Document:

EX-10.10

 Exhibit 10.10 

Certain identified information has been excluded from this exhibit because it is both not material and is the type that the registrant
treats as private or confidential. Information that was omitted has been noted in this document with a placeholder identified by the mark “[***]”. 

LICENSE AGREEMENT 
 by
and between 
 CLEARSIDE BIOMEDICAL, INC. 

and 
 AURA BIOSCIENCES,
INC. 
 July 3, 2019 
  

 Table of Contents 

 

									
	 	  	 	  	 	  	Page	 
			
	 1.
	  	DEFINITIONS	  	 	1	 
			
	 2.
	  	LICENSES	  	 	8	 
				
		  	2.1	  	License Grants	  	 	8	 
				
		  	2.2	  	Affiliates; Sublicenses	  	 	9	 
				
		  	2.3	  	In-Licenses	  	 	9	 
				
		  	2.4	  	Licenses of Necessary Third Party IP	  	 	10	 
				
		  	2.5	  	Technology Transfer; Training	  	 	10	 
				
		  	2.6	  	Retained Rights	  	 	11	 
				
		  	2.7	  	No Other Rights	  	 	11	 
			
	 3.
	  	GOVERNANCE	  	 	11	 
				
		  	3.1	  	Joint Steering Committee	  	 	11	 
				
		  	3.2	  	JSC Authority	  	 	11	 
				
		  	3.3	  	JSC Membership and Meetings	  	 	12	 
				
		  	3.4	  	JSC Decision-Making	  	 	12	 
			
	 4.
	  	CERTAIN FINANCIAL TERMS	  	 	13	 
				
		  	4.1	  	Upfront Payment	  	 	13	 
				
		  	4.2	  	Additional Payment	  	 	13	 
				
		  	4.3	  	Milestone Payments	  	 	13	 
				
		  	4.4	  	Royalties	  	 	14	 
				
		  	4.5	  	Reports	  	 	15	 
				
		  	4.6	  	Audits	  	 	16	 
				
		  	4.7	  	Payment Exchange Rate	  	 	17	 
				
		  	4.8	  	Registration	  	 	17	 
				
		  	4.9	  	Income Tax Withholding	  	 	17	 
				
		  	4.10	  	Late Payments	  	 	17	 
			
	 5.
	  	MANUFACTURE AND SUPPLY RESPONSIBILITIES	  	 	17	 
				
		  	5.1	  	Initial Supply Agreement	  	 	17	 
				
		  	5.2	  	Commercial Supply Agreement	  	 	18	 
				
		  	5.3	  	Supply Failure	  	 	18	 
				
		  	5.4	  	Manufacturing License and Manufacturing Technology Transfer	  	 	18	 

  
 -i- 

											
	 6.
	  	 	REGULATORY MATTERS	  	 	19	 
				
		  	 	6.1	 	  	Regulatory Filings and Interactions	  	 	19	 
				
		  	 	6.2	 	  	Notice of Adverse Events Affecting Licensed Products and Clearside Suprachoroidal Microneedle Technology	  	 	19	 
				
