Document:

EX-10.6

 Exhibit 10.6 

LEASE
 RREEF AMERICA REIT II
CORP. PPP, 
 Landlord, 

and
 ALNYLAM PHARMACEUTICALS,
INC., 
 Tenant 
 Riverfront
Office Park 
 Cambridge, Massachusetts 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
	1.	 	 USE AND RESTRICTIONS ON USE
	  	 	1	  
			
	2.	 	 TERM
	  	 	2	  
			
	3.	 	 RENT
	  	 	3	  
			
	4.	 	 RENT ADJUSTMENTS
	  	 	4	  
			
	5.	 	 SECURITY DEPOSIT
	  	 	5	  
			
	6.	 	 ALTERATIONS
	  	 	7	  
			
	7.	 	 REPAIR
	  	 	8	  
			
	8.	 	 LIENS
	  	 	8	  
			
	9.	 	 ASSIGNMENT AND SUBLETTING
	  	 	8	  
			
	10.	 	 INDEMNIFICATION
	  	 	10	  
			
	11.	 	 INSURANCE
	  	 	11	  
			
	12.	 	 WAIVER OF SUBROGATION
	  	 	11	  
			
	13.	 	 SERVICES AND UTILITIES
	  	 	12	  
			
	14.	 	 HOLDING OVER
	  	 	13	  
			
	15.	 	 SUBORDINATION
	  	 	13	  
			
	16.	 	 RULES AND REGULATIONS
	  	 	14	  
			
	17.	 	 REENTRY BY LANDLORD
	  	 	14	  
			
	18.	 	 DEFAULT
	  	 	14	  
			
	19.	 	 REMEDIES
	  	 	15	  
			
	20.	 	 TENANT’S BANKRUPTCY OR INSOLVENCY
	  	 	18	  
			
	21.	 	 QUIET ENJOYMENT
	  	 	18	  
			
	22.	 	 CASUALTY
	  	 	18	  
			
	23.	 	 EMINENT DOMAIN
	  	 	19	  
			
	24.	 	 SALE BY LANDLORD
	  	 	20	  
			
	25.	 	 ESTOPPEL CERTIFICATES
	  	 	20	  
			
	26.	 	 SURRENDER OF PREMISES
	  	 	20	  
			
	27.	 	 NOTICES
	  	 	21	  
			
	28.	 	 TAXES PAYABLE BY TENANT
	  	 	21	  
			
	29.	 	 RELOCATION OF TENANT
	  	 	21	  
			
	30.	 	 DEFINED TERMS AND HEADINGS
	  	 	21	  
			
	31.	 	 TENANT’S AUTHORITY
	  	 	22	  
			
	32.	 	 FINANCIAL STATEMENTS AND CREDIT REPORTS
	  	 	22	  
			
	33.	 	 COMMISSIONS
	  	 	22	  
			
	34.	 	 TIME AND APPLICABLE LAW
	  	 	22	  
			
	35.	 	 SUCCESSORS AND ASSIGNS
	  	 	22	  
			
	36.	 	 ENTIRE AGREEMENT
	  	 	23	  

  
 i 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
			
	37.	 	 EXAMINATION NOT OPTION
	  	 	23	  
			
	38.	 	 RECORDATION
	  	 	23	  
			
	39.	 	 PARKING
	  	 	23	  
			
	40.	 	 ROOFTOP ANTENNA
	  	 	24	  
			
	41.	 	 GENERATOR
	  	 	24	  
			
	42.	 	 EXTENSION OPTION
	  	 	25	  
			
	43.	 	 LIMITATION OF LANDLORD’S LIABILITY
	  	 	26	  

 EXHIBIT A – FLOOR PLAN DEPICTING THE PREMISES 

EXHIBIT A-1 – SITE PLAN 
 EXHIBIT A-2 – LEGAL
DESCRIPTION OF THE LOT 
 EXHIBIT B – INITIAL ALTERATIONS 

EXHIBIT C – COMMENCEMENT DATE MEMORANDUM 
 EXHIBIT D –
RULES AND REGULATIONS 
 EXHIBIT E – ELECTRICITY COSTS 

  
 ii 

 GROSS (BY)-INS OFFICE LEASE 

REFERENCE PAGES 
  

	 BUILDING: 
	Riverfront Office Park 

 101 Main Street 

Cambridge, Massachusetts 02142 
  

	 LANDLORD: 
	RREEF AMERICA REIT II CORP. PPP, a Maryland corporation 

  

	 LANDLORD’S ADDRESS: 
	c/o CB Richard Ellis New England 

 One Main Street 

Cambridge, MA 02142 
  

	 WIRE INSTRUCTIONS AND/OR 
	RREEF America REIT II CORP. PPP, Riverfront 

	 ADDRESS FOR RENT PAYMENT: 
	61.J15 Riverfront Office – 1 Main 

	 	PO Box 9046 

	 	Addison, TX 75001-9046 

  

	 LEASE REFERENCE DATE: 
	April 15, 2015 

  

	 TENANT: 
	ALNYLAM PHARMACEUTICALS, INC., a Delaware corporation 

  

	 TENANT’S NOTICE ADDRESS: 
	300 Third Street #3 

 Cambridge, Massachusetts 02142 

 

	 PREMISES ADDRESS: 
	101 Main Street 

 Suites 1200, 1300 and 1650 

Cambridge, Massachusetts 02142 
  

	 PREMISES RENTABLE AREA: 
	Approximately 48,599 rentable sq. ft., consisting of approximately 13,937 RSF on the 12th floor, 23,350 RSF on the 13th floor and 11,312 RSF on the 16th floor, all as approximately depicted on Exhibit A 

 

	 SCHEDULED COMMENCEMENT DATE: 
	January 1, 2016 

  

	 RENT COMMENCEMENT DATE: 
	The earlier to occur of (i) four (4) months after the Commencement Date, or (ii) the date on which Tenant commences business operations in the Premises. 

 

					
	   /s/ MM
	 	  
	 	   /s/ RDS

	Initials

  
 iii 

	 TERM OF LEASE: 
	Approximately sixty-six (66) months beginning on the Commencement Date and ending on the Termination Date. The period from the Rent Commencement Date to the last day of the same month is the “Rent Commencement Month.”

  

	 TERMINATION DATE: 
	The last day of the sixty-second (62nd) full calendar month after (if the Rent Commencement Month is not a full calendar month), or from and including (if the Rent Commencement Month is a full calendar month), the Rent Commencement Month.

 ANNUAL RENT and MONTHLY 

INSTALLMENT OF RENT (Article 3): 
  

																			
	 Period
	  	Rentable Square
Footage	 	  	Rent Per
Square Foot	 	  	Annual Rent	 	  	Monthly Installment
of Rent	 
	 from
	  	to	  	  	  	  
	 Month 1
	  	Month 12	  	 	48,599	  	  	$	73.00	  	  	$	3,547,727.00	  	  	$	295,643.92	  
	 Month 13
	  	Month 24	  	 	48,599	  	  	$	74.00	  	  	$	3,596,326.00	  	  	$	299,693.83	  
	 Month 25
	  	Month 36	  	 	48,599	  	  	$	75.00	  	  	$	3,644,925.00	  	  	$	303,743.75	  
	 Month 37
	  	Month 48	  	 	48,599	  	  	$	76.00	  	  	$	3,693,524.00	  	  	$	307,793.67	  
	 Month 49
	  	Month 60	  	 	48,599	  	  	$	77.00	  	  	$	3,742,123.00	  	  	$	311,843.58	  
	 Month 61
	  	Month 62	  	 	48,599	  	  	$	78.00	  	  	$	3,790,722.00	  	  	$	315,893.50	  

 Month 1 is the period beginning on the Rent Commencement Date and ending at the end of the first full calendar month of the
Term (by way of example only, if the Rent Commencement Date were January 1, 2016, Month 1 would be the period January 1, 2017 through January 31, 2016; if the Rent Commencement Date were January 15, 2016, Month 1 would be the period from
January 15, 2016 through February 29, 2016). Month 2 is the calendar month period immediately following Month 1; Month 3 is the full calendar month following Month 2, and so forth. 

The actual dates are to be confirmed pursuant to Section 2.1. 

All rental amounts are net of Tenant electricity. 
  

	 BASE YEAR (EXPENSES): 
	2016 

  

	 BASE YEAR (INSURANCE): 
	2016 

  

	 BASE YEAR (TAXES): 
	Fiscal 2017 (Taxes for the period July 1, 2016 to June 30, 2017) 

  

	 TENANT’S PROPORTIONATE SHARE: 
	14.2656% (48,599/340,673) 

  

	 SECURITY DEPOSIT: 
	$1,182,575.68 in the form of an irrevocable letter of credit; see Article 5. 

  

	 ASSIGNMENT/SUBLETTING FEE: 
	$1,500.00 

  

					
	   /s/ MM
	 	  
	 	   /s/ RDS

	Initials

  
 iv 

	 AFTER-HOURS HVAC COST: 
	$2.00 per heat pump per hour with a minimum charge of $30.00 per request, subject to change at any time 

  

	 PARKING 
	Forty-nine (49) passes at $290.00 per month (see Article 39) 

  

	 REAL ESTATE BROKER DUE COMMISSION: 
	Cushman & Wakefield of Massachusetts, Inc., for Landlord; Transwestern/RBJ, for Tenant 

  

	 TENANT’S NAICS CODE: 
	541711 Research and Development in Biotechnology 

  

	 BUILDING BUSINESS HOURS: 
	Monday through Friday 8:00 a.m. – 6:00 p.m. (excluding Massachusetts state holidays) Saturday 8:00 a.m. – 12:00 p.m. 

  

	 AMORTIZATION RATE: 
	11% 

 The Reference Pages information is incorporated into and made a part of the Lease. In the event of any conflict between any
Reference Pages information and the Lease, the Lease shall control. This Lease includes Exhibits A through F, all of which are made a part of this Lease. 
  

													
	LANDLORD:	 		 	TENANT:
			
	RREEF AMERICA REIT II CORP. PPP, a Maryland corporation	 		 	 ALNYLAM PHARMACEUTICALS, INC., a Delaware

corporation

					
	By:	 	/s/ R.D. Seaman	 		 	By:	 	/s/ Michael Mason
					
	Name:	 	Robert D. Seaman	 		 	Name:	 	Michael Mason
					
	Title:	 	Vice President	 		 	Title:	 	Vice President of Finance
							
	Dated:	 	May 5	 	, 2015	 		 	Dated:	 	 	 	, 2015

  

					
	   /s/ MM
	 	  
	 	   /s/ RDS

	Initials

  
 v 

 LEASE 

By this Lease Landlord leases to Tenant and Tenant leases from Landlord the Premises in the Building as set forth and described on the
Reference Pages. The Premises are depicted on the floor plan attached hereto as Exhibit A, and the Building is depicted on the site plan attached hereto as Exhibit A-1. The Building is located on the Lot legally described on Exhibit
A-2. The Reference Pages, including all terms defined thereon, are incorporated as part of this Lease. 
 1. USE AND RESTRICTIONS ON USE. 

1.1 The Premises are to be used solely for general office purposes. Tenant shall have access to the Premises 24 hours a day, 7 days a week.
Tenant shall not do or permit anything to be done in or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building or injure, annoy, or disturb them, or allow the Premises to be used
for any improper, immoral, unlawful, or objectionable purpose, or commit any waste. Tenant shall not do, permit or suffer in, on, or about the Premises the sale of any alcoholic liquor without the written consent of Landlord first obtained. Tenant
shall comply with all governmental laws, ordinances and regulations applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders and directions for the correction, prevention and abatement of any
violations in the Building or appurtenant land, caused or permitted by, or resulting from the specific use by, Tenant, or in or upon, or in connection with, the Premises, all at Tenant’s sole expense. Tenant shall not do or permit anything to
be done on or about the Premises or bring or keep anything into the Premises which will in any way increase the rate of, invalidate or prevent the procuring of any insurance protecting against loss or damage to the Building or any of its contents by
fire or other casualty or against liability for damage to property or injury to persons in or about the Building or any part thereof. 
 1.2
Tenant shall not, and shall not direct, suffer or permit any of its agents, contractors, employees, licensees or invitees (collectively, the “Tenant Entities”) to at any time handle, use, manufacture, store or dispose of in or about the
Premises or the Building any (collectively “Hazardous Materials”) flammables, explosives, radioactive materials, hazardous wastes or materials, toxic wastes or materials, or other similar substances, petroleum products or derivatives or
any substance subject to regulation by or under any federal, state and local laws and ordinances relating to the protection of the environment or the keeping, use or disposition of environmentally hazardous materials, substances, or wastes,
presently in effect or hereafter adopted, all amendments to any of them, and all rules and regulations issued pursuant to any of such laws or ordinances (collectively “Environmental Laws”), nor shall Tenant suffer or permit any Hazardous
Materials to be used in any manner not fully in compliance with all Environmental Laws, in the Premises or the Building and appurtenant land or allow the environment to become contaminated with any Hazardous Materials. Notwithstanding the foregoing,
Tenant may handle, store, use or dispose of products containing small quantities of Hazardous Materials (such as aerosol cans containing insecticides, toner for copiers, paints, paint remover and the like) to the extent customary and necessary for
the use of the Premises for general office purposes; provided that Tenant shall always handle, store, use, and dispose of any such Hazardous Materials in a safe and lawful manner and never allow such Hazardous Materials to contaminate the Premises,
Building and appurtenant land or the environment. Tenant shall protect, defend, indemnify and hold each and all of the Landlord Entities (as defined in Article 30) harmless from and against any and all loss, claims, liability or costs (including
court costs and attorney’s fees) incurred by reason of any actual or asserted failure of Tenant to fully comply with all applicable Environmental Laws, or the presence, handling, use or disposition in or from the Premises of any Hazardous
Materials by Tenant or any Tenant Entity (even though permissible under all applicable Environmental Laws or the provisions of this Lease), or by reason of any actual or asserted failure of Tenant to keep, observe, or perform any provision of this
Section 1.2. 
 1.3 The Tenant shall have, as appurtenant to the Premises, rights to use in common with others entitled thereto: 

1.3.1 the common facilities included in the Building or the Lot, including common walkways, driveways, lobbies, hallways, ramps, stairways and
elevators; 
 1.3.2 subject to Article 39, the parking facility (including the visitor’s parking area and parking spaces reserved for
the disabled), at locations which may from time to time be designated by Landlord. Use of the parking facility shall be subject to the right of the Landlord to restrict parking during snowplowing operations, and during repair, maintenance and
restriping work affecting the parking area; 

 1.3.3 the pipes, ducts, conduits, wires and appurtenant equipment serving the Premises; 

1.3.4 if the Premises include less than the entire rentable area of any floor, the common toilets in the central core area of such floor. 

Such rights shall always be subject to the Rules and Regulations set forth in Exhibit D as the same may be reasonably amended by the Landlord from time
to time, and such other reasonable rules and regulations from time to time established by Landlord by suitable notice, and to the right of Landlord to designate and change from time to time areas and facilities so to be used, provided such
designations and changes do not deprive Tenant of the substantive benefits of such areas and facilities. 
 Not included in the Premises are the ceiling, the
floor and all perimeter walls of the space identified in Exhibit A, except the inner surfaces thereof and the perimeter doors and windows. Tenant agrees that Landlord shall have the right to place in the Premises (but in such manner as not
unreasonably to interfere with Tenant’s use of the Premises) utility lines, telecommunication lines, shafts, pipes and the like, for the use and benefit of Landlord and other tenants in the Building, and to replace and maintain and repair such
lines, pipes and the like, in, over and upon the Premises. Such utility lines, pipes and the like, shall not be deemed part of the Premises under this Lease. 

2. TERM. 
 2.1 The Term of this Lease
shall begin on the date (“Commencement Date”) which shall be the later of the Scheduled Commencement Date as shown on the Reference Pages and the date that Landlord shall tender possession of the Premises to Tenant, and shall terminate on
the date as shown on the Reference Pages (“Termination Date”), unless sooner terminated by the provisions of this Lease. Landlord shall tender possession of the Premises with all the work, if any, to be performed by Landlord pursuant to
Exhibit B to this Lease substantially completed and all base building systems in good working order and condition. Tenant shall deliver a punch list of items not completed within thirty (30) days after Landlord tenders possession of
the Premises and Landlord agrees to proceed with due diligence to perform its obligations regarding such items. Tenant shall, at Landlord’s request, execute and deliver a memorandum agreement provided by Landlord in the form of Exhibit C
attached hereto, setting forth the actual Commencement Date, Rent Commencement Date, Termination Date and, if necessary, a revised rent schedule. Should Tenant fail to do so within thirty (30) days after Landlord’s request, the information
set forth in such memorandum provided by Landlord shall be conclusively presumed to be agreed and correct. 
 2.2 Tenant agrees that in the
event of the inability of Landlord to deliver possession of the Premises on the Scheduled Commencement Date for any reason, Landlord shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any rent until
the time when Landlord can, after notice to Tenant, deliver possession of the Premises to Tenant. No such failure to give possession on the Scheduled Commencement Date shall affect the other obligations of Tenant under this Lease, except that if
Landlord is unable to deliver possession of the Premises within sixty (60) days after the Scheduled Commencement Date (other than as a result of strikes, shortages of materials, or similar matters beyond the reasonable control of Landlord and
Tenant is notified by Landlord in writing as to such delay), Tenant shall have the option to terminate this Lease unless said delay is as a result of: (a) Tenant’s failure to agree to plans and specifications and/or construction cost
estimates or bids; (b) Tenant’s request for materials, finishes or installations other than Landlord’s standard except those, if any, that Landlord shall have expressly agreed to furnish without extension of time agreed by Landlord;
(c) Tenant’s change in any plans or specifications; or, (d) performance or completion by a party employed by Tenant (each of the foregoing, a “Tenant Delay”). If any delay is the result of a Tenant Delay, the Commencement
Date and the payment of rent under this Lease shall be accelerated by the number of days of such Tenant Delay. 
 2.3 In the event Landlord
permits Tenant, or any agent, employee or contractor of Tenant, to enter, use or occupy the Premises prior to the Commencement Date, such entry, use or occupancy shall be subject to all the provisions of this Lease other than the payment of rent,
including, without limitation, Tenant’s compliance with the insurance requirements of Article 11. Said early possession shall not advance the Termination Date. After full execution and delivery of this Lease, and provided that Tenant shall have
delivered to Landlord the first month’s 

  
 2 

 
rent required under Section 3.1, insurance certificates required under Section 11.2 and evidence of authority required under Article 31, then, but subject to Section 2.4, Landlord
shall permit Tenant to have access to the Premises in order to install its furniture, fixtures, equipment, cabling and wiring, construct tenant improvements and commence operations. The date on which Tenant is afforded access to the Premises is
referred to as the “Early Access Date.” Tenant shall be responsible for utilities consumed in the Premises from and after the Early Access Date, but shall not otherwise be responsible for the payment of rent until the Commencement Date.

 2.4 Notwithstanding anything in this Lease to the contrary, but without limiting the provisions of Section 2.2 above, this Lease and
Landlord’s obligations hereunder are contingent upon (i) Landlord successfully negotiating a termination agreement, on terms and conditions acceptable to Landlord in its sole and absolute discretion, with the current occupant of the
Premises (Risk Management Foundation), and (ii) Landlord obtaining undisputed possession of the Premises pursuant to such termination agreement. If Landlord at any time determines that it will be unable to satisfy the foregoing conditions,
Landlord shall promptly terminate this Lease by written notice to Tenant, whereupon this Lease shall be null and void, any security deposited by Tenant shall be returned to Tenant and neither party shall have any further obligation to the other.

 2.5 Assuming that the condition of the previous paragraph is satisfied, Tenant will take possession of the Premises with Monster’s
furniture still in place. Tenant will dismantle Monster’s furniture while preserving the existing wiring in place. Tenant shall take reasonable efforts to preserve Monster’s furniture and avoid damage. Upon notice to Landlord, Landlord
shall cause Monster to remove its furniture. 
 3. RENT. 

3.1 Tenant agrees to pay to Landlord the Annual Rent in effect from time to time by paying the Monthly Installment of Rent then in effect on or
before the first day of each full calendar month during the Term, except that the first full month’s rent shall be paid upon the execution of this Lease. The Monthly Installment of Rent in effect at any time shall be one-twelfth (1/12) of
the Annual Rent in effect at such time. Rent for any period during the Term which is less than a full month shall be a prorated portion of the Monthly Installment of Rent based upon the number of days in such month. Said rent shall be paid to
Landlord, without deduction or offset and without notice or demand, at the Rent Payment Address, as set forth on the Reference Pages, or to such other person or at such other place as Landlord may from time to time designate in writing. If an Event
of Default occurs, Landlord may require by notice to Tenant that all subsequent rent payments be made by an automatic payment from Tenant’s bank account to Landlord’s account, without cost to Landlord. Tenant must implement such automatic
payment system prior to the next scheduled rent payment or within ten (10) days after Landlord’s notice, whichever is later. Unless specified in this Lease to the contrary, all amounts and sums payable by Tenant to Landlord pursuant to
this Lease shall be deemed additional rent. 
 3.2 Tenant recognizes that late payment of any rent or other sum due under this Lease will
result in administrative expense to Landlord, the extent of which additional expense is extremely difficult and economically impractical to ascertain. Tenant therefore agrees that if rent or any other sum is not paid when due and payable pursuant to
this Lease, a late charge shall be imposed in an amount equal to the greater of: (a) Fifty Dollars ($50.00), or (b) five percent (5%) of the unpaid rent or other payment. The amount of the late charge to be paid by Tenant shall be
reassessed and added to Tenant’s obligation for each successive month until paid. The provisions of this Section 3.13.2 in no way relieve Tenant of the obligation to pay rent or other payments on or before the date on which they are due, nor do
the terms of this Section 3.13.2 in any way affect Landlord’s remedies pursuant to Article 19 of this Lease in the event said rent or other payment is unpaid after date due. 

3.3 Tenant hereby acknowledges and agrees that the obligations of Tenant hereunder shall be separate and independent covenants and agreements,
that rent shall continue to be payable in all events and that the obligations of Tenant hereunder shall continue unaffected, unless the requirement to pay or perform the same shall have been terminated pursuant to an express provision of this
Lease. Landlord and Tenant each acknowledges and agrees that the independent nature of the obligations of Tenant hereunder represents fair, reasonable, and accepted commercial practice with respect to the type of property subject to this
Lease. Such acknowledgements by Tenant are a material inducement to landlord entering into this Lease. 

  
 3 

 4. RENT ADJUSTMENTS. 

4.1 For the purpose of this Article 4, the following terms are defined as follows: 

4.1.1 Lease Year: Each fiscal year (as determined by Landlord from time to time) falling partly or wholly within the Term. 

4.1.2 Expenses: All costs of operation, maintenance, repair, replacement and management of the Building (including the amount of any
credits which Landlord may grant to particular tenants of the Building in lieu of providing any standard services or paying any standard costs described in this Section 4.1.2 for similar tenants), as determined in accordance with generally accepted
accounting principles, including the following costs by way of illustration, but not limitation: water and sewer charges; utility costs, including, but not limited to, the cost of heat, light, power, steam, gas; waste disposal; the cost of
janitorial services; the cost of security and alarm services (including any central station signaling system); costs of cleaning, repairing, replacing and maintaining the common areas, including parking and landscaping, window cleaning costs; labor
costs; costs and expenses of managing the Building including management and/or administrative fees; air conditioning maintenance costs; elevator maintenance fees and supplies; material costs; equipment costs including the cost of maintenance, repair
and service agreements and rental and leasing costs; purchase costs of equipment (capital costs to be amortized over the useful life of the item in question as reasonably determined by Landlord); current rental and leasing costs of items which would
be capital items if purchased; tool costs; licenses, permits and inspection fees; an allocable portion of wages and salaries for employees to the extent dedicated to the management of the Building; an allocable portion of employee benefits and
payroll taxes for employees to the extent dedicated to the management of the Building; accounting and legal fees; any sales, use or service taxes incurred in connection therewith. Expenses shall also include the amounts paid to subsidize the
operation of any cafeterias or restaurants in Riverfront Office Park, however, if an amount for this item is included in the Base Year (Expenses) amount and subsequently during the Term the subsidy is reduced to below the amount included in the Base
Year (Expenses) amount, the Base Year (Expenses) amount will be reduced accordingly. In addition, Landlord shall be entitled to recover, as additional rent, Tenant’s Proportionate Share of: (i) an allocable portion of the cost of capital
improvement items which are reasonably calculated to reduce operating expenses; (ii) the cost of fire sprinklers and suppression systems and other life safety systems; and (iii) other capital expenses which are required under any
governmental laws, regulations or ordinances which were not applicable to the Building at the time it was constructed; but the costs described in this sentence shall be amortized over the reasonable life of such expenditures in accordance with such
reasonable life and amortization schedules as shall be determined by Landlord in accordance with generally accepted accounting principles, with interest on the unamortized amount at one percent (1%) in excess of the Wall Street Journal prime
lending rate announced from time to time. Expenses shall not include Taxes, Insurance Costs, depreciation or amortization of the Building or equipment in the Building except as provided herein, loan principal payments, costs of alterations of
tenants’ premises, leasing commissions, interest expenses on long-term borrowings or advertising costs. 
 4.1.3 Taxes:
Real estate taxes and any other taxes, charges and assessments which are levied with respect to the Building or the land appurtenant to the Building, or with respect to any improvements, fixtures and equipment or other property of Landlord, real or
personal, located in the Building and used in connection with the operation of the Building and said land; and all fees, expenses and costs incurred by Landlord in investigating, protesting, contesting or in any way seeking to reduce or avoid
increase in any assessments, levies or the tax rate pertaining to any Taxes to be paid by Landlord in any Lease Year. Taxes shall not include any corporate franchise, or estate, inheritance or net income tax, or tax imposed upon any transfer by
Landlord of its interest in this Lease or the Building or any taxes to be paid by Tenant pursuant to Article 28. 
 4.1.4 Insurance
Costs: Any and all insurance charges of or relating to all insurance policies and endorsements deemed by Landlord to be reasonably necessary or desirable and relating in any manner to the protection, preservation, or operation of the Building or
any part thereof. 
 4.2 If in any Lease Year, (i) Expenses paid or incurred shall exceed Expenses paid or incurred in the Base Year
(Expenses) and/or (ii) Taxes paid or incurred by Landlord in any Lease Year shall exceed the amount of such Taxes which became due and payable in the Base Year (Taxes), and/or (iii) Insurance Costs paid or incurred by Landlord in any Lease
Year shall exceed the amount of such Insurance Costs which became due and payable in the Base Year (Insurance), Tenant shall pay as additional rent for such Lease Year Tenant’s Proportionate Share of each such excess amount. 

  
 4 

 4.3 The annual determination of Expenses and Insurance Costs shall be made by Landlord, and shall
be binding upon Landlord and Tenant, subject to the provisions of this Section 4.3. During the Term, Tenant may review, at Tenant’s sole cost and expense, the books and records supporting such determination in an office of Landlord, or
Landlord’s agent, during normal business hours, upon giving Landlord five (5) days advance written notice within sixty (60) days after receipt of such determination, but in no event more often than once in any one (1) year
period, subject to execution of a confidentiality agreement acceptable to Landlord, and provided that if Tenant utilizes an independent accountant or a professional real estate services firm to perform such review it shall be one of national
standing which is reasonably acceptable to Landlord, is not compensated on a contingency basis and is also subject to such confidentiality agreement. If Tenant fails to object to Landlord’s determination of Expenses and Insurance Costs within
ninety (90) days after receipt, or if any such objection fails to state with specificity the reason for the objection, Tenant shall be deemed to have approved such determination and shall have no further right to object to or contest such
determination. In the event that during all or any portion of any Lease Year or Base Year, the Building is not fully rented and occupied Landlord shall make an appropriate adjustment in occupancy-related Expenses for such year for the purpose of
avoiding distortion of the amount of such Expenses to be attributed to Tenant by reason of variation in total occupancy of the Building, by employing consistent and sound accounting and management principles to determine Expenses that would have
been paid or incurred by Landlord had the Building been one hundred percent (100%) rented and occupied, and the amount so determined shall be deemed to have been Expenses for such Lease Year. 

4.4 Prior to the actual determination thereof for a Lease Year, Landlord may from time to time estimate Tenant’s liability for Expenses,
Insurance Costs and/or Taxes under Section 4.1, Article 6 and Article 28 for the Lease Year or portion thereof. Landlord will give Tenant written notification of the amount of such estimate and Tenant agrees that it will pay, by increase of its
Monthly Installments of Rent due in such Lease Year, additional rent in the amount of such estimate. Any such increased rate of Monthly Installments of Rent pursuant to this Section 4.4 shall remain in effect until further written notification to
Tenant pursuant hereto. 
 4.5 When the above mentioned actual determination of Tenant’s liability for Expenses, Insurance Costs and/or
Taxes is made for any Lease Year and when Tenant is so notified in writing, then: 
 4.5.1 If the total additional rent Tenant actually paid
pursuant to Section 4.3 on account of Expenses, Insurance Costs and/or Taxes for the Lease Year is less than Tenant’s liability for Expenses, Insurance Costs and/or Taxes, then Tenant shall pay such deficiency to Landlord as additional rent in
one lump sum within thirty (30) days of receipt of Landlord’s bill therefor; and 
 4.5.2 If the total additional rent Tenant
actually paid pursuant to Section 4.3 on account of Expenses, Insurance Costs and/or Taxes for the Lease Year is more than Tenant’s liability for Expenses, Insurance Costs and/or Taxes, then Landlord shall credit the difference against the then
next due payments to be made by Tenant under this Article 4, or, if the Lease has terminated, refund the difference in cash. Tenant shall not be entitled to a credit by reason of actual Expenses and/or Taxes and/or Insurance Costs in any Lease
Year being less than Expenses and/or Taxes and/or Insurance Costs in the Base Year (Expenses and/or Taxes and/or Insurance). 
 4.6 If the
Commencement Date is other than January 1 or if the Termination Date is other than December 31, Tenant’s liability for Expenses, Insurance Costs and Taxes for the Lease Year in which said Date occurs shall be prorated based upon a
three hundred sixty-five (365) day year. 
 5. SECURITY DEPOSIT. 

5.1 Tenant shall deposit the Security Deposit with Landlord on or before the Commencement Date. Said sum shall be held by Landlord as security
for the faithful performance by Tenant of all the terms, covenants and conditions of this Lease to be kept and performed by Tenant and not as an advance rental deposit or as a measure of Landlord’s damage in case of Tenant’s default. If
Tenant defaults with respect to any provision of this Lease, Landlord may use any part of the Security Deposit for the payment of any rent or any other sum in default, or for the payment of any amount which Landlord may spend or become obligated to
spend by reason of Tenant’s default, or 

  
 5 

 
to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion is so used, Tenant shall within five (5) days after written
demand therefor, deposit with Landlord an amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Except to such extent, if any, as shall be required by
law, Landlord shall not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on such deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be
performed by it, the Security Deposit or any balance thereof shall be returned to Tenant at such time after termination of this Lease when Landlord shall have determined that all of Tenant’s obligations under this Lease have been fulfilled.

 5.2 The required Security Deposit shall be in the form of an Irrevocable Standby Letter of Credit in favor of Landlord (the “letter
of credit”) in the amount set forth on the Reference Pages. Under any circumstance under which Landlord is entitled the use of all or a part of the Security Deposit, then, Landlord, in addition to all other rights and remedies provided under
the Lease, shall have the right to draw down all or a portion of the full balance of the letter of credit and retain the proceeds. The following terms and conditions shall govern the letter of credit: 

5.2.1 Upon expiration of the Term, the letter of credit shall be returned to Tenant when Tenant is entitled to return of its Security Deposit.

 5.2.2 The letter of credit shall be in favor of Landlord, shall be issued by a commercial bank reasonably acceptable to Landlord, shall
comply with all of the terms and conditions of this Section 5.2 and shall otherwise be in form reasonably acceptable to Landlord. Without limiting the generality of the foregoing, (i) the letter of credit must provide for all notices to
the beneficiary to be sent simultaneously to up to two (2) addressees specified in the letter of credit, and (ii) there shall be no requirement of signature guaranty for draws, assignments or other documentary action to be taken by the
beneficiary. If, at any time while the letter of credit is outstanding, (i) the issuing bank is declared insolvent or taken into receivership by the Federal Deposit Insurance Corporation or any other governmental agency, or is closed for any
reason, or (ii) Landlord reasonably believes that the issuing bank may be or become insolvent or otherwise unable to meet its obligations, then, not later than thirty (30) days after written notice from Landlord, Tenant shall cause the
existing letter of credit to be replaced by a new letter of credit issued by another commercial bank reasonably acceptable to Landlord, with such new letter of credit to comply with all of the terms and conditions of this Section 5.2. If Tenant
fails to deliver an acceptable replacement letter of credit within such 30 day period, Landlord shall have the right to present the existing letter of credit to the issuing bank for payment, and the entire sum so obtained shall be paid to Landlord,
to be held by Landlord until Tenant would otherwise be entitled to the return of the letter of credit, and to be retained by Landlord if a default occurs. 

5.2.3 The initial letter of credit shall have an expiration date not earlier than fifteen (15) months after the Commencement Date. A draft
of the form of letter of credit must be submitted to Landlord for its approval prior to issuance. 
 5.2.4 The letter of credit or any
replacement letter of credit shall be irrevocable for the term thereof and shall automatically renew on a year to year basis until a period ending not earlier than three (3) months after the Termination Date (“End Date”) without any
action whatsoever on the part of Landlord; provided that the issuing bank shall have the right not to renew the letter of credit by giving written notice to Landlord not less than sixty (60) days prior to the expiration of the then current term
of the letter of credit that it does not intend to renew the letter of credit. Tenant understands that the election by the issuing bank not to renew the letter of credit shall not, in any event, diminish the obligation of Tenant to maintain such an
irrevocable letter of credit in favor of Landlord through such date. 
 5.2.5 Landlord, or its then managing agent, shall have the right from
time to time to make one or more draws on the letter of credit at any time that Landlord has the right to use all or a part of the Security Deposit pursuant to Article 5 of this Lease, and the proceeds may be applied as permitted under said Article
5. The letter of credit must state that it can be presented for payment at the office of the issuer or an approved correspondent in the metropolitan area in which the Building is located. Funds may be drawn down on the letter of credit upon
presentation to the issuing or corresponding bank of Landlord’s (or Landlord’s then managing agent’s) certificate stating as follows: 

“Beneficiary is entitled to draw on this credit pursuant to that certain Lease dated for reference April 15, 2015 between RREEF
AMERICA REIT II CORP. PPP, a Maryland corporation, as Landlord and ALNYLAM PHARMACEUTICALS, INC., a Delaware corporation, as Tenant, as amended from time to time.” 

  
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 It is understood that if Landlord or its managing agent be a corporation, partnership or other entity, then such
statement shall be signed by an officer (if a corporation), a general partner (if a partnership), or any authorized party (if another entity). 

5.2.6 Tenant acknowledges and agrees (and the letter of credit shall so state) that the letter of credit shall be honored by the issuing bank
without inquiry as to the truth of the statements set forth in such draw request and regardless of whether the Tenant disputes the content of such statement. 

5.2.7 In the event of a transfer of Landlord’s interest in the Premises, Landlord shall have the right to transfer the letter of credit to
the transferee and Tenant shall take whatever action and pay any bank fees necessary to effectuate such transfer and thereupon the Landlord shall, without any further agreement between the parties, be released by Tenant from all liability therefor,
and it is agreed that the provisions hereof shall apply to every transfer or assignment of said letter of credit to a new landlord. 
 5.2.8
Without limiting the generality of the foregoing, if the letter of credit expires earlier than the End Date, or the issuing bank notifies Landlord that it will not renew the letter of credit, Landlord shall accept a renewal thereof or substitute
letter credit (such renewal or substitute letter of credit to be in effect not later than thirty (30) days prior to the expiration of the expiring letter of credit), irrevocable and automatically renewable as above provided to the End Date upon
the same terms as the expiring letter of credit or upon such other terms as may be acceptable to Landlord. However, if (i) the letter of credit is not timely renewed, or (ii) a substitute letter of credit, complying with all of the terms
and conditions of this Section is not timely received, then Landlord may present the expiring letter of credit to the issuing bank, and the entire sum so obtained shall be paid to Landlord, to be held by Landlord in accordance with Article 5 of the
Lease. Notwithstanding the foregoing, Landlord shall be entitled to receive from Tenant a fee in an amount not to exceed $500.00 for attorneys’ fees incurred in connection with the review of any proposed substitute letter of credit pursuant to
this subparagraph. 
 6. ALTERATIONS. 

6.1 Except for those, if any, specifically provided for in Exhibit B to this Lease, Tenant shall not make or suffer to be made any
alterations, additions, or improvements, including, but not limited to, the attachment of any fixtures or equipment in, on, or to the Premises or any part thereof or the making of any improvements as required by Article 7, without the prior written
consent of Landlord. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. Landlord’s consent shall not be required (but notice to
Landlord shall be required) with respect to alterations which (i) are not structural in nature, (ii) are not visible from the exterior of the Building, (iii) do not affect or require modification of the Building’s electrical,
mechanical, plumbing, HVAC or other systems, and (iv) in aggregate do not cost more than $5.00 per rentable square foot of that portion of the Premises affected by the alterations in question. 

6.2 In the event Landlord consents to the making of any such alteration, addition or improvement by Tenant, or to the extent that
Landlord’s consent is not required for same, the same shall be made by using either Landlord’s contractor or a contractor reasonably approved by Landlord, in either event at Tenant’s sole cost and expense. If Tenant shall employ any
contractor other than Landlord’s contractor and such other contractor or any subcontractor of such other contractor shall employ any non-union labor or supplier, Tenant shall be responsible for and hold Landlord harmless from any and all
delays, damages and extra costs suffered by Landlord as a result of any dispute with any labor unions concerning the wage, hours, terms or conditions of the employment of any such labor. In any event Landlord may charge Tenant a construction
management fee not to exceed three percent (3%) of the cost of such work if Landlord manages such construction, otherwise seventy-five one hundredths percent (.75%), to cover its overhead as it relates to such proposed work, plus third-party
costs actually incurred by Landlord in connection with the proposed work and the design thereof, with all such amounts being due thirty (30) days after Landlord’s demand. 

  
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 6.3 All alterations, additions or improvements proposed by Tenant shall be constructed in
accordance with all government laws, ordinances, rules and regulations, using Building standard materials where applicable, and Tenant shall, prior to construction, provide the additional insurance required under Article 11 in such case, and also
all such assurances to Landlord as Landlord shall reasonably require to assure payment of the costs thereof, including but not limited to, notices of non-responsibility, waivers of lien, surety company performance bonds and funded construction
escrows and to protect Landlord and the Building and appurtenant land against any loss from any mechanic’s, materialmen’s or other liens. Tenant shall pay in addition to any sums due pursuant to Article 4, any increase in real estate taxes
attributable to any such alteration, addition or improvement for so long, during the Term, as such increase is ascertainable; at Landlord’s election said sums shall be paid in the same way as sums due under Article 4. 

7. REPAIR. 
 7.1 Landlord shall have no
obligation to alter, remodel, improve, repair, decorate or paint the Premises, except as specified in Exhibit B if attached to this Lease and except that Landlord shall repair and maintain the structural portions of the Building and its
systems, including, but not limited to, the basic plumbing, air conditioning, heating and electrical systems serving the Building and/or Premises. Landlord hereby covenants to Tenant that as of the Commencement Date the base building and its systems
will be in good working order and condition. It is hereby understood and agreed that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant, except as specifically set forth in this Lease.

 7.2 Tenant shall, at all times during the Term, keep the Premises in good condition and repair excepting damage by fire, or other
casualty, and in compliance with all applicable governmental laws, ordinances and regulations, promptly complying with all governmental orders and directives for the correction, prevention and abatement of any violations or nuisances in or upon, or
connected with, the Premises, all at Tenant’s sole expense. 
 7.3 Landlord shall not be liable for any failure to make any repairs or
to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need of such repairs or maintenance is given to Landlord by Tenant. 

7.4 Except as provided in Article 22, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or
interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Building or the Premises or to fixtures, appurtenances and equipment in the Building. Except to the extent, if
any, prohibited by law, Tenant waives the right to make repairs at Landlord’s expense under any law, statute or ordinance now or hereafter in effect. 

8. LIENS. Tenant shall keep the Premises, the Building and appurtenant land and Tenant’s leasehold interest in the Premises free from any liens
arising out of any services, work or materials performed, furnished, or contracted for by Tenant, or obligations incurred by Tenant. In the event that Tenant fails, within ten (10) business days following the imposition of any such lien, to
either cause the same to be released of record or provide Landlord with insurance against the same issued by a major title insurance company or such other protection against the same as Landlord shall accept (such failure to constitute an Event of
Default), Landlord shall have the right to cause the same to be released by such means as it shall deem proper, including payment of the claim giving rise to such lien; provided, if Landlord shall cause such lien to be released, such failure by
Tenant shall not be deemed an Event of Default but Tenant shall be required to reimburse Landlord all such sums paid by Landlord and all expenses incurred by it in connection therewith which shall be payable to it by Tenant within ten
(10) business days of Landlord’s demand . 
 9. ASSIGNMENT AND SUBLETTING. 

9.1 Except as otherwise provided in Section 9.8 below, Tenant shall not have the right to assign or pledge this Lease or to sublet the
whole or any part of the Premises whether voluntarily or by operation of law, or permit the use or occupancy of the Premises by anyone other than Tenant and employees of its affiliates companies , and shall not make, suffer or permit such
assignment, subleasing or occupancy without the prior written consent of Landlord, such consent not to be unreasonably withheld, conditioned or delayed, and said restrictions shall be binding upon any and all assignees of the Lease and subtenants of
the Premises. In the event Tenant desires to 

  
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sublet, or permit such occupancy of, the Premises, or any portion thereof, or assign this Lease, Tenant shall give written notice thereof to Landlord at least twenty (20) days but no more
than one hundred twenty (120) days prior to the proposed commencement date of such subletting or assignment, which notice shall set forth the name of the proposed subtenant or assignee, the relevant terms of any sublease or assignment and
copies of financial reports and other relevant financial information of the proposed subtenant or assignee. 
 9.2 Notwithstanding any
assignment or subletting, permitted or otherwise, Tenant shall at all times remain directly, primarily and fully responsible and liable for the payment of the rent specified in this Lease and for compliance with all of its other obligations under
the terms, provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them are then assigned or sublet, Landlord, in addition to any other remedies provided in this Lease or provided by law,
may, at its option, collect directly from such assignee or subtenant all rents due and becoming due to Tenant under such assignment or sublease and apply such rent against any sums due to Landlord from Tenant under this Lease, and no such collection
shall be construed to constitute a novation or release of Tenant from the further performance of Tenant’s obligations under this Lease. 

