force of the lease, commencement
                  date for payment of rents pursuant to the terms and conditions
                  of Article 5.2 of this chapter, transfer of risk).

9.3      Works of the lessee

                         (a)        The LESSOR hereby authorizes the LESSEE to
                                    carry out on the leased premises, at its own
                                    costs and risks, and subject to obtaining
                                    any required regulatory authorizations and
                                    permits, the works described in the file
                                    attached hereto (SCHEDULE 7).

                  Such works may be performed by the LESSEE on that portion of
                  the premises covered by PHASE 1, after it has taken possession
                  of the premises, as specified in Article 2.2 above, provided
                  that such works do not have any impact on the performance of
                  the works by the LESSOR and subject to compliance by the
                  LESSEE with the rules on coordination in respect of safety
                  matters.

                  In all cases, such works must be performed within 12 months of
                  the completion of the LESSOR's works referred to above in
                  Article 9.2.

                         (b)        The LESSEE shall be responsible for
                                    obtaining any permits, licenses and
                                    approvals necessary for the completion of
                                    such works without any recourse against the
                                    LESSOR, and the LESSEE may not raise the
                                    failure to obtain such authorizations as a
                                    defense to enforcement of this lease
                                    pursuant to its conditions and terms
                                    contained therein.

                  In this regard, the LESSEEE states that the following
                  facilities, which it intends to construct on the leased
                  premises, are subject to prior prefectoral authorization set
                  forth in Law no. 76-663 of 19 July 1976 with respect to
                  facilities classified for the protection of the environment:

                  .   Fuel tanks corresponding to no. 1432 of the nomenclature

                  .   Electricity generators corresponding to no. 2910 of the
                      nomenclature
<PAGE>

                  .   Air-conditioning (in the basement, on the ground floor and
                      on the "first" (second) floor of building [*])
                      corresponding to no. 2920 of the nomenclature

                  .   Ondulators corresponding to no. 2925 of the nomenclature

                         (c)        Exceptionally, and notwithstanding the
                                    foregoing, the parties agree that in the
                                    event the relevant regulatory authority does
                                    not grant the LESSEE the above-mentioned
                                    authorizations provided for by Law no.
                                    76-663 of 19 July 1976 with respect to
                                    classified facilities:

                  .   the LESSEE shall be entitled to sub-let the premises
                      hereunder to any company in its group, under the meaning
                      of Article 145 of the French General Tax Code, and which
                      pursues the same corporate purposes or a similar corporate
                      purpose,

                  .   subject to the express condition that the LESSOR has
                      concluded with another company presenting all guarantees
                      of solvency, a new 12 year lease for all of building [*]
                      subject to the same financial terms as those set out
                      hereunder, this lease shall be amicably terminated in
                      advance. For such purpose, the LESSOR and the LESSEE shall
                      jointly appoint any reputable commercial property
                      consulting firm, it being understood that any costs in
                      connection with such services shall be exclusively borne
                      by the LESSOR.

                           In view of the effects attached to this provision,
                           (i) as stated above, the LESSEE has filed its
                           application with the relevant regulatory authority on
                           29 May 2000 (SCHEDULE 8), and (ii) the parties
                           expressly agree that the LESSEE, subject to losing
                           the benefit of this clause:

                  .   must notify the LESSOR of the state of progress of
                      measures taken and of its application for authorization,
                      upon any demand by the LESSOR,

                  .   must immediately notify the LESSOR of the report of the
                      commissaire enqueteur (inspector) (if any exists) and the
                      administrative decision taken in response to the
                      application for authorization,

                  .   in the event the application is dismissed, must notify the
                      LESSOR by registered letter with recorded delivery no
                      later than three months following such refusal as to
                      whether it intends to exercise its option to sub-let or
                      intends on presenting a new lessee to the LESSOR.

          9.4      Fiber Optics

                   9.4.1    Connection of the leased premises

____________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                           In order to permit the LESSEE to perform the "fiber
                           optics" connection of the leased premises, the LESSOR
                           hereby authorized the LESSEE, under the conditions
                           set out below in Article 9.4.2, as follows:

                           (a)      to use (with the option to make them
                                    available to the operator designated by it)
                                    the existing or future sheaths (fourreaux)
                                    of the LESSOR, or

                           (b)      to perform or procure the performance by any
                                    operator, at its own expense, risks and
                                    perils, an infrastructure of fiber optics
                                    sheaths and printing rooms (chambres de
                                    tirage) to connect building [*] with the
                                    entrance points located at the LESSOR's
                                    site.