		  	 	6.3	 	  	Rights of Reference	  	 	20	 
			
	 7.
	  	 	CONFIDENTIALITY AND PUBLICATION	  	 	20	 
				
		  	 	7.1	 	  	Nondisclosure Obligation	  	 	20	 
				
		  	 	7.2	 	  	Publicity	  	 	22	 
			
	 8.
	  	 	REPRESENTATIONS, WARRANTIES AND COVENANTS; INDEMNIFICATION	  	 	22	 
				
		  	 	8.1	 	  	Mutual Representations and Warranties	  	 	22	 
				
		  	 	8.2	 	  	Additional Representations and Warranties of the Parties	  	 	23	 
				
		  	 	8.3	 	  	Warranty Disclaimer	  	 	24	 
				
		  	 	8.4	 	  	Certain Covenants	  	 	24	 
				
		  	 	8.5	 	  	Indemnification	  	 	25	 
				
		  	 	8.6	 	  	Limitation of Liability	  	 	26	 
				
		  	 	8.7	 	  	Insurance	  	 	26	 
			
	 9.
	  	 	INTELLECTUAL PROPERTY OWNERSHIP, PROTECTION AND RELATED MATTERS	  	 	26	 
				
		  	 	9.1	 	  	Inventorship	  	 	26	 
				
		  	 	9.2	 	  	Ownership	  	 	26	 
				
		  	 	9.3	 	  	Prosecution and Maintenance of Patent Rights	  	 	27	 
				
		  	 	9.4	 	  	Third Party Infringement	  	 	29	 
			
	 10.
	  	 	TERM AND TERMINATION	  	 	30	 
				
		  	 	10.1	 	  	Term	  	 	30	 
				
		  	 	10.2	 	  	Termination Rights	  	 	30	 
				
		  	 	10.3	 	  	Effect of Expiration or Termination; Survival	  	 	32	 
			
	 11.
	  	 	MISCELLANEOUS	  	 	32	 
				
		  	 	11.1	 	  	Assignment	  	 	32	 
				
		  	 	11.2	 	  	Governing Law	  	 	32	 
				
		  	 	11.3	 	  	Entire Agreement; Amendments	  	 	32	 
				
		  	 	11.4	 	  	Severability	  	 	32	 
				
		  	 	11.5	 	  	Headings	  	 	33	 

  
 -ii- 

									
		 	 11.6
	  	Waiver of Rule of Construction	  	 	33	 
				
		 	 11.7
	  	No Implied Waivers; Rights Cumulative	  	 	33	 
				
		 	 11.8
	  	Notices	  	 	33	 
				
	     
	 	 11.9
	  	Compliance with Export Regulations	  	 	34	 
				
		 	 11.10
	  	Force Majeure	  	 	34	 
				
		 	 11.11
	  	Dispute Resolution	  	 	34	 
				
		 	 11.12
	  	Independent Contractors	  	 	35	 
				
		 	 11.13
	  	Counterparts	  	 	35	 
				
		 	 11.14
	  	Binding Effect; No Third Party Beneficiaries	  	 	35	 

  
 -iii- 

 LICENSE AGREEMENT 

THIS LICENSE AGREEMENT (the “Agreement”), effective as of July 3, 2019 (the “Effective Date”), is by
and between Clearside Biomedical, Inc., a Delaware corporation having a principal place of business at 900 North Point Parkway, Suite 200, Alpharetta, GA 30005 (“Clearside”) and Aura Biosciences, Inc., a Delaware corporation having
its principal place of business at 85 Bolton Street, Cambridge, MA 02140 (“Aura”). 
 RECITALS: 

WHEREAS, Aura owns or controls rights and technology useful to the research, development and commercialization of products and product
candidates to treat, diagnose or prevent neoplasms of the choroid of any size or disease stage, including, without limitation, choroidal melanoma, ocular metastases occurring in the choroid, and collectively, neoplasms known as ocular cancers; 

WHEREAS, Clearside controls a proprietary tissue targeting microinjection platform for the treatment of diseases of the eye and
delivery of pharmaceutical agents to specific portions of the eye, including the delivery of pharmaceutical compositions and formulations to the suprachoroidal space; 

WHEREAS, Aura desires to obtain an exclusive, worldwide license to the Clearside microinjection platform for the treatment of diseases
of the eye for the purpose of developing and commercializing Licensed Products (as defined herein); and 
 WHEREAS, Clearside desires
to grant such an exclusive, worldwide license to Aura, all on the terms and conditions set forth herein. 
 NOW, THEREFORE, in
consideration of the foregoing premises and the mutual covenants herein contained, the Parties hereby agree as follows: 
  

	1.	 DEFINITIONS 

Unless specifically set forth to the contrary herein, the following terms, whether used in the singular or plural, shall have the respective
meanings set forth below: 
 1.1    “Affiliate” means a corporation or non-corporate business entity that, directly or indirectly, controls, is controlled by, or is under common control with the Person specified, for so long as such control continues. An entity will be regarded as in
control of another entity if: (a) it owns, directly or indirectly, at least 50% of the voting securities or capital stock of such entity, or has other comparable ownership interest with respect to any entity other than a corporation; or
(b) it possesses, directly or indirectly, the power to direct or cause the direction of the management and policies of the corporation or non-corporate business entity, as applicable, whether through the
ownership or control of voting securities, by contract or otherwise. 
 1.2    “Applicable Law”
means all statutes, ordinances, regulations, rules, or orders of any Governmental Authority that may be in effect from time to time and applicable to the activities contemplated by this Agreement. 