9.3 In addition to Landlord’s right to approve of any subtenant or assignee, Landlord shall have the option, in its sole discretion, in
the event of any proposed subletting or assignment, to terminate this Lease, or in the case of a proposed subletting of less than the entire Premises, to recapture the portion of the Premises to be sublet, as of the date the subletting or assignment
is to be effective. The option shall be exercised, if at all, by Landlord giving Tenant written notice given by Landlord to Tenant within fifteen (15) days following Landlord’s receipt of Tenant’s written notice as required above.
However, if Tenant notifies Landlord, within five (5) days after receipt of Landlord’s termination notice, that Tenant is rescinding its proposed assignment or sublease, the termination notice shall be void and the Lease shall continue in
full force and effect. If this Lease shall be terminated with respect to the entire Premises pursuant to this Section, the Term of this Lease shall end on the date stated in Tenant’s notice as the effective date of the sublease or assignment as
if that date had been originally fixed in this Lease for the expiration of the Term. If Landlord recaptures under this Section only a portion of the Premises, the rent to be paid from time to time during the unexpired Term shall abate
proportionately based on the proportion by which the approximate square footage of the remaining portion of the Premises shall be less than that of the Premises as of the date immediately prior to such recapture. Tenant shall, at Tenant’s own
cost and expense, discharge in full any outstanding commission obligation which may be due and owing to any broker engaged by Tenant with respect to any proposed assignment or subletting, whether or not the Premises are recaptured pursuant to this
Section 9.3 and rented by Landlord to the proposed tenant or any other tenant; provided that Tenant shall only be responsible for commissions due its broker and not any broker retained by Landlord or Landlord’s proposed tenant. 

9.4 In the event that Tenant sells, sublets, assigns or transfers this Lease, Tenant shall pay to Landlord as additional rent an amount equal
to fifty percent (50%) of any Increased Rent (as defined below), less the Costs Component (as defined below), when and as such Increased Rent is received by Tenant. As used in this Section, “Increased Rent” shall mean the excess of
(i) all rent and other consideration which Tenant is entitled to receive by reason of any sale, sublease, assignment or other transfer of this Lease, over (ii) the rent otherwise payable by Tenant under this Lease at such time. For
purposes of the foregoing, any consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in good faith. The “Costs Component” is that amount which, if paid monthly, would
fully amortize on a straight-line basis, over the entire period for which Tenant is to receive Increased Rent, the reasonable costs incurred by Tenant for leasing commissions and tenant improvements in connection with such sublease, assignment or
other transfer. 
 9.5 Notwithstanding any other provision hereof (other than Section 9.8), it shall be considered reasonable for
Landlord to withhold its consent to any assignment of this Lease or sublease of any portion of the Premises if at the time of either Tenant’s notice of the proposed assignment or sublease or the proposed commencement date thereof, there shall
exist any uncured default of Tenant or matter which will become a default of Tenant with passage of time unless cured, or if the proposed assignee or sublessee is an entity: (a) with which Landlord is already in negotiation (which shall mean
Landlord and the proposed assignee or sublessee have been actively exchanging proposals, counter offers, etc., it being agreed that the submittal of proposals or offers to the proposed assignee or sublessee by Landlord without interest or active
negotiations by the proposed assignee or sublessee shall not constitute negotiations hereunder); (b) is already an occupant of the Park unless Landlord is unable to provide the amount of space required by such occupant; (c) is a
governmental agency; (d) is, in Landlord’s reasonable judgment, incompatible with the character of occupancy of the Building; or (f) would subject the 

  
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Premises to a use which would: (i) involve increased personnel or wear upon the Building; (ii) violate any exclusive right granted to another tenant of the Building; (iii) require
any addition to or modification of the Premises or the Building in order to comply with building code or other governmental requirements; or, (iv) involve a violation of Section 1.2. Tenant expressly agrees that for the purposes of any
statutory or other requirement of reasonableness on the part of Landlord, Landlord’s refusal to consent to any assignment or sublease for any of the reasons described in this Section 9.5, shall be conclusively deemed to be reasonable. 

9.6 Upon any request to assign or sublet, Tenant will pay to Landlord the Assignment/Subletting Fee plus, on demand, a sum equal to all of
Landlord’s reasonable out of pocket costs, including reasonable attorney’s fees, incurred in investigating and considering any proposed or purported assignment or pledge of this Lease or sublease of any of the Premises, regardless of
whether Landlord shall consent to, refuse consent, or determine that Landlord’s consent is not required for, such assignment, pledge or sublease. Any purported sale, assignment, mortgage, transfer of this Lease or subletting which does not
comply with the provisions of this Article 9 shall be void. 
 9.7 If Tenant is a corporation, limited liability company, partnership or
trust, any transfer or transfers of or change or changes within any twelve (12) month period in the number of the outstanding voting shares of the corporation or limited liability company, the general partnership interests in the partnership or
the identity of the persons or entities controlling the activities of such partnership or trust resulting in the persons or entities owning or controlling a majority of such shares, partnership interests or activities of such partnership or trust at
the beginning of such period no longer having such ownership or control shall be regarded as equivalent to an assignment of this Lease to the persons or entities acquiring such ownership or control and shall be subject to all the provisions of this
Article 9 to the same extent and for all intents and purposes as though such an assignment. 
 9.8 Notwithstanding the foregoing provisions
of this Article to the contrary, Tenant shall be permitted to freely assign this Lease, or freely sublet all or a portion of the Premises, to an Affiliate of Tenant without the prior consent of Landlord, if all of the following conditions are first
satisfied: 
 9.8.1 Tenant shall not then be in default under this Lease; 

9.8.2 a fully executed copy of such assignment or sublease, the assumption of this Lease by the assignee or acceptance of the sublease by the
sublessee, and such other information regarding the assignment or sublease as Landlord may reasonably request, shall have been delivered to Landlord; 

9.8.3 the Premises shall continue to be operated solely for the use specified in the Reference Page or other use acceptable to Landlord in its
sole discretion; 
 9.8.4 any guarantor of this Lease reaffirms that its Guaranty remains in full force and effect; and 

9.8.5 Tenant shall pay all reasonable out of pocket costs reasonably incurred by Landlord in connection with such assignment or subletting,
including without limitation attorneys’ fees. 
 Tenant acknowledges (and, at Landlord’s request, at the time of such assignment or subletting
shall confirm) that in each instance Tenant shall remain liable for performance of the terms and conditions of the Lease despite such assignment or subletting. As used herein the term “Affiliate” shall mean an entity which
(i) directly or indirectly controls Tenant or (ii) is under the direct or indirect control of Tenant or (iii) is under common direct or indirect control with Tenant, (iv) is the successor in interest to Tenant by way of merger or
consolidation, or by sale of all of the stock of Tenant or of all of the assets of Tenant, so long as the tangible net worth of the surviving or successor entity following such transaction is at least as much as the tangible net worth of Tenant
immediately preceding the transaction or at the Commencement Date, whichever is higher. Control shall mean ownership of fifty-one percent (51%) or more of the voting securities or rights of the controlled entity. 

10. INDEMNIFICATION. None of the Landlord Entities shall be liable and Tenant hereby waives all claims against them for any damage to any property or
any injury to any person in or about the Premises or the Building by 

  
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or from any cause whatsoever (including without limiting the foregoing, rain or water leakage of any character from the roof, windows, walls, basement, pipes, plumbing works or appliances, the
Building not being in good condition or repair, gas, fire, oil, electricity or theft), except to the extent caused by or arising from the gross negligence or willful misconduct of Landlord or its agents, employees or contractors. Tenant shall
protect, indemnify and hold the Landlord Entities harmless from and against any and all loss, claims, liability or costs (including court costs and attorney’s fees) incurred by reason of (a) any damage to any property (including but not
limited to property of any Landlord Entity) or any injury (including but not limited to death) to any person occurring in, on or about the Premises or the Building to the extent that such injury or damage shall be caused by or arise from any actual
or alleged act, neglect, fault, or omission by or of Tenant or any Tenant Entity to meet any standards imposed by any duty with respect to the injury or damage; (b) the conduct or management of any work or thing whatsoever done by the Tenant in
or about the Premises or from transactions of the Tenant concerning the Premises; (c) Tenant’s failure to comply with any and all governmental laws, ordinances and regulations applicable to the condition or use of the Premises or its
occupancy; or (d) any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of the Tenant to be performed pursuant to this Lease; except, in each of the foregoing, to the extent caused by or arising
from the gross negligence or willful misconduct of Landlord or its agents, employees or contractors . The provisions of this Article shall survive the termination of this Lease with respect to any claims or liability accruing prior to such
termination. 
 11. INSURANCE. 
 11.1
Tenant shall keep in force throughout the Term: (a) a Commercial General Liability insurance policy or policies to protect the Landlord Entities against any liability to the public or to any invitee of Tenant or a Landlord Entity incidental to
the use of or resulting from any accident occurring in or upon the Premises with a limit of not less than $1,000,000.00 per occurrence and not less than $2,000,000.00 in the annual aggregate, or such larger amount as Landlord may prudently require
from time to time, covering bodily injury and property damage liability and $1,000,000 products/completed operations aggregate; (b) Business Auto Liability covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000
per accident; (c) Worker’s Compensation Insurance with limits as required by statute and Employers Liability with limits of $500,000 each accident, $500,000 disease policy limit, $500,000 disease – each employee; (d) All Risk or
Special Form coverage protecting Tenant against loss of or damage to Tenant’s alterations, additions, improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other business personal property situated in or
about the Premises to the full replacement value of the property so insured; and, (e) Business Interruption Insurance with limit of liability representing loss of at least approximately six (6) months of income. 

11.2 The aforesaid policies shall (a) be provided at Tenant’s expense; (b) name the Landlord Entities as additional insureds
(General Liability) and loss payee (Property– Special Form); (c) be issued by an insurance company with a minimum Best’s rating of “A-:VII” during the Term; and (d) provide that said insurance shall not be canceled
unless thirty (30) days prior written notice (ten days for non-payment of premium) shall have been given to Landlord; a certificate of Liability insurance on ACORD Form 25 and a certificate of Property insurance on ACORD Form 27 shall be
delivered to Landlord by Tenant upon the Commencement Date and upon renewal of said insurance. 
 11.3 Whenever Tenant shall undertake any
alterations, additions or improvements in, to or about the Premises (“Work”) the aforesaid insurance protection must extend to and include injuries to persons and damage to property arising in connection with such Work, without limitation
including liability under any applicable structural work act, and such other insurance as Landlord shall require; and the policies of or certificates evidencing such insurance must be delivered to Landlord prior to the commencement of any such Work.

 12. WAIVER OF SUBROGATION. So long as their respective insurers so permit, Tenant and Landlord hereby mutually waive their respective rights of
recovery against each other for any loss insured by fire, extended coverage, All Risks or other insurance now or hereafter existing for the benefit of the respective party but only to the extent of the net insurance proceeds payable under such
policies. Each party shall obtain any special endorsements required by their insurer to evidence compliance with the aforementioned waiver. 

  
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 13. SERVICES AND UTILITIES. 

13.1 Provided Tenant shall not be in default under this Lease beyond any cure period, and subject to the other provisions of this Lease,
Landlord agrees to furnish to the Premises (as to HVAC, during Building Business Hours specified on the Reference Pages on generally recognized business days, but exclusive in any event of Sundays and national and local legal holidays), the
following services and utilities consistent with standards for comparable Class A office buildings in the Cambridge, MA area, in quantities sufficient for the reasonably anticipated demand for such services and subject to the rules and
regulations of the Building prescribed from time to time: (a) water suitable for normal office use of the Premises; (b) heat and air conditioning required in Landlord’s judgment for the use and occupation of the Premises during
Building Business Hours; (c) cleaning and janitorial service (provided only on generally recognized business days); (d) elevator service by nonattended automatic elevators, if applicable; and, (e) equipment to bring to the Premises
electricity for lighting, convenience outlets and other normal office use. In the absence of Landlord’s gross negligence or willful misconduct, Landlord shall not be liable for, and Tenant shall not be entitled to, any abatement or reduction of
rental by reason of Landlord’s failure to furnish any of the foregoing, unless such failure shall persist for an unreasonable time after written notice of such failure is given to Landlord by Tenant and provided further that Landlord shall not
be liable when such failure is caused by accident, breakage, repairs, labor disputes of any character, energy usage restrictions or by any other cause, similar or dissimilar, beyond the reasonable control of Landlord. Landlord shall use commercially
reasonable efforts to remedy any interruption in the furnishing of services and utilities as soon as possible. 
 13.1.1 Allocable Costs
– Electricity. Tenant shall pay to Landlord monthly an amount reasonably estimated by Landlord to equal Tenant’s Allocable Electricity Costs for the electrical energy that Tenant requires for operation of the lighting fixtures, appliances
and equipment of Tenant in the Premises and the heating and air conditioning equipment of Landlord servicing the Premises. “Tenant’s Allocable Electricity Costs” as used herein is initially estimated to be $2.00 per rsf, and shall be
as determined in accordance with Exhibit E attached hereto and made a part hereof. Landlord shall from time to time furnish to Tenant a statement setting forth in reasonable detail the particulars relating to Tenant’s Allocable
Electricity Costs for the period to which such a statement relates. In the event the estimated payments made by Tenant for said period shall be less than Tenant’s Allocable Electricity Costs for said period as set forth in said statement,
Tenant shall promptly remit to Landlord the difference. In the event the estimated payments made by Tenant for said period exceed Tenant’s Allocable Electricity Costs for said period as set forth in said statement, such excess shall be refunded
by Landlord. Landlord shall not be liable in any way to Tenant for any failure or defect in the supply or character of electrical energy furnished to the Premises by reason of any requirement, act or omission of the public utility serving the
Building with electricity unless due to the act or omission of Landlord. Tenant’s use of electrical energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors and equipment in or otherwise serving the
Premises. In order to insure that such capacity is not exceeded and to avert possible adverse effect upon the Building electrical services, Tenant shall give notice to Landlord and obtain Landlord’s prior written consent whenever Tenant shall
connect to the Building electrical distribution system any major fixtures, appliances or equipment. Any additional feeders or risers to supply Tenant’s electrical requirements in addition to those originally installed and all other equipment
proper and necessary in connection with such feeders or risers, shall be installed by Landlord upon Tenant’s request, at the sole cost and expense of Tenant, provided that such additional feeders and risers are permissible under applicable laws
and insurance regulations and the installation of such feeders or risers will not cause permanent damage or injury to the Building or cause or create a dangerous condition or unreasonably interfere with other tenants of the Building. Tenant agrees
that it will not make any significant alteration or material addition to the electrical equipment and/or appliances in the Premises without the prior written consent of Landlord in each instance first obtained, which consent will not be unreasonably
withheld or delayed, and will promptly advise Landlord of any alteration or addition to such electrical equipment and/or appliances. Landlord, at Tenant’s expense, shall purchase, install and replace all light fixtures, bulbs, tubes, lamps,
lenses, globes, ballasts and switches used in the Premises. Notwithstanding the foregoing, Landlord, at its election, may install at Landlord’s cost and expense a separate meter for Tenant’s electric usage in which event Tenant shall
thereafter obtain and pay for its electricity directly from the electric utility servicing the Building. 
 13.2 Should Tenant require any
additional work or service, as described above, including services furnished outside ordinary business hours specified above, Landlord may, on terms to be agreed, upon reasonable advance notice by Tenant, furnish such additional service and Tenant
agrees to pay Landlord such charges as may be agreed upon, including any tax imposed thereon, but in no event at a charge less than Landlord’s actual cost plus 

  
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overhead for such additional service and, where appropriate, a reasonable allowance for depreciation of any systems being used to provide such service. The current charge for after-hours HVAC
service, which is subject to change at any time, is specified on the Reference Pages. 
 13.3 Wherever heat-generating machines or equipment
are used by Tenant in the Premises which affect the temperature otherwise maintained by the air conditioning system or Tenant allows occupancy of the Premises by more persons than the heating and air conditioning system is designed to accommodate,
in either event whether with or without Landlord’s approval, Landlord reserves the right to install supplementary heating and/or air conditioning units in or for the benefit of the Premises and the cost thereof, including the cost of
installation and the cost of operations and maintenance, shall be paid by Tenant to Landlord within ten (10) business days of Landlord’s demand. 

13.4 Tenant will not, without the written consent of Landlord, use any apparatus or device in the Premises, including but not limited to,
electronic data processing machines and machines using current in excess of 2000 watts and/or 20 amps or 120 volts, which will in any way increase the amount of electricity or water usually furnished or supplied for use of the Premises for normal
office use, nor connect with electric current, except through existing electrical outlets in the Premises, or water pipes, any apparatus or device for the purposes of using electrical current or water. If Tenant shall require water or electric
current in excess of that usually furnished or supplied for use of the Premises as normal office use, Tenant shall procure the prior written consent of Landlord for the use thereof, which Landlord may refuse, and if Landlord does consent, Landlord
may cause a water meter or electric current meter to be installed so as to measure the amount of such excess water and electric current. The cost of any such meters shall be paid for by Tenant. Tenant agrees to pay to Landlord within five
(5) days of Landlord’s demand , the cost of all such excess water and electric current consumed (as shown by said meters, if any, or, if none, as reasonably estimated by Landlord) at the rates charged for such services by the local public
utility or agency, as the case may be, furnishing the same, plus any additional expense incurred in keeping account of the water and electric current so consumed. 

13.5 Tenant will not, without the written consent of Landlord, contract with a utility provider to service the Premises with any utility,
including, but not limited to, electricity, water, sewer or gas, which is not previously providing such service to other tenants in the Building. Subject to Landlord’s reasonable rules and regulations and the provisions of Articles 6 and 26,
Tenant shall be entitled to the use of wiring (“Communications Wiring”) from the existing telecommunications nexus in the Building to the Premises, sufficient for normal general office use of the Premises. Tenant shall not install any
additional Communications Wiring, nor remove any Communications Wiring, without in each instance obtaining the prior written consent of Landlord, which consent may be withheld in Landlord’s sole and absolute discretion. Landlord’s shall in
no event be liable for disruption in any service obtained by Tenant pursuant to this paragraph. 
 14. HOLDING OVER. Tenant shall pay Landlord for
each day Tenant retains possession of the Premises or part of them after termination of this Lease by lapse of time or otherwise at the rate (“Holdover Rate”) which shall be One Hundred Fifty Percent (150%) of the amount of the Annual
Rent for the last period prior to the date of such termination plus all Rent Adjustments under Article 4, prorated on a daily basis, and also pay all damages sustained by Landlord by reason of such retention. If Landlord gives notice to Tenant of
Landlord’s election to such effect, such holding over shall constitute renewal of this Lease for a period from month to month at the Holdover Rate, but if the Landlord does not so elect, no such renewal shall result notwithstanding acceptance
by Landlord of any sums due hereunder after such termination; and instead, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 14 shall be deemed to waive Landlord’s
right of reentry or any other right under this Lease or at law. 
 15. SUBORDINATION. Without the necessity of any additional document being executed
by Tenant for the purpose of effecting a subordination, this Lease shall be subject and subordinate at all times to ground or underlying leases and to the lien of any mortgages or deeds of trust now or hereafter placed on, against or affecting the
Building, Landlord’s interest or estate in the Building, or any ground or underlying lease; provided, however, that if the lessor, mortgagee, trustee, or holder of any such mortgage or deed of trust elects to have Tenant’s interest in this
Lease be superior to any such instrument, then, by notice to Tenant, this Lease shall be deemed superior, whether this Lease was executed before or after said instrument. Notwithstanding the foregoing, Tenant covenants and agrees to execute and
deliver within ten (10) days of Landlord’s request such further instruments evidencing such 

  
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subordination or superiority of this Lease as may be required by Landlord. At Tenant’s request and at Tenant’s sole expense, Landlord shall make request of any future mortgagee (there
is no current mortgagee) that it provide a non-disturbance agreement in favor of Tenant, but the failure to obtain such non-disturbance agreement shall not be a failure of condition of this Lease. Tenant shall reimburse Landlord for any fees and
charges imposed by said mortgagee in connection with the non-disturbance agreement, as well as for reasonable attorneys’ fees and costs incurred by Landlord. 

16. RULES AND REGULATIONS. Tenant shall faithfully observe and comply with all the rules and regulations as set forth in Exhibit D to this Lease
and all reasonable and non-discriminatory modifications of and additions to them from time to time put into effect by Landlord. Landlord shall not be responsible to Tenant for the non-performance by any other tenant or occupant of the Building of
any such rules and regulations; provided that Landlord shall use reasonable efforts to enforce such rules and regulations against other tenants and occupants of the Building. In the event of a conflict between the rules and regulations set forth in
Exhibit D and the term of this Lease, the terms of this Lease shall control. 
 17. REENTRY BY LANDLORD. 

17.1 Landlord reserves and shall at all times and pursuant to the notice and restriction requirements set forth below, have the right to
re-enter the Premises to inspect the same, to supply janitor service and any other service to be provided by Landlord to Tenant under this Lease, to show said Premises to prospective purchasers, mortgagees or tenants ( but for tenants, only during
the last six (6) months of the Term of this Lease) and to alter, improve or repair the Premises and any portion of the Building, without abatement of rent, and may for that purpose erect, use and maintain scaffolding, pipes, conduits and other
necessary structures and open any wall, ceiling or floor in and through the Building and Premises where reasonably required by the character of the work to be performed, provided entrance to the Premises shall not be blocked thereby, and further
provided that the business of Tenant shall not be interfered with unreasonably. All entrances by Landlord shall be subject to reasonable advance notice by Landlord (except in instances of emergency, Tenant’s reasonable confidentiality
requirements (including, but limited to, a representative of Tenant accompanying Landlord’s personnel while on the Premises). Landlord shall have the right at any time to change the arrangement and/or locations of entrances, or passageways,
doors and doorways, and corridors, windows, elevators, stairs, toilets or other public parts of the Building and to change the name, number or designation by which the Building is commonly known. In the event that Landlord damages any portion of any
wall or wall covering, ceiling, or floor or floor covering within the Premises, Landlord shall, as its sole cost, repair or replace the damaged portion to match the original as nearly as commercially reasonable but shall not be required to repair or
replace more than the portion actually damaged. Except for instances of Landlord’s gross negligence or willful misconduct, Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s
business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by any action of Landlord authorized by this Article 17. 

17.2 For each of the aforesaid purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in the
Premises, excluding Tenant’s vaults and safes or special security areas (designated in advance), and Landlord shall have the right to use any and all means which Landlord may deem proper to open said doors in an emergency to obtain entry to any
portion of the Premises. As to any portion to which access cannot be had by means of a key or keys in Landlord’s possession, Landlord is authorized to gain access by such means as Landlord shall elect and the cost of repairing any damage
occurring in doing so shall be borne by Tenant and paid to Landlord within five (5) days of Landlord’s demand. 
 18. DEFAULT. 

18.1 Except as otherwise provided in Article 20, the following events shall be deemed to be Events of Default under this Lease: 

18.1.1 Tenant shall fail to pay when due any sum of money becoming due to be paid to Landlord under this Lease, whether such sum be any
installment of the rent reserved by this Lease, any other amount treated as additional rent under this Lease, or any other payment or reimbursement to Landlord required by this Lease, whether or not treated as additional rent under this Lease, and
such failure shall continue for a period of ten (10) business days after written notice that such payment was not made when due, but if any such notice shall be 

  
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given, for the twelve (12) month period commencing with the date of such notice, the failure to pay within ten (10) days after due any additional sum of money becoming due to be paid to
Landlord under this Lease during such period shall be an Event of Default, without notice. 
 18.1.2 Tenant shall fail to comply with any
term, provision or covenant of this Lease which is not provided for in another Section of this Article and shall not cure such failure within twenty (20) business days (forthwith, if the failure involves a hazardous condition) after written
notice of such failure to Tenant provided, however, that such failure shall not be an event of default if such failure could not reasonably be cured during such twenty (20) business day period, Tenant has commenced the cure within such twenty
(20) business day period and thereafter is diligently pursuing such cure to completion, but the total aggregate cure period shall not exceed ninety (90) days. 

18.1.3 Tenant shall fail to vacate the Premises immediately upon termination of this Lease, by lapse of time or otherwise, or upon termination
of Tenant’s right to possession only, but subject to the provisions of Section 14 of this Lease. 
 18.1.4 Tenant shall become
insolvent, admit in writing its inability to pay its debts generally as they become due, file a petition in bankruptcy or a petition to take advantage of any insolvency statute, make an assignment for the benefit of creditors, make a transfer in
fraud of creditors, apply for or consent to the appointment of a receiver of itself or of the whole or any substantial part of its property, or file a petition or answer seeking reorganization or arrangement under the federal bankruptcy laws, as now
in effect or hereafter amended, or any other applicable law or statute of the United States or any state thereof. 
 18.1.5 A court of
competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a receiver of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed
against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the United States, as now in effect or hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or
stayed within ninety (90) days from the date of entry thereof. 
 18.2 Landlord and Tenant are also parties to that certain Office Lease
dated for reference March 9, 2015 (the “Other Lease”) for premises consisting of approximately 23,350 rentable square feet on the 10th floor of the Building. Landlord and Tenant hereby acknowledge and agree that (i) an Event of
Default under this Lease shall constitute an Event of Default under the Other Lease, and (ii) an Event of Default under the Other Lease shall constitute an Event of Default under this Lease. 

19. REMEDIES. 
 19.1 Except as otherwise
provided in Article 20, upon the occurrence of any of the Events of Default described or referred to in Article 18, Landlord shall have the option to pursue any one or more of the following remedies without any notice or demand whatsoever,
concurrently or consecutively and not alternatively: 
 19.1.1 Landlord may, at its election, terminate this Lease or terminate Tenant’s
right to possession only, without terminating the Lease. 
 19.1.2 Upon any termination of this Lease, whether by lapse of time or otherwise,
or upon any termination of Tenant’s right to possession without termination of the Lease, Tenant shall surrender possession and vacate the Premises immediately, and deliver possession thereof to Landlord, and Tenant hereby grants to Landlord
full and free license to enter into and upon the Premises in such event and to repossess Landlord of the Premises as of Landlord’s former estate and to expel or remove Tenant and any others who may be occupying or be within the Premises and to
remove Tenant’s signs and other evidence of tenancy and all other property of Tenant therefrom without being deemed in any manner guilty of trespass, eviction or forcible entry or detainer, and without incurring any liability for any damage
resulting therefrom, Tenant waiving any right to claim damages for such re-entry and expulsion, and without relinquishing Landlord’s right to rent or any other right given to Landlord under this Lease or by operation of law. 

  
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 19.1.3 Upon any termination of this Lease, whether by lapse of time or otherwise, Landlord shall
be entitled to recover as damages, all rent, including any amounts treated as additional rent under this Lease, and other sums due and payable by Tenant on the date of termination, plus as liquidated damages and not as a penalty, an amount equal to
the sum of: (a) an amount equal to the then present value of the rent reserved in this Lease for the residue of the stated Term of this Lease including any amounts treated as additional rent under this Lease and all other sums provided in this
Lease to be paid by Tenant, minus the fair rental value of the Premises for such residue; (b) the value of the time and expense necessary to obtain a replacement tenant or tenants, and the estimated expenses described in Section 19.1.4 relating
to recovery of the Premises, preparation for reletting and for reletting itself; and (c) the cost of performing any other covenants which would have otherwise been performed by Tenant. 

19.1.4 Upon any termination of Tenant’s right to possession only without termination of the Lease: 

19.1.4.1 Neither such termination of Tenant’s right to possession nor Landlord’s taking and holding possession thereof as provided
in Section 19.1.2 shall terminate the Lease or release Tenant, in whole or in part, from any obligation, including Tenant’s obligation to pay the rent, including any amounts treated as additional rent, under this Lease for the full Term, and if
Landlord so elects Tenant shall continue to pay to Landlord the entire amount of the rent as and when it becomes due, including any amounts treated as additional rent under this Lease, for the remainder of the Term plus any other sums provided in
this Lease to be paid by Tenant for the remainder of the Term. 
 19.1.4.2 Landlord shall use commercially reasonable efforts to relet the
Premises or portions thereof to the extent required by applicable law. Landlord and Tenant agree that nevertheless Landlord shall at most be required to use only the same efforts Landlord then uses to lease premises in the Building generally and
that in any case that Landlord shall not be required to give any preference or priority to the showing or leasing of the Premises or portions thereof over any other space that Landlord may be leasing or have available and may place a suitable
prospective tenant in any such other space regardless of when such other space becomes available and that Landlord shall have the right to relet the Premises for a greater or lesser term than that remaining under this Lease, the right to relet only
a portion of the Premises, or a portion of the Premises or the entire Premises as a part of a larger area, and the right to change the character or use of the Premises. In connection with or in preparation for any reletting, Landlord may, but shall
not be required to, make repairs, alterations and additions in or to the Premises and redecorate the same to the extent Landlord deems necessary or desirable, and Tenant shall pay the cost thereof, together with Landlord’s expenses of
reletting, including, without limitation, any commission incurred by Landlord, within five (5) days of Landlord’s demand. Landlord shall not be required to observe any instruction given by Tenant about any reletting or accept any tenant
offered by Tenant unless such offered tenant has a credit-worthiness acceptable to Landlord and leases the entire Premises upon terms and conditions including a rate of rent (after giving effect to all expenditures by Landlord for tenant
improvements, broker’s commissions and other leasing costs) all no less favorable to Landlord than as called for in this Lease, nor shall Landlord be required to make or permit any assignment or sublease for more than the current term or which
Landlord would not be required to permit under the provisions of Article 9. 
 19.1.4.3 Until such time as Landlord shall elect to terminate
the Lease and shall thereupon be entitled to recover the amounts specified in such case in Section 19.1.3, Tenant shall pay to Landlord upon demand the full amount of all rent, including any amounts treated as additional rent under this Lease and
other sums reserved in this Lease for the remaining Term, together with the costs of repairs, alterations, additions, redecorating and Landlord’s expenses of reletting and the collection of the rent accruing therefrom (including reasonable
attorney’s fees and broker’s commissions), as the same shall then be due or become due from time to time, less only such consideration as Landlord may have received from any reletting of the Premises; and Tenant agrees that Landlord may
file suits from time to time to recover any sums falling due under this Article 19 as they become due. Any proceeds of reletting by Landlord in excess of the amount then owed by Tenant to Landlord from time to time shall be credited against
Tenant’s future obligations under this Lease but shall not otherwise be refunded to Tenant or inure to Tenant’s benefit. 
 19.2
Upon the occurrence of an Event of Default, Landlord may (but shall not be obligated to) cure such default at Tenant’s sole expense. Without limiting the generality of the foregoing, Landlord may, at Landlord’s

  
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option, enter into and upon the Premises if Landlord determines in its sole discretion that Tenant is not acting within a commercially reasonable time to maintain, repair or replace anything for
which Tenant is responsible under this Lease or to otherwise effect compliance with its obligations under this Lease and correct the same, without being deemed in any manner guilty of trespass, eviction or forcible entry and detainer and without
incurring any liability for any damage or interruption of Tenant’s business resulting therefrom and Tenant agrees to reimburse Landlord within five (5) days of Landlord’s demand as additional rent, for any expenses which Landlord may
incur in thus effecting compliance with Tenant’s obligations under this Lease, plus interest from the date of expenditure by Landlord at the Wall Street Journal prime rate. 

19.3 Tenant understands and agrees that in entering into this Lease, Landlord is relying upon receipt of all the Annual and Monthly
Installments of Rent to become due with respect to all the Premises originally leased hereunder over the full Initial Term of this Lease for amortization, including interest at the Amortization Rate. Accordingly, Tenant agrees that if this Lease or
Tenant’s right to possession of the Premises leased hereunder shall be terminated as of any date (“Default Termination Date”) prior to the expiration of the full Initial Term hereof by reason of a default of Tenant, there shall be due
and owing to Landlord as of the day prior to the Default Termination Date, as rent in addition to all other amounts owed by Tenant as of such Date all the Annual and Monthly Installments of Rent to become due with respect to all the Premises
originally leased hereunder over the full Initial Term of this Lease for amortization, including interest at the Amortization Rate. 
 19.4
If, on account of any breach or default by Tenant in Tenant’s obligations under the terms and conditions of this Lease, it shall become necessary or appropriate for Landlord to employ or consult with an attorney or collection agency concerning
or to enforce or defend any of Landlord’s rights or remedies arising under this Lease or to collect any sums due from Tenant, Tenant agrees to pay all costs and fees so incurred by Landlord, including, without limitation, reasonable
attorneys’ fees and costs. TENANT EXPRESSLY WAIVES ANY RIGHT TO A TRIAL BY JURY. 
 19.5 Pursuit of any of the foregoing remedies
shall not preclude pursuit of any of the other remedies provided in this Lease or any other remedies provided by law (all such remedies being cumulative), nor shall pursuit of any remedy provided in this Lease constitute a forfeiture or waiver of
any rent due to Landlord under this Lease or of any damages accruing to Landlord by reason of the violation of any of the terms, provisions and covenants contained in this Lease. 

19.6 No act or thing done by Landlord or its agents during the Term shall be deemed a termination of this Lease or an acceptance of the
surrender of the Premises, and no agreement to terminate this Lease or accept a surrender of said Premises shall be valid, unless in writing signed by Landlord. No waiver by Landlord of any violation or breach of any of the terms, provisions and
covenants contained in this Lease shall be deemed or construed to constitute a waiver of any other violation or breach of any of the terms, provisions and covenants contained in this Lease. Landlord’s acceptance of the payment of rental or
other payments after the occurrence of an Event of Default shall not be construed as a waiver of such Default, unless Landlord so notifies Tenant in writing. Forbearance by Landlord in enforcing one or more of the remedies provided in this Lease
upon an Event of Default shall not be deemed or construed to constitute a waiver of such Default or of Landlord’s right to enforce any such remedies with respect to such Default or any subsequent Default. 

19.7 Intentionally Deleted. 
 19.8
Any and all property which may be removed from the Premises by Landlord pursuant to the authority of this Lease or of law, to which Tenant is or may be entitled, may be handled, removed and/or stored, as the case may be, by or at the direction of
Landlord but at the risk, cost and expense of Tenant, and Landlord shall in no event be responsible for the value, preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all
storage charges against such property so long as the same shall be in Landlord’s possession or under Landlord’s control. Any such property of Tenant not retaken by Tenant from storage within thirty (30) days after removal from the
Premises shall, at Landlord’s option, be deemed conveyed by Tenant to Landlord under this Lease as by a bill of sale without further payment or credit by Landlord to Tenant. 

  
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 19.9 If more than two (2) Events of Default occurs during the Term or any extension thereof,
Tenant’s extension options, expansion options, purchase options and rights of first offer and/or refusal, if any are provided for in this Lease, shall be null and void. 

20. TENANT’S BANKRUPTCY OR INSOLVENCY.  

20.1 If at any time and for so long as Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of the
United States or any state thereof for the protection of debtors as in effect at such time (each a “Debtor’s Law”): 
 20.1.1
Tenant, Tenant as debtor-in-possession, and any trustee or receiver of Tenant’s assets (each a “Tenant’s Representative”) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease
any of the Premises than accorded to Tenant in Article 9, except to the extent Landlord shall be required to permit such assumption, assignment or sublease by the provisions of such Debtor’s Law. Without limitation of the generality of the
foregoing, any right of any Tenant’s Representative to assume or assign this Lease or to sublease any of the Premises shall be subject to the conditions that: 

20.1.1.1 Such Debtor’s Law shall provide to Tenant’s Representative a right of assumption of this Lease which Tenant’s
Representative shall have timely exercised and Tenant’s Representative shall have fully cured any default of Tenant under this Lease. 

20.1.1.2 Tenant’s Representative or the proposed assignee, as the case shall be, shall have deposited with Landlord as security for the
timely payment of rent an amount equal to the larger of: (a) three (3) months’ rent and other monetary charges accruing under this Lease; and (b) any sum specified in Article 5; and shall have provided Landlord with adequate
other assurance of the future performance of the obligations of the Tenant under this Lease. Without limitation, such assurances shall include, at least, in the case of assumption of this Lease, demonstration to the satisfaction of the Landlord that
Tenant’s Representative has and will continue to have sufficient unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that Tenant’s Representative will have sufficient funds to
fulfill the obligations of Tenant under this Lease; and, in the case of assignment, submission of current financial statements of the proposed assignee, audited by an independent certified public accountant reasonably acceptable to Landlord and
showing a net worth and working capital in amounts determined by Landlord to be sufficient to assure the future performance by such assignee of all of the Tenant’s obligations under this Lease. 

20.1.1.3 The assumption or any contemplated assignment of this Lease or subleasing any part of the Premises, as shall be the case, will not
breach any provision in any other lease, mortgage, financing agreement or other agreement by which Landlord is bound. 
 20.1.1.4 Landlord
shall have, or would have had absent the Debtor’s Law, no right under Article 9 to refuse consent to the proposed assignment or sublease by reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the
Premises concerned. 
 21. QUIET ENJOYMENT. Landlord represents and warrants that it has full right and authority to enter into this Lease and that
Tenant, while paying the rental and performing its other covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises for the Term without hindrance or molestation from Landlord subject to the terms
and provisions of this Lease. Landlord shall not be liable for any interference or disturbance by other tenants or third persons, nor shall Tenant be released from any of the obligations of this Lease because of such interference or disturbance;
provided however, that Landlord shall use all commercially reasonable efforts to exercise its contractual and legal rights to minimize the extent of any such interference or disturbance. 

22. CASUALTY 
 22.1 In the event the Premises or
the Building are damaged by fire or other cause and in Landlord’s reasonable estimation such damage can be materially restored within one hundred eighty (180) days, Landlord shall 

  
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forthwith repair the same and this Lease shall remain in full force and effect, except that Tenant shall be entitled to a proportionate abatement in rent from the date of such damage. Such
abatement of rent shall be made pro rata in accordance with the extent to which the damage and the making of such repairs shall interfere with the use and occupancy by Tenant of the Premises from time to time. Within forty-five (45) days from
the date of such damage, Landlord shall notify Tenant, in writing, of Landlord’s reasonable estimation of the length of time within which material restoration can be made, and Landlord’s determination shall be binding on Tenant. For
purposes of this Lease, the Building or Premises shall be deemed “materially restored” if they are in such condition as would not prevent or materially interfere with Tenant’s use of the Premises for the purpose for which it was being
used immediately before such damage. 
 22.2 If such repairs cannot, in Landlord’s reasonable estimation, be made within one hundred
eighty (180) days, Landlord and Tenant shall each have the option of giving the other, at any time within ninety (90) days after such damage, notice terminating this Lease as of the date of such damage. In the event of the giving of such
notice, this Lease shall expire and all interest of the Tenant in the Premises shall terminate as of the date of such damage as if such date had been originally fixed in this Lease for the expiration of the Term. In the event that neither Landlord
nor Tenant exercises its option to terminate this Lease, then Landlord shall forthwith repair or restore such damage, this Lease continuing in full force and effect, and the rent hereunder shall be proportionately abated as provided in
Section 22.1. 
 22.3 Landlord shall not be required to repair or replace any damage or loss by or from fire or other cause to any
panelings, decorations, partitions, additions, railings, ceilings, floor coverings, office fixtures or any other property or improvements installed on the Premises by, or belonging to, Tenant. Any property insurance which may be carried by Landlord
or Tenant against loss or damage to the Building or Premises shall be for the sole benefit of the party carrying such insurance and under its sole control. 

22.4 In the event that Landlord should fail to complete such repairs and material restoration within sixty (60) days after the date
estimated by Landlord therefor as extended by this Section 22.4, Tenant may at its option and as its sole remedy terminate this Lease by delivering written notice to Landlord, within fifteen (15) days after the expiration of said period of
time, whereupon the Lease shall end on the date of such notice or such later date fixed in such notice as if the date of such notice was the date originally fixed in this Lease for the expiration of the Term; provided, however, that if construction
is delayed because of changes, deletions or additions in construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor shortages, government regulation or control or other causes beyond the reasonable control
of Landlord, the period for restoration, repair or rebuilding shall be extended for the amount of time Landlord is so delayed. 
 22.5
Notwithstanding anything to the contrary contained in this Article: (a) Landlord and Tenant shall have the right to terminate this Lease by notice to the other party within fifteen (15) days when the damages resulting from any casualty
covered by the provisions of this Article 22 occur during the last twelve (12) months of the Term or any extension thereof; and (b) in the event the holder of any indebtedness secured by a mortgage or deed of trust covering the Premises or
Building requires that any insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within fifteen (15) days after such requirement is
made by any such holder, whereupon this Lease shall end on the date of such damage as if the date of such damage were the date originally fixed in this Lease for the expiration of the Term. 