                  9.4.2    Conditions for this connection

                           9.4.2.1  The conditions for the use of the sheaths
                                    referred to above in Article 9.4.1 a) shall
                                    be determined in a specific agreement to be
                                    executed by and between (i) the LESSOR or
                                    any company that the LESSOR may substitute
                                    for itself, and (ii) the LESSEE, in
                                    accordance with the framework agreement to
                                    be prepared, in the best respective
                                    interests of each of the parties, by the
                                    LESSOR or the company substituted for the
                                    LESSOR.

                  The parties hereby agree as follows with regard to such
                  conditions:

                           (a)      the use of the sheaths referred to above in
                                    Article 9.4.1 a) shall give rise to the
                                    payment by the LESSEE of an annual fee of 60
                                    francs, excluding VAT, per linear meter of
                                    each of the sheaths used by the LESSEE (or
                                    by the operator designated by it) for the
                                    passing of its fiber optics; such fee shall
                                    be payable as of the installation of the
                                    fiber optic in the sheath in question, in
                                    accordance with the same terms as the rent,
                                    i.e., by calendar quarter and in advance.

                  Said sum of 60 francs is expressed in its value as at the date
                  hereof; it shall be increased automatically each year, on the
                  anniversary date hereof, according to the increase (if any) in
                  the BT01 index, with the base index being the most recently
                  known index as at the date of execution hereof.

                           (b)      the LESSEE shall be responsible for the
                                    maintenance, at its own exclusive expense,
                                    and for the performance of all the repairs,
                                    renovations or replacements involving the
                                    equipment that may be necessary,

_______________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                           (c)      the LESSEE shall bear all the consequences
                                    (whatever the extent thereof) of any damage
                                    that may be caused to the equipment, without
                                    any recourse to the LESSOR; more generally,
                                    the liability of the LESSOR may not be
                                    claimed by reason of the existence and/or
                                    use of such equipment, and the LESSEE
                                    further agrees to hold the LESSOR harmless
                                    in connection with any claims that may be
                                    filed against it in such respect.

                  However, in the event that the damage has been caused for
                  reasons attributable to the LESSOR, the LESSOR shall procure
                  the performance, as quickly as possible, of the work to repair
                  the damaged equipment, provided that this stipulation shall
                  not cause the LESSOR to bear any other financial consequences,
                  insofar as the LESSOR's liability for any consecutive damages
                  (and in particular any intangible or special damages) is
                  expressly excluded.

                           (d)      the layout of such sheaths may be modified,
                                    namely in order to permit the LESSOR to
                                    exercise the prerogatives attached to its
                                    status as the owner, and inter alia to
                                    perform any construction or improvement work
                                    on its site.

                           (e)      Any connection between the leased premises
                                    and any other building on the sites of the
                                    LESSOR or its subsidiaries, except for the
                                    other buildings that (where applicable) the
                                    LESSEE may lease on said sites, is expressly
                                    and formally prohibited, except with the
                                    LESSOR's prior consent and, if such consent
                                    is given, under the terms and conditions to
                                    be jointly defined by the parties.

                  In the same manner, the conditions for the LESSEE's
                  performance of its own infrastructure work, as referred to in
                  Article 9.4.1 b) shall be determined in a specific agreement,
                  which must include the rules set out in paragraphs b) through
                  e) of Article 9.4.2.1, and to be negotiated by the parties in
                  their own respective best interests.

                           9.4.2.2  The technical terms and conditions for such
                                    performance and the layout of such
                                    infrastructure.

                           9.4.2.3  The parties agree to use their best efforts
                                    to execute such specific agreements no later
                                    than 30 November 2000. To the extent
                                    required, it is hereby specified that such
                                    agreements shall be separate and autonomous
                                    with regard to this lease, and any delay in
                                    their execution shall have no impact on this
                                    lease, which shall come into effect and be
                                    performed under the terms and conditions set
                                    out herein.

         9.5      Access control for the west ramp
<PAGE>

                  The access ramp located on the west side of building [*], and
                  which constitutes an access to said building, is currently
                  being used by the lessee of buildings [*],[*] and [*],
                  adjacent to building [*].