22.6 In the event of any damage or destruction to the Building or Premises by any peril covered by the provisions of this Article 22, it shall
be Tenant’s responsibility to properly secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and expense, such portion of all of the property belonging to Tenant or its licensees from such portion or all of the
Building or Premises as Landlord shall request. 
 23. EMINENT DOMAIN. If all or any substantial part of the Premises shall be taken or appropriated
by any public or quasi-public authority under the power of eminent domain, or conveyance in lieu of such appropriation, either party to this Lease shall have the right, at its option, of giving the other, at any time within thirty (30) days
after such taking, notice terminating this Lease, except that Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or appropriation shall be so substantial as to materially interfere with Tenant’s use and
occupancy of the Premises. If neither party to this Lease shall so elect to terminate this Lease, the rental 

  
 19 

 
thereafter to be paid shall be adjusted on a fair and equitable basis under the circumstances. In addition to the rights of Landlord above, if any substantial part of the Building shall be taken
or appropriated by any public or quasi-public authority under the power of eminent domain or conveyance in lieu thereof, and regardless of whether the Premises or any part thereof are so taken or appropriated, Landlord shall have the right, at its
sole option, to terminate this Lease. Landlord shall be entitled to any and all income, rent, award, or any interest whatsoever in or upon any such sum, which may be paid or made in connection with any such public or quasi-public use or purpose, and
Tenant hereby assigns to Landlord any interest it may have in or claim to all or any part of such sums, other than any separate award which may be made with respect to Tenant’s trade fixtures and moving expenses; Tenant shall make no claim for
the value of any unexpired Term. 
 24. SALE BY LANDLORD. In event of a sale or conveyance by Landlord of the Building, and provided that Landlord
has transferred the Security Deposit and any other escrowed amounts to the assignee of the Lease, the same shall operate to release Landlord from any future liability upon any of the covenants or conditions, expressed or implied, contained in this
Lease in favor of Tenant, and in such event Tenant agrees to look solely to the responsibility of the successor in interest of Landlord in and to this Lease. Except as set forth in this Article 24, this Lease shall not be affected by any such sale
and Tenant agrees to attorn to the purchaser or assignee. If any security has been given by Tenant to secure the faithful performance of any of the covenants of this Lease, Landlord may transfer or deliver said security, as such, to Landlord’s
successor in interest and thereupon Landlord shall be discharged from any further liability with regard to said security. 
 25. ESTOPPEL
CERTIFICATES. Within fifteen (15) days following any written request which Landlord may make from time to time, Tenant shall execute and deliver to Landlord or mortgagee or prospective mortgagee a sworn statement certifying: (a) the
date of commencement of this Lease; (b) the fact that this Lease is unmodified and in full force and effect (or, if there have been modifications to this Lease, that this lease is in full force and effect, as modified, and stating the date and
nature of such modifications); (c) the date to which the rent and other sums payable under this Lease have been paid; (d) the fact that there are or are not any current defaults under this Lease by either Landlord or Tenant; and
(e) such other matters as may be requested by Landlord. Landlord and Tenant intend that any statement delivered pursuant to this Article 25 may be relied upon by any mortgagee, beneficiary or purchaser, and Tenant shall be liable for all loss,
cost or expense resulting from the failure of any sale or funding of any loan caused by any material misstatement contained in such estoppel certificate. 

26. SURRENDER OF PREMISES. 
 26.1 Tenant
shall arrange to meet Landlord for two (2) joint inspections of the Premises, the first to occur at least thirty (30) days (but no more than sixty (60) days) before the last day of the Term, and the second to occur not later than
forty-eight (48) hours after Tenant has vacated the Premises. In the event of Tenant’s failure to arrange such joint inspections and/or participate in either such inspection, Landlord’s inspection at or after Tenant’s vacating
the Premises shall be conclusively deemed correct for purposes of determining Tenant’s responsibility for repairs and restoration. 

26.2 All alterations, additions, and improvements in, on, or to the Premises made or installed by or for Tenant, including, without limitation,
carpeting (collectively, “Alterations”), shall be and remain the property of Tenant during the Term. Upon the expiration or sooner termination of the Term, all Alterations shall become a part of the realty and shall belong to Landlord
without compensation, and title shall pass to Landlord under this Lease as by a bill of sale. At the end of the Term or any extension of the Term or other sooner termination of this Lease, Tenant will peaceably deliver up to Landlord possession of
the Premises, together with all Alterations by whomsoever made, in the same conditions received or first installed, broom clean and free of all debris, excepting only ordinary wear and tear and damage by fire or other casualty. Notwithstanding the
foregoing, if Landlord elects by notice given to Tenant at least thirty (30) days prior to expiration of the Term, Tenant shall, at Tenant’s sole cost, remove any Alterations, including carpeting, so designated by Landlord’s notice,
and repair any damage caused by such removal. Tenant must, at Tenant’s sole cost, remove upon termination of this Lease, any and all of Tenant’s furniture, furnishings, equipment, movable partitions of less than full height from floor to
ceiling and other trade fixtures and personal property, as well as all data/telecommunications cabling and wiring installed by or on behalf of Tenant, whether inside walls, under any raised floor or above any ceiling (collectively,
“Personalty”). Personalty not so removed shall be deemed abandoned by the Tenant and title to the same shall thereupon pass to Landlord under this Lease as by a bill of sale, but Tenant shall remain responsible for the cost of removal and
disposal of such 

  
 20 

 
Personalty, as well as any damage caused by such removal. All obligations of Tenant under this Lease not fully performed as of the expiration or earlier termination of the Term shall survive the
expiration or earlier termination of the Term Upon the expiration or earlier termination of the Term, Tenant shall pay to Landlord the amount, as estimated by Landlord, necessary to repair and restore the Premises as provided in this Lease and/or to
discharge Tenant’s obligation for unpaid amounts due or to become due to Landlord. All such amounts shall be used and held by Landlord for payment of such obligations of Tenant, with Tenant being liable for any additional costs upon demand by
Landlord, or with any excess to be returned to Tenant after all such obligations have been determined and satisfied. Any otherwise unused Security Deposit shall be credited against the amount payable by Tenant under this Lease. 

27. NOTICES. Any notice or document required or permitted to be delivered under this Lease shall be addressed to the intended recipient at the address
for such party set forth in the Reference Page of this Lease, by fully prepaid registered or certified United States Mail return receipt requested, or by reputable independent contract delivery service furnishing a written record of attempted or
actual delivery, and shall be deemed to be delivered upon receipt. 
 28. TAXES PAYABLE BY TENANT. In addition to rent and other charges to be paid
by Tenant under this Lease, Tenant shall reimburse to Landlord, upon demand, any and all taxes payable by Landlord (other than net income taxes) whether or not now customary or within the contemplation of the parties to this Lease: (a) upon,
allocable to, or measured by or on the gross or net rent payable under this Lease, including without limitation any gross income tax or excise tax levied by the State, any political subdivision thereof, or the Federal Government with respect to the
receipt of such rent; (b) upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy of the Premises or any portion thereof, including any sales, use or service tax imposed as a
result thereof; (c) upon or measured by the Tenant’s gross receipts or payroll or the value of Tenant’s equipment, furniture, fixtures and other personal property of Tenant or leasehold improvements, alterations or additions located
in the Premises; or (d) upon this transaction or any document to which Tenant is a party creating or transferring any interest of Tenant in this Lease or the Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency, any
and all taxes levied or assessed against Tenant and which become payable during the term hereof upon Tenant’s equipment, furniture, fixtures and other personal property of Tenant located in the Premises. 

29. RELOCATION OF TENANT. Landlord, at its sole expense, on at least ninety (90) days prior written notice, may require Tenant to move from the
Premises to other space of comparable size and decor in order to permit Landlord to consolidate the space leased to Tenant with other adjoining space leased or to be leased to another tenant; provided however, such relocation space shall
include at least one full floor and shall not consist of more than three suites in total. If the new space in the Building offered to Tenant is not acceptable to Tenant, Tenant may terminate this Lease by written notice to Landlord given not later
than ten (10) days after Tenant inspects the new space, such termination to be effective on the date originally specified for relocation in Landlord’s relocation notice. However, Landlord may withdraw its relocation notice and nullify
Tenant’s termination of the Lease by written notice to Tenant given not later than ten (10) days after Landlord’s receipt of Tenant’s termination notice, whereupon the Lease shall continue in full force and effect without
relocating the Premises. In the event of any such relocation, Landlord will pay all expenses of preparing and decorating the new premises so that they will be substantially similar to the Premises from which Tenant is moving, and Landlord will also
pay the expense of moving Tenant’s furniture and equipment to the relocated premises, as well as all other reasonable out of pocket costs incurred by Tenant due to the relocation, such as new stationery and business cards. In such event this
Lease and each and all of the terms and covenants and conditions hereof shall remain in full force and effect and thereupon be deemed applicable to such new space except that revised Reference Pages and a revised Exhibit A shall become
part of this Lease and shall reflect the location of the new premises. Landlord’s right to relocate under this Section may only be exercised once during the Term or any extension thereof. 

30. DEFINED TERMS AND HEADINGS. The Article headings shown in this Lease are for convenience of reference and shall in no way define, increase, limit
or describe the scope or intent of any provision of this Lease. Any indemnification or insurance of Landlord shall apply to and inure to the benefit of all the following “Landlord Entities”, being Landlord, Landlord’s investment
manager, and the trustees, boards of directors, officers, general partners, beneficiaries, stockholders, employees and agents of each of them. Any option granted to Landlord shall also include or be exercisable by Landlord’s trustee,
beneficiary, agents and employees, as the case may be. In any 

  
 21 

 
case where this Lease is signed by more than one person, the obligations under this Lease shall be joint and several. The terms “Tenant” and “Landlord” or any pronoun used in
place thereof shall indicate and include the masculine or feminine, the singular or plural number, individuals, firms or corporations, and their and each of their respective successors, executors, administrators and permitted assigns, according to
the context hereof. The term “rentable area” shall mean the rentable area of the Premises or the Building as calculated by the Landlord on the basis of the plans and specifications of the Building including a proportionate share of any
common areas. Absent manifest error, Tenant hereby accepts and agrees to be bound by the figures for the rentable square footage of the Premises and Tenant’s Proportionate Share shown on the Reference Pages; however, Landlord may adjust either
or both figures if there is manifest error, addition or subtraction to the Building or any business park or complex of which the Building is a part, remeasurement or other circumstance reasonably justifying adjustment. The term “Building”
refers to the structure in which the Premises are located and the common areas (parking lots, sidewalks, landscaping, etc.) appurtenant thereto. If the Building is part of a larger complex of structures, the term “Building” may include the
entire complex, where appropriate (such as shared Expenses, Insurance Costs or Taxes) and subject to Landlord’s reasonable discretion. 
 31.
TENANT’S AUTHORITY. If Tenant signs as a corporation, partnership, trust or other legal entity each of the persons executing this Lease on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in
the state in which the Building is located, that the entity has full right and authority to enter into this Lease, and that all persons signing on behalf of the entity were authorized to do so by appropriate actions. Tenant agrees to deliver to
Landlord, simultaneously with the delivery of this Lease, a corporate resolution, proof of due authorization by partners, opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization of
Tenant to enter into this Lease. 
 Tenant hereby represents and warrants that neither Tenant, nor any persons or entities holding any legal
or beneficial interest whatsoever in Tenant, are (i) the target of any sanctions program that is established by Executive Order of the President or published by the Office of Foreign Assets Control, U.S. Department of the Treasury
(“OFAC”); (ii) designated by the President or OFAC pursuant to the Trading with the Enemy Act, 50 U.S.C. App. § 5, the International Emergency Economic Powers Act, 50 U.S.C. §§ 1701-06, the Patriot Act, Public Law
107-56, Executive Order 13224 (September 23, 2001) or any Executive Order of the President issued pursuant to such statutes; or (iii) named on the following list that is published by OFAC: “List of Specially Designated Nationals and
Blocked Persons.” If the foregoing representation is untrue at any time during the Term, an Event of Default will be deemed to have occurred, without the necessity of notice to Tenant. 

32. FINANCIAL STATEMENTS AND CREDIT REPORTS. Landlord understands that Tenant is a publicly-traded company subject to the reporting requirements of the
Securities Act of 1934. As such, all of Tenant’s quarterly and annual reports are available to the general public and Tenant shall have no obligation to provide to Landlord anything other than such publicly available financial statements. If at
any time Tenant is not publicly traded and its financial information is not publicly available, then at Landlord’s request, Tenant shall deliver to Landlord a copy, certified by an officer of Tenant as being a true and correct copy, of
Tenant’s most recent audited financial statement, or, if unaudited, certified by Tenant’s chief financial officer as being true, complete and correct in all material respects. Tenant hereby authorizes Landlord to obtain one or more credit
reports on Tenant at any time, and shall execute such further authorizations as Landlord may reasonably require in order to obtain a credit report. 
 33.
COMMISSIONS. Each of the parties represents and warrants to the other that it has not dealt with any broker or finder in connection with this Lease, except as described on the Reference Pages (the “Brokers”). Landlord covenants that
it will pay such Brokers pursuant to separate agreements between Landlord and the Brokers and that Landlord shall indemnify and hold Tenant harmless against any obligation to make any payments to such Brokers. 

34. TIME AND APPLICABLE LAW. Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects be governed by the laws
of the state in which the Building is located. 
 35. SUCCESSORS AND ASSIGNS. Subject to the provisions of Article 9, the terms, covenants and
conditions contained in this Lease shall be binding upon and inure to the benefit of the heirs, successors, executors, administrators and assigns of the parties to this Lease. 

  
 22 

 36. ENTIRE AGREEMENT. This Lease, together with its exhibits, contains all agreements of the parties to
this Lease and supersedes any previous negotiations. There have been no representations made by the Landlord or any of its representatives or understandings made between the parties other than those set forth in this Lease and its exhibits. This
Lease may not be modified except by a written instrument duly executed by the parties to this Lease. 
 37. EXAMINATION NOT OPTION. Submission of
this Lease shall not be deemed to be a reservation of the Premises. Landlord shall not be bound by this Lease until it has received a copy of this Lease duly executed by Tenant and has delivered to Tenant a copy of this Lease duly executed by
Landlord, and until such delivery Landlord reserves the right to exhibit and lease the Premises to other prospective tenants. Notwithstanding anything contained in this Lease to the contrary, Landlord may withhold delivery of possession of the
Premises from Tenant until such time as Tenant has paid to Landlord any security deposit required by Article 4.15, the first month’s rent as set forth in Article 3 and any sum owed pursuant to this Lease. 

38. RECORDATION. Tenant shall not record or register this Lease or a short form memorandum hereof without the prior written consent of Landlord, and
then shall pay all charges and taxes incident such recording or registration. 
 39. PARKING. 

39.1 During the initial Term of this Lease, Tenant agrees to lease from Landlord and Landlord agrees to lease to Tenant, the number and type of
parking passes as set forth on the Reference Page of this Lease. This right to park in the Building’s parking facilities (the “Parking Facility”) shall be on an unreserved, nonexclusive, first come, first served basis, for
passenger-size automobiles and is subject to the following terms and conditions: 
 39.1.1 Tenant shall pay to Landlord, or Landlord’s
designated parking operator, the Building’s prevailing monthly parking charges, without deduction or offset, on the first day of each month during the Term of this Lease. The initial charges are specified on the Reference Page. Landlord will
notify Tenant upon not less than thirty (30) days’ notice of any increases in the monthly parking charges prior to billing Tenant any increases. No deductions from the monthly charge shall be made for days on which the Parking Facility is
not used by Tenant. 
 39.1.2 Tenant shall at all times abide by and shall cause each of Tenant’s employees, agents, customers,
visitors, invitees, (but only while such visitors and invitees are on the Premises) licensees, contractors, assignees and subtenants (collectively, “Tenant’s Parties”) to abide by any rules and regulations (“Rules”) for use
of the Parking Facility that Landlord or Landlord’s garage operator reasonably establishes from time to time, and otherwise agrees to use the Parking Facility in a safe and lawful manner. Landlord reserves the right to adopt, modify and enforce
the Rules governing the use of the Parking Facility from time to time including any key-card, sticker or other identification or entrance system and hours of operation. Landlord may refuse to permit any person who violates such Rules to park in the
Parking Facility, and any violation of the Rules shall subject the car to removal from the Parking Facility. 
 39.1.3 Unless specified to
the contrary above, the parking spaces hereunder shall be provided on a non-designated “first-come, first-served” basis. Landlord reserves the right to assign specific spaces, and to reserve spaces for visitors, small cars, disabled
persons or for other tenants or guests, and Tenant shall not park and shall not allow Tenant’s Parties to park in any such assigned or reserved spaces. Tenant may validate visitor parking by such method as Landlord may approve, at the
validation rate from time to time generally applicable to visitor parking. Tenant acknowledges that the Parking Facility may be closed entirely or in part in order to make repairs or perform maintenance services, or to alter, modify, re-stripe or
renovate the Parking Facility, or if required by casualty, strike, condemnation, act of God, governmental law or requirement or other reason beyond the operator’s reasonable control. 

39.1.4 Tenant acknowledges that to the fullest extent permitted by law, Landlord shall have no liability for any damage to property or other
items located in the parking areas of the Project (including without limitation, any loss or damage to tenant’s automobile or the contents thereof due to theft, vandalism or accident), nor for any personal injuries or death arising out of the
use of the Parking Facility by Tenant or any Tenant’s Parties, whether or not such loss or damage results from Landlord’s active negligence or negligent omission. The limitation on Landlord’s liability under the preceding sentence
shall not apply however to loss or damage arising directly from 

  
 23 

 
Landlord’s willful misconduct. Without limiting the foregoing, if Landlord arranges for the parking areas to be operated by an independent contractor not affiliated with Landlord, Tenant
acknowledges that Landlord shall have no liability for claims arising through acts or omissions of such independent contractor. Except in instances involving gross negligence or willful misconduct, Tenant and Tenant’s Parties each hereby
voluntarily releases, discharges, waives and relinquishes any and all actions or causes of action for personal injury or property damage occurring to Tenant or any of Tenant’s Parties arising as a result of parking in the Parking Facility, or
any activities incidental thereto, wherever or however the same may occur, and further agrees that Tenant will not prosecute any claim for personal injury or property damage against Landlord or any of its officers, agents, servants or employees for
any said causes of action and in all events, Tenant agrees to look first to its insurance carrier and to require that Tenant’s Parties look first to their respective insurance carriers for payment of any losses sustained in connection with any
use of the Parking Facility. Tenant hereby waives on behalf of its insurance carriers all rights of subrogation against Landlord or Landlord’s agents. 

39.1.5 In the event any surcharge or regulatory fee is at any time imposed by any governmental authority with reference to parking, Tenant
shall (commencing after two (2) weeks’ notice to Tenant) pay, per parking pass, such surcharge or regulatory fee to Landlord in advance on the first day of each calendar month concurrently with the month installment of rent due under this
Lease. Landlord will enforce any surcharge or fee in an equitable manner amongst the Building tenants. 
 39.2 If Tenant violates any of the
terms and conditions of this Article, the operator of the Parking Facility shall have the right to remove from the Parking Facility any vehicles hereunder which shall have been involved or shall have been owned or driven by parties involved in
causing such violation, without liability therefore whatsoever. In addition, Landlord shall have the right to cancel Tenant’s right to use the Parking Facility pursuant to this Article upon thirty(30) days’ written notice, unless within
such thirty (30) day period, Tenant cures such default. Such cancellation right shall be cumulative and in addition to any other rights or remedies available to Landlord at law or equity, or provided under this Lease. 

40. ROOFTOP ANTENNA. Landlord agrees that, subject to availability of space, Tenant may install, at Tenant’s expense and for its own internal business
use (and not for the purpose of granting access to others, whether or not for profit), a microwave, satellite or other antenna communications system on the roof of the Building at a location chosen by Landlord. so long as Tenant executes, and
complies with all of the terms and conditions of, Landlord’s then standard form of license agreement (which may provide for the reimbursement of costs, but there shall be no additional rent or license fee). Without limiting the generality of
the foregoing, the installation, size and location of such system must comply with all governmental requirements (local, state and federal). Prior to installation of such system, Tenant shall furnish plans and specifications for such system and its
location and installation (which installation shall not involve any penetration of the roof) to Landlord for its approval, which approval shall not be unreasonably withheld or delayed. In addition, prior to installation of such system, Tenant shall
obtain all necessary governmental permits and approvals and deliver copies thereof to Landlord. All costs related to such system shall be paid by Tenant, including all costs of installation, screening (if required by Landlord or any governmental
entity), maintenance, repair, restoration and removal. If requested by Landlord, Tenant will, at Tenant’s expense, move the system to another location on the roof selected by Landlord and reasonably acceptable to Tenant. Tenant acknowledges
that Landlord may also install or grant to others the right to install microwave, satellite or other antenna communications systems on the roof. Upon the expiration or sooner termination of the Term, Tenant shall, at Tenant’s sole cost, remove
the antenna and all appurtenances and related equipment, and repair any damage caused by such removal. Tenant shall be responsible for any damage to the roof, or any impairment of any existing roof warranty, resulting from the installation, use,
maintenance, operation or removal of the antenna and related equipment. Tenant shall be responsible for any damage to the roof, or any impairment of any existing roof warranty, resulting from the installation, use, maintenance, operation or removal
of the antenna and related equipment. Tenant shall also be responsible for all cost and coordination of temporary removal or relocation of Tenant’s equipment to the extent required in connection with roof or Building maintenance or repairs.
Tenant shall be responsible for any interference with any existing systems located at the Building caused by Tenant’s equipment. 
 41.
GENERATOR. Tenant will be permitted to install and maintain a generator, at its sole expense, for use for emergency backup power, on Landlord’s property at a location in the parking garage designated by Landlord, subject to the following
terms and conditions: 
 41.1 The location of the generator must be acceptable to Landlord in its reasonable discretion. 

  
 24 

 41.2 The specifications for the generator itself and for its installation, including mounting,
screening and landscaping, are subject to Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed. 

41.3 The generator must be screened and landscaped as required by local authorities. Tenant at its sole expense is responsible for obtaining
any and all permits and other approvals required from the local authorities. Tenant, at its sole expense, shall comply with all terms and conditions of any such permits and approvals and with all applicable codes and ordinances, including, without
limitation, any restrictions on times of testing or operation. 
 41.4 Tenant, at its sole expense, shall at all times maintain and keep the
generator and all appurtenances and related equipment in good condition and repair, and, without limiting any other provisions of the Lease, shall indemnify, defend and hold Landlord harmless from and against any and all claims, liabilities,
judgments, costs and expenses (including reasonable attorneys’ fees and costs) arising out of or in any way related to Tenant’s installation, use, maintenance, repair and removal of the generator and appurtenances and related equipment,
including, without limitation, fuel leaks and electrical problems. 
 41.5 The generator shall be and remain the property of Tenant during
the Term. Upon the expiration or sooner termination of the Term, the generator shall belong to Landlord without compensation, and title shall pass to Landlord under this Lease as by a bill of sale. However, if Landlord elects by notice given to
Tenant at least thirty (30) days prior to expiration of the Term, Tenant shall, at Tenant’s sole cost, remove the generator and all appurtenances and related equipment, and repair any damage caused by such removal, including removal of
screening and re-landscaping as reasonably required by Landlord. 
 42. EXTENSION OPTION. Tenant shall, provided the Lease is in full force and
effect and Tenant is not in default under any of the other terms and conditions of the Lease at the time of notification or commencement, have one (1) option to extend the Term of this Lease for a term of five (5) years, for the portion of
the Premises being leased by Tenant as of the date the extended term is to commence, on the same terms and conditions set forth in the Lease, except as modified by the terms, covenants and conditions as set forth below: 

42.1 If Tenant elects to exercise said option, then Tenant shall provide Landlord with written notice no earlier than the date which is twelve
(12) months prior to the expiration of the then current term of the Lease but no later than the date which is nine (9) months prior to the expiration of the then current term of this Lease. If Tenant fails to provide such notice, Tenant
shall have no further or additional right to extend or renew the term of the Lease. 
 42.2 The Annual Rent and Monthly Installment in effect
at the expiration of the then current term of the Lease shall be increased to reflect the current fair market rental for comparable space in the Building and in other similar buildings in the same rental market as of the date the extension term is
to commence, taking into account the specific provisions of the Lease which will remain constant. Landlord shall advise Tenant of the new Annual Rent and Monthly Installment for the Premises no later than thirty (30) days after receipt of
Tenant’s written request therefor. Said request shall be made no earlier than thirty (30) days prior to the first date on which Tenant may exercise its option under this Paragraph. Said notification of the new Annual Rent may include a
provision for its escalation to provide for a change in fair market rental between the time of notification and the commencement of the extension term. If Tenant and Landlord are unable to agree on a mutually acceptable rental rate not later than
sixty (60) days prior to the expiration of the then current term, then Landlord and Tenant shall each appoint a qualified MAI appraiser doing business in the area, in turn those two independent MAI appraisers shall appoint a third MAI appraiser
and the majority shall decide upon the fair market rental for the Premises as of the expiration of the then current term. Landlord and Tenant shall equally share in the expense of this appraisal except that in the event the Annual Rent and Monthly
Installment is found to be within ten percent (10%) of the original rate quoted by Landlord, then Tenant shall bear the full cost of all the appraisal process. In no event shall the Annual Rent and Monthly Installment for any option period be
less than the Annual Rent and Monthly Installment in the preceding period. 

  
 25 

 42.3 This option is not transferable; the parties hereto acknowledge and agree that they intend
that the aforesaid option to extend this Lease shall be “personal” to Tenant as set forth above and that in no event will any assignee or sublessee have any rights to exercise the aforesaid option to extend. 

43. LIMITATION OF LANDLORD’S LIABILITY. Redress for any claim against Landlord under this Lease shall be limited to and enforceable only against
and to the extent of Landlord’s interest in the Building. The obligations of Landlord under this Lease are not intended to be and shall not be personally binding on, nor shall any resort be had to the private properties of, any of its or its
investment manager’s trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord be liable to Tenant hereunder for any lost profits, damage to business, or any form of
special, indirect or consequential damages. 
  

													
	LANDLORD:		TENANT:
			
	RREEF AMERICA REIT II CORP. PPP, a Maryland corporation				 ALNYLAM PHARMACEUTICALS, INC., a

Delaware corporation

					
	By:		/s/ R.D. Seaman				By:		/s/ Michael Mason
					
	Name:		Robert D. Seaman				Name:		Michael Mason
					
	Title:		Vice President				Title:		Vice President of Finance
							
	Dated:		May 5		, 2015				Dated:		 		, 2015

  
 26 

 EXHIBIT A – FLOOR PLAN DEPICTING THE PREMISES 

 

					
	   /s/ MM
	 	  
	 	   /s/ RDS

	Initials

  
 A2-1 

 EXHIBIT A-1 – SITE PLAN 

 

					
	   /s/ MM
	 	  
	 	   /s/ RDS

	Initials

  
 A2-2 

 EXHIBIT A-2 – LEGAL DESCRIPTION OF THE LOT 

 

					
	   /s/ MM
	 	  
	 	   /s/ RDS

	Initials

  
 A2-3 

 EXHIBIT B – INITIAL ALTERATIONS 

 

					
	   /s/ MM
	 	  
	 	   /s/ RDS

	Initials

  
 B-1 

 SCHEDULE I 

INSURANCE REQUIREMENTS 
 1. Tenant shall
cause to be maintained for Landlord’s benefit insurance in an insurance company or companies which are “A” rated, Class VII or better in Best’s Key Rating Guide or such lesser standard as shall be acceptable to Landlord and
authorized to transact business in the state in which the Building is located, protecting Landlord against liabilities arising out of the operations of subcontractors and sub-subcontractors as well as Tenant’s contractor
(“Contractor”) with respect to all the Work, including at least and in amounts not less than: 
 1.1 Worker’s
Compensation & Employers Liability: Statutory limits required by applicable Worker’s Compensation Law and $500,000 per occurrence for Employers Liability, without limitation including all liability arising under any applicable
structural work act and any other statute for the protection of employees. 
 1.2 Commercial or Comprehensive Liability including
completed operations coverage, contractual, personal injury $5,000,000 per occurrence Bodily Injury and Property Damage, $5,000,000 combined single limit. 

1.3 Comprehensive Auto Liability including owned, non-owned, or hired vehicles coverage: $1,000,000 per occurrence Bodily Injury and
Property Damage Liability (Combined Single Limit). 
 1.4 Builder’s Risk in an “all risk” form covering the Tenant Work
against loss by fire and other casualty in an amount equal to the full insurable value of the Tenant Work. 
 2. Contractor shall either have the Landlord
added as an additional named insured to the preceding Commercial or Comprehensive General Liability insurance policy or shall supply a separate Landlord’s Protective policy, with limits as specified, naming the Landlord as named insured, and
said General Liability or Landlord’s Protective policy shall be maintained in force until the completion of the Work. 
 3. Each insurance policy shall
be written to cover all claims arising out of occurrences taking place within the period of coverage; insurance written to cover only claims made within the policy period is not acceptable without the express advance written consent of Landlord. To
the extent the policy is not a Landlord’s Protective policy, it shall be endorsed to indicate that it is primary as respects Landlord, not contributory with any other insurance available to the Landlord and not subject to reduction of coverage
as to Landlord by reason of any claim asserted against Contractor other than in connection with the Work or by reason of any misstatement, act or omission of any party other than Landlord applying for or insured by such insurance. 

4. Each insurance policy and any certificate furnished in lieu of a policy shall state that it will not be cancelled, reduced or materially changed without
thirty (30) days’ prior written notice to Landlord, ten (10) days’ prior written notice for cancellation due to non-payment of premium. In the event Tenant fails to provide replacement coverage at least fifteen (15) days
prior to the expiration of any policy of insurance, Landlord may at its option secure such insurance and Tenant shall reimburse Landlord for the cost thereof as additional rent; but Landlord shall not have any obligation to secure any such
insurance. 
 5. If and so long as any monies shall be or be about to be owed to any lender upon the security of an interest in the Premises or the
Building, at Landlord’s request any insurance required hereunder for Landlord’s protection shall also protect Landlord’s mortgagee and whenever Landlord is to be an additional insured, Landlord’s mortgagee shall also be so
insured. 
 6. Each of the aforesaid insurance coverages shall be placed into effect before any of the Work is commenced and shall be maintained in force at
all times while and for at least so long as any of the Work is carried on, including without limitation, any and all activities performed in fulfillment of any obligation of Contractor or any Subcontractor to correct defects in the Work or under any
other warranty. Before commencing any of the Work, and as often thereafter as reasonably requested by Landlord, Tenant shall supply Landlord with either the policies themselves or certificates of insurance satisfactory to Landlord, evidencing
compliance with all the foregoing requirements. 
  

					
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 7. No insurance policy purporting to insure Landlord or Landlord’s lender, as the case may be, shall without
the prior written consent of said party be so written as to limit or condition any of the insurer’s obligations to said party with respect to any insured loss or liability by any condition or requirement that said party bear, assume or pay any
portion of such loss or liability before the insurer’s obligation to said party shall come into effect. 
  

					
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 SCHEDULE II 

STANDARDS FOR PLANS 
 1. The space plan
shall contain the following information: 
 (a) A layout of the Premises showing demising, corridor and exterior walls in
relationship to the Building core. The locations of exterior window mullions, columns, stairways and other building features shall also be shown on the Space Plans. 

(b) The location and composition of all walls. Non-standard improvements, such as walls requiring insulation, half walls, vinyl
wall coverings or walls requiring special construction must be clearly noted on the Space Plans. Sectional details must be provided to adequately describe the construction of any non-standard wall. 

(c) The location, size and swing of all doors. All doors shall conform with Landlord’s standard door specifications,
unless otherwise noted on the Space Plans. 
 (d) A description of flooring materials. 

(e) A reflected ceiling plan showing the layout of lighting fixtures, switches, and any other non-standard improvements which
are to be located within the ceiling system. 
 (f) The location of all telephone and electrical outlets. Non-standard
improvements, such as outlets to be located more than twelve (12) inches above the floor, dedicated circuit outlets or high amperage/voltage outlets must be clearly noted on the Space Plans. 

2. The working drawings shall be prepared at a scale of not less than 1/8”=1 foot and in accordance with Landlord’s design/build specification. 

3. All working drawings shall be prepared based upon the use of Landlord’s Building Standard Improvements as set forth in Schedule 1 attached hereto. All
Improvements must conform to Landlord’s design/build specifications. 
 4. The Plans shall contain sufficient notations, specifications and details to
describe all Improvements, including but not limited to: 
 (a) Insulated walls, special wall coverings, graphics, special
painting or special wall materials such as plate glass or glass block. 
 (b) Door dimensions, thickness, hardware or locks.

 (c) Flooring materials. 

(d) Electrical outlets requiring a dedicated circuit, more than 120 volts or more than 15 amperes. 

(e) Telephone outlets requiring more than 3/4 inch diameter conduit. 

(f) Light fixtures, exhaust fans, ceiling heights, or ceiling designs using non-standard materials. 

 

					
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 (g) Any special conduits, receptacles or electrical devices necessary to serve
communications equipment, computers or other facilities to be installed by Tenant. 
 (h) Any special requirements to
accommodate handicapped employees of Tenant within the Premises. 
 (i) Any requirements for fire protection of computers,
other equipment or materials installed by Tenant. 
 (j) Any requirements for special fire detection or life safety equipment
not required by applicable building codes in effect at the time of construction. 
 (k) Any special reinforcing of the floor
system which will be necessary to support computers, filing systems, equipment or furnishings having a load exceeding fifty pounds per square foot of floor area. 

(l) Any special requirements for humidity control, temperature control, extra air-conditioning capacity, ventilation or heating
which would not be provided by Landlord’s standard building systems. Such special requirements may arise as a result of Tenant’s desire to install a computer or other equipment which generates heat, food preparation facilities, bathrooms,
laboratories, microfilm storage or other special facilities, equipment or products. 
 (m) Any private bathrooms, wet-bars,
kitchens, vending machines or other installations requiring plumbing work or ventilation. 
 (n) Any cabinetry, wood
paneling, reception desks, built-in shelving or furniture. 
 (o) Any improvement which will require modification of the
Building’s structural, mechanical or electrical components. 
 (p) Sufficient details, specifications and other
information as may be necessary for accurate pricing of any other non-standard Improvements 
  

					
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 EXHIBIT C – COMMENCEMENT DATE MEMORANDUM 

attached to and made a part of Lease bearing the 

Lease Reference Date of April 15, 2015 between 

RREEF AMERICA REIT II CORP. PPP, as Landlord and 

ALNYLAM PHARMACEUTICALS, INC., as Tenant 

Riverfront Office Park, 101 Main Street, Cambridge, Massachusetts 02142 

COMMENCEMENT DATE MEMORANDUM 

THIS MEMORANDUM, made as of
                    , 2015, by and between RREEF AMERICA REIT II CORP. PPP, a Maryland corporation (“Landlord”) and
ALNYLAM PHARMACEUTICALS, INC., a Delaware corporation(“Tenant”). 
 Recitals: 

 

	 	A.	Landlord and Tenant are parties to that certain Lease, dated for reference April 15, 2015 (the “Lease”) for certain premises (the “Premises”) consisting of approximately 48,599 square feet at
the building commonly known as 101 Main Street, Cambridge, Massachusetts. 

  

	 	B.	Tenant is in possession of the Premises and the Term of the Lease has commenced. 

  

	 	C.	Landlord and Tenant desire to enter into this Memorandum confirming the Commencement Date, the Termination Date and other matters under the Lease. 

 

	 	NOW,	THEREFORE, Landlord and Tenant agree as follows: 

  

	 	1.	The actual Commencement Date is
                                        .

  

	 	2.	The actual Rent Commencement Date is
                                        .

  

	 	3.	The actual Termination Date is
                                        .

  

	 	4.	The schedule of the Annual Rent and the Monthly Installment of Rent set forth on the Reference Pages is deleted in its entirety, and the following is substituted therefor: 

[insert rent schedule] 
  

					
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	 	5.	Capitalized terms not defined herein shall have the same meaning as set forth in the Lease. 

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date and year first above written. 

 

													
	LANDLORD:	 		 	TENANT:	 	
				
	RREEF AMERICA REIT II CORP. PPP, a Maryland corporation	 		 	ALNYLAM PHARMACEUTICALS, INC., a Delaware corporation	 	
					
	By:	 	  
	 		 	By:	 	  

					
	Name:	 	Robert D. Seaman	 		 	Name:	 	 
					
	Title:	 	Vice President	 		 	Title:	 	 
							
	Dated:	 	 	 	, 2015	 		 	Dated:	 	 	 	, 2015

  

					
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 EXHIBIT D – RULES AND REGULATIONS 

attached to and made a part of Lease bearing the 

Lease Reference Date of April 15, 2015 between 

RREEF AMERICA REIT II CORP. PPP, as Landlord and 

ALNYLAM PHARMACEUTICALS, INC., as Tenant 

Riverfront Office Park, 101 Main Street, Cambridge, Massachusetts 02142 

1. No sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the outside or inside of the Building without the
prior written consent of the Landlord. Landlord shall have the right to remove, at Tenant’s expense and without notice, any sign installed or displayed in violation of this rule. All approved signs or lettering on doors and walls shall be
printed, painted, affixed or inscribed at Tenant’s expense by a vendor designated or approved by Landlord. In addition, Landlord reserves the right to change from time to time the format of the signs or lettering and to require previously
approved signs or lettering to be appropriately altered. Tenant shall have the right, at Landlord’s expense, to have Building-standard signage on the lobby directory and on Tenant’s floor. Also, Landlord, at Landlord’s expense,
shall provide Tenant with signage on the monument sign located on the Longfellow Bridge side of One Main Street. 
 2. If Landlord reasonably objects in
writing to any curtains, blinds, shades or screens attached to or hung in or used in connection with any window or door of the Premises because such window treatments materially alter or affect the Building’s character or appearance, Tenant
shall immediately discontinue such use. No awning shall be permitted on any part of the Premises. Tenant shall not place anything or allow anything to be placed against or near any glass partitions or doors or windows which may appear unsightly, in
the reasonable opinion of Landlord, from outside the Premises. 
 3. Tenant shall not obstruct any sidewalks, halls, passages, exits, entrances, elevators,
or stairways of the Building. No tenant and no employee or invitee of any tenant shall go upon the roof of the Building. 
 4. Any directory of the
Building, if provided, will be exclusively for the display of the name and location of tenants only and Landlord reserves the right to exclude any other names. 

5. All cleaning and janitorial services for the Building and the Premises shall be provided exclusively through Landlord. Tenant shall not cause any
unnecessary labor by carelessness or indifference to the good order and cleanliness of the Premises. Except for instances involving gross negligence or willful misconduct, Landlord shall not in any way be responsible to any Tenant for any loss of
property on the Premises, or for any damage to any Tenant’s property by the janitor or any other employee or any other person. 
 6. The toilet rooms,
toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed. No foreign substance of any kind whatsoever shall be thrown into any of them, and the expense of any breakage,
stoppage or damage resulting from the violation of this rule shall be borne by the Tenant who, or whose employees or invitees, shall have caused it. 
 7.
Tenant shall store all its trash and garbage within its Premises. Tenant shall not place in any trash box or receptacle any material which cannot be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and
refuse disposal shall be made in accordance with directions issued from time to time by Landlord. Tenant will comply with any and all reasonable recycling procedures designated by Landlord. 

8. Landlord will furnish Tenant two (2) keys free of charge to each door in the Premises that has a passage way lock. Landlord may charge Tenant a
reasonable amount for any additional keys, and Tenant shall not make or have made additional keys on its own. Tenant shall not alter any lock or install a new or additional lock or bolt on any door of its Premises. Tenant, upon the termination of
its tenancy, shall deliver to Landlord the keys of all doors which have been furnished to Tenant, and in the event of loss of any keys so furnished, shall pay Landlord therefor. 

 

					
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 9. If Tenant requires telephone, data, burglar alarm or similar service, the cost of purchasing, installing and
maintaining such service shall be borne solely by Tenant. No boring or cutting for wires will be allowed without the prior written consent of Landlord. 

10. No equipment, materials, furniture, packages, bulk supplies, merchandise or other property will be received in the Building or carried in the elevators
except between such hours and in such elevators as may be reasonably designated by Landlord in writing. The persons employed to move such equipment or materials in or out of the Building must be reasonably acceptable to Landlord. 

11. Tenant shall not place a load upon any floor which exceeds the load per square foot which such floor was designed to carry and which is allowed by
applicable building codes. Heavy objects shall stand on such platforms as determined by Landlord to be necessary to properly distribute the weight. Business machines and mechanical equipment belonging to Tenant which cause noise or vibration that
may be transmitted to the structure of the Building or to any space in the Building to such a degree as to be reasonably objectionable to Landlord or to any tenants shall be placed and maintained by Tenant, at Tenant’s expense, on vibration
eliminators or other devices sufficient to eliminate the noise or vibration. Landlord will not be responsible for loss of or damage to any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving
such equipment or other property shall be repaired at the expense of Tenant. 
 12. Landlord shall in all cases retain the right to control and prevent
access to the Building of all persons whose presence in the judgment of Landlord would be prejudicial to the safety, character, reputation or interests of the Building and its tenants, provided that nothing contained in this rule shall be construed
to prevent such access to persons with whom any tenant normally deals in the ordinary course of its business, unless such persons are engaged in illegal activities. Landlord reserves the right to exclude from the Building between the hours of 6 p.m.
and 7 a.m. the following day, or such other hours as may be established from time to time by Landlord, and on Sundays and legal holidays, any person unless that person is known to the person or employee in charge of the Building and has a pass or is
properly identified. Tenant shall be responsible for all persons for whom it requests passes and shall be liable to Landlord for all acts of such persons. Except in instances involving gross negligence of willful misconduct, Landlord shall not be
liable for damages for any error with regard to the admission to or exclusion from the Building of any person. 
 13. Tenant shall not use any method of
heating or air conditioning other than that supplied or approved in writing by Landlord. 
 14. Tenant shall not knowingly waste electricity, water or air
conditioning. Tenant shall keep corridor doors closed. Tenant shall close and lock the doors of its Premises and entirely shut off all water faucets or other water apparatus and electricity, gas or air outlets before Tenant and its employees leave
the Premises. Tenant shall be responsible for any damage or injuries sustained by other tenants or occupants of the Building or by Landlord to the extent due to Tenant’s noncompliance with this rule. 

15. Tenant shall not install any radio or television antenna, satellite dish, loudspeaker or other device on the roof or exterior walls of the Building
without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole discretion, and which consent may in any event be conditioned upon Tenant’s execution of Landlord’s standard form of license agreement.
Tenant shall be responsible for any interference caused by such installation. 
 16. Tenant shall not mark, drive nails, screw or drill into the partitions,
woodwork, plaster, or drywall (except for pictures, monitors, tackboards and similar office uses) or in any way deface the Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix any floor covering to the floor of the Premises
in any manner except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance with this rule. 
  

					
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 17. Tenant shall not install, maintain or operate upon the Premises any vending machine without Landlord’s
prior written consent, except that Tenant may install food and drink vending machines solely for the convenience of its employees. 
 18. No cooking shall
be done or permitted by any tenant on the Premises, except that Underwriters’ Laboratory approved microwave ovens or equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted provided that such equipment and use
is in accordance with all applicable federal, state and city laws, codes, ordinances, rules and regulations. 
 19. Tenant shall not use in any space or in
the public halls of the Building any hand trucks except those equipped with the rubber tires and side guards or such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building.

 20. Tenant shall not permit any motor vehicles to be washed or mechanical work or maintenance of motor vehicles to be performed in any parking lot. 

21. Tenant shall not use the name of the Building or any photograph or likeness of the Building in connection with or in promoting or advertising
Tenant’s business, except that Tenant may include the Building name in Tenant’s address and a photograph of the Building for purposes of directing visitors. Landlord shall have the right, exercisable without notice and without liability to
any tenant, to change the name and address of the Building. 
 22. Tenant requests for services must be submitted to the Building office by an authorized
individual. Employees of Landlord shall not perform any work or do anything outside of their regular duties unless under special instruction from Landlord. 

23. Tenant shall not permit smoking or carrying of lighted cigarettes or cigars other than in areas designated by Landlord as smoking areas. 

24. Canvassing, soliciting, distribution of handbills or any other written material in the Building is prohibited and each tenant shall cooperate to prevent
the same. No tenant shall solicit business from other tenants or permit the sale of any good or merchandise in the Building without the written consent of Landlord. 

25. Tenant shall not permit any animals other than service animals, e.g. seeing-eye dogs, to be brought or kept in or about the Premises or any common area of
the Building. 
 26. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the
terms, covenants, agreements and conditions of any lease of any premises in the Building. In the event of a conflict between these Rules and Regulations and the Lease, the terms of the Lease shall control. Landlord may waive any one or more of these
Rules and Regulations for the benefit of any particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter
enforcing any such Rules and Regulations against any or all of the tenants of the Building. Notwithstanding the foregoing, Landlord shall use commercially reasonable efforts to enforce these rules uniformly against all tenants in the Building. 

27. Landlord reserves the right to make such other and reasonable rules and regulations as in its judgment may from time to time be needed for safety and
security, for care and cleanliness of the Building, and for the preservation of good order in and about the Building. Tenant agrees to abide by all such rules and regulations herein stated and any additional rules and regulations which are adopted.
Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s employees, agents, clients, customers, invitees and guests. 
  

					
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 EXHIBIT E – ELECTRICITY COSTS 

attached to and made a part of Lease bearing the 

Lease Reference Date of April 15, 2015 between 

RREEF AMERICA REIT II CORP. PPP, as Landlord and 

ALNYLAM PHARMACEUTICALS, INC., as Tenant 

Riverfront Office Park, 101 Main Street, Cambridge, Massachusetts 02142 

PROCEDURE FOR ALLOCATION OF COSTS OF ELECTRIC POWER USAGE BY TENANTS 

1. Main electric service to the Building will be provided by the local utility company to a single main meter. All charges by the utility will
be read from this meter and billed to and paid by Landlord at rates established by the utility company; provided however, Landlord will use commercially reasonable efforts to obtain electrical service as the lowest available price. 

2. In order to allocate charges for electric service fairly among tenants in relation to the relative amounts of electricity used by each
tenant, additional meters (known as “check meters”) will be installed by Landlord for each tenant to measure all electricity provided for lights and power to that tenant. This shall not, however, include the following, which shall be wired
from the main Building service and not through the check meters: stairwell and emergency lights; elevators; heat pumps and HVAC in the Building; exterior lighting; and all main Building mechanical systems (common areas on each floor, including the
elevator lobby, corridors, and bathrooms, will have service through the check meters on each floor) (the “Basic Building Electricity”) and which shall be separately metered. 

3. Additional check meters may be installed by Landlord where necessary to assure measurement of all electric service to tenant areas (e.g.,
in the case of separate dedicated circuits to computer rooms, cafeterias, or other special purpose facilities). Ground floor tenant space will be check-metered if it is not separately metered. In addition, further modification to the number and
location of check meters may be made by Landlord if required to improve the quality of information obtained thereby. 
 4. Landlord will
cause the check meters to be read monthly by its employees and will perform an analysis of the information for the purpose of determining an equitable allocation of the costs of electric service among the tenants in the Building in relation to the
respective amounts of usage of electricity by those tenants. 
 5. Each tenant’s allocable share (“Tenant’s Allocable
Electricity Cost”), shall be determined by Landlord on the following basis: 
  

	 	(a)	The total kilowatt hour usage for the period under evaluation shall be established for each check meter and also for the Building as a whole by a reading of the main Building meter for that period. 

 

	 	(b)	The cost of the total amount of electricity supplied for usage by tenants during the period (exclusive of the Base Building Electricity) (herein called “Tenant Electricity”) shall be determined by multiplying
the total cost of electricity as invoiced by the utility company for the same period by a fraction, the numerator of which is the total amount of kilowatt hour usage as measured by all of the Tenant Electricity check meters in the Building and the
denominator of which is the total amount of kilowatt hour usage for the Building as measured by the main Building electric meter. 

  

	 	(c)	Tenant’s Allocable Electricity Cost for the period shall be determined by multiplying the total costs of Tenant Electricity by a fraction, the numerator of which is the kilowatt hour 

 

					
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usage of Tenant Electricity by said tenant (calculated as the sum of kilowatt hour usage during the period measured by all check meters serving its premises) and the denominator of which is the
total kilowatt hour usage of Tenant Electricity for the same period. 

  

	 	(d)	Where part or all of the rentable area on a floor has been occupied by a tenant for less than all of the period for which said Tenant’s Allocable Electricity Cost is being calculated, appropriate and equitable
modifications shall be made to the allocation formula so that each tenant’s allocable share of costs equitably reflects its period of occupancy, provided that in no event shall the total of all costs as allocated to tenants be less than the
total cost of Tenant Electricity for said period. 

  

	 	(e)	If and as necessary, Landlord will take commercially reasonable efforts to adjust Tenant’s Allocable Electricity Cost as necessary to account for any tenant in the Building using a disproportionate amount of the
available supply of electricity. 

 6. All costs of Base Building Electricity to Landlord shall be treated as part of the
Expenses of the Building for purposes of determining the allocation of those costs. 
  

					
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 E-2EX-10.7

 Exhibit 10.7 

Execution Copy 
 LEASE

 by and between 

BMR-675 WEST KENDALL STREET LLC, 

a Delaware limited liability company 

and 
 ALNYLAM
PHARMACEUTICALS, INC., 
 a Delaware corporation 

 Table of Contents 

 
  

							
	 	  	 	  	Page	 
			
	1.	  	Lease of Premises.	  	 	2	  
			
	2.	  	Basic Lease Provisions.	  	 	2	  
			
	3.	  	Term.	  	 	5	  
			
	4.	  	Possession and Commencement Date.	  	 	6	  
			
	5.	  	Condition of Premises.	  	 	7	  
			
	6.	  	Rentable Area.	  	 	8	  
			
	7.	  	Rent.	  	 	8	  
			
	8.	  	Intentionally Omitted.	  	 	9	  
			
	9.	  	Operating Expenses.	  	 	9	  
			
	10.	  	Taxes on Tenant’s Property.	  	 	14	  
			
	11.	  	Security Deposit.	  	 	15	  
			
	12.	  	Use.	  	 	17	  
			
	13.	  	Rules and Regulations, Property Operations Agreements, and Parking Facilities.	  	 	20	  
			
	14.	  	Property Control by Landlord.	  	 	23	  
			
	15.	  	Quiet Enjoyment.	  	 	24	  
			
	16.	  	Utilities and Services.	  	 	25	  
			
	17.	  	Alterations.	  	 	28	  
			
	18.	  	Repairs and Maintenance.	  	 	31	  
			
	19.	  	Liens.	  	 	33	  
			
	20.	  	Estoppel Certificate.	  	 	33	  
			
	21.	  	Hazardous Materials.	  	 	34	  
			
	22.	  	Odors and Exhaust.	  	 	37	  
			
	23.	  	Insurance; Waiver of Subrogation.	  	 	38	  

  

							
			
	24.	  	Damage or Destruction.	  	 	42	  
			
	25.	  	Eminent Domain.	  	 	44	  
			
	26.	  	Surrender.	  	 	45	  
			
	27.	  	Holding Over.	  	 	45	  
			
	28.	  	Indemnification and Exculpation.	  	 	46	  
			
	29.	  	Assignment or Subletting.	  	 	47	  
			
	30.	  	Subordination and Attornment.	  	 	52	  
			
	31.	  	Defaults and Remedies.	  	 	53	  
			
	32.	  	Bankruptcy.	  	 	58	  
			
	33.	  	Brokers.	  	 	58	  
			
	34.	  	Definition of Landlord.	  	 	59	  
			
	35.	  	Limitation of Landlord’s Liability.	  	 	59	  
			
	36.	  	Joint and Several Obligations.	  	 	60	  
			
	37.	  	Representations.	  	 	60	  
			
	38.	  	Confidentiality.	  	 	60	  
			
	39.	  	Notices.	  	 	61	  
			
	40.	  	Rooftop Installation Area.	  	 	61	  
			
	41.	  	Options to Extend Term.	  	 	63	  
			
	42.	  	Right of First Offer.	  	 	64	  
			
	43.	  	Miscellaneous.	  	 	66	  

  
 Table of Contents 

 LEASE 

THIS LEASE (this “Lease”) is entered into as of this 3rd day of April, 2015 (the “Execution Date”), by and
between BMR-675 WEST KENDALL STREET LLC, a Delaware limited liability company (“Landlord”), and ALNYLAM PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
WHEREAS, Landlord owns certain real property commonly known as Parcel A and described on Exhibit A attached hereto (the “Land”) and the improvements on the property located in Cambridge, Massachusetts, including the building
located at 675 West Kendall Street, Cambridge, Massachusetts (the “Building”) in which the Premises (as defined below) are located; and 

B. WHEREAS, Landlord wishes to lease to Tenant, and Tenant desires to lease from Landlord, certain premises (collectively, the
“Premises”) located on the first, second, third, fourth, fifth and sixth floors (together with certain off-floor mechanical areas located in Penthouse L1 and Penthouse L2 and certain other appurtenant rights set forth
herein) of the Building, pursuant to the terms and conditions of this Lease, as detailed below. 
 AGREEMENT 

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 
 1. Lease of Premises. 

1.1. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, as shown on Exhibit B attached hereto,
including without limitation exclusive shafts, cable runs, mechanical spaces and rooftop areas, for use by Tenant in accordance with the Permitted Use (as defined below) and no other uses. The Building, Land, and all landscaping, parking facilities,
private drives and other improvements and appurtenances related thereto, are hereinafter collectively referred to as the “Property.” 
 2.
Basic Lease Provisions. For convenience of the parties, certain basic provisions of this Lease are set forth herein. The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in
light of such remaining terms and conditions. 
 2.1. This Lease shall take effect upon the Execution Date and, except as specifically
otherwise provided within this Lease, each of the provisions hereof shall be binding upon and inure to the benefit of Landlord and Tenant from the date of execution and delivery hereof by all parties hereto. 

  
 2 

 2.2. In the definitions below, each current Rentable Area (as defined below) is expressed in
square feet. Rentable Area and “Tenant’s Pro Rata Share of Building” are subject to adjustment as provided in this Lease. 
  

			
	 Definition or Provision
	  	 Means the Following

(As of the Term Commencement Date)

	Approximate Rentable Area of Premises	  	295,030 square feet
	Approximate Rentable Area of Building	  	307,436 square feet
	 Approximate Rentable Area of Lab Building

(i.e. not inclusive of the retail portion of the Building)
	  	295,030 square feet
	Tenant’s Pro Rata Share of Building	  	95.96%
	Tenant’s Pro Rata Share of Lab Building	  	100%

 2.3. Monthly and annual installments of Base Rent for the Premises (“Base Rent”) as of the
Rent Commencement Date (as defined below), subject to adjustment under this Lease: 
  

																	
	 Dates
	  	 Square Feet of Rentable
Area
	 	  	 Base Rent per Square Foot
of Rentable Area
	 	  	 Monthly Base Rent
	 	  	 Annual Base Rent
	 
	 2/1/19-1/31/20*
	  	 	295,030	  	  	 $
	 67.00 annually
	   
	  	$	1,647,250.83	  	  	$	19,767,010.00	  
	 2/1/20-1/31/21
	  	 	295,030	  	  	$	69.01 annually	  	  	$	1,696,668.36	  	  	$	20,360,020.30	  
	 2/1/21-1/31/22
	  	 	295,030	  	  	$	71.08 annually	  	  	$	1,747,561.03	  	  	$	20,970,732.40	  
	 2/1/22-1/31/23
	  	 	295,030	  	  	$	73.21 annually	  	  	$	1,799,928.86	  	  	$	21,599,146.30	  
	 2/1/23-1/31/24
	  	 	295,030	  	  	$	75.41 annually	  	  	$	1,854,017.69	  	  	$	22,248,212.30	  
	 2/1/24-1/31/25
	  	 	295,030	  	  	$	77.67 annually	  	  	$	1,909,581.68	  	  	$	22,914,980.10	  
	 2/1/25-1/31/26
	  	 	295,030	  	  	$	80.00 annually	  	  	$	1,966,866.67	  	  	$	23,602,400.00	  
	 2/1/26-1/31/27
	  	 	295,030	  	  	$	82.40 annually	  	  	$	2,025,872.67	  	  	$	24,310,472.00	  
	 2/1/27-1/31/28
	  	 	295,030	  	  	$	84.87 annually	  	  	$	2,086,599.68	  	  	$	25,039,196.10	  
	 2/1/28-1/31/29
	  	 	295,030	  	  	$	87.42 annually	  	  	$	2,149,239.55	  	  	$	25,791,522.60	  

  
 3 

																	
	 2/1/29-1/31/30
		 	295,030	  		$	90.04 annually	  		$	2,213,708.43	  		$	26,564,501.20	  
	 2/1/30-1/31/31
		 	295,030	  		$	92.74 annually	  		$	2,280,090.18	  		$	27,361,082.20	  
	 2/1/31-1/31/32
		 	295,030	  		$	95.52 annually	  		$	2,348,438.80	  		$	28,181,265.60	  
	 2/1/32-1/31/33
		 	295,030	  		$	98.39 annually	  		$	2,419,000.14	  		$	29,028,001.70	  
	 2/1/33-1/31/34
		 	295,030	  		$	101.34 annually	  		$	2,491,528.35	  		$	29,898,340.20	  

  

	*	The February 1, 2019 Rent Commencement Date may be extended hereunder as provided in Section 4.1, in which event, each rent adjustment date set forth in the table in this Section 2.3 shall
be extended by the same number of days. 

 2.4. Estimated Term Commencement Date: May 1, 2018 

2.5. Term Commencement Date: the Estimated Term Commencement Date, as adjusted pursuant to Section 4.1 

2.6. Estimated Term Expiration Date: January 31, 2034 

2.7. Security Deposit: $14,825,257.47, subject to decrease as provided in Section 11.8. 

2.8. Permitted Use: Office and laboratory use in conformity with all federal, state, municipal and local laws, codes, ordinances, rules
and regulations of Governmental Authorities (as defined below) having jurisdiction over the Premises, the Building, the Property or Tenant, including both statutory and common law and hazardous waste rules and regulations (“Applicable
Laws”) 
 2.9. Notices. 

Address for Rent Payment: 

BMR-675 WEST KENDALL STREET LLC 

Attention Entity 774 

P.O. Box 511415 

Los Angeles, California 90051-7970 

Address for Notices to Landlord: 

BMR-675 WEST KENDALL STREET LLC 

17190 Bernardo Center Drive 

San Diego, California 92128 

Attn: Vice President, Real Estate Legal 

  
 4 

 Address for Notices to Tenant: 

Alnylam Pharmaceuticals, Inc. 

300 Third Street 

Cambridge, Massachusetts 02142 

Attn: Chief Operating Officer 

Address for Invoices to Tenant: 

Alnylam Pharmaceuticals, Inc. 

300 Third Street 

Cambridge, Massachusetts 02142 

Attn: Controller 

2.10. Exhibits. The following Exhibits are attached hereto and incorporated herein by reference: 

 

			
	Exhibit A		Land
	Exhibit B		Premises
	Exhibit C		Acknowledgement of Term Commencement Date and Term Expiration Date
	Exhibit D		Work Letter
	Exhibit D-1		Base Building Improvements
	Exhibit D-2		Tenant Work Insurance Schedule
	Exhibit E		Landlord’s Decommissioning Documentation Requirements
	Exhibit F		Definition of Obsolete Equipment
	Exhibit G		Exclusions to Operating Expenses
	Exhibit H		Form of Letter of Credit
	Exhibit I		Rules and Regulations
	Exhibit J		Tenant Manual
	Exhibit K		Development Approvals
	Exhibit L		Kendall Square Area Plan
	Exhibit M		Parking and Transportation Demand Management Plan
	Exhibit N		Tenant’s Personal Property
	Exhibit O		Managed Service Matrix
	Exhibit P		Form of Estoppel Certificate
	Exhibit Q		Excluded Rooftop Area

 3. Term. The actual term of this Lease (as the same may be extended pursuant to Article 41 hereof, and as the
same may be earlier terminated in accordance with this Lease, the “Term”) shall commence on the Term Commencement Date and end on the date (the “Term Expiration Date”) that is one hundred eighty (180) months
after the Rent Commencement Date, subject to extension or earlier termination of this Lease as provided herein. 

  
 5 

 4. Possession and Commencement Date. 

4.1. Landlord shall use commercially reasonable efforts to deliver possession of the Premises to Tenant in the condition described in
Section 5 (the “Delivery Condition”) on the Term Commencement Date. If, despite such commercially reasonable efforts, Landlord is unable to deliver possession of the Premises to Tenant in the Delivery Condition on the
Estimated Term Commencement Date for any reason, the Term Commencement Date shall be extended until such date that Landlord delivers possession of the Premises to Tenant in the Delivery Condition, and any such extension of the Term Commencement Date
shall result in a corresponding day-for-day extension of the Rent Commencement Date specified herein. If the Term Commencement Date is so extended for more than thirty (30) days (the “Initial Term Commencement Extension
Period”), the Term Commencement Date and Rent Commencement Date shall continue to be extended as provided above, provided, however, that (a) the Rent Commencement Date shall be extended by one and one-half (1.5) days for
each additional day that the Term Commencement Date is extended beyond the Initial Term Commencement Extension Period and (b) notwithstanding anything set forth in Section 3 to the contrary, the Term Expiration Date shall not be
extended in conjunction with extensions of the Rent Commencement Date beyond an initial period of up to thirty (30) days that corresponds to the Initial Term Commencement Extension Period. Tenant shall execute and deliver to Landlord written
acknowledgment of the actual Term Commencement Date and the Term Expiration Date within ten (10) days after Tenant takes occupancy of the Premises, in the form attached as Exhibit C hereto. Failure to execute and deliver such
acknowledgment, however, shall not affect the Term Commencement Date or Landlord’s or Tenant’s liability hereunder. 
 4.2. Tenant
shall cause the work that Tenant elects to perform to the interior of the Premises (excluding any Base Building Improvements (as defined below), (the “Premises Improvements”) pursuant to the agreement attached hereto as Exhibit
D (the “Work Letter”) to be constructed at a cost to Landlord not to exceed Forty-One Million Three Hundred Four Thousand Two Hundred and 00/100 Dollars ($41,304,200.00) (based upon One Hundred Forty and 00/100 Dollars ($140.00)
per square foot of Rentable Area (as defined below)) (the “Premises Allowance”), and Tenant shall cause the base building improvements that Tenant elects to complete with respect to the building systems and the atrium pursuant to
the Work Letter (the “Base Building Improvements”) to be constructed at a cost to Landlord not to exceed Fourteen Million Seven Hundred Fifty One Thousand Five Hundred and 00/100 Dollars ($14,751,500.00) (based upon Fifty and 00/100
Dollars ($50.00) per square foot of Rentable Area (as defined below)) (the “Base Building Allowance”) (the Base Building Improvements and the Premises Improvements are referred to collectively herein as the “Tenant
Improvements,” and the Premises Allowance together with the Base Building Allowance shall be referred to herein as the “TI Allowance”). The TI Allowance may be applied to the costs of (k) Tenant’s space planning,
architectural, engineering, and project management fees by third parties unaffiliated with Tenant, (l) construction, (m) building permits and other taxes, fees, charges and levies by Governmental Authorities (as defined below) for permits
or for inspections of the Tenant Improvements, and (n) costs and expenses for labor, material, building equipment and building 

  
 6 

 
fixtures. In no event shall the TI Allowance be used for (v) the cost of work that is not authorized by the Approved Plans (as defined in the Work Letter) or otherwise approved in writing by
Landlord, (w) payments to Tenant or any affiliates of Tenant, (x) the purchase of any furniture, personal property or other non-building system equipment, (y) costs resulting from any default by Tenant of its obligations under this
Lease or (z) costs that are recoverable by Tenant from a third party (e.g., insurers, warrantors, or tortfeasors). Notwithstanding the foregoing to the contrary, Tenant may apply up to ten percent (10%) of the Premises Allowance (but not
the Base Building Allowance) toward the costs of Tenant’s relocation expenses, data/telecom cabling, and the costs of Tenant’s furniture, fixtures and equipment installation related to the Premises Improvements (but not the Base Building
Improvements). In addition to the TI Allowance, Landlord shall provide Tenant with a “test fit” allowance of up to ten cents ($0.10) per square foot of Rentable Area of the Premises (i.e., a maximum of $29,503.00), which test fit allowance
shall be used solely to reimburse Tenant for any expenses incurred in connection with the preparation of “test fit” plans and drawings in connection with the preparation of the Approved Plans. 

4.3. Tenant shall have until the date that is nine (9) months after the Term Commencement Date (the “TI Deadline”) to
expend the unused portion of the TI Allowance, after which date Landlord’s obligation to fund such costs shall expire. 
 4.4. Any
unused portion of the Premises Allowance may be applied to the cost of Base Building Improvements prior to the TI Deadline; provided, however, that in no event shall any unused Base Building Allowance be applied to the cost of the
Premises Improvements, nor shall any unused portion of the TI Allowance entitle Tenant to a credit against Rent payable under this Lease. 

4.5. Prior to entering upon the Premises, Tenant shall furnish to Landlord evidence reasonably satisfactory to Landlord that insurance
coverages required of Tenant under the provisions of Article 23 are in effect, and such entry shall be subject to all the terms and conditions of this Lease. 

4.6. Tenant shall be entitled to select the architects, consultants, contractors, subcontractors or material suppliers for the Premises
Improvements and Base Building Improvements; provided, however, that Landlord must approve any architect, engineer, general contractor or major subcontractor, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord
may refuse to approve any parties that Landlord reasonably believes could cause labor disharmony or may not have sufficient experience, in Landlord’s reasonable opinion, to perform work in an occupied Class “A” laboratory research
building and in tenant-occupied lab areas. 
 5. Condition of Premises. Prior to the Term Commencement Date, Landlord shall cause the following
conditions (the “Term Commencement Date Conditions”) to be fulfilled: (i) the base building HVAC system shall have been commissioned and Landlord shall have made available to Tenant evidence of decommissioning by the previous
tenant that is consistent with Landlord’s decommissioning documentation requirements set forth on Exhibit E, and Landlord shall also provide a sign-off on the decommissioning by a qualified industrial hygienist who is selected by 

  
 7 

 
Landlord and reasonably satisfactory to Tenant (collectively, the “Decommissioning Documentation”); (ii) the Premises shall be vacant and (iii) the Premises shall be
free of trash, debris, and personal property, including trade fixtures. Tenant acknowledges that, except as otherwise expressly provided in this Lease, neither Landlord nor any agent of Landlord has made any representation or warranty with respect
to the condition of the Premises, the Building or the Property or with respect to the suitability of the Premises, the Building or the Property for the conduct of Tenant’s business. Tenant acknowledges that (a) Tenant is fully familiar
with the condition of the Premises and, subject to delivery of the Premises to Tenant in the Delivery Condition and except as expressly provided otherwise in this Section 5, Tenant agrees to take the same in its condition “as
is” as of the Term Commencement Date, (b) except as expressly provided in this Section 5, Landlord shall have no obligation to alter, repair or otherwise prepare the Premises for Tenant’s occupancy and (c) except as
otherwise provided in this Section 5, Landlord shall have no obligation to pay for or construct any improvements to the Premises, except with respect to the TI Allowance. Tenant’s taking possession of the Premises shall, except as
otherwise agreed to in writing by Landlord and Tenant, conclusively establish that the Premises, the Building and the Property were at such time in good, sanitary and satisfactory condition and repair and in the delivery condition described in this
Section 5. 
 6. Rentable Area. 

6.1. The term “Rentable Area” shall reflect such areas as reasonably calculated by Landlord’s architect in accordance
with Building Owners and Managers Association International Standards. Prior to the execution hereof, Landlord has provided to Tenant and Tenant has acknowledged and accepted such calculations for the Premises. 

6.2. The Rentable Area of the Building is generally determined by making separate calculations of Rentable Area applicable to each floor within
the Building and totaling the Rentable Area of all floors within the Building. The Rentable Area of a floor is computed by measuring to the outside finished surface of the permanent outer Building walls. The full area calculated as previously set
forth is included as Rentable Area, without deduction for columns and projections or vertical penetrations, including stairs, elevator shafts, flues, pipe shafts, vertical ducts and the like, as well as such items’ enclosing walls. 

6.3. The term “Rentable Area,” when applied to the Premises, is that area equal to the usable area of the Premises, plus an
equitable allocation of Rentable Area within the Building that is not then utilized or expected to be utilized as usable area, including that portion of the Building devoted to corridors, equipment rooms, restrooms, elevator lobby, atrium and
mailroom. 
 7. Rent. 
 7.1. Tenant shall
pay to Landlord as Base Rent for the Premises, commencing on February 1, 2019 (as the same may be extended as provided in Section 4.1, the “Rent Commencement Date”), the sums set forth in Section 2.3.
Base Rent shall be paid in equal monthly installments as set forth in Section 2.3, each in advance on the first day of each and every calendar month during the Term. 

  
 8 

 7.2. In addition to Base Rent, Tenant shall pay to Landlord as additional rent
(“Additional Rent”) at times hereinafter specified in this Lease (a) Tenant’s Adjusted Share of Building of Operating Expenses (as defined below), (b) Tenant’s Pro Rata Share of Lab Building of Operating
Expenses, (c) the Property Management Fee (as defined below), (d) sums due for consulting services provided to Tenant by Landlord at Tenant’s request if those services exceed the customary tenant-servicing efforts of Landlord in
Landlord’s reasonable discretion (Landlord shall have sole discretion with respect to the provision of such services, if any, and how those services will be billed to Tenant, including the use of a taxable subsidiary to provide such services
and bill for the same); and (e) any other amounts that Tenant assumes or agrees to pay under the provisions of this Lease that are owed to Landlord, including any and all other sums that may become due by reason of any default of Tenant or
failure on Tenant’s part to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after notice and the lapse of any applicable cure periods. Tenant shall pay Additional Rent with respect to the
entire Term after the Rent Commencement Date, including any extensions thereof or any holdover periods, regardless of whether Tenant is obligated to pay Base Rent with respect to any such period or portion thereof; provided, however, that
notwithstanding anything set forth herein to the contrary, Tenant shall pay any utility charges for the Premises that may be included in Additional Rent for the entire Term (any utilities paid directly by Tenant, including without limitation as
described in Section 16.2 hereof, may not be included as Additional Rent). 
 7.3. Base Rent and Additional Rent shall together be
denominated “Rent.” Rent shall be paid to Landlord, without abatement, deduction or offset, except as otherwise expressly set forth in this Lease, in lawful money of the United States of America at the office of Landlord as set
forth in Section 2.9 or to such other person or at such other place as Landlord may from time designate in writing. In the event the Term commences or ends on a day other than the first day of a calendar month, then the Rent for such
fraction of a month shall be prorated for such period on the basis of the number of days in the month and shall be paid at the then-current rate for such fractional month. 

7.4. Tenant’s obligation to pay Rent shall not be discharged or otherwise affected by (a) any Applicable Laws now or hereafter
applicable to the Premises, (b) any other restriction on Tenant’s use, (c) except as expressly provided herein, any casualty or taking or (d) any other occurrence; and Tenant waives all rights now or hereafter existing to
terminate or cancel this Lease or quit or surrender the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover Rent. Tenant’s obligation to pay Rent with respect to any
period or obligations arising, existing or pertaining to the period prior to the date of the expiration or earlier termination of the Term or this Lease shall survive any such expiration or earlier termination; provided, however, that nothing
in this sentence shall in any way affect Tenant’s obligations with respect to any other period. 
 8. Intentionally Omitted. 

9. Operating Expenses. 

  
 9 

 9.1. As used herein, the term “Operating Expenses” shall include: 

(a) Government impositions including property tax costs consisting of real and personal property taxes and assessments imposed upon the
Building or the Property, including the parcel or parcels of real property upon which the Building is located or assessments in lieu thereof imposed by any federal, state, regional, local or municipal governmental authority, agency or subdivision
(each, a “Governmental Authority”); taxes on or measured by gross rentals received from the rental of space in the Property; taxes based on the square footage of the Premises, the Building or the Property, as well as any utilities
surcharges or any other costs levied, assessed or imposed by, or at the direction of, or resulting from Applicable Laws or interpretations thereof, promulgated by any Governmental Authority in connection with the use or occupancy of the Property;
any fee for a business license to operate an office building; and any expenses, including the reasonable cost of attorneys or experts, reasonably incurred by Landlord in seeking reduction by the taxing authority of the applicable taxes, less tax
refunds obtained as a result of an application for review thereof. Operating Expenses shall not include any net income, franchise, capital stock, estate or inheritance taxes, or taxes that are the personal obligation of Tenant or of another tenant
of the Property, or penalties and interest incurred by reason of Landlord’s failure to timely pay any taxes or other impositions of a Governmental Authority provided such failure did not arise solely out of Tenant’s failure to timely pay
Rent hereunder; and 
 (b) All other costs of any kind paid or incurred by Landlord in connection with the operation or maintenance of the
Building or the Property, which shall include costs of repairs and replacements to improvements within the Property as appropriate to maintain the Property as required hereunder; sewer fees; trash collection; cleaning, including windows; heating
(other than for the Premises); ventilation (other than for the Premises); air-conditioning (other than for the Premises); maintenance of landscaping and grounds; snow removal; maintenance of drives; maintenance of the roof including replacement
thereof (which replacement shall be treated as a Permitted Capital Item and subject to amortization as provided below except that the maximum amortization period shall be fifteen (15) years and not ten (10) years); security services and
devices; building supplies; maintenance or replacement of equipment utilized for operation and maintenance of the Property (provided, however, capital expenditures shall be included to the extent they are Permitted Capital Items); license, permit
and inspection fees; sales, use and excise taxes on goods and services purchased by Landlord in connection with the operation, maintenance or repair of the Property systems and equipment; to the extent that the same are not included in the Property
Management Fee, telephone, postage, stationery supplies and other expenses incurred in connection with the operation, maintenance or repair of the Property, accounting, legal and other professional fees and expenses incurred in connection with the
Property and costs of furniture, draperies and carpeting; costs of landscaping supplies, snow removal and other customary and ordinary items of personal property provided by Landlord for use in the Property office; capital expenditures incurred
(i) in replacing obsolete equipment, as defined in Exhibit F hereto, (ii) for the primary purpose of reducing Operating Expenses (but only if the same is reasonably intended and expected to reduce Operating Expenses and
provided, with respect to capital expenditures that are expected to cost more than One Hundred Fifty Thousand Dollars ($150,000), Landlord first informs Tenant prior to making any such expenditure (for the avoidance of doubt, Landlord’s
obligation to inform Tenant shall not include any related Tenant approval right)), or (iii) required by any 

  
 10 

 
Governmental Authority to comply with changes in Applicable Laws that take effect after the Execution Date or to ensure continued compliance with Applicable Laws in effect as of the Execution
Date, in each case amortized over the useful life thereof, as reasonably determined by Landlord, in accordance with generally accepted accounting principles, but in no event longer than ten (10) years (collectively, “Permitted Capital
Items”); costs of complying with Applicable Laws (except to the extent such costs are incurred to remedy non-compliance as of the Execution Date with Applicable Laws); costs to keep the Property in compliance with, or fees otherwise
required under, any Property Operations Agreements (as defined below); insurance premiums, including premiums for commercial general liability, property casualty, earthquake, terrorism, environmental, and such other types of insurance customarily
carried by institutional landlords who own similar properties in the East Cambridge, Massachusetts submarket; portions of insured losses paid by Landlord as part of the deductible portion of a loss pursuant to the terms of insurance policies,
provided that the deductibles for such policies are commercially reasonable; service contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of compensation (including employment
taxes and fringe benefits) of all persons to the extent such persons perform regular and recurring duties connected with the day-to-day operation and maintenance of the Property, its equipment, the adjacent walks, landscaped areas, and drives,
including janitors, floor waxers, window washers, watchmen, gardeners, sweepers, plow trucks and handymen (subject to proration for persons responsible for multiple properties). 

9.2. Exclusions from Operating Expenses. 

(a) Notwithstanding the foregoing, in no event shall Operating Expenses include any of the costs or expenses set forth on Exhibit G
attached hereto and expressly made a part hereof by reference. 
 (b) Notwithstanding anything set forth herein to the contrary, the only
Operating Expenses for which Tenant shall pay Tenant’s Pro Rata Share of Building of Operating Expenses rather than Tenant’s Pro Rata Share of Lab Building of Operating Expenses are the expenses related to the Building under the Property
Operations Agreements. 
 9.3. To the extent that Tenant uses more than Tenant’s Pro Rata Share of Building of any item of Operating
Expenses allocable to the entire Building as reasonably evidenced to Tenant by Landlord, Tenant shall pay Landlord for such excess (such excess, together with Tenant’s Pro Rata Share of Building of Operating Expenses, is collectively referred
to herein as “Tenant’s Adjusted Share of Building”). Nothing in this Article 9 shall be deemed to limit the extent to which charges under Property Operations Agreements are included in Operating Expenses. 

9.4. Tenant shall pay to Landlord on the first day of each calendar month of the Term, commencing on the Rent Commencement Date, as Additional
Rent, (a) the Property Management Fee (as defined below), (b) Landlord’s estimate of Tenant’s Adjusted Share of Building of Operating Expenses for such month and (c) Landlord’s estimate of Tenant’s Pro Rata Share
of Lab Building of Operating Expenses for such month. 

  
 11 

 (x) The “Property Management Fee” shall equal two percent (2%) of Base Rent
due from Tenant. Tenant shall pay the Property Management Fee in accordance with Section 9.2 from and after the Rent Commencement Date and through the remainder of the Term, including any extensions thereof or any holdover periods,
regardless of whether Tenant is obligated to pay Base Rent, Operating Expenses or any other Rent with respect to any such period or portion thereof. 

(y) Within ninety (90) days after the conclusion of each calendar year (or such longer period as may be reasonably required by Landlord),
Landlord shall furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses, Tenant’s Adjusted Share of Building of Operating Expenses for the previous calendar year and Tenant’s Pro Rata Share of Lab Building
of Operating Expenses for the previous calendar year (“Landlord’s Statement”). Any additional sum due from Tenant to Landlord shall be due and payable within thirty (30) days after Tenant’s receipt of such statement.
If the amounts paid by Tenant pursuant to this Section exceed Tenant’s Adjusted Share of Building of Operating Expenses for the previous calendar year and Tenant’s Pro Rata Share of Lab Building of Operating Expenses for the previous
calendar year, then Landlord shall credit the difference against the Rent next due and owing from Tenant; provided that, if the Lease term has expired, Landlord shall accompany Landlord’s Statement with payment for the amount of such
difference. 
 (z) Any amount due under this Section for any period that is less than a full month shall be prorated (based on a thirty
(30)-day month) for such fractional month. 
 9.5. Landlord may, from time to time, modify Landlord’s calculation and allocation
procedures for Operating Expenses, so long as such modifications produce Dollar results substantially consistent with Landlord’s then-current practice at the Property. Landlord or an affiliate(s) of Landlord currently own other property(ies)
adjacent to the Property or its neighboring properties (collectively, “Neighboring Properties”). In connection with Landlord performing services for the Property pursuant to this Lease, similar services may be performed by the same
vendor(s) for Neighboring Properties. In such a case, Landlord shall reasonably allocate to each Building and the Property the costs for such services based upon the ratio that the square footage of the Building or the Property (as applicable) being
furnished the applicable service bears to the total square footage being furnished the applicable service of all of the Neighboring Properties or buildings within the Neighboring Properties for which the services are performed, unless the scope of
the services performed for any building or property (including the Building and the Property) is disproportionately more or less than for others, in which case Landlord shall equitably allocate the costs based on the scope of the services being
performed for each building or property (including the Building and the Property). 
 9.6. Landlord’s annual statement shall be final
and binding upon Tenant unless Tenant, within one hundred twenty (120) days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reasons therefor;
provided that Tenant shall in all events pay the amount specified in Landlord’s annual statement, pending the results of the Independent Review and determination of the Accountant(s), as applicable and as each such term is defined below. If,
during such one hundred twenty (120) day period, Tenant reasonably and in good faith questions or contests the 

  
 12 

 
correctness of Landlord’s statement of Tenant’s Adjusted Share of Building of Operating Expenses or Tenant’s Pro Rata Share of Lab Building of Operating Expenses, Landlord shall
provide Tenant with reasonable access to Landlord’s books and records to the extent relevant to determination of Operating Expenses, and such information as Landlord reasonably determines to be responsive to Tenant’s written inquiries. In
the event that, after Tenant’s review of such information, Landlord and Tenant cannot agree upon the amount of Tenant’s Adjusted Share of Building of Operating Expenses and Tenant’s Pro Rata Share of Lab Building of Operating
Expenses, then Tenant shall have the right to have (a) an independent public accounting firm reasonably approved by Landlord, or (b) a certified real estate professional employed by DTZ, CyberLease, LLC, or another firm (which other firm
shall be approved by Landlord in Landlord’s sole discretion), each of which shall be hired by Tenant, audit and review such of Landlord’s books and records for the year in question as directly relate to the determination of Operating
Expenses for such year (the “Independent Review”), but not books and records of entities other than Landlord except as respects any Neighboring Properties, as to which Landlord shall enable Tenant to audit and review only such
charges that contribute to the amount in dispute. Landlord shall make such books and records available at the location in the metropolitan Boston area where Landlord maintains them in the ordinary course of its business or via an e-room to which
Tenant and the aforementioned accounting firm or real estate professionals (“Tenant’s Auditor”) will be granted access. Landlord need not provide copies of any books or records. Tenant shall commence the Independent Review
within thirty (30) days after the date Landlord has given Tenant and Tenant’s Auditor access to the aforesaid books and records for the Independent Review following Tenant’s request therefor. Tenant shall complete the Independent
Review and notify Landlord in writing, reasonably promptly following its commencement, of Tenant’s specific objections to Landlord’s calculation of Operating Expenses (including Tenant’s Auditor’s written statement of the basis,
nature and amount of each proposed adjustment) no later than sixty (60) days after Landlord has first given Tenant access to the relevant books and records for the Independent Review. Landlord shall review the results of any such Independent
Review. The parties shall endeavor to agree promptly and reasonably upon Operating Expenses taking into account the results of such Independent Review. If, as of the date that is sixty (60) days after Tenant has submitted the Independent Review
to Landlord, the parties have not agreed on the appropriate adjustments to Operating Expenses, then the parties shall engage a mutually agreeable independent third party accountant with at least ten (10) years’ experience in commercial
real estate accounting in the Cambridge, Massachusetts area (the “Accountant”). If the parties cannot agree on the Accountant, each shall within ten (10) days after such impasse appoint an Accountant (different from the
accountant and accounting firm that conducted the Independent Review) and, within ten (10) days after the appointment of both such Accountants, those two Accountants shall select a third (which cannot be the accountant and accounting firm that
conducted the Independent Review). If either party fails to timely appoint an Accountant, then the Accountant the other party appoints shall be the sole Accountant. Within ten (10) days after appointment of the Accountant(s), Landlord and
Tenant shall each simultaneously give the Accountants (with a copy to the other party) its determination of Operating Expenses, with such supporting data or information as each submitting party determines appropriate. Within ten (10) days after
such submissions, the Accountants shall by majority vote select either Landlord’s or Tenant’s determination of Operating Expenses. The Accountants may not select or designate any other determination of Operating Expenses. The determination
of the Accountant(s) shall bind 

  
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the parties. If the Independent Review determines that the Operating Expenses actually paid by Tenant for the calendar year in question exceeded Tenant’s obligations for such calendar year,
then Landlord shall, at Tenant’s option, either (a) credit the excess to the next succeeding installments of estimated Additional Rent or (b) pay the excess to Tenant within thirty (30) days after delivery of such results. If the
parties agree or the Accountant(s) determine that the Operating Expenses actually paid by Tenant for the calendar year in question exceeded Tenant’s obligations for such calendar year, then Landlord shall, at Tenant’s option, either
(a) credit the excess to the next succeeding installments of estimated Additional Rent or (b) pay the excess to Tenant within thirty (30) days after delivery of such results. If the parties agree or the Accountant(s) determine that
Tenant’s payments of Operating Expenses for such calendar year were less than Tenant’s obligation for the calendar year, then Tenant shall pay the deficiency to Landlord within thirty (30) days after delivery of such results. In all
cases, Tenant shall pay the cost of the Independent Review, unless the determination of Operating Expenses selected by the Accountants is in excess of three percent (3%) less than the amount specified in Landlord’s annual statement (in
which case Landlord shall pay the reasonable costs of the Independent Review). In all instances, Landlord and Tenant shall share equally the cost of the Accountant(s). 

9.7. Tenant shall not be responsible for Operating Expenses attributable to the time period prior to the Rent Commencement Date. Tenant’s
responsibility for Tenant’s Adjusted Share of Building of Operating Expenses and Tenant’s Pro Rata Share of Lab Building of Operating Expenses shall continue to the later of (a) the date of termination of the Lease, or (b) the
date Tenant has vacated the Premises. 
 9.8. Operating Expenses for the calendar year in which Tenant’s obligation to share therein
commences and for the calendar year in which such obligation ceases shall be prorated on a basis reasonably determined by Landlord. Expenses such as taxes, assessments and insurance premiums that are incurred for an extended time period shall be
prorated based upon the time periods to which they apply so that the amounts attributed to the Premises relate in a reasonable manner to the time period wherein Tenant has an obligation to share in Operating Expenses. 

9.9. Within thirty (30) days after the end of each calendar month, Tenant shall submit to Landlord an invoice, or, in the event an invoice
is not available, an itemized list, of all costs and expenses that (a) Tenant has incurred (either internally or by employing third parties) during the prior month and (b) for which Tenant reasonably believes it is entitled to
reimbursements from Landlord pursuant to the terms of this Lease or that Tenant reasonably believes is the responsibility of Landlord pursuant to this Lease or the Work Letter. 