                  As a result, the LESSEE (wishing to control access to the
                  leased premises) has requested the LESSOR:

                  .   to grant it the right to implement the measures necessary
                      to ensure such control, as has been accepted by the
                      LESSOR, provided that such control is exercised in
                      accordance with terms that would permit the continuation
                      (under normal conditions) of the activities of the lessee
                      of buildings [*], [*] and [*], or

                  .   to reserve the use of the access ramp exclusively for
                      building [*], which has been accepted by the LESSOR
                      subject to obtaining the prior consent of the lessee of
                      buildings [*] and [*].

                  Accordingly, the parties agree to determine (i) the solution
                  to be implemented with the consent of the lessee of buildings
                  [*] and [*], and (ii) in the event that such solution would
                  consist of the implementation of a control system, to define
                  the terms and conditions thereof in a specific agreement or an
                  amendment to this lease, to be drawn up during negotiations
                  between the parties, in good faith, in their best respective
                  interests, no later than 30 November 2000.

                  In such respect, it is hereby agreed that in the event that
                  the use of said access ramp by the lessee of buildings [*] and
                  [*] is eliminated, the LESSEE agrees to make payment to the
                  LESSOR, on the date of execution of the agreement or amendment
                  referred to above, of a lump-sum indemnity in an amount of FRF
                  2,000,000, excluding taxes, to which VAT at the rate in force
                  shall be added.

         9.6      Right of first refusal

                  Although the LESSEE has received complete disclosure of the
                  leasing situation, it has expressed its wish to be granted a
                  right of first refusal of a lease in the event that all or
                  part of the buildings appearing in red on the plan attached
                  hereto (SCHEDULE 9) are released by the present tenants.

                  Consequently, the LESSOR has agreed to grant, for a term of
                  six years commencing on the date of execution hereof, a right
                  of first refusal to lease each of such buildings.

                  Thus, in the event that prior to such date all or some of the
                  aforementioned buildings become available, the LESSOR shall
                  offer leasing thereof to the LESSEE as applicable by
                  registered letter with recorded delivery.

_______________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                  Such offer to lease shall state in a detailed manner the
                  financial terms and conditions of use of the premises.

                  The LESSEE shall have fifteen days from first delivery of the
                  registered letter, to accept or refuse such offer. The terms
                  and conditions of the offer by the LESSOR shall be
                  indivisible, such that the LESSEE shall either accept entirely
                  the offer to lease and the financial terms and conditions
                  proposed or refuse the entire offer.

                  It shall give notice of its response by registered letter with
                  recorded delivery.

                  Where the LESSEE fails to respond within fifteen days, or
                  rejects the offer, the LESSOR may, in its entire discretion,
                  lease the aforementioned premises to the party of its choice.

                  Where the LESSEE accepts such offer, the parties shall sign
                  the corresponding lease within fifteen days.

                  In the event the LESSEE fails to execute the agreement prior
                  to expiry of such time period, the LESSOR may in its entire
                  discretion lease the premises to third parties without
                  prejudice to any recourse, claim or action including claims in
                  damages.

         9.7      Indemnity for loss of rent

                  In consideration (inter alia) of the fact that the LESSOR
                  reserved building [*] for the LESSEE (i.e., the building could
                  not be leased by the LESSOR) between the start of their
                  negotiations and the effective date hereof, the LESSEE agrees
                  to make payment to the LESSOR, as an indemnity for loss of
                  rent, of an amount of FRF [*], excluding taxes, plus VAT at
                  the rate in force, which thus corresponds to an amount of FRF
                  [*] including taxes.

                  Said indemnity shall be paid in three equal installments, on
                  the first day of October 2000, November 2000 and December
                  2000.

EXCEPTIONS
----------

10.1   Where applicable, it is specified that Articles 6.2 and 7.2 of Chapter II
                  above provide as follows, with regard to the obligations
                  concerning the repairs that may become necessary on the leased
                  premises:

                  The LESSOR shall perform on the leased premises all the major
                  works (gros travaux) that come within the scope of Article 606
                  of the French Civil Code, except for those described below,
                  which shall be the obligation of the LESSEE.

_______________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                  For its part, the LESSEE shall maintain the leased premises in
                  good condition as regards rental repairs and upkeep. In such
                  connection, the LESSEE shall inter alia supervise and cause to
                  be verified, at least once per year, by approved firms or
                  entities, each of the installations (safety, heating and
                  air-conditioning) that may equip the premises. In such
                  respect, it shall take out a maintenance agreement for each of
                  such installations, and shall submit proof thereof to the
                  LESSOR upon any demand.