10. Taxes on Tenant’s Property. 

10.1. Tenant shall pay prior to delinquency any and all taxes levied against any personal property or trade fixtures placed by Tenant in or
about the Premises. 
 10.2. If any such taxes on Tenant’s personal property or trade fixtures are levied against Landlord or
Landlord’s property or, if the assessed valuation of the Building or the Property is increased by inclusion therein of a value attributable to Tenant’s personal property or trade fixtures, and if Landlord, after written notice to Tenant,
pays the taxes based upon any such increase in the assessed value of the Building or the Property, then Tenant shall, upon ten (10) days’ prior written demand, repay to Landlord the taxes so paid by Landlord. 

  
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 11. Security Deposit. 

11.1. Tenant shall deposit with Landlord on or before the Term Commencement Date the sum set forth in Section 2.7 (the
“Security Deposit”), which sum shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and performed by Tenant during the Term. If Tenant
Defaults (as defined below) with respect to any provision of this Lease, including any provision relating to the payment of Rent, then Landlord may (but shall not be required to) use, apply or retain all or any part of the Security Deposit for the
payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, then Tenant shall,
within ten (10) days following demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so shall be a material breach of this Lease. The
provisions of this Article shall survive the expiration or earlier termination of this Lease. 
 11.2. In the event of bankruptcy or other
debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for all periods prior to the filing of such proceedings. 

11.3. Landlord may deliver to any purchaser of Landlord’s interest in the Premises the funds deposited hereunder by Tenant, and thereupon
Landlord shall be discharged from any further liability with respect to such deposit. This provision shall also apply to any subsequent transfers. 

11.4. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, then the Security Deposit, or any
balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days after the expiration or earlier termination of this Lease. 

11.5. [Intentionally left blank]. 

11.6. If the Security Deposit shall be in cash, Landlord shall hold the Security Deposit in an account at a banking organization selected by
Landlord; provided, however, that Landlord shall not be required to maintain a separate account for the Security Deposit, but may intermingle it with other funds of Landlord. Landlord shall be entitled to all interest and/or dividends, if
any, accruing on the Security Deposit. Landlord shall not be required to credit Tenant with any interest for any period during which Landlord does not receive interest on the Security Deposit. 

  
 15 

 11.7. The Security Deposit may be in the form of cash, a letter of credit or any other security
instrument acceptable to Landlord in its sole discretion. Tenant may at any time, except when Tenant is in Default (as defined below), deliver a letter of credit (the “L/C Security”) as the entire Security Deposit, as follows: 

(a) If Tenant elects to deliver L/C Security, then Tenant shall provide Landlord, and maintain in full force and effect throughout the Term and
until the date that is ninety (90) days after the then-current Term Expiration Date, a letter of credit in the form of Exhibit H issued by an issuer reasonably satisfactory to Landlord, in the amount of the Security Deposit, with an
initial term of at least one year. Landlord may require the L/C Security to be re-issued by a different issuer at any time during the Term if Landlord reasonably believes that the issuing bank of the L/C Security is or may soon become insolvent;
provided, however, Landlord shall return the existing L/C Security to the existing issuer immediately upon receipt of the substitute L/C Security. If any issuer of the L/C Security shall become insolvent or placed into FDIC receivership, then
Tenant shall immediately deliver to Landlord (without the requirement of notice from Landlord) substitute L/C Security issued by an issuer reasonably satisfactory to Landlord, and otherwise conforming to the requirements set forth in this Article.
As used herein with respect to the issuer of the L/C Security, “insolvent” shall mean the determination of insolvency as made by such issuer’s primary bank regulator (i.e., the state bank supervisor for state chartered banks; the OCC
or OTS, respectively, for federally chartered banks or thrifts; or the Federal Reserve for its member banks). If, at the Term Expiration Date, any Rent remains uncalculated or unpaid, then: (i) Landlord shall with reasonable diligence complete
any necessary calculations; (ii) Tenant shall extend the expiry date of such L/C Security from time to time as Landlord reasonably requires; and (iii) in such extended period, Landlord shall not unreasonably refuse to consent to an
appropriate reduction of the L/C Security. Tenant shall reimburse Landlord’s legal costs (as estimated by Landlord’s counsel) in handling Landlord’s acceptance of L/C Security or its replacement or extension. 

(b) If Tenant delivers to Landlord satisfactory L/C Security in place of the entire Security Deposit, Landlord shall remit to Tenant any cash
Security Deposit Landlord previously held. 
 (c) Landlord may draw upon the L/C Security, and hold and apply the proceeds in the same manner
and for the same purposes as the Security Deposit, if: (i) an uncured Default (as defined below) exists; (ii) as of the date thirty (30) days before any L/C Security expires (even if such scheduled expiry date is after the Term
Expiration Date) Tenant has not delivered to Landlord an amendment or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the earlier of (1) sixty (60) days after the then-current Term
Expiration Date or (2) the date one year after the then-current expiry date of the L/C Security; or (iii) the issuer of the L/C Security ceases, or announces that it will cease, to maintain an office in the city where Landlord may present
drafts under the L/C Security (and fails to permit drawing upon the L/C Security by overnight courier or facsimile). This Section does not limit any other provisions of this Lease allowing Landlord to draw the L/C Security under specified
circumstances. 
 (d) Tenant shall not seek to enjoin, prevent, or otherwise interfere with Landlord’s draw under L/C Security, even if
it violates this Lease. Tenant acknowledges that the only effect of a wrongful draw would be to substitute a cash Security Deposit for L/C Security, causing Tenant no legally recognizable damage. Landlord shall hold the proceeds of any draw in the
same manner and for the same purposes as a cash Security Deposit. In the event of a wrongful draw, the parties shall cooperate to allow Tenant to post replacement L/C Security simultaneously with the return to Tenant of the wrongfully drawn sums,
and Landlord shall upon request confirm in writing to the issuer of the L/C Security that Landlord’s draw was erroneous. 

  
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 (e) If Landlord transfers its interest in the Premises, then Tenant shall at Landlord’s
expense, within ten (10) business days after receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s grantee as substitute beneficiary. If the
required Security Deposit changes while L/C Security is in force, then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security. 

11.8. If Tenant receives an “Investment Grade” credit rating of BBB- or better from Standard and Poor’s or Baa3 or better from
Moody’s Investors Service and maintains such a rating for at least twelve (12) consecutive calendar quarters, Tenant shall be entitled to deliver written notice of the same (with evidence of the maintenance of said rating) (the
“Reduction Notice”) to Landlord. If Landlord receives such a Reduction Notice with satisfactory evidence of the maintenance of the required rating, Landlord shall approve a reduction in the Security Deposit to two (2) times
Tenant’s average monthly Base Rent over the initial Term. Notwithstanding anything contained in this Section 11.8 to the contrary, Tenant shall not have the right to a decrease in its Security Deposit as provided above if: 

(a) Tenant fails to pay to Landlord a monetary obligation of Tenant for a period of twenty (20) days after a second written notice from
Landlord to Tenant; or 
 (b) A Default has occurred as described in Article 31 of the Lease and Tenant has not cured the same, if
such Default is susceptible to being cured; or 
 (c) Tenant has defaulted in the performance of any monetary obligations under this Lease
beyond any applicable notice and cure periods two (2) or more times during the twelve (12)-month period immediately prior to the Reduction Notice, a service or late charge has become payable for both such defaults and Tenant has not cured such
defaults. 
 12. Use. 
 12.1. Tenant
shall use the Premises for the Permitted Use, and shall not use the Premises, or permit or suffer the Premises to be used, for any other purpose without Landlord’s prior written consent, which consent Landlord may withhold in its sole and
absolute discretion. 
 12.2. Tenant shall not use or occupy the Premises in violation of Applicable Laws; zoning ordinances; or the
certificate of occupancy issued for the Building or the Property, and shall, upon five (5) days’ written notice from Landlord, discontinue any use of the Premises that is declared or claimed by any Governmental Authority having
jurisdiction to be a violation of any of the above, or that in the reasonable written opinion of Landlord’s legal counsel violates any of the above. Tenant shall comply with any direction of any Governmental Authority having jurisdiction that
shall, by reason of the nature of Tenant’s use or occupancy of the Premises, impose any duty upon Tenant or Landlord with respect to the Premises or with respect to the use or occupation thereof. 

  
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 12.3. Tenant shall not do or permit to be done anything that will invalidate or increase the cost
of any fire, environmental, extended coverage or any other insurance policy covering the Building or the Property, and shall comply with all rules, orders, regulations and requirements of the insurers of the Building or the Property disclosed in
writing to Tenant, and Tenant shall promptly, upon demand, reimburse Landlord for any additional premium charged for such policy by reason of Tenant’s failure to comply with the provisions of this Article. 

12.4. Tenant shall keep all doors opening onto public corridors closed, except when in use for ingress and egress. 

12.5. Tenant may install additional locks, bolts or security measures reasonably necessary to properly conduct its business and operations in
the Premises, including securing the interior and exterior doors and windows of the Premises; provided, however, that any such locks, bolts or security measures shall be subject to Landlord’s prior written consent (which consent shall
not be unreasonably withheld, conditioned or delayed). Tenant shall provide Landlord with all keys, key cards and access codes necessary to access all portions of the Premises. Tenant shall, upon termination of this Lease, return to Landlord all
keys and key cards to offices and restrooms either furnished to or otherwise procured by Tenant. In the event any key or key card so furnished to Tenant is lost, Tenant shall pay to Landlord the cost of replacing the same or of changing the lock or
locks opened by such lost key or key card if Landlord shall deem it necessary to make such change. 
 12.6. No awnings or other projections
shall be attached to any outside wall of the Building. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord’s standard window coverings.
Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without Landlord’s prior written consent, nor shall any bottles, parcels or other articles be placed on the windowsills or items attached to windows that
are visible from outside the Premises. No equipment, furniture or other items of personal property shall be placed on any exterior balcony without Landlord’s prior written consent. 

12.7. No sign, advertisement or notice (“Signage”) shall be exhibited, painted or affixed by Tenant on any part of the
Premises or the Building without Landlord’s prior written consent, which may be withheld in Landlord’s sole discretion, except as expressly set forth in this Section. Landlord shall, pursuant to a request from Tenant and at Landlord’s
expense, install a Building standard sign identifying Tenant on the entrance doors to the Building. Tenant shall be entitled to install and maintain, at its sole cost and expense, on or after the Term Commencement Date, two (2) exterior signs
identifying Tenant on the facade of the Building, subject in each case to all Applicable Laws and Landlord’s approval (which approval shall not be unreasonably withheld, conditioned or delayed) with regards to installation, size, design,
location, quality, color and style and other reasonable criteria. For any signage described in the immediately preceding sentence (the “Tenant Exterior Signage”), Tenant shall, at Tenant’s own cost and expense, (a) acquire
all permits for such Tenant Exterior Signage in compliance with Applicable Laws and (b) design, fabricate, install and maintain such Tenant Exterior Signage in a first-class condition. Tenant shall be responsible for removing the Tenant
Exterior Signage upon the expiration or earlier termination of this Lease. Tenant shall not place anything on the exterior of the corridor walls or 

  
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corridor doors other than Landlord’s standard lettering. At Landlord’s option, Landlord may install any Tenant Exterior Signage, and Tenant shall pay all costs associated with such
installation within thirty (30) days after demand therefor. Landlord shall use reasonable efforts to assist Tenant in obtaining any applicable governmental or other third party approvals, as applicable, for the Tenant Exterior Signage, at
Tenant’s sole cost and expense. 
 12.8. Tenant shall only place equipment within the Premises with floor loading consistent with the
Building’s structural design without Landlord’s prior written approval, and such equipment shall be placed in a location designed to carry the weight of such equipment. 

12.9. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations therefrom
from extending into the other tenant spaces in the Property. 
 12.10. Tenant shall not (a) do or permit anything to be done in or about
the Premises that shall in any way obstruct or interfere with the rights of other tenants or occupants of the Property, or injure or annoy them, (b) use or allow the Premises to be used for immoral, unlawful or objectionable purposes,
(c) cause, maintain or permit any nuisance or waste in, on or about the Property or (d) take any other action that would in Landlord’s reasonable determination in any manner adversely affect other tenants’ quiet use and enjoyment
of their space or adversely impact their ability to conduct business in a professional and suitable work environment. Notwithstanding anything in this Lease to the contrary, Tenant may not install any security systems (including cameras) outside the
Premises or that record sounds or images outside the Premises without Landlord’s prior written consent, which Landlord may withhold in its sole and absolute discretion. 

12.11. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for all liabilities, costs and expenses arising
out of or in connection with the compliance of the Premises with the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., and any state and local accessibility laws, codes, ordinances and rules (collectively, and together with
regulations promulgated pursuant thereto, the “ADA”), and Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold Landlord and its affiliates, employees, agents
and contractors; and any lender, mortgagee, ground lessor or beneficiary (each, a “Lender” and, collectively with Landlord and its affiliates, employees, agents and contractors, the “Landlord Indemnitees”) harmless
from and against any demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses (including reasonable attorneys’ fees, charges and disbursements) incurred in investigating
or resisting the same (collectively, “Claims”) arising out of any such failure of the Premises to comply with the ADA. This Section (as well as any other provisions of this Lease dealing with indemnification of the Landlord
Indemnitees by Tenant shall be deemed to be modified in each case by the insertion in the appropriate place of the following: “except as otherwise provided in Mass. G.L. Ter. Ed., C. 186, Section 15.” For the avoidance of doubt,
“Lenders” shall also include historic tax credit investors and new market tax credit investors. The provisions of this Section shall survive the expiration or earlier termination of this Lease. 

  
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 12.12. Subject to the availability and proper functioning of the base building HVAC systems,
Tenant shall maintain temperature and humidity in the Premises in accordance with ASHRAE standards at all times. 
 12.13. To the extent
Tenant engages in wet laboratory use or other laboratory use that uses Hazardous Materials at the Premises or is otherwise required by Applicable Law in connection with Tenant’s use of the Premises, Tenant shall establish and maintain a
chemical safety program administered by a licensed, qualified individual in accordance with the requirements of the Massachusetts Water Resources Authority (“MWRA”) and any other applicable Governmental Authority. Tenant shall be
solely responsible for all costs incurred in connection with such chemical safety program, and Tenant shall provide Landlord with such documentation as Landlord may reasonably require evidencing Tenant’s compliance with the requirements of
(a) the MWRA and any other applicable Governmental Authority with respect to such chemical safety program and (b) this Section. Tenant shall obtain and maintain during the Term (m) any permit required by the MWRA (“MWRA
Permit”) and (n) a wastewater treatment operator license from the Commonwealth of Massachusetts with respect to Tenant’s use of the Acid Neutralization Tank (as defined in Section 16.11) in the Building. Tenant shall
not introduce anything into the Acid Neutralization Tank (x) in violation of the terms of the MWRA Permit, (y) in violation of Applicable Laws or (z) that would interfere with the proper functioning of the Acid Neutralization Tank.
Landlord, at Tenant’s sole cost and expense, agrees to reasonably cooperate with Tenant in order to obtain the MWRA Permit and the wastewater treatment operator license. Tenant shall be solely responsible for any costs incurred pursuant to this
Section. 
 13. Rules and Regulations, Property Operations Agreements, and Parking Facilities. 

13.1. Tenant shall and shall ensure that its contractors, subcontractors, employees, subtenants and invitees faithfully observe and comply with
the rules and regulations adopted by Landlord and attached hereto as Exhibit I, together with such other reasonable and nondiscriminatory rules and regulations of general applicability as are hereafter promulgated by Landlord in its sole and
absolute discretion, including any such reasonable changes to the rules and regulations that are promulgated by Landlord after the completion of the Base Building Improvements (as amended as provided herein, the “Rules and
Regulations”), and the tenant manual adopted by Landlord and attached hereto as Exhibit J (as such tenant manual may be modified from time to time by Landlord in its sole discretion, including modifications that are adopted after the
completion of the Base Building Improvements, the “Tenant Manual”). Landlord shall not be responsible to Tenant for the violation or non-performance by any other tenant or any agent, employee or invitee thereof of any of the Rules
and Regulations or the Tenant Manual. In the event of a conflict between the Rules and Regulations, the Tenant Manual and this Lease, the terms of this Lease shall control, otherwise the most stringent provision shall control. 

13.2. This Lease is subject to any recorded covenants, conditions or restrictions on the Property, to those agreements listed on Exhibit
K, and to any other matters of record, in each case as the same may be amended, amended and restated, supplemented or otherwise modified from time to time (collectively, the “Property Operations Agreements”). Each of Landlord
and Tenant, 

  
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in the exercise of their respective rights and the performance of their respective obligations pursuant to this Lease, shall observe and comply with all requirements of the Property Operation
Agreements. The Property Operations Agreements cover certain areas shown on the site plan attached as Exhibit L, including landscaping, private drives, streets, parks, open space, walkways, sidewalks, the ice skating rink, the water fountain,
the sky bowl and other improvements and appurtenances located thereon and related thereto, including the Building and other buildings located on the Property thereon, all commonly referred to as “Kendall Square”, and expenses,
including without limitation capital expenses, payable by the Building under the Property Operations Agreements (which are based on the Property lot’s proportionate share of Kendall Square) are included in Operating Expenses. 

13.3. Tenant shall be permitted access to the Building and Premises on a 24 hour per day, 7 day per week basis, subject to Force Majeure (as
hereinafter defined) and Landlord’s reasonable security measures, and subject to Landlord’s rights pursuant to this Lease to prohibit, restrict or limit access to the Building or the Premises in emergency situations if Landlord determines,
in its reasonable discretion, that it is necessary or advisable to do so in order to prevent or protect against death or injury to persons or damage to property. 

13.4. [Intentionally left blank] 

13.5. From and after the Term Commencement Date, Tenant shall have a non-exclusive, irrevocable license to use up to 295 unreserved parking
spaces (“Tenant’s Parking Spaces”) in the underground parking garage located at 350 Kendall Street in common with other tenants of the Property and other third parties at the market rate for such spaces as determined by
Landlord from time to time (as of the date hereof such rate being Two Hundred Eighty and 00/100 Dollars ($280.00) per parking space per month, which rate shall be subject to periodic market adjustments not more frequently than once during any period
of twelve (12) consecutive months). For the period between the Term Commencement Date and the Rent Commencement Date, Tenant shall be entitled to designate, through written notice delivered to Landlord at least thirty (30) days prior to
the Term Commencement Date, the number of parking spaces that it wishes to utilize. Upon the Rent Commencement Date, Tenant’s license shall automatically increase, if necessary, to include all 295 of Tenant’s Parking Spaces. Tenant shall
pay for Tenant’s Parking Spaces in advance on the first day of each and every calendar month prior to the Rent Commencement Date, and said payments shall be delivered to Landlord or a Garage Operator (as defined below) as directed by Landlord.
Beginning on the Rent Commencement Date, Tenant shall pay for Tenant’s Parking Spaces simultaneously with payments of Base Rent as Additional Rent unless and except to the extent that Landlord directs Tenant to pay the same to a Garage
Operator. Tenant shall pay for the license to use Tenant’s Parking Spaces regardless of whether such spaces are in fact used by Tenant; provided, however, that Tenant shall from time to time after the Rent Commencement Date have the
right to terminate its license with respect to any such spaces on thirty (30) days’ prior written notice to Landlord. Any such termination of Tenant’s license hereunder in whole or in part shall be irrevocable and Landlord shall
have no further obligation to provide Tenant with spaces for which such rights have terminated. Notwithstanding the foregoing, (a) if, following the termination by Tenant of any license for spaces in accordance with the immediately preceding
sentence, Tenant reasonably requests, upon at least thirty (30) days’ prior written notice to Landlord, additional spaces up to 

  
 21 

 
the number that would cause Tenant’s Parking Spaces to total 295 or fewer in the aggregate, Landlord shall use reasonable efforts to make additional spaces available to Tenant, subject to
availability, on the terms and conditions contained in this Section 13.5 (Tenant acknowledging that it has no priority or guaranty of availability with respect to such additional spaces); and (b) if Tenant reasonably requests, upon
at least thirty (30) days’ prior written notice to Landlord, additional spaces in excess of Tenant’s initial allocation, Landlord shall use reasonable efforts to make additional spaces available to Tenant, subject to availability, on
a revocable, month-to-month basis (and otherwise on the terms and conditions contained in this Section 13.5) (Tenant acknowledging that it has no priority or guaranty of availability with respect to such additional spaces). All of
Tenant’s Parking Spaces shall be located in the underground parking structure at 350 Kendall Street (the “Garage”), which Garage may be owned or leased by or to a third-party Garage operator from time to time. The owner or
operator of the Garage from time to time is herein referred to as the “Garage Operator,” and the Tenant’s Parking Spaces are sometimes herein referred to as the “Garage Parking Spaces.” 

Landlord or the Garage Operator, as applicable, shall have the right, from time to time but not more often than every two (2) years, to
relocate, on a temporary basis (not to exceed thirty (30) days) as may be necessary to effect repairs and improvements to the Garage or for other business reasons, parking spaces located in the Garage to a garage located on a Neighboring
Property owned by an affiliate of Landlord in a non-discriminatory manner (any such relocated spaces shall be subject to a 50% discount on parking charges during any period that they are relocated off site). Neither Landlord nor the Garage
Operator shall be responsible for money, jewelry, automobiles or other personal property lost in or stolen from the Garage, regardless of whether such loss or theft occurs when the Garage or other areas therein are locked or otherwise secured
against entry, or liable for any loss, injury or damage to persons using the Garage or automobiles or other property therein, it being agreed that the use of the Garage and the Tenant’s Parking Spaces shall be at the sole risk of Tenant and its
employees, visitors and guests. Landlord and the Garage Operator shall have the right from time to time to promulgate reasonable Rules and Regulations regarding the Garage, the Tenant’s Parking Spaces and the use thereof, including, but
not limited to, Rules and Regulations controlling the flow of traffic to and from various parking areas, the angle and direction of parking and the like, and to implement valet parking. Tenant shall comply with and cause its employees, visitors
and guests to comply with all such Rules and Regulations as well as reasonable additions and amendments thereto. 
 Landlord or the Garage
Operator, as applicable, may elect to provide parking cards or keys to control access to the Garage. In such event, Landlord or the Garage Operator shall provide Tenant with one initial card or key for each Tenant’s Parking Space that
Tenant is leasing hereunder, at Landlord’s cost. Tenant, at its sole cost and expense, may obtain extra cards and keys from Landlord or the Garage Operator, as applicable, if any cards are lost, stolen or destroyed at a cost of Twenty Five
Dollars ($25.00) per card. Tenant agrees to cooperate with Landlord or Garage Operator, as applicable, and other persons in the use of the parking facilities. 

13.6. This Lease is subject to the Parking and Transportation Demand Management Plan for the Property that was approved on April 20, 1999,
as amended by that certain Amendment approved on September 24, 2002, and transferred on May 1, 2007 (collectively, the “PTDM”), a copy of which is attached hereto as Exhibit M. Tenant acknowledges that Tenant, at

  
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its sole cost and expense, shall comply with the tenant requirements in the PTDM, including the requirements set forth in the “Alternative Mode Promotions and Incentives;” “Parking
Management and SOV Disincentives;” “Alternative Work Programs;” and “Marketing Programs” sections thereof. Tenant, at its sole cost and expense, shall also comply with the reporting requirements set forth in the PTDM at
Landlord’s request, and any costs incurred by Landlord in connection with the PTDM shall constitute an Operating Expense. The Charles River Transportation Management Association (of which Landlord or an affiliate of Landlord is currently a
member) provides certain programs to help improve transportation in the Cambridge area. Their website is www.charlesrivertma.org. 

13.7. Tenant agrees not to unreasonably overburden the parking facilities and agrees to cooperate with Landlord and other tenants in the use of
the parking facilities. Landlord reserves the right to determine that parking facilities are becoming overcrowded and to limit Tenant’s use thereof. Upon such determination, Landlord may reasonably allocate parking spaces among Tenant and other
tenants of the Building or the Property. Nothing in this Section, however, is intended to create an affirmative duty on Landlord’s part to monitor parking. 

13.8. Subject to the terms of this Lease including the Rules and Regulations, Tenant shall have the exclusive right to access the freight
elevator and loading dock, at no additional cost. 
 13.9. This Lease is subject to that certain Notice of Activity and Use Limitation by
Kendall Square, LLC dated as of April 15, 2002 and recorded with the Middlesex S.D. Registry of Deeds on April 18, 2002 as Instrument No. 720. 

14. Property Control by Landlord. 
 14.1.
Landlord reserves full control over the Building and the Property to the extent not inconsistent with Tenant’s enjoyment of the Premises as provided by this Lease. This reservation includes Landlord’s right to subdivide the Property;
convert the Building and other buildings within the Property to condominium units; change the size of the Property by selling all or a portion of the Property or adding real property and any improvements thereon to the Property; grant easements and
licenses to third parties; maintain or establish ownership of the Building separate from fee title to the Property; make additions to or reconstruct portions of the Building and the Property; install, use, maintain, repair, replace and relocate for
service to the Premises and other parts of the Building or the Property pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building or elsewhere at the Property; alter or relocate any other facilities,
including private drives, lobbies, entrances and landscaping, or establish any common areas; provided, however, that Landlord’s exercise of its rights under this Section shall not materially adversely affect the Permitted Use of the
Premises. 
 14.2. Possession of areas of the Premises necessary for utilities, services, safety and operation of the Building is reserved to
Landlord; provided, however, that Landlord’s exercise of its rights under this Section shall not materially adversely affect the Permitted Use of the Premises. 

  
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 14.3. Tenant shall, at Landlord’s request, promptly execute such further documents as may be
reasonably appropriate to assist Landlord in the performance of its obligations hereunder; provided that Tenant need not execute any document that creates additional liability for Tenant or that deprives Tenant of the quiet enjoyment and use
of the Premises as provided for in this Lease. 
 14.4. Landlord and Landlord’s contractors may, (a) at any and all reasonable
times during non-business hours (or during business hours, if (i) with respect to Subsections 14.4(a)(u) through 14.4(a)(y), Tenant so requests, and (ii) with respect to Subsection 14.4(a)(z), if Landlord so requests), and upon
twenty-four (24) hours’ prior notice (which may be by oral or by email to the office manager or other Tenant designated individual at the Premises; but provided that no time restrictions shall apply or advance notice be required if
an emergency necessitates immediate entry and any oral notice will be followed by email notice as provided above prior to entry), enter the Premises to (u) inspect the same and to determine whether Tenant is in compliance with its obligations
hereunder, (v) supply any service Landlord is required to provide hereunder, (w) alter, improve or repair any portion of the Premises for which access to the Premises is reasonably necessary, (x) post notices of nonresponsibility,
(y) access the telephone equipment, electrical substation and fire risers and (z) show the Premises to prospective tenants during the final year of the Term and current and prospective purchasers and lenders at any time and
(b) notwithstanding the foregoing, at any and all reasonable times during business and non-business hours enter the Premises for the purposes of performing any repairs or maintenance pursuant to Section 18.1 hereof (provided
that no time restrictions shall apply if an emergency necessitates immediate entry); provided, however, that Landlord, with respect to any portions of the Premises that are reasonably designated by Tenant to Landlord as controlled or having
restricted access, shall comply with Tenant’s reasonable safety procedures and precautions related to such portions of the Premises including only entering such designated areas when accompanied by a Tenant representative (provided
further, that Tenant shall provide a Tenant representative to accompany Landlord upon request from Landlord twenty-four (24) hours’ in advance). Notwithstanding the foregoing, no such access restrictions shall apply in the event of an
emergency. In connection with any alteration, improvement or repair as described in Subsections 14.4(a)(w) or 14.4(b), Landlord may erect in the Premises or elsewhere on the Property scaffolding and other structures reasonably required
for the alteration, improvement or repair work to be performed. In no event shall Tenant’s Rent abate as a result of Landlord’s activities pursuant to this Section; provided, however, that all such activities shall be conducted in
such a manner so as to cause as little interference to Tenant as is reasonably possible. Landlord shall at all times retain keys, key cards and access codes with which to unlock all of the doors in the Premises. If an emergency necessitates
immediate access to the Premises, Landlord may use whatever force is necessary to enter the Premises, and any such entry to the Premises shall not constitute a forcible or unlawful entry to the Premises, a detainer of the Premises, or an eviction of
Tenant from the Premises or any portion thereof. 
 15. Quiet Enjoyment. So long as Tenant is not in default under this Lease, Landlord or anyone
acting through or under Landlord shall not disturb Tenant’s occupancy of the Premises, except as permitted by this Lease. 

  
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 16. Utilities and Services. 

16.1. Except to the extent that Landlord has assumed responsibility for certain repair and maintenance obligations as set forth in
Section 18.1 below, Tenant shall, at Tenant’s sole cost and expense, procure and maintain contracts, with copies furnished promptly to Landlord after execution thereof, in customary form and substance, for and with contractors
specializing and experienced in, the maintenance of the following equipment and improvements, if any, if and when installed on the Premises (a) HVAC equipment, (b) boilers and pressure vessels, (c) fire extinguishing systems,
including fire alarm and smoke detection devices, (d) roof coverings and drains, (e) clarifiers, (f) basic utility feeds to the perimeter of the Building and (g) any other equipment reasonably required by Landlord. In addition,
no later than February 28th of each calendar year during the Term, Tenant, at Tenant’s sole cost and expense, shall furnish such service contracts and the maintenance records for such equipment and improvements for the previous calendar
year to Landlord for Landlord’s review. Notwithstanding anything to the contrary in this Section, Landlord reserves the right, if Tenant fails to so furnish the aforesaid information within thirty (30) days of Landlord’s request, upon
at least ten (10) days’ prior written notice to Tenant, to procure and maintain any or all of such service contracts, and if Landlord so elects, Tenant shall reimburse Landlord, upon demand, for the costs thereof. 

16.2. Unless Landlord has expressly assumed responsibility for a particular utility or service as provided in Section 18.1 below,
Tenant shall make all arrangements for and pay for all water, electricity, air, sewer, refuse, gas, heat, light, power (including emergency power), telephone service and any other service or utility at the Premises during the entire Term;
provided, however, that if Landlord shall permit and Tenant takes possession of the Premises prior to the Term Commencement Date, Tenant shall be responsible for utilities from such earlier date of possession. Gas and electric shall be
separately metered to Tenant. If any such utility is not separately metered to Tenant, Tenant shall pay all charges of such utility. Any costs of purchasing, installing and monitoring any utility metering equipment for the Premises shall be paid by
Tenant as Additional Rent. If Tenant does not pay all of its utility bills directly, Landlord may base its bills for utilities that are not directly paid on reasonable estimates; provided that Landlord adjusts such billings promptly
thereafter or as part of the next Landlord’s Statement to reflect the actual cost of providing utilities. 
 16.3. Landlord shall not be
liable for, nor shall any eviction of Tenant result from, the failure to furnish any utility or service, whether or not such failure is caused by accidents; breakage; casualties (to the extent not caused by the party claiming Force Majeure); Severe
Weather Conditions (as defined below); physical natural disasters (but excluding weather conditions that are not Severe Weather Conditions); strikes, lockouts or other labor disturbances or labor disputes (other than labor disturbances and labor
disputes resulting solely from the acts or omissions of the party claiming Force Majeure); acts of terrorism; riots or civil disturbances; wars or insurrections; shortages of materials (which shortages are not unique to the party claiming Force
Majeure); government regulations, moratoria or other governmental actions, inactions or delays; failures by third parties to deliver gas, oil or another suitable fuel supply, or inability of the party claiming Force Majeure, by exercise of
reasonable diligence, to obtain gas, oil or another suitable fuel; or other causes beyond the reasonable control of the party claiming that Force Majeure has occurred (collectively, “Force Majeure”); or, to the extent permitted by
Applicable Laws, Landlord’s negligence. “Severe Weather Conditions” means weather conditions that are materially worse than those that reasonably would be anticipated for the 

  
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Property at the applicable time based on historic meteorological records. In the event of such failure, Tenant shall not be entitled to termination of this Lease or any abatement or reduction of
Rent, nor shall Tenant be relieved from the operation of any covenant or agreement of this Lease. Notwithstanding anything to the contrary in this Lease, if as a direct result of Landlord’s gross negligence or willful misconduct, for more than
seven (7) consecutive business days following written notice to Landlord: (a) HVAC or electricity services to all or a material portion of the Premises that Landlord must provide pursuant to this Lease is interrupted or is unable to
support Tenant’s normal occupancy requirements for the Permitted Use, or (b) an interruption of other essential utilities and building services that Landlord must provide pursuant to this Lease, such as fire protection or water, prevents
the use or occupancy of all or a material portion of the Premises for the Permitted Use, then Tenant’s Base Rent and Operating Expenses (or an equitable portion of such Base Rent and Operating Expenses based on the impact of such interruption
on Tenant’s business operations, to the extent that less than all of the Premises are affected) shall thereafter be abated until the Premises are again usable by Tenant for the Permitted Use; provided, however, that if Landlord is
diligently pursuing the repair of such utilities or services and Landlord provides substitute services reasonably suitable for Tenant’s continued use and occupancy of the Premises for Permitted Use purposes, as for example, bringing in portable
air-conditioning equipment or potable water supplies, then there shall not be an abatement of Base Rent. In any such event, regardless of cause, Landlord shall diligently pursue the repair of such utilities and services. The foregoing provisions
shall be Tenant’s sole recourse and remedy in the event of an interruption of services to the Premises caused by Landlord’s gross negligence or willful misconduct. The foregoing provisions shall not apply in case of the actions of parties
other than Landlord, in the case of simple negligence of Landlord, or in the case of damage to, or destruction of, the Premises (which shall be governed by the provisions of Article 24 of the Lease). 

16.4. Tenant shall pay for, prior to delinquency of payment therefor, any utilities and services that may be furnished to the Premises during
the period of time commencing on the Term Commencement Date (and any period of occupancy prior to the Term Commencement Date as further described in Section 9.5) and continuing until the expiration or earlier termination of the Term or,
if Tenant occupies the Premises after the expiration or earlier termination of the Term, after the Term, together with any fees, surcharges and taxes thereon. Upon Landlord’s demand, utilities and services provided to the Premises that are
separately metered shall be paid by Tenant directly to the supplier of such utilities or services. 
 16.5. Tenant shall not, without
Landlord’s prior written consent, use any device in the Premises (including data processing machines) that will in any way decrease the amount of ventilation, air exchange, gas, steam, electricity or water available to the retail tenants in the
Building below the Retail Utility Minimum (as defined in Section 2.1 of the Work Letter attached hereto as Exhibit D). 

16.6. If Tenant shall require utilities or services in excess of those usually furnished or supplied for tenants in similar spaces in similar
buildings owned by Landlord, any affiliate of Landlord or any entity otherwise related to Landlord by reason of Tenant’s equipment or extended hours of business operations, then Tenant shall first procure Landlord’s consent for the use
thereof, which consent Landlord may condition upon the availability of such excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of providing such excess utilities and services. 

  
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 16.7. [Intentionally left blank] 

16.8. Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air conditioning and utility systems, when Landlord
deems necessary or desirable, due to accident, emergency or the need to make repairs, alterations or improvements, until such repairs, alterations or improvements shall have been completed, and, except as provided in Section 16.3,
Landlord shall further have no responsibility or liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or utility service when prevented from doing so by Force Majeure or, to the extent permitted by Applicable
Laws, Landlord’s negligence. Without limiting the foregoing, it is expressly understood and agreed that any covenants on Landlord’s part to furnish any service pursuant to any of the terms, covenants, conditions, provisions or agreements
of this Lease, or to perform any act or thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure or, to the extent permitted by Applicable Laws, Landlord’s
negligence. 
 16.9. As provided in Section 18.1, Landlord has assumed certain obligations related to the maintenance and
operation of the Building HVAC systems, and Landlord shall permit Tenant to connect to the same at the Premises points of connection for Tenant’s use within the Premises throughout the term of this Lease. To the extent that Tenant requires HVAC
services in excess of those provided by connection to the Building HVAC systems, Tenant shall install and maintain supplemental HVAC systems in accordance with the provisions of this Lease. 

16.10. For any utilities serving the Premises for which Tenant is billed directly by such utility provider, Tenant agrees to furnish to
Landlord (a) any invoices or statements for such utilities within thirty (30) days after Tenant’s receipt thereof, (b) within thirty (30) days after Landlord’s request, any other utility usage information reasonably
requested by Landlord, and (c) within thirty (30) days after each calendar year during the Term, authorization to allow Landlord to access Tenant’s usage information necessary for Landlord to complete an ENERGY STAR® Statement of Performance (or similar comprehensive utility usage report (e.g., related to Labs 21), if requested by Landlord) and any other information reasonably requested by Landlord for the
immediately preceding year; and Tenant shall comply with any other energy usage or consumption requirements required by Applicable Laws. Tenant shall retain records of utility usage at the Premises, including invoices and statements from the utility
provider, for at least sixty (60) months, or such other period of time as may be requested by Landlord. Tenant acknowledges that any utility information for the Premises, the Building and the Property may be shared with third parties, including
Landlord’s consultants and Governmental Authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord to collect utility usage information directly from the applicable utility providers, and Tenant
shall pay Landlord a fee of One Thousand Dollars ($1,000) per month to collect such utility usage information. In addition to the foregoing, Tenant shall comply with all Applicable Laws related to the disclosure and tracking of energy consumption at
the Premises. The provisions of this Section shall survive the expiration or earlier termination of this Lease. Tenant acknowledges that the fifth and sixth floors of the Building have obtained Leadership in Energy and

  
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Environmental Design (“LEED) Silver Certified Commercial Interiors certification as established by the U.S. Green Council (“USGBC”). Tenant agrees to maintain such
certification so long as it is available, at Tenant’s cost and expense. Landlord shall cooperate as reasonably requested by Tenant in the maintenance of such certification. 

16.11. The Building is currently serviced by a laboratory waste sanitary sewer connection and there currently exists a separate acid
neutralization tank (the “Acid Neutralization Tank”) that is connected to the Premises. Tenant shall have an exclusive right to use the Acid Neutralization Tank in accordance with Applicable Laws; provided, however, that the
Acid Neutralization Tank shall be turned over to Tenant in good working order, as confirmed by a certified industrial hygienist, and notwithstanding the foregoing Landlord makes no representations or warranties about its condition or suitability.
Tenant shall be solely responsible for maintaining the Acid Neutralization Tank in good repair and condition throughout the Term and/or replacing the Acid Neutralization Tank to accomplish this purpose, and Tenant shall reimburse Landlord for all
costs, charges and expenses incurred by Landlord from time to time in connection with or arising out of the operation, use, maintenance, repair or refurbishment of the Acid Neutralization Tank, including all clean-up costs relating to the Acid
Neutralization Tank (collectively, “Tank Costs”). Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any
and all Claims, including (a) diminution in value of the Property or any portion thereof, (b) damages for the loss or restriction on use of rentable or usable space or of any amenity of the Property, (c) damages arising from any
adverse impact on marketing of space in the Property or any portion thereof and (d) sums paid in settlement of Claims that arise during or after the Term as a result of Tenant’s improper use of the Acid Neutralization Tank. This
indemnification by Tenant includes costs incurred in connection with any investigation of site conditions or any clean-up, remediation, removal or restoration required by any Governmental Authority caused by Tenant’s improper use of the Acid
Neutralization Tank. 
 17. Alterations. 

17.1. Tenant shall make no alterations, additions or improvements in or to the Premises or engage in any construction, demolition,
reconstruction, renovation, or other work (whether major or minor) of any kind in, at, or serving the Premises (“Alterations”), other than Cosmetic Alterations (as defined below), without Landlord’s prior written approval,
which approval Landlord shall not unreasonably withhold, condition or delay; provided, however, that in the event any proposed Alteration is reasonably expected to materially and adversely affect (a) any structural portions of the
Building, including exterior walls, roof, foundation, foundation systems (including barriers and subslab systems), or core of the Building, (b) the exterior of the Building or (c) any Building systems, including elevator, plumbing, air
conditioning, heating, electrical, security, life safety and power, then Landlord may withhold its approval with respect thereto in its sole and absolute discretion. Tenant shall, in making any such Alterations, use only those architects,
contractors, suppliers and mechanics of which Landlord has given prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. In seeking Landlord’s approval, Tenant shall provide Landlord, at least fourteen
(14) days in advance of any proposed construction, with plans, specifications, bid proposals, certified stamped engineering drawings and calculations by Tenant’s engineer of record or architect or record, (including

  
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connections to the Building’s structural system, modifications to the Building’s envelope, non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety
systems), work contracts, requests for laydown areas and such other information concerning the nature and cost of the Alterations as Landlord may reasonably request. In no event shall Tenant use or Landlord be required to approve any architects,
consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony or may not have sufficient experience, in Landlord’s reasonable opinion, to perform work in an occupied Class
“A” laboratory research building and in tenant-occupied lab areas. Notwithstanding the foregoing, Tenant may make strictly cosmetic changes to the Premises (“Cosmetic Alterations”) without Landlord’s consent; provided
that (y) the cost of any Cosmetic Alterations does not exceed Two Hundred Fifty Thousand Dollars ($250,000) annually, (z) such Cosmetic Alterations do not (i) require any structural or other substantial modifications to the Premises,
(ii) require any changes to, or adversely affect, the Building systems, (iii) affect the exterior of the Building or (iv) trigger any requirement under Applicable Laws that would require Landlord to make any alteration or improvement
to the Premises, the Building or the Property. Tenant shall give Landlord at least ten (10) days’ prior written notice of any Cosmetic Alterations. 

17.2. Tenant shall not construct or permit to be constructed partitions or other obstructions that are reasonably likely to interfere with free
access to mechanical installation or service facilities of the Building or with other tenants’ components located within the Building, or interfere with the moving of Landlord’s equipment to or from the enclosures containing such
installations or facilities. 
 17.3. Tenant shall accomplish any work performed on the Premises or the Building in such a manner as to
permit any life safety systems to remain fully operable at all times. 
 17.4. Any work performed on the Premises, the Building or the
Property by Tenant or Tenant’s contractors shall be done at such times and in such manner as Landlord may from time to time reasonably designate. Tenant covenants and agrees that all work done by Tenant or Tenant’s contractors shall be
performed in full compliance with Applicable Laws. Within thirty (30) days after completion of any Alterations (other than Cosmetic Alterations), Tenant shall provide Landlord with complete “as-built” drawing print sets, project
specifications and electronic CADD files on disc (or files in such other current format in common use as Landlord reasonably approves or requires) showing any changes in the Premises (which changes shall be overlaid on the previously existing
improvements in the Premises) as well as a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and approved by Landlord for all new or affected mechanical, electrical and plumbing systems. Further, within
thirty (30) days after completion of any Alterations described in Sections 17.1(a), 17.1(b) or 17.1(c), Tenant shall provide Landlord with any applicable inspection reports, certifications and approvals that may be required
from any Governmental Authority and any board of fire underwriters or similar body for the use and occupancy of the Premises. 
 17.5. Before
commencing any Alterations or Tenant Improvements, Tenant shall give Landlord at least fourteen (14) days’ prior written notice of the proposed commencement of such work and shall, if required by Landlord, secure, at Tenant’s own cost
and expense, a completion and lien indemnity bond satisfactory to Landlord for said work. 

  
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 17.6. Tenant shall repair any damage to the Premises caused by Tenant’s removal of any
property from the Premises (including Tenant’s removal of items elected by Landlord in accordance with Section 17.7). During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if said space were
otherwise occupied by Tenant. The provisions of this Section shall survive the expiration or earlier termination of this Lease. 
 17.7. The
Premises plus any Alterations, Signage, Tenant Improvements, attached equipment, decorations, fixtures, trade fixtures, and additions and improvements attached to or built into the Premises made by either of the parties (including all floor and wall
coverings; paneling; sinks and related plumbing fixtures; laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits; electrical panels and circuits; business and trade fixtures; attached machinery and
equipment; and built-in furniture and cabinets, in each case, together with all additions and accessories thereto), shall (unless, prior to such construction or installation, Landlord elects otherwise in writing) at all times remain the property of
Landlord, shall remain in the Premises and shall (unless, prior to construction or installation thereof, Landlord elects otherwise in writing) be surrendered to Landlord upon the expiration or earlier termination of this Lease. For the avoidance of
doubt, the items listed on Exhibit N attached hereto (which Exhibit N may be updated by Tenant from and after the Term Commencement Date, subject to Landlord’s written consent) constitute Tenant’s property and shall be
removed by Tenant upon the expiration or earlier termination of the Lease. 
 17.8. Notwithstanding any other provision of this Article to
the contrary, in no event shall Tenant remove any improvement from the Premises as to which Landlord contributed payment, including the Tenant Improvements, or make any changes that will negatively impact the Retail Utility Minimum without
Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion. 
 17.9. If Tenant shall fail
to remove any of its property from the Premises prior to the expiration or earlier termination of this Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store such effects without liability to
Tenant for loss thereof or damage thereto, and Tenant shall pay Landlord, upon demand, any costs and expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property or any
portion thereof at private sale and without legal process for such price as Landlord may obtain and apply the proceeds of such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the
removal, storage and sale of such personal property. 
 17.10. In the event Tenant performs Alterations (including the Tenant Improvements,
but not limiting Landlord’s right to charge for Landlord’s services related to the Tenant Improvements), Tenant shall reimburse Landlord for all of Landlord’s actual out-of-pocket expenses related thereto, including expenses related
to plan review, coordination, scheduling and supervision. Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of faulty work done by Tenant or its contractors, or by reason of delays caused by such work (other than
delays caused by Landlord), or by reason of inadequate clean-up. 

  
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 17.11. Within sixty (60) days after final completion of the Tenant Improvements (or any
other Alterations performed by Tenant with respect to the Premises), Tenant shall submit to Landlord documentation showing the amounts expended by Tenant with respect to such Tenant Improvements (or any other Alterations performed by Tenant with
respect to the Premises), together with supporting documentation reasonably acceptable to Landlord. 
 17.12. Tenant shall take, and shall
cause its contractors to take, commercially reasonable steps to protect the Premises during the performance of any Alterations or Tenant Improvements, including covering or temporarily removing any window coverings so as to guard against dust,
debris or damage. 
 17.13. Tenant shall require its contractors and subcontractors performing work on the Premises to name Landlord and its
affiliates (as set forth in Section 23.4) and Lenders as additional insureds on their respective insurance policies. 
 18. Repairs and
Maintenance. 
 18.1. Landlord shall repair, maintain, and manage the services and facilities at the Building listed on Exhibit O
as “Landlord Managed.” Costs incurred by Landlord pursuant to this Section shall constitute Operating Expenses. 
 18.2. Except for
services of Landlord required by Section 18.1, Tenant, at its sole cost and expense, shall repair, maintain, and manage the services and facilities at the Building listed on Exhibit O as “Tenant Managed,” shall maintain
and keep the Premises and every part thereof in good condition and repair, damage thereto from ordinary wear and tear excepted, and shall, within ten (10) days after receipt of written notice from Landlord, provide to Landlord any maintenance
records that Landlord reasonably requests. 
 18.3. There shall be no abatement of Rent and no liability of Landlord by reason of any injury
to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Building or the Property, or in or to improvements, fixtures, equipment and personal property therein.

 18.4. Landlord shall not be required to maintain or make any repairs or replacements of any nature or description whatsoever to the
Premises, except to the extent damage to the Premises is caused Landlord’s gross negligence or willful misconduct (provided, that Landlord’s actions or damages caused in response to an emergency shall never be deemed to be gross negligence
or willful misconduct). Tenant hereby expressly waives the right to make repairs at the expense of Landlord as provided for in any Applicable Laws in effect at the time of execution of this Lease, or in any other Applicable Laws that may hereafter
be enacted, and waives its rights under Applicable Laws relating to a landlord’s duty to maintain its premises in a tenantable condition. Notwithstanding the foregoing, if Tenant shall fail, after reasonable notice, to maintain or to commence
and thereafter to proceed with diligence to make any repair required of it pursuant to the terms of this Lease, Landlord, without being under any obligation to do so and without thereby waiving such default by Tenant, may so maintain or make such
repair and may charge Tenant for the costs thereof. Any expense reasonably incurred by Landlord in connection 

  
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with the making of such repairs may be billed by Landlord to Tenant monthly or, at Landlord’s option, immediately, and shall be due and payable within ten (10) days after such billing
or, at Landlord’s option, may be deducted from the Security Deposit. 
 18.5. Tenant shall, upon the expiration or sooner termination of
the Term, surrender the Premises to Landlord in as good a condition as when received, ordinary wear and tear excepted; and shall, at Landlord’s request and Tenant’s expense, remove all telephone and data systems, wiring and equipment from
the Premises and repair any damage to the Premises caused thereby. Notwithstanding the foregoing, Tenant shall have no obligation to perform any work that is included in the services of the Landlord as required under Section 18.1.
Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Building or the Property or any part thereof, other than pursuant to the terms and provisions of the Work Letter. 

18.6. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance that is Landlord’s obligation
pursuant to this Lease unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need of such repairs or maintenance. In the event that Landlord timely fails to make a repair or perform
maintenance that is Landlord’s obligation pursuant to this Lease, Tenant may notify Landlord of such failure and, if Landlord does not make the repair or perform the maintenance within thirty (30) days after Landlord’s receipt of such
notice (or, if such repair or maintenance cannot reasonably be completed with such period, within the period of time reasonably required (so long as Landlord begins the repair or maintenance within such period and diligently prosecutes the same to
completion)), Tenant may perform the repair or maintenance and Landlord shall reimburse Tenant for its reasonable out-of-pocket costs for performing the same within thirty (30) days after receipt of an invoice from Tenant therefor.
Notwithstanding anything in this Section to the contrary, before performing any such repairs or maintenance, Tenant shall notify Landlord of Tenant’s intent to do so and shall reasonably coordinate with Landlord and any other tenants of the
Property that may be affected the need for such repairs or maintenance. 
 18.7. This Article relates to repairs and maintenance arising in
the ordinary course of operation of the Premises and any related facilities. In the event of a casualty described in Article 24, Article 24 shall apply in lieu of this Article. In the event of eminent domain,
Article 25 shall apply in lieu of this Article. 
 18.8. If any excavation shall be made upon land adjacent to or under the
Building, or shall be authorized to be made, upon reasonable advance notice to Tenant, and subject to the restrictions set forth in Section 14.4 (provided that no such restrictions shall apply in an emergency), Tenant shall afford to the
person causing or authorized to cause such excavation, license to enter the Premises for the purpose of performing such work as said person shall deem necessary or desirable to preserve and protect the Building from injury or damage and to support
the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting Tenant’s obligations under this Lease. 

  
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 19. Liens. 

19.1. Subject to the immediately succeeding sentence, Tenant shall keep the Premises, the Building and the Property free from any liens arising
out of work or services performed, materials furnished to or obligations incurred by Tenant. Tenant further covenants and agrees that any mechanic’s or materialman’s lien filed against the Premises, the Building or the Property for work or
services claimed to have been done for, or materials claimed to have been furnished to, or obligations incurred by Tenant shall be discharged or bonded by Tenant within ten (10) days after the filing thereof, at Tenant’s sole cost and
expense. 
 19.2. Should Tenant fail to discharge or bond against any lien of the nature described in Section 19.1, Landlord may,
at Landlord’s election, pay such claim or post a statutory lien bond or otherwise provide security to eliminate the lien as a claim against title, and Tenant shall immediately reimburse Landlord for the costs thereof as Additional Rent. Tenant
shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any Claims arising from any such liens, including any administrative, court or
other legal proceedings related to such liens. 
 19.3. In the event that Tenant leases or finances the acquisition of office equipment,
furnishings or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code financing statement shall, upon its face or by exhibit thereto, indicate
that such financing statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall the address of the Premises, the Building or the Property be furnished on a financing statement without
qualifying language as to applicability of the lien only to removable personal property located in an identified suite leased by Tenant. Should any holder of a financing statement record or place of record a financing statement that appears to
constitute a lien against any interest of Landlord or against equipment that may be located other than within an identified suite leased by Tenant, Tenant shall, within ten (10) days after filing such financing statement, cause (a) a copy
of the lender security agreement or other documents to which the financing statement pertains to be furnished to Landlord to facilitate Landlord’s ability to demonstrate that the lien of such financing statement is not applicable to
Landlord’s interest and (b) Tenant’s lender to amend such financing statement and any other documents of record to clarify that any liens imposed thereby are not applicable to any interest of Landlord in the Premises, the Building or
the Property. Subject to the requirements of this Section, Landlord shall use commercially reasonable efforts to cooperate in the execution of reasonable documents relating to the leasing or financing of Tenant’s personal property that may be
reasonably requested by Tenant’s vendors or lenders; provided, however, that such documentation shall not adversely affect Landlord’s rights under this Lease. 

20. Estoppel Certificate. Tenant shall, within ten (10) days of receipt of written notice from Landlord, execute, acknowledge and deliver a
statement in writing substantially in the form attached to this Lease as Exhibit P, or on any other form reasonably requested by a current or proposed Lender or encumbrancer or proposed purchaser, (a) certifying that this Lease is
unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which rental and other charges are paid in advance, if any,
(b) acknowledging that there are not, to 

  
 33 

 
Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (c) setting forth such further information with respect
to this Lease or the Premises as may be requested thereon. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Property. Tenant’s failure to deliver such statement within such the
prescribed time shall, at Landlord’s option, constitute a Default (as defined below) under this Lease, and, in any event, shall be binding upon Tenant that the Lease is in full force and effect and without modification except as may be
represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 
 21. Hazardous Materials. 

21.1. Tenant shall not cause or permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about the Premises,
the Building or the Property in violation of Applicable Laws by Tenant or its employees, agents, contractors or invitees (collectively with Tenant, each a “Tenant Party”). If (a) Tenant breaches such obligation, (b) the
presence of Hazardous Materials as a result of such a breach results in contamination of the Property, any portion thereof, or any adjacent property, (c) contamination of the Premises otherwise occurs during the Term or any extension or renewal
hereof or holding over hereunder or (d) contamination of the Property occurs as a result of Hazardous Materials that are placed on or under or are released into the Property by a Tenant Party, then Tenant shall indemnify, save, defend (at
Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, including (w) diminution in value of the Property or any portion
thereof, (x) damages for the loss or restriction on use of rentable or usable space or of any amenity of the Property, (y) damages arising from any adverse impact on marketing of space in the Property or any portion thereof and
(z) sums paid in settlement of Claims that arise before, during or after the Term as a result of such breach or contamination. This indemnification by Tenant includes costs incurred in connection with any investigation of site conditions or any
clean-up, remedial, removal or restoration work required by any Governmental Authority because of Hazardous Materials present in the air, soil or groundwater above, on, under or about the Property. Without limiting the foregoing, if the presence of
any Hazardous Materials in, on, under or about the Property, any portion thereof or any adjacent property caused or permitted by any Tenant Party results in any contamination of the Property, any portion thereof or any adjacent property, then Tenant
shall promptly take all actions at its sole cost and expense as are necessary to return the Property, any portion thereof or any adjacent property to its respective condition existing prior to the time of such contamination; provided that
Landlord’s written approval of such action shall first be obtained, which approval Landlord shall not unreasonably withhold; and provided, further, that it shall be reasonable for Landlord to withhold its consent if such actions could
have a material adverse long-term or short-term effect on the Property, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of
damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. 

21.2. Landlord acknowledges that it is not the intent of this Article to prohibit Tenant from operating its business for the Permitted Use.
Tenant may operate its business according to 

  
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the custom of Tenant’s industry so long as the use or presence of Hazardous Materials is strictly and properly monitored in accordance with Applicable Laws. As a material inducement to
Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Term Commencement Date a list identifying each type of Hazardous Material to be present at the Property and
setting forth any and all governmental approvals or permits required in connection with the presence of such Hazardous Material at the Property (the “Hazardous Materials List”). Tenant shall deliver to Landlord an updated Hazardous
Materials List on or prior to each annual anniversary of the Term Commencement Date and shall also deliver an updated Hazardous Materials List before any new Hazardous Materials are brought to the Property. Tenant shall deliver to Landlord true and
correct copies of the following documents (hereinafter referred to as the “Documents”) relating to the handling, storage, disposal and emission of Hazardous Materials prior to the Term Commencement Date or, if unavailable at that
time, concurrently with the receipt from or submission to any Governmental Authority: permits; approvals; reports and correspondence; storage and management plans; notices of violations of Applicable Laws; plans relating to the installation of any
storage tanks to be installed in, on, under or about the Property (provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent Landlord may withhold in its
sole and absolute discretion); and all closure plans or any other documents required by any and all Governmental Authorities for any storage tanks installed in, on, under or about the Property for the closure of any such storage tanks (collectively,
“Hazardous Materials Documents”). Tenant shall deliver to Landlord updated Hazardous Materials Documents, within thirty (30) days after receipt of a written request therefor from Landlord, not more often than once per year,
unless (m) there are any changes to the Hazardous Materials Documents or (n) Tenant initiates any Alterations or changes its business, in either case in a way that involves any material increase in the types or amounts of Hazardous
Materials. For each type of Hazardous Material listed, the Hazardous Materials Documents shall include (t) the chemical name, (u) the material state (e.g., solid, liquid, gas or cryogen), (v) the concentration, (w) the storage
amount and storage condition (e.g., in cabinets or not in cabinets), (x) the use amount and use condition (e.g., open use or closed use), (y) the location (e.g., room number or other identification) and (z) if known, the chemical
abstract service number. Notwithstanding anything in this Section to the contrary, Tenant shall not be required to provide Landlord with any Hazardous Materials Documents containing information of a proprietary nature, which Hazardous Materials.
Tenant shall not be required, however, to provide Landlord with any portion of the Documents containing information of a proprietary nature, which Documents, in and of themselves, do not contain a reference to any Hazardous Materials or activities
related to Hazardous Materials. If Tenant provides Landlord with Hazardous Materials Documents containing information of a proprietary nature and notifies Landlord in writing upon disclosure that such information is proprietary, Landlord shall keep
the same confidential and shall not disclose such information to any third-party, except that Landlord may disclose such information (a) as may be required by Applicable Laws or in any judicial proceeding (provided that prior to disclosure
Landlord gives Tenant reasonable notice of such requirement, if feasible) and (b) to Landlord’s attorneys, accountants and other bona fide consultants or advisers who are advised of the confidential nature of such information. Landlord
agrees that a breach of such confidentiality may cause Tenant harm for which recovery of damages would be an inadequate remedy, and in such event, Tenant shall be entitled to obtain injunctive relief, as well as such

  
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further relief as may be granted by a court of competent jurisdiction, but excluding special, punitive, exemplary, indirect or consequential damages, including lost profits. Landlord may, at
Landlord’s expense, cause the Hazardous Materials Documents to be reviewed by a person or firm qualified to analyze Hazardous Materials to confirm compliance with the provisions of this Lease and with Applicable Laws. In the event that a review
of the Hazardous Materials Documents indicates non-compliance with this Lease or Applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous Materials into compliance. Notwithstanding anything in
this Lease to the contrary or Landlord’s review into Tenant’s Hazardous Materials Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other
tenants’ use or disposal of Hazardous Materials, it being acknowledged by Tenant that Tenant is best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 

21.3. At any time, and from time to time, prior to the expiration of the Term, Landlord shall have the right to conduct appropriate tests of
the Property or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred due to the acts or omissions of a Tenant Party. Tenant shall pay all reasonable costs of such tests if such tests reveal that
Hazardous Materials exist at the Property in violation of this Lease. 
 21.4. If underground or other storage tanks storing Hazardous
Materials installed or utilized by Tenant are located on the Premises, or are hereafter placed on the Premises by Tenant (or by any other party, if such storage tanks are utilized by Tenant), then Tenant shall monitor the storage tanks, maintain
appropriate records, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other steps necessary or required under the Applicable Laws. Tenant shall have no responsibility or liability for
underground or other storage tanks installed by anyone other than Tenant unless Tenant utilizes such underground or other storage tanks, in which case Tenant’s responsibilities for such tanks are as set forth in this Section. 

21.5. Tenant shall promptly report to Landlord any actual or suspected presence of mold or water intrusion at the Premises. 

21.6. Tenant’s obligations under this Article shall survive the expiration or earlier termination of the Lease. During any period of time
needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises of any such Hazardous Materials, Tenant shall be deemed a holdover tenant and subject to the provisions of Article 27 below. 

21.7. As used herein, the term “Hazardous Material” means any toxic, explosive, corrosive, flammable, infectious, radioactive,
carcinogenic, mutagenic or otherwise hazardous substance, material or waste that is or becomes regulated by Applicable Laws or any Governmental Authority. 

21.8. Notwithstanding anything to the contrary in this Lease, Landlord shall have sole control over the equitable allocation of fire control
areas (as defined in the Uniform Building Code as adopted by the city or municipality(ies) in which the Property is located (the “UBC”)) 

  
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within the Property for the storage of Hazardous Materials. Notwithstanding anything to the contrary in this Lease, the quantity of Hazardous Materials allowed by this Section 21.8 is
specific to Tenant and shall not run with the Lease in the event of a Transfer (as defined in Article 29). In the event of a Transfer, if the use of Hazardous Materials by such new tenant (“New Tenant”) is such that New
Tenant utilizes fire control areas in the Property in excess of New Tenant’s Pro Rata Share of the Building, then New Tenant shall, at its sole cost and expense and upon Landlord’s written request, establish and maintain a separate area of
the Premises classified by the UBC as an “H” occupancy area for the use and storage of Hazardous Materials, or take such other action as is necessary to ensure that its share of the fire control areas of the Building and the Property is
not greater than New Tenant’s Pro Rata Share of the Building. Notwithstanding anything in this Lease to the contrary, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal
of fire control areas, it being acknowledged by Tenant that Tenant and other tenants are best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 

22. Odors and Exhaust. Tenant acknowledges that Landlord would not enter into this Lease with Tenant unless Tenant assured Landlord that under no
circumstances will any other occupants of the Building or the Property (including persons legally present in any outdoor areas of the Property) be subjected to odors or fumes (whether or not noxious), and that the Building and the Property will not
be damaged by any exhaust, in each case from Tenant’s operations, including in Tenant’s vivarium. Landlord and Tenant therefore agree as follows: 

22.1. Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any kind from the
Premises. 
 22.2. If the Building has a ventilation system that, in Landlord’s judgment, is adequate, suitable, and appropriate to vent
the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Property, Tenant shall vent the Premises through such system. If Landlord at any time determines that any existing ventilation system is inadequate, or
if no ventilation system exists, Tenant shall in compliance with Applicable Laws vent all fumes and odors from the Premises (and remove odors from Tenant’s exhaust stream) as Landlord requires. The placement and configuration of all ventilation
exhaust pipes, louvers and other equipment shall be subject to Landlord’s approval. Tenant acknowledges Landlord’s legitimate desire to maintain the Property (indoor and outdoor areas) in an odor-free manner, and Landlord may require
Tenant to abate and remove all odors in a manner that goes beyond the requirements of Applicable Laws. 
 22.3. Tenant shall, at
Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air cleaners, scrubbers and whatever other equipment may in Landlord’s judgment be necessary or appropriate from time to time) to completely
remove, eliminate and abate any odors, fumes or other substances in Tenant’s exhaust stream that, in Landlord’s judgment, emanate from Tenant’s Premises. Any work Tenant performs under this Section shall constitute Alterations. 

22.4. Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue throughout the Term. Landlord’s
approval of the Tenant Improvements shall not 

  
 37 

 
preclude Landlord from requiring additional measures to eliminate odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may designate in Landlord’s discretion).
Tenant shall install additional equipment as Landlord requires from time to time under the preceding sentence. Such installations shall constitute Alterations. 

22.5. If Tenant fails to install satisfactory odor control equipment within ten (10) business days after Landlord’s demand made at
any time, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any operations in the Premises that, in Landlord’s determination, cause odors, fumes or exhaust. For example, if
Landlord determines that Tenant’s production of a certain type of product causes odors, fumes or exhaust, and Tenant does not install satisfactory odor control equipment within ten (10) business days after Landlord’s request, then
Landlord may require Tenant to stop producing such type of product in the Premises unless and until Tenant has installed odor control equipment satisfactory to Landlord. 

23. Insurance; Waiver of Subrogation. 

23.1. Landlord shall maintain insurance for the Building and the Property in amounts equal to full replacement cost (exclusive of the costs of
excavation, foundations and footings, engineering costs or such other costs to the extent the same are not incurred in the event of a rebuild and without reference to depreciation taken by Landlord upon its books or tax returns) or such lesser
coverage as Landlord may elect, provided that such coverage shall not be less than ninety percent (90%) of such full replacement cost or the amount of such insurance Landlord’s Lender, if any, requires Landlord to maintain,
providing protection against any peril generally included within the classification “Fire and Extended Coverage,” together with insurance against sprinkler damage (if applicable), vandalism and malicious mischief. Landlord, subject to
availability thereof, shall further insure, if Landlord deems it appropriate, coverage against flood, environmental hazard, earthquake, loss or failure of building equipment, rental loss during the period of repairs or rebuilding, workmen’s
compensation insurance and fidelity bonds for employees employed to perform services. Notwithstanding the foregoing, Landlord may, but shall not be deemed required to, provide insurance for any improvements installed by Tenant or that are in
addition to the standard improvements customarily furnished by Landlord, without regard to whether or not such are made a part of or are affixed to the Building. 

23.2. In addition, Landlord shall carry commercial general liability insurance with a single limit of not less than Two Million Dollars
($2,000,000) for death or bodily injury, or property damage with respect to the Property. 
 23.3. Tenant shall, at its own cost and expense,
procure and maintain during the Term the following insurance for the benefit of Tenant and Landlord (as their interests may appear) with insurers financially acceptable and lawfully authorized to do business in the state where the Premises are
located: 
 (a) Commercial General Liability insurance on a broad-based occurrence coverage form, with coverages including but not limited to
bodily injury (including death), property damage (including loss of use resulting therefrom), premises/operations, personal & 

  
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advertising injury, and contractual liability with limits of liability of not less than $2,000,000 for bodily injury and property damage per occurrence, $2,000,000 general aggregate, which limits
may be met by use of excess and/or umbrella liability insurance provided that such coverage is at least as broad as the primary coverages required herein. 

(b) Commercial Automobile Liability insurance covering liability arising from the use or operation of any auto, including those owned, hired or
otherwise operated or used by or on behalf of the Tenant. The coverage shall be on a broad-based occurrence form with combined single limits of not less than $1,000,000 per accident for bodily injury and property damage. 

(c) Commercial Property insurance covering property damage to the full replacement cost value and business interruption. Covered property shall
include all tenant improvements in the Premises (to the extent not insured by Landlord pursuant to Section 23.1) and Tenant’s Property including personal property, furniture, fixtures, machinery, equipment, stock, inventory and
improvements and betterments, which may be owned by Tenant or Landlord and required to be insured hereunder, or which may be leased, rented, borrowed or in the care custody or control of Tenant, or Tenant’s agents, employees or subcontractors.
Such insurance, with respect only to all Tenant Improvements, Alterations or other work performed on the Premises by Tenant (collectively, “Tenant Work”), shall name Landlord and Landlord’s current and future mortgagees as loss
payees as their interests may appear. Such insurance shall be written on an “all risk” of physical loss or damage basis including the perils of fire, extended coverage, electrical injury, mechanical breakdown, windstorm, vandalism,
malicious mischief, sprinkler leakage, back-up of sewers or drains, flood, earthquake, terrorism and such other risks Landlord may from time to time designate, for the full replacement cost value of the covered items with an agreed amount
endorsement with no co-insurance. Business interruption coverage shall have limits sufficient to cover Tenant’s lost profits and necessary continuing expenses, including rents due Landlord under the Lease. The minimum period of indemnity for
business interruption coverage shall be twelve (12) months plus twelve (12) months’ extended period of indemnity. 
 (d)
Workers’ Compensation insurance as is required by statute or law, or as may be available on a voluntary basis and Employers’ Liability insurance with limits of not less than the following: each accident, Five Hundred Thousand Dollars
($500,000); disease ($500,000); disease (each employee), Five Hundred Thousand Dollars ($500,000). 
 (e) Medical malpractice insurance at
limits of not less than $1,000,000 each claim during such periods, if any, that Tenant engages in the practice of medicine at the Premises. 

(f) Pollution Legal Liability insurance is required if Tenant stores, handles, generates or treats Hazardous Materials, as determined solely by
Landlord, on or about the Premises. Such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage including physical injury to or destruction of tangible property including
the resulting loss of use thereof, clean-up costs, and the loss of use of tangible property that has not been physically injured or destroyed; and defense costs, charges 

  
 39 

 
and expenses incurred in the investigation, adjustment or defense of claims for such compensatory damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the
discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of
water. Claims-made coverage is permitted, provided the policy retroactive date is continuously maintained prior to the commencement date of this agreement, and coverage is continuously maintained during all periods in which Tenant occupies the
Premises. Coverage shall be maintained with limits of not less than $1,000,000 per incident with a $2,000,000 policy aggregate and for a period of two (2) years thereafter. 

(g) During all construction by Tenant at the Premises, with respect to tenant improvements being constructed (including the Tenant Improvements
and any Alterations, insurance required in Exhibit D-2 must be in place. 
 23.4. The insurance required of Tenant by this Article
shall be with companies at all times having a rating of not less than A- and financial category rating of at least Class VII in “A.M. Best’s Insurance Guide” current edition. Tenant shall obtain for Landlord from the insurance
companies or cause the insurance companies to furnish certificates of insurance evidencing all coverages required herein to Landlord. Landlord reserves the right to require complete, certified copies of all required insurance policies including any
endorsements. No such policy shall be cancelable or subject to reduction of coverage or other modification or cancellation except after twenty (20) days’ prior written notice to Landlord from Tenant or its insurers (except in the event of
non-payment of premium, in which case ten (10) days’ written notice shall be given). All such policies shall be written as primary policies, not contributing with and not in excess of the coverage that Landlord may carry. Tenant’s
required policies shall contain severability of interests clauses stating that, except with respect to limits of insurance, coverage shall apply separately to each insured or additional insured. Tenant shall, at least twenty-five (25) days
prior to the expiration of such policies, furnish Landlord with renewal certificates of insurance or binders. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure such
insurance on Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent. Commercial General Liability, Commercial Automobile Liability, Umbrella Liability and Pollution Legal Liability insurance as required above shall name
Landlord, BioMed Realty, L.P., and BioMed Realty Trust, Inc., and their respective officers, employees, agents, general partners, members, subsidiaries, affiliates and Lenders (“Landlord Parties”) as additional insureds as respects
liability arising from work or operations performed by or on behalf of Tenant, Tenant’s use or occupancy of Premises, and ownership, maintenance or use of vehicles by or on behalf of Tenant. 

23.5. Tenant assumes the risk of damage to any fixtures, goods, inventory, merchandise, equipment and leasehold improvements, and Landlord
shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage, all as more particularly set forth within this Lease. Tenant shall, at Tenant’s sole cost and expense, carry such insurance as
Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption. 

  
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 23.6. In each instance where insurance is to name Landlord Parties as additional insureds, Tenant
shall, upon Landlord’s written request, also designate and furnish certificates evidencing such Landlord Parties as additional insureds to (a) any Lender of Landlord holding a security interest in the Building or the Property, (b) the
landlord under any lease whereunder Landlord is a tenant of the Property if the interest of Landlord is or shall become that of a tenant under a ground lease rather than that of a fee owner and (c) any management company retained by Landlord to
manage the Property. 
 23.7. Landlord and Tenant each hereby waive any and all rights of recovery against the other or against the officers,
directors, employees, agents, general partners, members, subsidiaries, affiliates and Lenders of the other on account of loss or damage occasioned by such waiving party or its property or the property of others under such waiving party’s
control, in each case to the extent that such loss or damage is insured against under any fire and extended coverage insurance policy that either Landlord or Tenant may have in force at the time of such loss or damage. Such waivers shall continue so
long as their respective insurers so permit. Any termination of such a waiver shall be by written notice to the other party, containing a description of the circumstances hereinafter set forth in this Section. Landlord and Tenant, upon obtaining the
policies of insurance required or permitted under this Lease, shall give notice to the insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this Lease. If such policies shall not be obtainable with such
waiver or shall be so obtainable only at a premium over that chargeable without such waiver, then the party seeking such policy shall notify the other of such conditions, and the party so notified shall have ten (10) days thereafter to either
(a) procure such insurance with companies reasonably satisfactory to the other party or (b) agree to pay such additional premium (in Tenant’s case, in the proportion that the area of the Premises bears to the insured area). If the
parties do not accomplish either (a) or (b), then this Section shall have no effect during such time as such policies shall not be obtainable or the party in whose favor a waiver of subrogation is desired refuses to pay the additional premium.
If such policies shall at any time be unobtainable, but shall be subsequently obtainable, then neither party shall be subsequently liable for a failure to obtain such insurance until a reasonable time after notification thereof by the other party.
If the release of either Landlord or Tenant, as set forth in the first sentence of this Section, shall contravene Applicable Laws, then the liability of the party in question shall be deemed not released but shall be secondary to the other
party’s insurer. 
 23.8. Landlord may require insurance policy limits required under this Lease to be raised to conform with
requirements of Landlord’s Lender or to bring coverage limits to levels then being required of new tenants within the Property. 
 23.9.
Any costs incurred by Landlord pursuant to this Article shall constitute a portion of Operating Expenses. 
 23.10. The provisions of this
Section shall survive the expiration or earlier termination of this Lease. 

  
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 24. Damage or Destruction. 

24.1. In the event of a partial destruction of the Premises (the “Affected Area”) by fire or other perils covered by extended
coverage insurance not exceeding twenty-five percent (25%) of the full insurable value thereof, and provided that (x) the damage thereto is such that the Affected Area may be repaired, reconstructed or restored within a period of
six (6) months from the date of the happening of such casualty, (y) Landlord shall receive insurance proceeds sufficient to cover the cost of such repairs, reconstruction and restoration (except for any deductible amount provided by
Landlord’s policy, which deductible amount, if paid by Landlord, shall constitute an Operating Expense) and (z) such casualty was not intentionally caused by a Tenant Party, then Landlord shall commence and proceed diligently with the work
of repair, reconstruction and restoration of the Affected Area and this Lease shall continue in full force and effect. 
 24.2. In the event
of any damage to or destruction of the Building or the Property other than as described in Section 24.1, Landlord may elect to repair, reconstruct and restore the Building or the Property, as applicable, in which case this Lease shall
continue in full force and effect. If Landlord elects not to repair, reconstruct and restore the Building or the Property, as applicable, then this Lease shall terminate as of the date of such damage or destruction. In the event of any damage or
destruction (regardless of whether such damage falls under Section 24.1 or this Section 24.2), if (a) in Landlord’s determination as set forth in the Damage Repair Estimate (defined below), the Affected Area cannot
be restored within twelve (12) months after the date of the Damage Repair Estimate or (b) the Damage Repair Estimate states that the Affected Area will be repaired, reconstructed or restored in a period of twelve (12) months or less,
and subject to Section 24.6 and any delay caused by Tenant, the Affected Area is not actually repaired, restored or reconstructed within such twelve (12) months period, then, subject to the Damage Cure Period (as defined below),
Tenant shall have the right to terminate this Lease, effective as of the date of such damage or destruction, by delivering to Landlord its written notice of termination (a “Notice of Termination”) (y) with respect to
Section 24.2(a), no later than fifteen (15) days after Landlord delivers Landlord’s Damage Repair Estimate and (z) with respect to Section 24.2(b), no later than fifteen (15) days after such twelve
(12) month period (as may be extended pursuant to Section 24.6 and as a result of any other delay caused by Tenant) has expired. If Tenant provides Landlord with a Termination Notice pursuant to Section 24.2(z), Landlord
shall have an additional thirty (30) days (the “Damage Cure Period”) from receipt of such Termination Notice to complete the repair, reconstruction or restoration. If Landlord does not complete such repair, reconstruction or
restoration within the Damage Cure Period, then Tenant may terminate this Lease by giving Landlord written notice at the expiration of such Damage Cure Period. If Landlord does complete such repair, reconstruction or restoration within such Damage
Cure Period, then this Lease shall continue in full force and effect. 
 24.3. As soon as reasonably practicable, but in any event within
sixty (60) days following the date of damage or destruction, Landlord shall notify Tenant of Landlord’s good faith estimated assessment of the period of time in which the repairs will be completed (“Damage Repair
Estimate”), which assessment shall be based upon the opinion of a contractor reasonably selected by Landlord and experienced in comparable repairs of similar buildings. Additionally, Landlord shall give written notice to Tenant within sixty
(60) days following the date of damage or destruction of its election not to repair, reconstruct or restore the Building or the Property, as applicable. 

  
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 24.4. Upon any termination of this Lease under any of the provisions of this Article, the parties
shall be released thereby without further obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to (a) matters occurring prior to the damage or destruction and (b) provisions of
this Lease that, by their express terms, survive the expiration or earlier termination hereof. 
 24.5. In the event of repair,
reconstruction and restoration as provided in this Article, all Rent to be paid by Tenant under this Lease shall be abated proportionately from the date of the casualty based on the extent to which Tenant’s use of the Premises is impaired
during the period of such repair, reconstruction or restoration, unless Landlord provides Tenant with other space during the period of repair that, in Tenant’s reasonable opinion, is suitable for the temporary conduct of Tenant’s business;
provided, however, that the amount of such abatement shall be reduced by the proceeds of business interruption or loss of rental income insurance actually received by Tenant with respect to the Premises. 

24.6. Notwithstanding anything to the contrary contained in this Article, should Landlord be delayed or prevented from completing the repair,
reconstruction or restoration of the damage or destruction to the Premises after the occurrence of such damage or destruction by Force Majeure, then the time for Landlord to commence or complete repairs shall be extended on a day-for-day basis;
provided, however, that, at Landlord’s election, Landlord shall be relieved of its obligation to make such repair, reconstruction or restoration. In the event Landlord elects not to complete such repair, reconstruction or restoration due
to such Force Majeure, then this Lease shall automatically terminate except with respect to those provisions which survive such termination. 

24.7. If Landlord is obligated to or elects to repair, reconstruct or restore as herein provided, then Landlord shall be obligated to make such
repair, reconstruction or restoration only with regard to those portions of the Premises that were originally provided at Landlord’s expense. The repair, reconstruction or restoration of improvements not originally provided by Landlord or at
Landlord’s expense shall be the obligation of Tenant. In the event Tenant has elected to upgrade certain improvements from the Building Standard, Landlord shall, upon the need for replacement due to an insured loss, provide only the Building
Standard, unless Tenant again elects to upgrade such improvements and pay any incremental costs related thereto, except to the extent that excess insurance proceeds, if received, are adequate to provide such upgrades, in addition to providing for
basic repair, reconstruction and restoration of the Premises, the Building and the Property. 
 24.8. Notwithstanding anything to the
contrary contained in this Article, Landlord shall not have any obligation whatsoever to repair, reconstruct or restore the Premises if the damage resulting from any casualty covered under this Article occurs during the last twenty-four
(24) months of the Term or any extension thereof, or to the extent that insurance proceeds are not available therefor. 

  
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 24.9. Landlord’s obligation, should it elect or be obligated to repair or rebuild, shall be
limited to the Affected Area. Tenant shall, at its expense, replace or fully repair all of Tenant’s personal property and any Alterations installed by Tenant existing at the time of such damage or destruction. If the Affected Area is to be
repaired in accordance with the foregoing, Landlord shall make available to Tenant any portion of insurance proceeds it receives that are allocable to the Alterations constructed by Tenant pursuant to this Lease; provided Tenant is not then
in default under this Lease, and subject to the requirements of any Lender of Landlord. 
 24.10. This Article sets forth the terms and
conditions upon which this Lease may terminate in the event of any damage or destruction. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes) permitting the parties to terminate this Lease as a
result of any damage or destruction. 
 25. Eminent Domain. 

25.1. In the event (a) the whole Affected Area or (b) such part thereof as shall substantially interfere with Tenant’s use and
occupancy of the Premises for the Permitted Use shall be taken for any public or quasi-public purpose by any lawful power or authority by exercise of the right of appropriation, condemnation or eminent domain, or sold to prevent such taking, Tenant
or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to such authority, except with regard to (y) items occurring prior to the taking and (z) provisions of this Lease that, by their express
terms, survive the expiration or earlier termination hereof. 
 25.2. In the event of a partial taking of (a) the Building or the
Property or (b) drives, walkways or parking areas serving the Building or the Property for any public or quasi-public purpose by any lawful power or authority by exercise of right of appropriation, condemnation, or eminent domain, or sold to
prevent such taking, then, without regard to whether any portion of the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease (except with regard to (y) items occurring prior to the taking and (z) provisions
of this Lease that, by their express terms, survive the expiration or earlier termination hereof) as of such taking if such taking is, in Landlord’s sole opinion, of a material nature such as to make it uneconomical to continue use of the
unappropriated portion for purposes of renting office or laboratory space. 
 25.3. Tenant shall be entitled to any award that is
specifically awarded as compensation for (a) the taking of Tenant’s personal property that was installed at Tenant’s expense and (b) the costs of Tenant moving to a new location. Except as set forth in the previous sentence, any
award for such taking shall be the property of Landlord. 
 25.4. If, upon any taking of the nature described in this Article, this Lease
continues in effect, then Landlord shall promptly proceed to restore the Affected Area to substantially their same condition prior to such partial taking. To the extent such restoration is infeasible, as determined by Landlord in its sole and
absolute discretion, the Rent shall be decreased proportionately to reflect the loss of any portion of the Premises no longer available to Tenant. 

  
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 25.5. This Article sets forth the terms and conditions upon which this Lease may terminate in the
event of any damage or destruction. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes) permitting the parties to terminate this Lease as a result of any damage or destruction. 

26. Surrender. 
 26.1. At least thirty
(30) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall provide Landlord with (a) a facility decommissioning and Hazardous Materials closure plan for the Premises (“Exit Survey”)
prepared by an independent third party state certified professional reasonably acceptable to Landlord, (b) written evidence of all appropriate governmental releases obtained by Tenant in accordance with Applicable Laws, including laws
pertaining to the surrender of the Premises, and (c) proof that the Premises have been decommissioned in accordance with American National Standards Institute (“ANSI”) Publication Z9.11-2008 (entitled “Laboratory
Decommissioning”) or any successor standards published by ANSI or any successor organization (or, if ANSI and its successors no longer exist, a similar entity publishing similar standards). In addition, at least ten (10) days prior to
Tenant’s surrender of possession of any part of the Premises, Tenant shall place Laboratory Equipment Decontamination Forms on all decommissioned equipment to assure safe occupancy by future users and (c) conduct a site inspection with
Landlord. Tenant agrees to remain responsible after the surrender of the Premises for the remediation of any recognized environmental conditions set forth in the Exit Survey and compliance with any recommendations set forth in the Exit Survey.
Tenant’s obligations under this Section shall survive the expiration or earlier termination of the Lease. 
 26.2. No surrender of
possession of any part of the Premises shall release Tenant from any of its obligations hereunder, unless such surrender is accepted in writing by Landlord. 

26.3. The voluntary or other surrender of this Lease by Tenant shall not effect a merger with Landlord’s fee title or leasehold interest
in the Premises, the Building or the Property, unless Landlord consents in writing, and shall, at Landlord’s option, operate as an assignment to Landlord of any or all subleases. 

26.4. The voluntary or other surrender of any ground or other underlying lease that now exists or may hereafter be executed affecting the
Building or the Property, or a mutual cancellation thereof or of Landlord’s interest therein by Landlord and its lessor shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the Building or the Property
and shall, at the option of the successor to Landlord’s interest in the Building or the Property, as applicable, operate as an assignment of this Lease. 

27. Holding Over. 
 27.1. If, with
Landlord’s prior written consent, Tenant holds possession of all or any part of the Premises after the Term, Tenant shall become a tenant from month to month after the expiration or earlier termination of the Term, and in such case Tenant shall
continue to pay (a) Base Rent in accordance with Article 7, and (b) any amounts for which Tenant would otherwise 

  
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be liable under this Lease if the Lease were still in effect, including payments for Tenant’s Adjusted Share of Building of Operating Expenses and Tenant’s Pro Rata Share of Lab
Building of Operating Expenses. Any such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. 