                  The LESSEE shall be responsible for all the work for repairs,
                  restoration, refurbishing or replacement (whatever the
                  importance thereof), including that work referred to in
                  Article 606 of the French Civil Code:

                  .   which would relate to the installations for electricity,
                      heating or air-conditioning, fire protection, production
                      of hot water (except for the common facilities on the
                      site) and toilets;

                  .   which may become necessary as a result of any failure to
                      perform its maintenance obligation referred to above, or
                      as a result of any damage for reasons attributable to the
                      LESSEE, its personnel or its visitors;

                  .   that may be required, directly or indirectly, by the
                      public authorities or any other authority in order to
                      enable the LESSEE to conduct its business activity;

                  .   that may become necessary for the installations or
                      improvements performed by the LESSEE, and more generally,
                      that may relate to the structures covered by the work
                      performed by it.

                  In addition, in light of the work performed by the LESSOR on
                  the leased premises, the LESSEE agrees, in case of any
                  occurrence during the term of such warranties of any defect
                  under the warranty of two years or ten years in relation
                  thereto, to immediately report them to the LESSOR, in order to
                  enable the LESSOR to implement the corresponding warranties.

         10.2     The first paragraph of Article 7.1 of Chapter II above is
                  unconditionally cancelled and replaced with the two following
                  paragraphs:

                  "The LESSEE shall tolerate, without any indemnity or reduction
                  in the rent specified below, any and all work that the LESSOR
                  must caused to be performed on the leased premises, including
                  their installations, as well as within the boundaries of its
                  site, whatever the cause, the nature, the extent or the
                  duration thereof, and even if such duration exceeds forty (40)
                  days.

                  However, the parties agree that, except in a case of clear
                  emergency, in the event that such work is performed inside the
                  building leased to the LESSEE, the parties shall conduct
                  negotiations for the purpose of implementing the solutions
                  that could reduce, to the extent possible, the disturbance
                  caused to the LESSEE as a result of such work."
<PAGE>

                  The remainder of said article shall remain unchanged.

          10.3    In the third paragraph of Article 7.2 of Chapter II above, the
                  wording " (...) in order that they shall remain in perfect
                  condition at all times" is replaced by "(...) in order that
                  they shall remain in good condition at all times."

          10.4    As an exception to the seventh paragraph of Article 7.2 of
                  Chapter II above, the parties agree that the LESSOR shall
                  indicate to the LESSEE, in response to its requests for a work
                  authorization, whether or not it intends to reserve the right
                  to demand that the LESSEE restore the premises to their
                  condition prior to the work covered by the authorization.

                  Where it fails to do so, the provisions of the seventh
                  paragraph of Article 7.2 shall apply.

          10.5    The parties hereby agree that in the event that the LESSOR's
                  insurance policy is amended and in such connection would
                  include a reciprocal waiver of recourse in connection with the
                  leased premises, the following provisions (to replace Article
                  12 of Chapter II above) would be applied:

                  "The LESSEE must take out insurance, on its own, against the
                  risks of fire and any explosions, and against water damage,
                  flooding, back-ups from the sewers and plumbing, from
                  first-rank insurance companies, and for a sufficient value, on
                  the installations, construction work and improvement work
                  performed by it on the leased premises, the equipment and the
                  goods furnishing such premises, as well as on the financial
                  consequences of any legal ("civil") liability that it may
                  incur, namely with regard to neighbors and third parties.

                  The LESSEE shall maintain such insurance in force for the
                  entire term hereof, and adjust such insurance as necessary,
                  and it shall pay the exact amount of the premiums and fees on
                  their exact due dates.

                  In case of any accident or claim, the LESSEE shall waive any
                  direct or indirect recourse to the LESSOR, its personnel and
                  the insurers of said company, and it agrees to cause the same
                  waiver to be inserted in its own policies.

                  The LESSEE shall submit documentary evidence to the LESSOR or
                  to any agent appointed by the LESSOR, upon any request, of the
                  fulfillment of the LESSEE's obligations with regard to
                  insurance, by the submission of an up-to-date certificate of
                  insurance (attestation d'assurance).

                  For its part, the LESSOR shall hold the LESSEE harmless for
                  the financial consequences of the legal ("civil") liability
                  that may be incurred by it in its capacity as the owner, and
                  shall take out insurance on the real property portion of the
                  leased premises, including all the improvements and
                  installations whose nature is deemed to be that of real
                  property that may equip such premises, as of the effective
                  date of this lease, against the risks of fire, explosions and
                  water
<PAGE>

                  damage, from a first-rank insurance company, and it shall
                  maintain such insurance in force for the entire term of the
                  lease.