27.2. Notwithstanding the foregoing, if Tenant remains in possession of the Premises after the expiration or earlier termination of the Term
without Landlord’s prior written consent, (a) Tenant shall become a tenant at sufferance subject to the terms and conditions of this Lease, except that the monthly rent shall be equal to one hundred fifty percent (150%) of the Rent in
effect during the last thirty (30) days of the Term, and (b) Tenant shall be liable to Landlord for any and all damages suffered by Landlord as a result of such holdover, including any lost rent or consequential, special and indirect
damages (in each case, regardless of whether such damages are foreseeable). 
 27.3. Acceptance by Landlord of Rent after the expiration or
earlier termination of the Term shall not result in an extension, renewal or reinstatement of this Lease. 
 27.4. The foregoing provisions
of this Article are in addition to and do not affect Landlord’s right of reentry or any other rights of Landlord hereunder or as otherwise provided by Applicable Laws. 

27.5. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

28. Indemnification and Exculpation. 

28.1. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the
Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, real or alleged, arising from injury to or death of any person or damage to any property occurring within or about the Premises, the Building or the Property
arising directly or indirectly out of (a) the use or occupancy of the Premises or Property by a Tenant Party, (b) an act or omission on the part of any Tenant Party, (c) a breach or default by Tenant in the performance of any of its
obligations hereunder or (d) injury to or death of persons or damage to or loss of any property, real or alleged, arising from the serving of alcoholic beverages at the Premises or Property, including liability under any dram shop law, host
liquor law or similar Applicable Law, except to the extent caused by Landlord’s negligence or willful misconduct. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of
damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Tenant’s obligations under this Section shall survive the expiration or
earlier termination of this Lease. Subject to Sections 23.5, 28.2 and 31.12 and any subrogation provisions contained in the Work Letter, Landlord agrees to indemnify, save, defend (at Tenant’s option and with counsel
reasonably acceptable to Tenant) and hold the Tenant Parties harmless from and against any and all Claims arising from injury to or death of any person or damage to or loss of any physical property occurring within or about the Premises, the
Building or the Property to the extent directly arising out of Landlord’s gross negligence or willful misconduct. 

  
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 28.2. Notwithstanding anything in this Lease to the contrary, Landlord shall not be liable to
Tenant for and Tenant assumes all risk of (a) damage or losses caused by fire, electrical malfunction, gas explosion or water damage of any type (including broken water lines, malfunctioning fire sprinkler systems, roof leaks or stoppages of
lines), unless any such loss is due to Landlord’s willful disregard of written notice by Tenant of need for a repair that Landlord is responsible to make for an unreasonable period of time, and (b) damage to personal property or scientific
research, including loss of records kept by Tenant within the Premises (in each case, regardless of whether such damages are foreseeable). Tenant further waives any claim for injury to Tenant’s business or loss of income relating to any such
damage or destruction of personal property as described in this Section. Notwithstanding anything in the foregoing or this Lease to the contrary, except (x) as otherwise provided herein (including Section 27.2), (y) as may be
provided by Applicable Laws or (z) in the event of Tenant’s breach of Article 21 or Section 26.1, in no event shall Landlord or Tenant be liable to the other for any consequential, special or indirect damages arising out
of this Lease, including lost profits (provided that this Subsection 28.2(z) shall not limit Tenant’s liability for Base Rent or Additional Rent pursuant to this Lease). 

28.3. Landlord shall not be liable for any damages arising from any act, omission or neglect of any other tenant in the Building or the
Property, or of any other third party. 
 28.4. Tenant acknowledges that security devices and services, if any, while intended to deter
crime, may not in given instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses caused by criminal acts of third parties, and Tenant assumes the risk that any security device or service may malfunction or
otherwise be circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s sole cost and expense, obtain appropriate insurance coverage. 

28.5. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

29. Assignment or Subletting. 
 29.1.
Except as hereinafter expressly permitted, Tenant shall not, either voluntarily or by operation of Applicable Laws, directly or indirectly sell, hypothecate, assign, pledge, encumber or otherwise transfer this Lease, or sublet the Premises (each, a
“Transfer”), without Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing, Tenant shall have the right to assign this Lease or sublet the
Premises or any part thereof without Landlord’s prior written consent, so long as Tenant provides Landlord with prior written notice accompanied by supporting documentation as set forth below, to (i) any person that as of the date of
determination directly, or indirectly through one or more intermediaries, controls, is controlled by, or is under common control with Tenant (“Tenant’s Affiliate”) provided that any such Tenant’s Affiliate taking an
assignment of this Lease agrees in writing to assume all of the terms, covenants and conditions of this Lease arising after the effective date of such assignment or (ii) any successor to Tenant by merger, consolidation, acquisition of all or
substantially all of Tenant’s assets or ownership interests, or corporate reorganization, provided that (x) such merger, consolidation, acquisition of all or substantially all of Tenant’s assets or ownership interests, or corporate
reorganization is for a 

  
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good faith business purpose and not principally for the purpose of transferring this Lease, (y) the resulting tenant under this Lease has a net worth (as of both the day immediately prior to
and the day immediately after the Exempt Transfer) that is equal to or greater than the net worth (as of both the Execution Date and the date of the Exempt Transfer) of the transferring Tenant, and (z) any such successor to Tenant agrees in
writing to assume all of the terms, covenants and conditions of this Lease arising after the effective date of such assignment, to the extent that such assumption does not occur by operation of law (a Transfer pursuant to this clause (ii) being
a “Successor Transfer”). Transfers to Tenant’s Affiliates and to an entity (a “Successor Transferee”) that is the surviving entity pursuant to a Successor Transfer are referred to collectively as
“Exempt Transfers”. The routine issuance or transfer of non-controlling interests of equity in Tenant over a public stock exchange (provided that such issuance or transfer is in no way related to a change in control of
Tenant) shall not be deemed a Transfer. 
 29.2. Notwithstanding the provisions of Sections 21.1, 21.2 or 21.8, if any
proposed transferee, assignee or sublessee is permitted to use the applicable portion of the Premises for laboratory use and is subject to an on-going material enforcement order issued by any Governmental Authority in connection with the use,
disposal or storage of Hazardous Materials, then it shall not be unreasonable for Landlord to withhold its consent to any proposed transfer, assignment or subletting (with respect to any such matter involving a proposed transferee, assignee or
sublessee). “Material enforcement orders” shall not include written agreements in the nature of a consent order entered into by such transferee, assignee or sublessee if such transferee, assignee or sublessee is complying with the terms of
such consent order in all material respects. 
 29.3. In the event of an Exempt Transfer, Tenant shall notify Landlord in writing at least
ten (10) days prior to the effectiveness of such Exempt Transfer and otherwise comply with the requirements of this Lease regarding such Transfer and shall provide reasonable supporting documentation that the proposed assignment or sublease
constitutes an Exempt Transfer; provided, however, that Tenant shall not be required to deliver such advance notice to Landlord if the delivery of such notice is prohibited by Applicable Laws, including securities laws, or confidentiality
agreements so long as Tenant provides notice to Landlord as soon as permitted. For purposes of Exempt Transfers, “control” requires both (a) owning (directly or indirectly) more than fifty percent (50%) of the stock or other
equity interests of another person and (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. In no event shall Tenant perform a Transfer (other than an Exempt Transfer)
to or with an entity that is (y) a tenant in the Property or 650 East Kendall Street, Cambridge, Massachusetts, unless Landlord has confirmed in writing that it (or in the case of 650 East Kendall Street, Landlord’s affiliate) does not
have comparable space available at the Property or 650 East Kendall Street to fulfill the tenant’s needs, or (z) a tenant that is in then-active discussions or negotiations with Landlord or an affiliate of Landlord to lease premises at the
Property or 650 East Kendall Street. 
 29.4. In the event Tenant desires to effect a Transfer other than an Exempt Transfer, then, at least
thirty (30) days prior to the date when Tenant desires the assignment or sublease to be effective (the “Transfer Date”), Tenant shall provide written notice to Landlord (the “Transfer Notice”) containing
information (including references) concerning the character of the proposed transferee, assignee or sublessee; the Transfer Date; the most recent unconsolidated financial 

  
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statements of Tenant and of the proposed transferee, assignee or sublessee; any ownership or commercial relationship between Tenant and the proposed transferee, assignee or sublessee; and the
consideration and all other material terms and conditions of the proposed Transfer, all in such detail as Landlord shall reasonably require. If Tenant delivers a Transfer Notice more than six (6) months prior to the Transfer Date, Tenant shall
deliver an updated Transfer Notice to Landlord six (6) months prior to the Transfer Date, and Landlord may reasonably withdraw its consent to a proposed Transfer if the updated Tenant Notice shows material adverse changes in the transferee,
assignee or sublessee or the terms and conditions of the proposed Transfer. 
 29.5. Landlord, in determining whether consent should be given
to a proposed Transfer, may give consideration to (a) the financial strength of Tenant and such transferee, assignee or sublessee (notwithstanding Tenant remaining liable for Tenant’s performance), (b) any material change in use that
such transferee, assignee or sublessee proposes to make in the use of the Premises and (c) Landlord’s desire to exercise its rights under Section 29.10 to cancel this Lease. In no event shall Landlord be deemed to be
unreasonable for declining to consent to a Transfer to a transferee, assignee or sublessee lacking financial qualifications or seeking a change in the Permitted Use, or jeopardizing directly or indirectly the status of Landlord or any of
Landlord’s affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986 (as the same may be amended from time to time, the “Revenue Code”). Notwithstanding anything contained in this Lease to the
contrary, (v) Tenant shall not mortgage, pledge, hypothecate or otherwise Transfer its interest in this Lease for collateral or security purposes; (w) no Transfer shall be consummated on any basis such that the rental or other amounts to
be paid by the occupant, assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived by the business activities of such occupant, assignee, manager or other transferee; (x) Tenant shall
not furnish or render any services to an occupant, assignee, manager or other transferee with respect to whom transfer consideration is required to be paid, or manage or operate the Premises or any capital additions so transferred, with respect to
which transfer consideration is being paid; (y) Tenant shall not consummate a Transfer with any person in which Landlord owns an interest, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of
the Revenue Code); and (z) Tenant shall not consummate a Transfer with any person or in any manner that could cause any portion of the amounts received by Landlord pursuant to this Lease or any sublease, license or other arrangement for the
right to use, occupy or possess any portion of the Premises to fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Revenue Code, or any similar or successor provision thereto or which could cause
any other income of Landlord to fail to qualify as income described in Section 856(c)(2) of the Revenue Code. 
 29.6. As conditions
precedent to Tenant making a Transfer or Landlord considering a request by Tenant to a Transfer: 
 (a) Tenant shall remain fully liable
under this Lease; 
 (b) In the case of an Exempt Transfer, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord
that the Transfer qualifies as an Exempt Transfer; 

  
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 (c) Tenant shall reimburse Landlord for Landlord’s reasonable actual costs and expenses,
including reasonable attorneys’ fees, charges and disbursements incurred in connection with the review, processing and documentation of such request; 

(d) Except with respect to an Exempt Transfer, if Tenant’s transfer of rights or sharing of the Premises provides for the receipt by, on
behalf of or on account of Tenant of any consideration (including a lump sum payment for an assignment, but excluding Tenant’s reasonable costs in marketing and subleasing the Premises) in excess of the rental and other charges due to Landlord
under this Lease, Tenant shall pay fifty percent (50%) of all of such excess to Landlord, but only once Tenant is reimbursed from such consideration for any reasonable: (i) marketing expenses, (ii) tenant improvement funds expended by
Tenant, (iii) alterations, (iv) cash concessions, (v) brokerage commissions, (vi) attorneys’ fees and (vii) free rent actually paid by Tenant. If said consideration consists of cash paid to Tenant, payment to Landlord
shall be made upon receipt by Tenant of such cash payment if any remains after reimbursement as aforesaid; 
 (e) The proposed transferee,
assignee or sublessee shall agree that, in the event Landlord gives such proposed transferee, assignee or sublessee notice that Tenant is in default under this Lease, such proposed transferee, assignee or sublessee shall thereafter make all payments
otherwise due Tenant directly to Landlord, which payments shall be received by Landlord without any liability being incurred by Landlord, except to credit such payment against those due by Tenant under this Lease, and any such proposed transferee,
assignee or sublessee shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, that in no event shall Landlord or its Lenders, successors or assigns be obligated to
accept such attornment; 
 (f) Landlord’s consent to any such Transfer (other than an Exempt Transfer, which does not require
Landlord’s consent) shall be effected on Landlord’s forms; 
 (g) Tenant shall not then be in Default hereunder of payment of Rent
or any material non-monetary obligation; 
 (h) Such proposed transferee, assignee or sublessee’s use of the Premises shall be a
Permitted Use under this Lease; 
 (i) Landlord shall not be bound by any provision of any agreement pertaining to the Transfer, except for
Landlord’s written consent to the same; 
 (j) Tenant shall pay all transfer and other taxes (including interest and penalties) assessed
or payable for any Transfer; 
 (k) Landlord’s consent (or waiver of its rights) for any Transfer shall not waive Landlord’s right
to consent or withhold consent, on the terms and conditions of this Lease, to any later proposed Transfer; 
 (l) Tenant shall deliver to
Landlord one executed copy of any and all written instruments evidencing or relating to the Transfer; provided, however, that with respect to an Exempt Transfer, Tenant shall only be obligated to deliver such documents that reasonably evidence the
Exempt Transfer (and not all written instruments relating to the Transfer); and 

  
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 (m) Tenant shall deliver to Landlord a list of Hazardous Materials (as defined in
Section 21.7), certified by the proposed transferee, assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the Premises. Additionally, Tenant shall deliver to
Landlord, on or before the date any proposed transferee, assignee or sublessee takes occupancy of the Premises, all of the items relating to Hazardous Materials of such proposed transferee, assignee or sublessee as described in
Section 21.2. 
 29.7. Any Transfer that actually occurs and that is not in compliance with the provisions of this Article or
with respect to which Tenant does not fulfill its obligations pursuant to this Article shall be void and shall constitute a Default under Section 31.4(b) of this Lease. 

29.8. The consent by Landlord to a Transfer shall not relieve Tenant or proposed transferee, assignee or sublessee from obtaining
Landlord’s consent to any further Transfer, nor shall it release Tenant or any proposed transferee, assignee or sublessee of Tenant from full and primary liability under this Lease. 

29.9. Notwithstanding any Transfer, Tenant shall remain fully and primarily liable for the payment of all Rent and other sums due or to become
due hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed by Tenant. The acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any other term, covenant or
condition thereof, from any person or entity other than Tenant shall not be deemed a waiver of any of the provisions of this Lease or a consent to any Transfer. 

29.10. If Tenant delivers to Landlord a Transfer Notice indicating a desire to transfer this Lease to a proposed transferee or assignee or to
sublease at least a full floor of the Premises to any sublessee for ninety percent (90%) or more of the remainder of the Term, other than pursuant to an Exempt Transfer, then Landlord shall have the option, exercisable by giving notice to
Tenant at any time within ten (10) days after Landlord’s receipt of such Transfer Notice, to terminate this Lease in its entirety (in connection with any such assignment), or with respect to so much of the Premises as has been proposed for
sublease (in connection with any such sublease), as of the date specified in the Transfer Notice as the Transfer Date, except for those provisions that, by their express terms, survive the expiration or earlier termination hereof. If Landlord
exercises such option, then Tenant shall have the right to withdraw such Transfer Notice by delivering to Landlord written notice of such election within five (5) days after Landlord’s delivery of notice electing to exercise
Landlord’s option to terminate this Lease. In the event Tenant withdraws the Transfer Notice as provided in this Section, this Lease shall continue in full force and effect. No failure of Landlord to exercise its option to terminate this Lease
shall be deemed to be Landlord’s consent to a proposed Transfer. Landlord and Tenant agree that for the purposes of this Section 29.10 if Tenant enters or desires to enter into two (2) or more subleases that in the aggregate
cover a full floor of the Premises in any one (1) year period, those subleases shall be viewed cumulatively and Tenant shall be required to deliver a Transfer Notice to Landlord for all of such subleased space as provided above. 

  
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 29.11. If Tenant sublets the Premises or any portion thereof, Tenant hereby immediately and
irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and appoints Landlord as assignee and attorney-in-fact for Tenant, and Landlord (or a receiver for Tenant appointed on
Landlord’s application) may collect such rent and apply it toward Tenant’s obligations under this Lease; provided that, until the occurrence of a Default (as defined below) by Tenant, Tenant shall have the right to collect such
rent. 
 30. Subordination and Attornment. 

30.1. This Lease shall be subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord is tenant now or
hereafter in force against the Building or the Property and to all advances made or hereafter to be made upon the security thereof without the necessity of the execution and delivery of any further instruments on the part of Tenant to effectuate
such subordination; provided that, the subordination to future mortgages, deeds of trust or leases shall be conditioned upon Tenant’s receipt of a commercially reasonable non-disturbance agreement from such future lenders or ground
lessors of the Property and Tenant’s attornment and confirmation of subordination to the same. Upon Tenant’s request, Landlord shall use commercial reasonably efforts to obtain such a non-disturbance agreement. 

30.2. Notwithstanding the foregoing, Tenant shall execute and deliver upon demand such further instrument or instruments evidencing such
subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is tenant as may be required by Landlord. If any such mortgagee, beneficiary or landlord under a lease wherein Landlord is tenant
(each, a “Mortgagee”) so elects, however, this Lease shall be deemed prior in lien to any such lease, mortgage, or deed of trust upon or including the Premises regardless of date and Tenant shall execute a statement in writing to
such effect at Landlord’s request. If Tenant fails to execute any document required from Tenant under this Section within ten (10) business days after written request therefor, Landlord may notify Tenant of such failure in writing. If
Tenant fails to execute any document required from Tenant under this Section within ten (10) business days after the delivery of any such failure notice from Landlord, Tenant hereby constitutes and appoints Landlord or its special
attorney-in-fact to execute and deliver any such document or documents in the name of Tenant. Such power is coupled with an interest and is irrevocable. 

30.3. Upon written request of Landlord and opportunity for Tenant to review, Tenant agrees to execute any Lease amendments not materially
altering the terms of this Lease (including increasing Rent or modifying the Term), if required by a mortgagee or beneficiary of a deed of trust encumbering real property of which the Premises constitute a part incident to the financing of the real
property of which the Premises constitute a part. All costs of reasonable out-of-pocket legal fees incurred by Tenant in connection with any such amendments shall be borne and paid exclusively by Landlord. 

30.4. In the event any proceedings are brought for foreclosure, or in the event of the exercise of the power of sale under any mortgage or deed
of trust made by Landlord covering the Premises, Tenant shall at the election of the purchaser at such foreclosure or sale attorn to the purchaser upon any such foreclosure or sale and recognize such purchaser as Landlord under this Lease. 

  
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 31. Defaults and Remedies. 

31.1. Late payment by Tenant to Landlord of Rent and other sums due shall cause Landlord to incur costs not contemplated by this Lease, the
exact amount of which shall be extremely difficult and impracticable to ascertain. Such costs include processing and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage or trust deed covering the
Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within three (3) days after the date such payment is due, Tenant shall pay to Landlord (a) an additional sum of six percent (6%) of the
overdue Rent as a late charge plus (b) interest at an annual rate (the “Default Rate”) equal to the lesser of (a) twelve percent (12%) and (b) the highest rate permitted by Applicable Laws. The parties agree that
this late charge represents a fair and reasonable estimate of the costs that Landlord shall incur by reason of late payment by Tenant and shall be payable as Additional Rent to Landlord due with the next installment of Rent or within five
(5) business days after Landlord’s demand, whichever is earlier. Landlord’s acceptance of any Additional Rent (including a late charge or any other amount hereunder) shall not be deemed an extension of the date that Rent is due or
prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity. 
 31.2. No payment by Tenant or receipt
by Landlord of a lesser amount than the Rent payment herein stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an
accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease or in equity or at law. If a dispute shall arise
as to any amount or sum of money to be paid by Tenant to Landlord hereunder, Tenant shall have the right to make payment “under protest,” such payment shall not be regarded as a voluntary payment, and there shall survive the right on the
part of Tenant to institute suit for recovery of the payment paid under protest. 
 31.3. If Tenant fails to pay any sum of money required to
be paid by it hereunder or shall fail to perform any other act on its part to be performed hereunder, in each case within the applicable cure period (if any) described in Section 31.4, then Landlord may, without waiving or releasing
Tenant from any obligations of Tenant, but shall not be obligated to, make such payment or perform such act; provided that such failure by Tenant unreasonably interfered with the use of the Building or the Property by any other tenant or with
the efficient operation of the Building or the Property, or resulted or could have resulted in a violation of Applicable Laws or the cancellation of an insurance policy maintained by Landlord. Notwithstanding the foregoing, in the event of an
emergency, Landlord shall have the right to enter the Premises and act in accordance with its rights as provided elsewhere in this Lease. In addition to the late charge described in Section 31.1, Tenant shall pay to Landlord as
Additional Rent all sums so paid or incurred by Landlord, together with interest at the Default Rate, computed from the date such sums were paid or incurred. 

  
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 31.4. The occurrence of any one or more of the following events shall constitute a
“Default” hereunder by Tenant: 
 (a) Tenant fails to make any payment of Rent, as and when due, or to satisfy its
obligations under Article 19, where such failure shall continue for a period of five (5) business days after written notice thereof from Landlord to Tenant; 

(b) Tenant fails to observe or perform any obligation or covenant contained herein (other than described in Subsection 31.4(a)) to be
performed by Tenant, where such failure continues for a period of thirty (30) days after written notice thereof from Landlord to Tenant; provided that, if the nature of Tenant’s default is such that it reasonably requires more than
thirty (30) days to cure, Tenant shall not be deemed to be in Default if Tenant commences such cure within said thirty (30) day period and thereafter diligently prosecutes the same to completion; 

(c) Tenant makes an assignment for the benefit of creditors; 

(d) A receiver, trustee or custodian is appointed to or does take title, possession or control of all or substantially all of Tenant’s
assets; 
 (e) Tenant files a voluntary petition under the United States Bankruptcy Code or any successor statute (as the same may be amended
from time to time, the “Bankruptcy Code”) or an order for relief is entered against Tenant pursuant to a voluntary or involuntary proceeding commenced under any chapter of the Bankruptcy Code; 

(f) Any involuntary petition is filed against Tenant under any chapter of the Bankruptcy Code and is not dismissed within one hundred twenty
(120) days; 
 (g) [Intentionally left blank]; 

(h) Tenant fails to deliver an estoppel certificate in accordance with Article 20, and such failure persists for ten (10) days
after Landlord delivers written notice of such failure to Tenant; 
 (i) Tenant’s interest in this Lease is attached, executed upon or
otherwise judicially seized and such action is not released within one hundred twenty (120) days of the action. 
 Notices given under
this Section shall specify the alleged default and shall demand that Tenant perform the provisions of this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises. No such notice shall
be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such notice. 
 31.5. In the event of a Default by
Tenant, and at any time thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy that Landlord may have, Landlord has the right to do any or all of the following: 

(a) Halt any Tenant Improvements and Alterations and order Tenant’s contractors, subcontractors, consultants, designers and material
suppliers to stop work; 

  
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 (b) Terminate Tenant’s right to possession of the Premises by written notice to Tenant or by
any lawful means, in which case Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and
stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be
occasioned thereby; and 
 (c) Terminate this Lease, in which event Tenant shall immediately surrender possession of the Premises to
Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without
service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned thereby. In the event that Landlord shall elect to so terminate this Lease, then Landlord shall
be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including: 
 (i) The sum of: 

A. The worth at the time of award of any unpaid Rent that had accrued at the time of such termination; plus 

B. The costs of restoring the Premises to the condition required under the terms of this Lease; plus 

C. An amount (the “Election Amount”) equal to either (A) the positive difference (if any, and measured at the time of
such termination) between (1) the then-present value of the total Rent and other benefits that would have accrued to Landlord under this Lease for the remainder of the Term if Tenant had fully complied with the Lease minus (2) the
then-present cash rental value of the Premises as determined by Landlord for what would be the then-unexpired Term if the Lease remained in effect, computed using the discount rate of the Federal Reserve Bank of San Francisco at the time of the
award plus one (1) percentage point (the “Discount Rate”) or (B) twelve (12) months (or such lesser number of months as may then be remaining in the Term) of Base Rent and Additional Rent at the rate last payable by
Tenant pursuant to this Lease, in either case as Landlord specifies in such election. Landlord and Tenant agree that the Election Amount represents a reasonable forecast of the minimum damages expected to occur in the event of a breach, taking into
account the uncertainty, time and cost of determining elements relevant to actual damages, such as fair market rent, time and costs that may be required to re-lease the Premises, and other factors; and that the Election Amount is not a penalty. 

  
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 As used in Subsection 31.5(c)(i)(C), the “worth at the time of the award” shall be computed by
taking the present value of such amount, using the Discount Rate. 
 31.6. In addition to any other remedies available to Landlord at law or
in equity and under this Lease, Landlord may continue this Lease in effect after Tenant’s Default and abandonment and recover Rent as it becomes due. In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal to
relet the Premises. For purposes of this Section, the following acts by Landlord will not constitute the termination of Tenant’s right to possession of the Premises: 

(a) Acts of maintenance or preservation or efforts to relet the Premises, including alterations, remodeling, redecorating, repairs,
replacements or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or 

(b) The appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease or in
the Premises. 
 Notwithstanding the foregoing, in the event of a Default by Tenant, Landlord may elect at any time to terminate this Lease and to recover
damages to which Landlord is entitled. 
 31.7. If Landlord does not elect to terminate this Lease as provided in Section 31.5,
then Landlord may, from time to time, recover all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damages to which Landlord is entitled. 

31.8. In the event Landlord elects to terminate this Lease and relet the Premises, Landlord may execute any new lease in its own name. Tenant
hereunder shall have no right or authority whatsoever to collect any Rent from such tenant. The proceeds of any such reletting shall be applied as follows: 

(a) First, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord, including storage charges or brokerage
commissions owing from Tenant to Landlord as the result of such reletting; 
 (b) Second, to the payment of the costs and expenses of
reletting the Premises, including (i) alterations and repairs that Landlord deems reasonably necessary and advisable and (ii) reasonable attorneys’ fees, charges and disbursements incurred by Landlord in connection with the retaking
of the Premises and such reletting; 
 (c) Third, to the payment of Rent and other charges due and unpaid hereunder; and 

(d) Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease. 

  
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 31.9. All of Landlord’s rights, options and remedies hereunder shall be construed and held
to be nonexclusive and cumulative. Landlord shall have the right to pursue any one or all of such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of
Tenant hereunder shall be implied from any acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver
shall affect defaults other than as specified in such waiver. Notwithstanding any provision of this Lease to the contrary, in no event shall Landlord be required to mitigate its damages with respect to any default by Tenant, except to the extent
required by Applicable Law. Any obligation imposed by Applicable Law upon Landlord to relet the Premises after any termination of this Lease shall be subject to the reasonable requirements of Landlord to (a) lease to high quality tenants on
such terms as Landlord may from time to time deem appropriate in its discretion and (b) develop the Property in a harmonious manner with a mix of uses, tenants, floor areas, terms of tenancies, etc., as determined by Landlord. Landlord shall
not be obligated to relet the Premises to any party to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Property or at another property owned by Landlord or an affiliate of Landlord. 

31.10. Landlord’s termination of (a) this Lease or (b) Tenant’s right to possession of the Premises shall not relieve
Tenant of any liability to Landlord that has previously accrued or that shall arise based upon events that occurred prior to the later to occur of (i) the date of Lease termination or (ii) the date Tenant surrenders possession of the
Premises. 
 31.11. To the extent permitted by Applicable Laws, Tenant waives any and all rights of redemption granted by or under any
present or future Applicable Laws if Tenant is evicted or dispossessed for any cause, or if Landlord obtains possession of the Premises due to Tenant’s default hereunder or otherwise. 

31.12. Landlord shall not be in default or liable for damages under this Lease unless Landlord fails to perform obligations required of
Landlord within a reasonable time, but in no event shall such failure continue for more than thirty (30) days after written notice from Tenant specifying the nature of Landlord’s failure; provided, however, that if the nature of
Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently
prosecutes the same to completion; provided, further, that Landlord agrees to commence performance as soon as is reasonably practicable and thereafter diligently prosecute the same to completion. In no event shall Tenant have the right to
terminate or cancel this Lease or to withhold or abate rent or to set off any Claims against Rent as a result of any default or breach by Landlord of any of its covenants, obligations, representations, warranties or promises hereunder, except as may
otherwise be expressly set forth in this Lease. 
 31.13. In the event of any default by Landlord, Tenant shall give notice by registered or
certified mail to any (a) beneficiary of a deed of trust or (b) mortgagee under a mortgage covering the Premises, the Building or the Property and to any landlord of any lease of land upon or within which the Premises, the Building or the
Property is located, and shall offer such beneficiary, mortgagee or landlord a reasonable opportunity to cure the default, including time to obtain 

  
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possession of the Building or the Property by power of sale or a judicial action if such should prove necessary to effect a cure; provided that Landlord shall furnish to Tenant in writing,
upon written request by Tenant, the names and addresses of all such persons who are to receive such notices. 
 32. Bankruptcy. In the event a
debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with similar rights, duties and powers under any other Applicable Laws, proposes to cure any default under this Lease or to assume or assign this Lease and is
obliged to provide adequate assurance to Landlord that (a) a default shall be cured, (b) Landlord shall be compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s obligations under
this Lease shall occur, then such adequate assurances shall include any or all of the following, as designated by Landlord in its sole and absolute discretion: 

32.1. Those acts specified in the Bankruptcy Code or other Applicable Laws as included within the meaning of “adequate assurance,”
even if this Lease does not concern a shopping center or other facility described in such Applicable Laws; 
 32.2. A prompt cash payment to
compensate Landlord for any monetary defaults or actual damages arising directly from a breach of this Lease; 
 32.3. A cash deposit in an
amount at least equal to the then-current amount of the Security Deposit; or 
 32.4. The assumption or assignment of all of Tenant’s
interest and obligations under this Lease. 
 33. Brokers. 

33.1. Each party represents and warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of
this Lease other than Transwestern | RBJ (“Broker”), and that it knows of no other real estate broker or agent that is or might be entitled to a commission in connection with this Lease. Landlord shall compensate Broker in relation
to this Lease pursuant to a separate agreement between Landlord and Broker. 
 33.2. Tenant represents and warrants that no broker or agent
has made any representation or warranty relied upon by Tenant in Tenant’s decision to enter into this Lease, other than as contained in this Lease. 

33.3. Tenant acknowledges and agrees that the employment of brokers by Landlord is for the purpose of solicitation of offers of leases from
prospective tenants and that no authority is granted to any broker to furnish any representation (written or oral) or warranty from Landlord unless expressly contained within this Lease. Landlord is executing this Lease in reliance upon
Tenant’s representations, warranties and agreements contained within Sections 33.1 and 33.2. 
 33.4. Tenant agrees to
indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from any and all cost or liability for compensation claimed by any broker or agent, other than Broker,
employed or engaged by Tenant or claiming to have been employed or engaged by Tenant. 

  
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 33.5. Landlord agrees to indemnify, save, defend (at Tenant’s option and with counsel
reasonably acceptable to Tenant) and hold Tenant harmless from any and all cost or liability for compensation claimed by any broker or agent, other than Broker, employed or engaged by Landlord or claiming to have been employed or engaged by
Landlord. 
 34. Definition of Landlord. With regard to obligations imposed upon Landlord pursuant to this Lease, the term
“Landlord,” as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest. In the event of any transfer, assignment or conveyance of Landlord’s interest in this Lease or in
Landlord’s fee title to or leasehold interest in the Property, as applicable, Landlord herein named (and in case of any subsequent transfers or conveyances, the subsequent Landlord) shall be automatically freed and relieved, from and after the
date of such transfer, assignment or conveyance, from all liability for the performance of any covenants or obligations contained in this Lease thereafter to be performed by Landlord and, without further agreement, the transferee, assignee or
conveyee of Landlord’s in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, shall be deemed to have assumed and agreed to observe and perform any and all covenants and obligations of Landlord
hereunder during the tenure of its interest in the Lease or the Property. Landlord or any subsequent Landlord may transfer its interest in the Premises or this Lease without Tenant’s consent. 

35. Limitation of Landlord’s Liability. 

35.1. If Landlord is in default under this Lease and, as a consequence, Tenant recovers a monetary judgment against Landlord, the judgment
shall be satisfied only out of (a) the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the Building and the Property, (b) rent or other income from such real property
receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing or other disposition of all or any part of Landlord’s right, title or interest in the Building or the Property. 

35.2. Neither Landlord nor any of its affiliates, nor any of their respective partners, shareholders, directors, officers, employees, members
or agents shall be personally liable for Landlord’s obligations or any deficiency under this Lease, and service of process shall not be made against any shareholder, director, officer, employee or agent of Landlord or any of Landlord’s
affiliates. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be sued or named as a party in any suit or action, and service of process shall not be made against any partner or member of
Landlord except as may be necessary to secure jurisdiction of the partnership, joint venture or limited liability company, as applicable. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates
shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates.

  
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 35.3. Each of the covenants and agreements of this Article shall be applicable to any covenant or
agreement either expressly contained in this Lease or imposed by Applicable Laws and shall survive the expiration or earlier termination of this Lease. 

36. Joint and Several Obligations. If more than one person or entity executes this Lease as Tenant, then: 

36.1. Each of them is jointly and severally liable for the keeping, observing and performing of all of the terms, covenants, conditions,
provisions and agreements of this Lease to be kept, observed or performed by Tenant; and 
 36.2. The term “Tenant,” as used
in this Lease shall mean and include each of them, jointly and severally. The act of, notice from, notice to, refund to, or signature of any one or more of them with respect to the tenancy under this Lease, including any renewal, extension,
expiration, termination or modification of this Lease, shall be binding upon each and all of the persons executing this Lease as Tenant with the same force and effect as if each and all of them had so acted, so given or received such notice or
refund, or so signed. 
 37. Representations. Tenant guarantees, warrants and represents that (a) Tenant is duly incorporated or otherwise
established or formed and validly existing under the laws of its state of incorporation, establishment or formation, (b) Tenant has and is duly qualified to do business in the state in which the Property is located, (c) Tenant has full
corporate, partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform all Tenant’s obligations hereunder, (d) each person (and all of the persons if more than one signs) signing this
Lease on behalf of Tenant is duly and validly authorized to do so and (e) neither (i) the execution, delivery or performance of this Lease nor (ii) the consummation of the transactions contemplated hereby will violate or conflict with
any provision of documents or instruments under which Tenant is constituted or to which Tenant is a party. In addition, Tenant guarantees, warrants and represents that none of (x) it, (y) its affiliates or partners nor (z) to its
knowledge (having made no independent inquiry), its members, shareholders or other equity owners or any of their respective employees, officers, directors, representatives or agents is a person or entity with whom U.S. persons or entities are
restricted from doing business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any
statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action. 

38. Confidentiality. Tenant shall keep the terms and conditions of this Lease and any information provided to Tenant or its employees, agents or
contractors pursuant to Article 9 confidential and shall not (a) disclose to any third party any terms or conditions of this Lease or any other Lease-related document (including subleases, assignments, work letters, construction
contracts, letters of credit, subordination agreements, non-disturbance agreements, brokerage agreements or estoppels) or (b) provide to any third party an original or copy of this Lease (or any Lease-related document). Landlord shall not
release to any third party any non-public financial information or other non-public information that Tenant gives Landlord regarding Tenant’s 

  
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ownership structure, its business operations, research or financial condition, whether received verbally, electronically or in writing. Notwithstanding the foregoing, confidential information
under this Section may be released by Landlord or Tenant under the following circumstances: (x) if required by Applicable Laws or in any judicial proceeding; provided that (prior to disclosure, if feasible) the releasing party has given
the other party reasonable notice of such requirement, if feasible, (y) to a party’s attorneys, accountants, brokers and other bona fide consultants or advisers (with respect to this Lease only); provided such third parties agree to
be bound by this Section or (z) to bona fide prospective assignees or subtenants of this Lease; provided they agree in writing to be bound by this Section. Landlord’s obligations under this paragraph shall not be applicable to
information that is or becomes generally known to, or ascertainable by, the public or Landlord, other than as a result of an unauthorized disclosure by Landlord or by persons or entities to whom Landlord has made an unauthorized disclosure. Landlord
agrees that a breach of such confidentiality may cause Tenant harm for which recovery of damages would be an inadequate remedy, and in such event, Tenant shall be entitled to obtain injunctive relief, as well as such further relief as may be granted
by a court of competent jurisdiction, but excluding special, punitive, exemplary, indirect or consequential damages, including lost profits. 
 39.
Notices. Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to be given hereunder shall be in writing and shall be given by (a) personal delivery,
(b) overnight delivery with a reputable international overnight delivery service, such as FedEx, or (c) facsimile or email transmission, so long as such transmission is followed within one (1) business day by delivery utilizing one of
the methods described in Subsection 39(a) or (b). Any such notice, consent, demand, invoice, statement or other communication shall be deemed delivered (x) upon receipt, if given in accordance with Subsection 39(a);
(y) one (1) business day after deposit with a reputable international overnight delivery service, if given if given in accordance with Subsection 39(b); or (z) upon transmission, if given in accordance with Subsection
39(c). Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to be given pursuant to this Lease shall be addressed to Tenant at the Premises, or to Landlord or
Tenant at the addresses shown in Sections 2.5 and 2.6 or 2.7, respectively. Either party may, by notice to the other given pursuant to this Section, specify additional or different addresses for notice purposes. 

40. Rooftop Installation Area. 
 40.1.
Tenant may use the roof of the Building solely to operate, maintain, repair and replace rooftop antennae, mechanical equipment, communications antennas and other equipment installed by Tenant in accordance with this Article (“Tenant’s
Rooftop Equipment”); provided, however, Tenant shall not be permitted to use the portions of the roof in which existing rooftop equipment or facilities already exist and that are shown on the plan attached hereto as Exhibit Q
(the “Excluded Rooftop Areas”). The entire roof, other than the Excluded Rooftop Areas, shall be referred to herein as the “Rooftop Installation Area.” Tenant’s Rooftop Equipment shall be only for Tenant’s
use of the Premises for the Permitted Use. 

  
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 40.2. Tenant shall install Tenant’s Rooftop Equipment at its sole cost and expense, at such
times and in such manner as Landlord may reasonably designate, and in accordance with this Article and the applicable provisions of this Lease regarding Alterations. Tenant’s Rooftop Equipment and the installation thereof shall be subject to
Landlord’s prior written approval, which approval shall not be unreasonably withheld. Among other reasons, Landlord may withhold approval if the installation or operation of Tenant’s Rooftop Equipment could reasonably be expected to damage
the structural integrity of the Building or to transmit vibrations or noise or cause other adverse effects beyond the Premises to an extent not customary in first class laboratory buildings, unless Tenant implements measures that are acceptable to
Landlord in its reasonable discretion to avoid any such damage or transmission. 
 40.3. Tenant shall comply with any roof or roof-related
warranties. Tenant shall obtain a letter from Landlord’s roofing contractor within thirty (30) days after completion of any Tenant work on the rooftop stating that such work did not affect any such warranties. Tenant, at its sole cost and
expense, shall inspect the Rooftop Installation Area at least annually, and correct any loose bolts, fittings or other appurtenances and repair any damage to the roof caused by the installation or operation of Tenant’s Rooftop Equipment. Tenant
shall not permit the installation, maintenance or operation of Tenant’s Rooftop Equipment to violate any Applicable Laws or constitute a nuisance. Tenant shall pay Landlord within thirty (30) days after demand (a) all applicable
taxes, charges, fees or impositions imposed on Landlord by Governmental Authorities as the result of Tenant’s use of the Rooftop Installation Area in excess of those for which Landlord would otherwise be responsible for the use or installation
of Tenant’s Rooftop Equipment and (b) the amount of any increase in Landlord’s insurance premiums as a result of the installation of Tenant’s Rooftop Equipment. 

40.4. If Tenant’s Equipment (a) causes physical damage to the structural integrity of the Building, (b) interferes with any
telecommunications, mechanical or other systems located at or near or servicing the Building or the Property that were installed prior to the installation of Tenant’s Rooftop Equipment, (c) interferes with any other service provided to
other tenants in the Building or the Property by rooftop or penthouse installations that were installed prior to the installation of Tenant’s Rooftop Equipment or (d) interferes with any other tenants’ business, in each case in excess
of that permissible under Federal Communications Commission regulations, then Tenant shall cooperate with Landlord to determine the source of the damage or interference and promptly repair such damage and eliminate such interference, in each case at
Tenant’s sole cost and expense, within ten (10) days after receipt of notice of such damage or interference (which notice may be oral; provided that Landlord also delivers to Tenant written notice of such damage or interference
within twenty-four (24) hours after providing oral notice). 
 40.5. Landlord reserves the right to cause Tenant to relocate
Tenant’s Rooftop Equipment to comparably functional space on the roof or in the penthouse of the Building by giving Tenant prior written notice thereof. Landlord agrees to pay the reasonable costs thereof. Tenant shall arrange for the
relocation of Tenant’s Rooftop Equipment within sixty (60) days after receipt of Landlord’s notification of such relocation. In the event Tenant fails to arrange for relocation within such sixty (60)-day period, Landlord shall have
the right to arrange for the relocation of Tenant’s Rooftop Equipment in a manner that does not unnecessarily interrupt or interfere with Tenant’s use of the Premises for the Permitted Use. 

  
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 41. Options to Extend Term. Tenant shall have two (2) options (each, an “Option”) to
extend the Term by five (5) years each as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to an Option shall be on all the same terms and conditions as
this Lease, except as follows: 
 41.1. Base Rent at the commencement of each Option term shall equal ninety-five percent (95%) of the
then-current fair market value for comparable office and laboratory space in the East Cambridge, Massachusetts submarket of comparable age, quality, level of finish and proximity to amenities and public transit (“FMV”), and in each
case shall be further increased on each annual anniversary of the Option term commencement date by three percent (3%). Tenant may, no more than eighteen (18) months prior to the date the Term is then scheduled to expire, request Landlord’s
estimate of the FMV for the next Option term. Landlord shall, within fifteen (15) days after receipt of such request, give Tenant a written proposal of such FMV. Failure by Landlord to give such notice within such fifteen (15) day period
shall extend, day for day, the thirty (30) day time period for agreement upon FMV that is set forth below in this Section 41.1. If Tenant gives written notice to exercise an Option, such notice shall specify whether Tenant accepts
Landlord’s proposed estimate of FMV. If Tenant does not accept the FMV, then the parties shall endeavor to agree upon the FMV, taking into account all relevant factors, including (a) the size of the Premises, (b) the length of the
Option term, (c) rent in comparable buildings in the relevant submarket, including concessions offered to new tenants, such as free rent, tenant improvement allowances and moving allowances, (d) Tenant’s creditworthiness and
(e) the quality and location of the Building and the Property. In the event that the parties are unable to agree upon the FMV within thirty (30) days after Tenant notifies Landlord that Tenant is exercising an Option, then either party may
request that the same be determined as follows: a senior officer of a nationally recognized leasing brokerage firm with local knowledge of the East Cambridge, Massachusetts laboratory/research and development leasing submarket (the “Baseball
Arbitrator”) shall be selected and paid for jointly by Landlord and Tenant. If Landlord and Tenant are unable to agree upon the Baseball Arbitrator, then the same shall be designated by the local chapter of the Judicial Arbitration and
Mediation Services or any successor organization thereto (the “JAMS”). The Baseball Arbitrator selected by the parties or designated by JAMS shall (y) have at least ten (10) years’ experience in the leasing of
laboratory/research and development space in the East Cambridge, Massachusetts submarket and (z) not have been employed or retained by either Landlord or Tenant or any affiliate of either for a period of at least ten (10) years prior to
appointment pursuant hereto. Each of Landlord and Tenant shall submit to the Baseball Arbitrator and to the other party its determination of the FMV, which in Landlord’s case shall be the estimated FMV previously submitted to Tenant. The
Baseball Arbitrator shall grant to Landlord and Tenant a hearing and the right to submit evidence. The Baseball Arbitrator shall determine which of the two (2) FMV determinations more closely represents the actual FMV. The arbitrator may not
select any other FMV for the Premises other than one submitted by Landlord or Tenant. The FMV selected by the Baseball Arbitrator shall be binding upon Landlord and Tenant and shall serve as the basis for determination of Base Rent payable for the
applicable Option term. If, as of the commencement date of an Option term, the amount of Base Rent payable during the Option term shall not have been determined, then, pending such determination, Tenant shall pay Base Rent equal to the Base Rent
payable with respect to the last year of the then-current Term. After the final determination of Base Rent payable for the Option 

  
 63 

 
term, the parties shall promptly execute a written amendment to this Lease specifying the amount of Base Rent to be paid during the applicable Option term. Any failure of the parties to execute
such amendment shall not affect the validity of the FMV determined pursuant to this Section. 
 41.2. No Option is assignable separate and
apart from this Lease. 
 41.3. An Option is conditional upon Tenant giving Landlord written notice of its election to exercise such Option
at least fifteen (15) months prior to the end of the expiration of the then-current Term. Time shall be of the essence as to Tenant’s exercise of an Option. Tenant assumes full responsibility for maintaining a record of the deadlines to
exercise an Option. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of an Option after the date provided for in this Section. 

41.4. Notwithstanding anything contained in this Article to the contrary, Tenant shall not have the right to exercise an Option: 

(a) During the time commencing from the date Landlord delivers to Tenant a written notice that Tenant is in default under any provisions of
this Lease and continuing until Tenant has cured the specified default; or 
 (b) At any time after a Default and continuing until Tenant
cures any such Default, if such Default is susceptible to being cured; or 
 (c) In the event that Tenant has defaulted in the performance of
any monetary obligations under this Lease beyond any applicable notice and cure periods two (2) or more times during the twelve (12)-month period immediately prior to the date that Tenant intends to exercise an Option, a service or late charge
has become payable for both such defaults, and Tenant has not cured such defaults. 
 41.5. The period of time within which Tenant may
exercise an Option shall not be extended or enlarged by reason of Tenant’s inability to exercise such Option because of the provisions of Section 41.4. 

41.6. All of Tenant’s rights under the provisions of an Option shall terminate and be of no further force or effect even after
Tenant’s due and timely exercise of such Option if, after such exercise, but prior to the commencement date of the new term, (a) Tenant fails to pay to Landlord a monetary obligation of Tenant for a period of twenty (20) days after a
second written notice from Landlord to Tenant, (b) Tenant fails to commence to cure a default (other than a monetary default) within thirty (30) days after the date Landlord gives notice to Tenant of such default or (c) Tenant has
defaulted in the performance of any monetary obligations under this Lease beyond any applicable notice and cure periods two (2) or more times, a service or late charge has become payable for both such defaults, and Tenant has not cured such
defaults. Landlord shall have the right in its sole discretion to waive the requirements of this Section. 
 42. Right of First Offer. For so long as
Tenant or a Successor Transferee leases and personally occupies seventy percent (70%) or greater of the Rentable Area in the Premises and on the condition that there are at least ten (10) years remaining on the Term hereof, which may be

  
 64 

 
extended by exercise of Option terms (which even though too early to be exercised in accordance with Section 41 may be committed to by Tenant in a notice given to Landlord whereupon,
for purposes of this Section 42, the Term shall be deemed extended), Tenant shall be entitled to a one-time right of first offer (“ROFO”) as to all of the rentable space in the building at 500 Kendall Street that is
available for lease after the lease for such space that is in effect as of the Execution Date (the “500 Kendall Lease”) expires or terminates (“Available ROFO Premises”); provided, however, that in no event
shall Landlord be required to lease any Available ROFO Premises to Tenant for any period past the date on which this Lease expires or is terminated pursuant to its terms. To the extent that Landlord renews or extends the existing 500 Kendall Lease
or enters into a new lease with the current tenant (or any person or entity that directly, or indirectly through one or more intermediaries, controls, is controlled by, or is under common control with the current tenant or any successor to the
current tenant by merger, consolidation, acquisition of all or substantially all of the current tenant’s assets or ownership interests, or corporate reorganization) for the same premises, the affected space shall not be deemed to be available
for application of Tenant’s ROFO rights. In the event that Landlord intends to market the Available ROFO Premises and Tenant is entitled to the ROFO as provided above, Landlord shall provide written notice thereof to Tenant (the “Notice
of Marketing”), which notice shall include the then-current fair market value therefor taking into account the same factors referred to in Section 41 for the determination of FMV (“ROFO FMV”). 

42.1. Within fifteen (15) business days following its receipt of a Notice of Marketing, Tenant shall advise Landlord in writing whether
Tenant elects to lease all (not just a portion) of the Available ROFO Premises at the specified ROFO FMV and on what other terms and conditions. If Tenant fails to notify Landlord of Tenant’s election within such fifteen (15) business day
period, then Tenant shall be deemed to have elected not to lease the Available ROFO Premises. 
 42.2. If Tenant timely notifies Landlord
that Tenant elects to lease all of the Available ROFO Premises and of the terms and conditions therefor (“Tenant’s Offer”) (provided that Tenant shall be required to lease the Available ROFO Premises for at least the remainder
of the then-current Term), then Landlord shall have ten (10) days after receipt of Tenant’s Offer to respond to Tenant in writing whether Landlord elects to lease the Available ROFO Premises to Tenant on the terms and conditions set forth
in Tenant’s Offer. 
 42.3. If (a) Tenant notifies Landlord that Tenant elects not to lease the Available ROFO Premises,
(b) Tenant fails to notify Landlord of Tenant’s election within the ten (10)-day period described above or (c) Landlord declines to lease the Available ROFO Premises to Tenant on the terms and conditions set forth in Tenant’s
Offer, then Landlord shall have the right to consummate a lease of the Available ROFO Premises at base rent not less than ninety-five percent (95%) of the ROFO FMV. 

42.4. Notwithstanding anything in this Article to the contrary, Tenant shall not exercise the ROFO during such period of time that Tenant is in
default under any provision of this Lease. Any attempted exercise of the ROFO during a period of time in which Tenant is so in default shall be void and of no effect. In addition, Tenant shall not be entitled to exercise the ROFO if Landlord has
given Tenant two (2) or more notices of default under this Lease, whether or not the defaults are cured, during the twelve (12) month period prior to the date on which Tenant seeks to exercise the ROFO. 

  
 65 

 42.5. Notwithstanding anything in this Lease to the contrary, Tenant shall not assign or transfer
the ROFO, either separately or in conjunction with an assignment or transfer of Tenant’s interest in the Lease, except in connection with a transfer of Tenant’s interest in the Lease pursuant to an Exempt Transfer, without Landlord’s
prior written consent, which consent Landlord may withhold in its sole and absolute discretion. 
 42.6. If Tenant exercises the ROFO,
Landlord does not guarantee that the Available ROFO Premises will be available on the anticipated commencement date for the Lease as to such Premises due to a holdover by the then-existing occupants of the Available ROFO Premises or for any other
reason beyond Landlord’s reasonable control. 
 43. Miscellaneous. 

43.1. Landlord reserves the right to change the name of the Building or the Property in its sole discretion. 

43.2. In the event Tenant ceases to be subject to the reporting obligations of the Security Exchange Act of 1934 (the “SEC”),
Tenant agrees that it shall promptly furnish to Landlord, from time to time, upon Landlord’s written request (not to exceed one time per year), the most recent year-end financial statements reflecting Tenant’s current financial condition
audited by a nationally recognized accounting firm. Tenant shall, within one hundred twenty (120) days after the end of Tenant’s financial year, furnish Landlord with a certified copy of Tenant’s year-end financial statements for the
previous year audited by a nationally recognized accounting firm. Tenant represents and warrants that all financial statements, records and information furnished by Tenant to Landlord in connection with this Lease are true, correct and complete in
all respects. If audited financials are not otherwise prepared, unaudited financials complying with generally accepted accounting principles and certified by the chief financial officer of Tenant as true, correct and complete in all respects shall
suffice for purposes of this Section. All such financial statements shall be subject to the confidentiality obligations contained in Article 38. Landlord agrees that a breach of such confidentiality may cause Tenant harm for which recovery of
damages would be an inadequate remedy, and in such event, Tenant shall be entitled to obtain injunctive relief, as well as such further relief as may be granted by a court of competent jurisdiction, but excluding special, punitive, exemplary or
consequential damages. For the avoidance of doubt, Tenant shall have no obligations to Landlord pursuant to this Section during the period of time when Tenant is subject to the reporting obligations of the SEC and Tenant is in compliance with such
reporting obligations. 
 43.3. Where applicable in this Lease, the singular includes the plural and the masculine or neuter includes the
masculine, feminine and neuter. The words “include,” “includes,” “included” and “including” shall mean “‘include,’ etc., without limitation.” The word “shall” is mandatory and the
word “may” is permissive. The section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part of this Lease. Landlord and Tenant have each participated in the
drafting and negotiation of this Lease, and the language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant. 

  
 66 

 43.4. Except as otherwise expressly set forth in this Lease, if either party commences an action
against the other party arising out of or in connection with this Lease, then the substantially prevailing party shall be reimbursed by the other party for all reasonable costs and expenses, including reasonable attorneys’ fees and expenses,
incurred by the substantially prevailing party in such action or proceeding and in any appeal in connection therewith. 
 43.5. Submission of
this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and shall not be effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. 

43.6. Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor. 

43.7. Each provision of this Lease performable by Tenant shall be deemed both a covenant and a condition. 

43.8. Notwithstanding anything to the contrary contained in this Lease, Tenant’s obligations under this Lease are independent and shall
not be conditioned upon performance by Landlord. 
 43.9. Whenever consent or approval of either party is required, that party shall not
unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth to the contrary. 
 43.10. The terms
of this Lease are intended by the parties as a final expression of their agreement with respect to the terms as are included herein, and may not be contradicted by evidence of any prior or contemporaneous agreement. 

43.11. Any provision of this Lease that shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other
provision hereof, and all other provisions of this Lease shall remain in full force and effect and shall be interpreted as if the invalid, void or illegal provision did not exist. 

43.12. Landlord shall, upon Tenant’s request and at Tenant’s sole cost, execute and deliver to Tenant a mutually agreeable short form
or memorandum of this Lease (“Memorandum of Lease”). Neither party shall record this Lease. Tenant shall be responsible for the cost of recording any short form or memorandum of this Lease, including any transfer or other taxes
incurred in connection with said recordation. Upon termination of this Lease, Tenant, at its sole cost and expense, shall record a discharge or termination of any previously recorded Memorandum of Lease. 

43.13. Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply to and be binding upon
the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors and assigns. This Lease 

  
 67 

 
is for the sole benefit of the parties and their respective heirs, legatees, devisees, executors, administrators and permitted successors and assigns, and nothing in this Lease shall give or be
construed to give any other person or entity any legal or equitable rights. Nothing in this Section shall in any way alter the provisions of this Lease restricting assignment or subletting. 

43.14. This Lease shall be governed by, construed and enforced in accordance with the laws of the state in which the Premises are located,
without regard to such state’s conflict of law principles. 
 43.15. Tenant guarantees, warrants and represents that the individual or
individuals signing this Lease have the power, authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on
whose behalf said individual or individuals have signed. 
 43.16. This Lease may be executed in one or more counterparts, each of which,
when taken together, shall constitute one and the same document. 
 43.17. No provision of this Lease may be modified, amended or
supplemented except by an agreement in writing signed by Landlord and Tenant. 
 43.18. No waiver of any term, covenant or condition of this
Lease shall be binding upon Landlord unless executed in writing by Landlord. The waiver by Landlord of any breach or default of any term, covenant or condition contained in this Lease shall not be deemed to be a waiver of any preceding or subsequent
breach or default of such term, covenant or condition or any other term, covenant or condition of this Lease. 
 43.19. To the extent
permitted by Applicable Laws, the parties waive trial by jury in any action, proceeding or counterclaim brought by the other party hereto related to matters arising out of or in any way connected with this Lease; the relationship between Landlord
and Tenant; Tenant’s use or occupancy of the Premises; or any claim of injury or damage related to this Lease or the Premises. 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 68 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease as a sealed Massachusetts
instrument as of the date first above written. 
  

			
	 LANDLORD:
  

BMR-675 WEST KENDALL STREET LLC,
 a Delaware limited liability
company

		
	By:		/s/ William F. Kane
	Name:		William F. Kane
	Title:		Senior Vice President, Leasing & Development

  

			
	 TENANT:
  

ALNYLAM PHARMACEUTICALS, INC.,
 a Delaware
corporation

		
	By:		/s/ John Maraganore
	Name:		John Maraganore
	Title:		CEO

  
 Signature page to Lease

 EXHIBIT A 

LAND 

  
 A-1 

 EXHIBIT B 

PREMISES 

  
 B-1 

 EXHIBIT C 

ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE 

AND TERM EXPIRATION DATE 

This acknowledgement of TERM COMMENCEMENT DATE and TERM EXPIRATION DATE is entered into as of
[            ], 20[    ], with reference to that certain Lease (the “Lease”) dated as of
[            ], 2015, by ALNYLAM PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”), in favor of [BIOMED ENTITY], a [Delaware] limited [liability
company][OR][partnership] (“Landlord”). All capitalized terms used herein without definition shall have the meanings ascribed to them in the Lease. 

1. Tenant hereby confirms the following: 

2. Tenant accepted possession of the Premises on [            ],
20[    ]. 
 3. The Premises are in good order, condition and repair. 

4. All conditions of the Lease to be performed by Landlord as a condition to the full effectiveness of the Lease have been satisfied, and
Landlord has fulfilled all of its duties in the nature of inducements offered to Tenant to lease the Premises. 
 5. In accordance with the
provisions of Article 4 of the Lease, the Term Commencement Date is [            ], 20[    ], and, unless the Lease is terminated prior to the Term
Expiration Date pursuant to its terms, the Term Expiration Date shall be [            ], 20[    ]. 

6. Tenant commenced occupancy of the Premises for the Permitted Use on
[            ], 20[    ]. 
 7. The Lease is in
full force and effect, and the same represents the entire agreement between Landlord and Tenant concerning the Premises[, except [            ]]. 

8. Tenant has no existing defenses against the enforcement of the Lease by Landlord, and there exist no offsets or credits against Rent owed or
to be owed by Tenant. 
 9. The obligation to pay Rent is presently in effect and all Rent obligations on the part of Tenant under the Lease
commenced to accrue on [            ], 20[    ], with Base Rent payable on the dates and amounts set forth in the chart below: 

  
 C-1 

																	
	 Dates
	  	Square
Feet of
Rentable
Area	 	  	Base Rent per
Square Foot of
Rentable Area	 	  	Monthly Base
Rent	 	  	Annual Base Rent	 
	             -1/31/20
	  	 	295,030	  	  	$	67.00 annually	  	  	$	1,647,250.83	  	  	$	19,767,010.00	  
	 2/1/20-1/31/21
	  	 	295,030	  	  	$	69.01 annually	  	  	$	1,696,668.36	  	  	$	20,360,020.30	  
	 2/1/21-1/31/22
	  	 	295,030	  	  	$	71.08 annually	  	  	$	1,747,561.03	  	  	$	20,970,732.40	  
	 2/1/22-1/31/23
	  	 	295,030	  	  	$	73.21 annually	  	  	$	1,799,928.86	  	  	$	21,599,146.30	  
	 2/1/23-1/31/24
	  	 	295,030	  	  	$	75.41 annually	  	  	$	1,854,017.69	  	  	$	22,248,212.30	  
	 2/1/24-1/31/25
	  	 	295,030	  	  	$	77.67 annually	  	  	$	1,909,581.68	  	  	$	22,914,980.10	  
	 2/1/25-1/31/26
	  	 	295,030	  	  	$	80.00 annually	  	  	$	1,966,866.67	  	  	$	23,602,400.00	  
	 2/1/26-1/31/27
	  	 	295,030	  	  	$	82.40 annually	  	  	$	2,025,872.67	  	  	$	24,310,472.00	  
	 2/1/27-1/31/28
	  	 	295,030	  	  	$	84.87 annually	  	  	$	2,086,599.68	  	  	$	25,039,196.10	  
	 2/1/28-1/31/29
	  	 	295,030	  	  	$	87.42 annually	  	  	$	2,149,239.55	  	  	$	25,791,522.60	  
	 2/1/29-1/31/30
	  	 	295,030	  	  	$	90.04 annually	  	  	$	2,213,708.43	  	  	$	26,564,501.20	  
	 2/1/30-1/31/31
	  	 	295,030	  	  	$	92.74 annually	  	  	$	2,280,090.18	  	  	$	27,361,082.20	  
	 2/1/31-1/31/32
	  	 	295,030	  	  	$	95.52 annually	  	  	$	2,348,438.80	  	  	$	28,181,265.60	  
	 2/1/32-1/31/33
	  	 	295,030	  	  	$	98.39 annually	  	  	$	2,419,000.14	  	  	$	29,028,001.70	  
	 2/1/33-1/31/34
	  	 	295,030	  	  	$	101.34 annually	  	  	$	2,491,528.35	  	  	$	29,898,340.20	  

 10. The undersigned Tenant has not made any prior assignment, transfer, hypothecation or pledge of the Lease
or of the rents thereunder or sublease of the Premises or any portion thereof. 

  
 C-2 

 IN WITNESS WHEREOF, Tenant has executed this Acknowledgment of Term Commencement Date and Term
Expiration Date as of the date first written above. 
  

			
	 TENANT:
  

ALNYLAM PHARMACEUTICALS, INC.,
 a Delaware
corporation

		
	By:		 
	Name:		 
	Title:		 

  
 C-3 

 EXHIBIT D 

WORK LETTER 

  
 D-1-1 

 EXHIBIT D-1 

BASE BUILDING IMPROVEMENTS 

  
 C-11 

 EXHIBIT D-2 

TENANT WORK INSURANCE SCHEDULE 

  
 D-2-1 

  
 D-2-2 

 EXHIBIT E 

LANDLORD’S DECOMMISSIONING DOCUMENTATION REQUIREMENTS 

  
 E-1 

 EXHIBIT F 

DEFINITION OF OBSOLETE EQUIPMENT 

  
 F-1 

 EXHIBIT G 

EXCLUSIONS TO OPERATING EXPENSES 

  
 G-1 

 EXHIBIT H 

FORM OF LETTER OF CREDIT 

[On letterhead or L/C letterhead of Issuer] 

LETTER OF CREDIT 
 Date:
            , 20     
  

					
	 		(the “Beneficiary”)
	 		
	 		
	Attention:		 		
	L/C. No.:		 		
	Loan No.:		 		

 Ladies and Gentlemen: 

We establish in favor of Beneficiary our irrevocable and unconditional Letter of Credit numbered as identified above (the
“L/C”) for an aggregate amount of $            , expiring at     :00 p.m. on
             or, if such day is not a Banking Day, then the next succeeding Banking Day (such date, as extended from time to time, the “Expiry Date”).
“Banking Day” means a weekday except a weekday when commercial banks in              are authorized or required to close. 

We authorize Beneficiary to draw on us (the “Issuer”) for the account of
             (the “Account Party”), under the terms and conditions of this L/C. 

Funds under this L/C are available by presenting the following documentation (the “Drawing Documentation”): (a) the
original L/C and (b) a sight draft substantially in the form of Attachment 1, with blanks filled in and bracketed items provided as appropriate. No other evidence of authority, certificate, or documentation is required. 

Drawing Documentation must be presented at Issuer’s office at
             on or before the Expiry Date by personal presentation, courier or messenger service, or fax. Presentation by fax shall be effective upon electronic confirmation of
transmission as evidenced by a printed report from the sender’s fax machine. After any fax presentation, but not as a condition to its effectiveness, Beneficiary shall with reasonable promptness deliver the original Drawing Documentation by any
other means. Issuer will on request issue a receipt for Drawing Documentation. 
 We agree, irrevocably, and irrespective of any claim by
any other person, to honor drafts drawn under and in conformity with this L/C, within the maximum amount of this L/C, presented to us on or before the Expiry Date, provided we also receive (on or before the Expiry Date) any other Drawing
Documentation this L/C requires. 

  
 H-1 

 We shall pay this L/C only from our own funds by check or wire transfer, in compliance with the
Drawing Documentation. 
 If Beneficiary presents proper Drawing Documentation to us on or before the Expiry Date, then we shall pay under
this L/C at or before the following time (the “Payment Deadline”): (a) if presentment is made at or before noon of any Banking Day, then the close of such Banking Day; and (b) otherwise, the close of the next Banking Day.
We waive any right to delay payment beyond the Payment Deadline. If we determine that Drawing Documentation is not proper, then we shall so advise Beneficiary in writing, specifying all grounds for our determination, within one Banking Day after the
Payment Deadline. 
 Partial drawings are permitted. This L/C shall, except to the extent reduced thereby, survive any partial drawings.

 We shall have no duty or right to inquire into the validity of or basis for any draw under this L/C or any Drawing Documentation. We
waive any defense based on fraud or any claim of fraud. 
 The Expiry Date shall automatically be extended by one year (but never beyond
             (the “Outside Date”)) unless, on or before the date 90 days before any Expiry Date, we have given Beneficiary notice that the Expiry Date shall not be
so extended (a “Nonrenewal Notice”). We shall promptly upon request confirm any extension of the Expiry Date under the preceding sentence by issuing an amendment to this L/C, but such an amendment is not required for the extension
to be effective. We need not give any notice of the Outside Date. 
 Beneficiary may from time to time without charge transfer this L/C, in
whole but not in part, to any transferee (the “Transferee”). Issuer shall look solely to Account Party for payment of any fee for any transfer of this L/C. Such payment is not a condition to any such transfer. Beneficiary or
Transferee shall consummate such transfer by delivering to Issuer the original of this L/C and a Transfer Notice substantially in the form of Attachment 2, purportedly signed by Beneficiary, and designating Transferee. Issuer shall promptly
reissue or amend this L/C in favor of Transferee as Beneficiary. Upon any transfer, all references to Beneficiary shall automatically refer to Transferee, who may then exercise all rights of Beneficiary. Issuer expressly consents to any transfers
made from time to time in compliance with this paragraph. 
 Any notice to Beneficiary shall be in writing and delivered by hand with
receipt acknowledged or by overnight delivery service such as FedEx (with proof of delivery) at the above address, or such other address as Beneficiary may specify by written notice to Issuer. A copy of any such notice shall also be delivered, as a
condition to the effectiveness of such notice, to:                  (or such replacement as Beneficiary designates from time to time by written notice). 

No amendment that adversely affects Beneficiary shall be effective without Beneficiary’s written consent. 

  
 H-2 

 This L/C is subject to and incorporates by reference: (a) the International Standby
Practices 98 (“ISP 98”); and (b) to the extent not inconsistent with ISP 98, Article 5 of the Uniform Commercial Code of the State of New York. 

Very truly yours, 
 [Issuer
Signature] 

  
 H-3 

 ATTACHMENT 1 TO EXHIBIT H 

FORM OF SIGHT DRAFT 
 [Beneficiary
Letterhead] 
 TO: 
 [Name and
Address of Issuer] 
 SIGHT DRAFT 
 AT
SIGHT, pay to the Order of             , the sum of              United States Dollars
($            ). Drawn under [Issuer] Letter of Credit No.              dated
            . 
 [Issuer is hereby directed to pay the proceeds of this Sight Draft
solely to the following account:                             .] 

[Name and signature block, with signature or purported signature of Beneficiary] 

Date:              

  
 H-1-1 

 ATTACHMENT 2 TO EXHIBIT H 

FORM OF TRANSFER NOTICE 

[Beneficiary Letterhead] 
 TO:

 [Name and Address of Issuer] (the “Issuer”) 

TRANSFER NOTICE 
 By signing below, the
undersigned, Beneficiary (the “Beneficiary”) under Issuer’s Letter of Credit No.              dated
             (the “L/C”), transfers the L/C to the following transferee (the “Transferee”): 

[Transferee Name and Address] 
 The original L/C is enclosed.
Beneficiary directs Issuer to reissue or amend the L/C in favor of Transferee as Beneficiary. Beneficiary represents and warrants that Beneficiary has not transferred, assigned, or encumbered the L/C or any interest in the L/C, which transfer,
assignment, or encumbrance remains in effect. 
 [Name and signature block, with signature or purported signature of Beneficiary] 

Date:             ] 

  
 H-2-1 

 EXHIBIT I 

RULES AND REGULATIONS 

NOTHING IN THESE RULES AND REGULATIONS (“RULES AND REGULATIONS”) SHALL SUPPLANT ANY PROVISION OF THE LEASE. IN THE EVENT OF A
CONFLICT OR INCONSISTENCY BETWEEN THESE RULES AND REGULATIONS AND THE LEASE, THE LEASE SHALL PREVAIL. 
  

	(1)	Neither Tenant nor Tenant’s employees, agents, contractors or invitees shall encumber or obstruct the common entrances, lobbies, elevators, sidewalks and stairways of the Building or the Property or use them for
any purposes other than ingress or egress to and from the Building or the Property. 

  

	(2)	Except as specifically provided in the Lease, no sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the outside of the Premises or the Building or interior lobbies,
elevators and stairways without Landlord’s prior written consent. Landlord shall have the right to remove, at Tenant’s sole cost and expense and without notice, any sign installed or displayed in violation of this rule. Tenant shall/will
not erect any stand, booth or showcase or other article or matter in or upon the Property without first obtaining Landlord’s written consent thereto. 

  

	(3)	If Landlord objects in writing to any curtains, blinds, shades, screens, hanging plants or other similar objects attached to or used in connection with any window or door of the Premises or placed on any windowsill, and
(a) such window, door or windowsill is visible from the exterior of the Premises and (b) such curtain, blind, shade, screen, hanging plant or other object is not included in plans approved by Landlord, then Tenant shall promptly remove
such curtains, blinds, shades, screens, hanging plants or other similar objects at its sole cost and expense. 

  

	(4)	No deliveries shall be made that impede or interfere with other tenants in or the operation of the Property or the Building. 

  

	(5)	Tenant shall not place a load upon any floor of the Premises that exceeds the load per square foot that (a) such floor was designed to carry or (b) is allowed by Applicable Laws. Fixtures and equipment that
cause noises or vibrations that may be transmitted to the structure of the Building to such a degree as to be objectionable to other tenants shall be placed and maintained by Tenant, at Tenant’s sole cost and expense, on vibration eliminators
or other devices sufficient to eliminate such noises and vibrations to levels reasonably acceptable to Landlord and the affected tenants of the Property. 

  

	(6)	Tenant shall not use any method of heating or air conditioning other than what is shown in the Tenant Improvement plans or approved in writing by Landlord in accordance with Article 17 of the Lease.

  
 I-1 

	(7)	Tenant shall not install any radio, television or other antennae; cell or other communications equipment; or other devices on the roof or exterior walls of the Premises except in accordance with the Lease. Tenant shall
not interfere with radio, television or other digital or electronic communications at the Property or elsewhere. 

  

	(8)	Canvassing, peddling, soliciting and distributing handbills or any other written material within, on or around the Property (other than within the Premises) are prohibited. Tenant shall cooperate with Landlord to
prevent such activities by Tenant or its employees, agents, contractors and invitees. 

  

	(9)	Tenant shall not use, generate, manufacture, store or dispose of on or about the Premises or transport to or from the Premises any flammable explosive, radioactive materials, hazardous wastes, toxic substances or
related materials (a) in any manner which fails to comply in all material respects with all applicable federal, state and local laws, ordinances and regulations, whether now existing or hereafter enacted, and (b) without notifying Landlord
in writing prior to any such use, generation, manufacture, storage, disposal or transportation of the specific details thereof. In addition, Tenant shall, upon demand by Landlord, notify Landlord of all materials and substances used, generated,
manufactured, stored, disposed of in, or transported to or from, the Premises. 

  

	(10)	Tenant shall store all of its trash, garbage and Hazardous Materials in receptacles within its Premises or in receptacles designated by Landlord outside of the Premises. Tenant shall not place in any such receptacle any
material that cannot be disposed of in the ordinary and customary manner of trash, garbage and Hazardous Materials disposal. Any Hazardous Materials transported through the Property shall be held in secondary containment devices. Tenant shall be
responsible, at its sole cost and expense, for Tenant’s removal of its trash, garbage and Hazardous Materials; provided, however, that Tenant is encouraged to participate in the non-Hazardous materials waste removal and recycling program
in place at the Property. 

  

	(11)	Tenant shall comply with all orders, requirements and conditions now or hereafter imposed by applicable laws or Landlord (“Waste Regulations”) regarding the collection, sorting, separation and recycling
of waste products, garbage, refuse and trash generated by Tenant (collectively, “Waste Products”), including (without limitation) the separation of Waste Products into receptacles reasonably approved by Landlord and the removal of
such receptacles in accordance with any collection schedules prescribed by Waste Regulations. 

  

	(12)	The Premises, the Property or the Building shall not be used for lodging or for any improper, immoral or objectionable purpose. No cooking shall be done or permitted in the Premises; provided, however, that
Tenant may use (a) equipment approved in accordance with the requirements of insurance policies that Landlord or Tenant is required to purchase and maintain pursuant to the Lease for brewing coffee, tea, hot chocolate and similar beverages,
(b) microwave ovens for employees’ use and (c) equipment shown on Tenant Improvement plans approved by Landlord; provided, further, that any such equipment and microwave ovens are used in accordance with Applicable Laws.

  
 I-2 

	(13)	Tenant shall not, without Landlord’s prior written consent, use the name of the Property, if any, in connection with or in promoting or advertising Tenant’s business except as Tenant’s address.

  

	(14)	Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any Governmental Authority. 

 

	(15)	Tenant assumes any and all responsibility for protecting the Premises from theft, robbery and pilferage, which responsibility includes keeping doors locked and other means of entry to the Premises closed.

  

	(16)	Tenant shall not modify any locks to the Premises without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or delay. Tenant shall furnish Landlord with copies of
keys, pass cards or similar devices for locks to the Premises. 

  

	(17)	Tenant shall cooperate and participate in all reasonable security programs affecting the Premises. 

  

	(18)	Tenant shall not permit any animals in the Property, other than for guide or assistance animals or for use in laboratory experiments, subject to the terms and conditions of the Lease. 

 

	(19)	Bicycles shall not be taken into the Building(s) except into areas reasonably designated by Landlord. 

  

	(20)	Tenant shall not do, nor permit to be done, anything which obstructs or interferes with the rights of any other tenant of the Property or the Building. 

 

	(21)	The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no sweepings, rubbish, ashes, chemicals, or other refuse or injurious
substances shall be deposited therein or used in connection therewith by Tenant, or left by Tenant in the lobbies, passages, elevators or stairways of the Building. 

 

	(22)	Discharge of industrial sewage shall only be permitted if Tenant, at its sole expense, first obtains all necessary permits and licenses therefor from all applicable Governmental Authorities. 

 

	(23)	Smoking is prohibited inside the Building. Tenant shall not permit its employees, invitees or guests to smoke in the lobbies, passages, corridors, elevators, vending rooms, restrooms, stairways, parking garage or any
other area shared in common with other tenants in the Building. Nor shall Tenant permit its employees, invitees, or guests to loiter at the building entrances for the purpose of smoking. Smoking is permitted per the terms of the Cambridge Ordinance
and in designated outdoor areas of the Property that may be relocated or eliminated at Landlord’s election. 

  
 I-3 

	(24)	Tenant shall have access to the Premises 24 hours a day, seven days a week. 

  

	(25)	The Building shall be subject to Landlord’s reasonable security requirements. The Landlord shall in no event be responsible for admitting or excluding any person from the Premises. In case of invasion, hostile
attack, insurrection, mob violence, riot, public excitement or other commotion, explosion, fire or any casualty, the Landlord shall have the right to bar or limit access to the Property or Building to protect the safety of occupants of the Property
or the Building. 

  

	(26)	Tenant, at Tenant’s sole cost and expense, shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably
satisfactory to Landlord, and to be treated against infestation by insects, rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Property for the purpose of
providing such extermination services, unless such persons have been approved by Landlord. If requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the Premises by the consumption of food or
beverages in a cold box or similar facility. 

  

	(27)	Tenant shall be responsible for the observance of these Rules and Regulations by Tenant’s employees, agents, contractors and invitees. 

 

	(28)	In the event of any conflict between the provisions of these Rules and Regulations and the provisions of the Lease, the provisions of the Lease shall govern. 

 

	(29)	These Rules and Regulations shall not be enforced in a discriminatory manner against Tenant. 

 MOVING POLICY /
EQUIPMENT REMOVAL 
 Landlord must be notified as soon as possible with details of an impending move or removal of material pieces of equipment or furniture,
etc. and, in the case of removals of such, must receive written and signed authorization from Tenant. The guidelines listed below must be followed, except during construction of the initial improvements, which shall be subject to separate rules
mutually determined by Landlord and Tenant: 
  

	(30)	Landlord must be notified with 24 hours’ notice of any and all movement of personal and/or Tenant-owned property into or out of the Building. 

 

	(31)	All equipment, furniture, supplies, etc. shall be moved before 8:00 am or after 5:00 pm, Monday through Friday or between 8:00 am – 5:00 pm on Saturday and Sunday, unless otherwise approved in
writing by Landlord. 

  

	(32)	The building loading dock and freight elevators must be utilized for access to the Tenant floor during a move. Scheduling for the reservation of these areas must be coordinated with the Management Office. Use of the
passenger elevators or lobby atrium stairways is prohibited. 

  
 I-4 

	(33)	The moving contractor must provide a Certificate of Insurance with the proper endorsements to the Building Management Office prior to the move. 

 

	(34)	All floors must be protected by pads or cardboard on the walls and by masonite on the floor during the move. Masonite sheets should be butted together and taped down in order to prevent trip hazards. All dollies and
handcarts must be equipped with rubber wheels. 

  

	(35)	A Tenant representative must be present to supervise the move. 

  

	(36)	Tenant’s moving company is responsible for the breakdown and removal of all boxes, padding materials, and any other associated trash upon completion of the move. Disposal of trash in the building’s dumpster
will not be permitted unless prior arrangement has been made with the Building Management Office. 

  

	(37)	Any damage to the Building and/or Property shall be the responsibility of the Tenant. 

 DELIVERIES 

Mail 
 To be mutually determined by Landlord and Tenant.

 Loading Dock 
 The main loading dock, accessed by
Linskey Way, is available for deliveries. Except during construction of the initial improvements, there is a 30-minute limit on deliveries unless previously arranged with Landlord. 

BUILDING SECURITY 
 Security service, relating to restricting
public access into the Building only, is provided at the Property and the Building 24-hours per day, seven days per week, including holidays. 
 Building
Access for Contractors and Vendors 
 Access to telephone and electric rooms is available only to building personnel, unless prior approval has been
obtained from Landlord a minimum of 24 hours in advance. 
 Major installations, especially those involving access outside Tenant’s premises, must be
coordinated with Building Management a minimum of 72 hours in advance. 
 In all cases, an endorsement to the Contractor’s insurance policy is required
prior to performing any work. This endorsement is to name BMR-675 West Kendall Street LLC, BioMed Realty Trust, Inc., BioMed Realty, L.P., and BioMed Realty LLC as additional insured. Contact Landlord for specific requirements. 

  
 I-5 

 Where appropriate, Tenant should ensure that the Rules and Regulations of the Building are observed by any
vendors/contractors rendering service to the Building on their behalf. 
 Security Access System 

For tenants, access cards are required to enter at all times. A numerical range of pass cards are assigned to each tenant upon occupancy. The Building
Management Office tracks the range of cards assigned to each tenant. However, it is Tenant’s responsibility to track which card number is assigned to each employee. Notification of any changes in employment or other access privileges for any
employee should be given immediately to Landlord so that updates to records and the access system may be made. 
 If an access card is lost, Tenant should
contact Landlord to obtain a replacement card for which there will be a $10 charge per card. Malfunctioning cards will be exchanged at no additional cost by contacting Landlord 

General Security Precautions 
 To help keep the Building
secure, we ask that all personnel be alert and report any suspicious people or activities immediately to Landlord. 
 Please advise Landlord of any
suspicions or concerns. 
 In extreme emergencies, contact the local Police Department. 

SOLICITATION 
 Soliciting, canvassing and peddling in the
building are prohibited. If anyone is observed conducting any of the above activities on the property, immediately contact Landlord 
 PRIVATE DRIVES
PARKING 
 Vehicle parking on the private drives of the Property, including West Kendall Street, is restricted to vehicles with a temporary parking pass. A
temporary parking pass may be obtained with Landlord’s permission. 
 Landlord may waive any one or more of these Rules and Regulations for the benefit
of Tenant or any other tenant, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against
any or all of the tenants of the Property, including Tenant. These Rules and Regulations are 

  
 I-6 

 EXHIBIT J 

TENANT MANUAL 

  
 J-1 

 EXHIBIT K 

DEVELOPMENT APPROVALS 

  
 K-1 

 EXHIBIT L 

KENDALL SQUARE AREA PLAN 
  

 

  
 L-1 

 EXHIBIT M 

PARKING AND TRANSPORTATION DEMAND MANAGEMENT PLAN 

  
 M-1 

 EXHIBIT N 

TENANT’S PERSONAL PROPERTY 

  
 N-1 

 EXHIBIT O 

MANAGED SERVICE MATRIX 

  
 O-1 

 EXHIBIT P 

FORM OF ESTOPPEL CERTIFICATE 
 To:
[BMR LANDLORD ENTITY] 
 17190 Bernardo Center Drive 
 San
Diego, California 92128 
 Attention: Vice President, Real Estate Legal 

BioMed Realty, L.P. 
 17190 Bernardo Center Drive 

San Diego, California 92128 
 Re: [PREMISES ADDRESS] (the
“Premises”) at 675 West Kendall             , Cambridge, Massachusetts (the “Property”) 

The undersigned tenant (“Tenant”) hereby certifies to you as follows: 

 

	 	1.	Tenant is a tenant at the Property under a lease (the “Lease”) for the Premises dated as of [            ],
20[        ]. The Lease has not been cancelled, modified, assigned, extended or amended [except as follows: [            ]], and there
are no other agreements, written or oral, affecting or relating to Tenant’s lease of the Premises or any other space at the Property. The lease term expires on [            ],
20[        ]. 

  

	 	2.	Tenant took possession of the Premises, currently consisting of [            ] square feet, on
[            ], 20[        ], and commenced to pay rent on
[            ], 20[        ]. Tenant has full possession of the Premises, has not assigned the Lease or sublet any part of the
Premises, and does not hold the Premises under an assignment or sublease[, except as follows: [            ]]. 

 

	 	3.	All base rent, rent escalations and additional rent under the Lease have been paid through [            ],
20[        ]. There is no prepaid rent[, except $[            ]][, and the amount of security deposit is
$[            ] [in cash][OR][in the form of a letter of credit]]. Tenant currently has no right to any future rent abatement under the Lease. 

 

	 	4.	Base rent is currently payable in the amount of $[            ] per month. 

 

	 	5.	Tenant is currently paying estimated payments of additional rent of $[            ] per month on account of real estate taxes, insurance, management
fees and maintenance expenses. 

  

	 	6.	All work to be performed for Tenant under the Lease has been performed as required under the Lease and has been accepted by Tenant[, except
[            ]], and all allowances to be paid to Tenant, including allowances for tenant improvements, moving expenses or other items, have been paid. 

  
 P-1 

	 	7.	The Lease is in full force and effect, free from default and free from any event that could become a default under the Lease, and Tenant has no claims against the landlord or offsets or defenses against rent, and there
are no disputes with the landlord. Tenant has received no notice of prior sale, transfer, assignment, hypothecation or pledge of the Lease or of the rents payable thereunder[, except
[            ]]. 

  

	 	8.	[Tenant has the following expansion rights or options for leasing additional space at the Property: [            ].][OR][Tenant has no rights or options
to purchase the Property.] 

  

	 	9.	To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of Tenant in, on or around the Premises or the Property in violation of any environmental laws.

  

	 	10.	The undersigned has executed this Estoppel Certificate with the knowledge and understanding that [INSERT NAME OF LANDLORD, PURCHASER OR LENDER, AS APPROPRIATE] or its assignee is [acquiring the Property/making a loan
secured by the Property] in reliance on this certificate and that the undersigned shall be bound by this certificate. The statements contained herein may be relied upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], [LANDLORD], BioMed
Realty, L.P., BioMed Realty Trust, Inc., and any [other] mortgagee of the Property and their respective successors and assigns. 

 Any
capitalized terms not defined herein shall have the respective meanings given in the Lease. 
 Dated this
[            ] day of [            ], 20[        ]. 

ALNYLAM PHARMACEUTICALS, INC., 
 a Delaware corporation 

			
		
	By:		 
	Name:		 
	Title:		 

  
 P-2 

 EXHIBIT Q 

EXCLUDED ROOFTOP AREA 

  
 Q-1

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