                  On a reciprocal basis, it shall waive any recourse that it may
                  otherwise be entitled to bring against the LESSEE or its
                  insurance in such connection, and the LESSOR's insurer must
                  grant the same waiver of recourse.

                  In consideration thereof, the LESSEE hereby agrees to refund
                  to the LESSOR, each year, its proportional share in the
                  premium under the insurance policy taken out by the LESSOR,
                  and the surcharge (if any) for such waiver of recourse.

                  In addition, the LESSEE must refund to the LESSOR all the
                  insurance surcharges resulting from its presence on the leased
                  premises."

          10.6    Where applicable, it is hereby specified that in the event
                  that the LESSOR grants to the LESSEE its authorization for the
                  assignment of its rights under this lease, such authorization
                  shall not be contingent on the payment by the LESSEE to the
                  LESSOR of any indemnity.

          10.7    As an exception to Article 23 of Chapter IV above, the parties
                  agree that the notices on any amendments to the LESSEE's
                  articles of incorporation and by-laws may be given within
                  three months of their adoption, by ordinary letter.

          10.8    The provisions of Article 27 of Chapter IV above shall be
                  replaced with the following wording: "The registration hereof
                  shall be made at the request of either of the parties, and
                  such request must be issued no later than 15 days after the
                  execution hereof."

          10.9    Article 28 of Chapter IV above shall be deleted, provided
                  however that in case of any registration of the lease, the
                  expenses in relation thereto shall be borne by the LESSEE.

CONDITIONS PRECEDENT
--------------------

11.      Principle

                  This lease is subject to the following conditions precedent,
                  each of which is material:

                           (a)      Obtaining by the LESSOR of "BUILDER"
                                    approval as defined at Article R 510-1 of
                                    the Code de l'Urbanisme (Urban Planning
                                    Code). The LESSOR agrees to file its
                                    application with the relevant regulatory
                                    authority no later than 15/08/2000 and to
                                    provide evidence thereof to the LESSEE upon
                                    first demand by the LESSEE.

                  The LESSOR agrees to give notice to the LESSEE of the
                  obtaining or refusal of approval immediately upon receipt
                  thereof from the regulatory authority.
<PAGE>

                           (b)      Obtaining by the LESSOR of a building permit
                                    authorizing completion of the works set
                                    forth at Article 9.2. In such respect, it is
                                    hereby specified that the LESSOR duly filed
                                    its application with the relevant regulatory
                                    authority on 6 June 2000.

                  The LESSOR agrees to notify the LESSEE of the response to such
                  application from the regulatory authority immediately upon
                  receipt thereof.

                  This final condition precedent is stipulated for the exclusive
                  and sole benefit of the LESSOR who, in its entire discretion,
                  may waive it by giving notice to the LESSEE by registered
                  letter with recorded delivery prior to expiry of the
                  aforementioned time period or extension of such deadline.

         11.1     Completion Deadline

                  These conditions precedent shall be fulfilled no later than 1
                  October 2000.

                  Such deadline may be extended by mutual agreement of the
                  parties.

                  The parties hereby agree that it shall be automatically
                  extended by any administrative delay due to additional review.

                  In the event of fulfillment of such conditions precedent
                  within the stipulated time period or any extension thereof,
                  this lease shall be firm, final and subject to no further
                  formality.

                  Where the aforementioned conditions precedent are not
                  fulfilled within the stipulated time period or any extension
                  thereof, this lease shall be deemed null and void without
                  requirement of any further formality or compensation payable
                  by either party.

                  Executed at [*],  July 28, 2000
                  In two original counterparts

                  LA COMPAGNIE DES ENTREPOTS                      EQUINIX
                  ET MAGASINS GENERAUX DE PARIS

_______________________
* CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                                LIST OF SCHEDULES

SCHEDULE 1        Power of attorney issued by Ms. Renee Lanam, and dated
                  July 17, 2000

SCHEDULE 2        Table on the surface areas

SCHEDULE 3        Plan of leased premises

SCHEDULE 4        Guarantee of due performance of lease conditions - standard
                  form

SCHEDULE 5        Description of works of the LESSOR

SCHEDULE 6        Plan of the renovation work on the building's facade

SCHEDULE 7        Description of works of the LESSEE

SCHEDULE 8        Filing of the application for an authorization in respect of
                  "classified facilities" by the LESSEE

SCHEDULE 9        Plan of premises subject to the right of first refusal

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}]]