  
 1 

 1.3    “Aura Improvements” mean any
improvements, ideas, Inventions, developments, derivatives, modifications, technologies, discoveries, Know-How and techniques, whether or not patentable, conceived or reduced to practice by Aura or its
Affiliates or Sublicensees during the Term of this Agreement that are Controlled by Aura and Cover or relate to any Licensed Product (excluding the Clearside Suprachoroidal Microneedle Technology component or aspect of any Licensed Product). 

1.4    “Background IP” of a Party means any and all discoveries, developments, improvements, know-how, combinations, formulations, compositions of matter, data, processes and other inventions, whether or not patentable, in such Party’s ownership, possession or Control prior to the Effective Date or
made, conceived or reduced to practice by such Party outside the scope of the Agreement and without the use of any Background IP of the other Party. 

1.5    “Business Day” means a day other than Saturday, Sunday or any day on which banks located in
Atlanta, Georgia or Boston, Massachusetts are authorized or obligated by Applicable Law to close. Whenever this Agreement refers to a number of days, such number shall refer to calendar days unless Business Days are specified. 

1.6    “Calendar Quarter” means the respective periods of three (3) consecutive calendar
months ending on March 31, June 30, September 30 and December 31; provided, that (a) the first Calendar Quarter of the Term shall begin on the Effective Date and end on the first to occur of March 31, June 30,
September 30 or December 31 thereafter and the last Calendar Quarter of the Term shall end on the last day of the Term and (b) the first Calendar Quarter of a Royalty Term for the Licensed Product in a country shall begin on the First
Commercial Sale of the Licensed Product in such country and end on the first to occur of March 31, June 30, September 30 or December 31 thereafter and the last Calendar Quarter of a Royalty Term shall end on the last day of such
Royalty Term. 
 1.7    “Calendar Year” means each successive period of twelve (12) months
commencing on January 1 and ending on December 31; provided, that (a) the first Calendar Year of the Term shall begin on the Effective Date and end on the first December 31 thereafter and the last Calendar Year of the Term
shall end on the last day of the Term. 
 1.8    “Change of Control” means any transaction or
series of related transactions which shall result in (a) direct or indirect ownership of more than fifty percent (50%) of the voting stock or assets of a Party or an Affiliate that controls such Party by Persons who are not shareholders of the
Party or the controlling Affiliate of such Party prior to such transaction or series related transactions, provided, however that a bona fide financing in which new shares of capital stock are sold shall not constitute a Change of Control,
(b) the merger of a Party with or into a Third Party in a transaction in which the shareholders of the merging Party prior to such transaction do not retain a majority interest in the entity surviving the merger, or (c) the sale of all or
substantially all of the assets of a Party. 
 1.9    “Clearside Improvements” mean any
improvements, ideas, Inventions, developments, derivatives, modifications, technologies, discoveries, Know-How and techniques, whether or not patentable, conceived or reduced to practice by Clearside, its
Affiliates or its Third Party licensors party to a Clearside In-License during the Term of this Agreement that are Controlled by Clearside or its Affiliates and Cover or relate to the Clearside Suprachoroidal
Microneedle Technology. 

  
 2 

 1.10    “Clearside
In-License” means (a) the Emory/GTRC License Agreement, and (b) any other agreement entered into between Clearside and a Third Party after the Effective Date under which, pursuant to
Section 2.4, Aura has rights and obligations with respect to, or which otherwise Cover, the Licensed Product and is necessary to Develop, Commercialize and/or Manufacture such Licensed Product in the Field. 

1.11    “Clearside Manufacturing Technology” means all Patent Rights, Know-How and Improvements owned or Controlled by Clearside or its Affiliates (including all technology and patent rights with respect to the manufacturing process) at any time during the term of the Supply
Agreement, which is necessary or useful for the Manufacture of the Clearside Product. 

1.12    “Clearside Suprachoroidal Microneedle Technology” means
Clearside’s suprachoroidal drug delivery platform and/or microinjectors and microneedles necessary or reasonably useful for the Development, Manufacture or Commercialization of Licensed Products in the Field, as in existence as of the Effective
Date and as further improved, modified, or enhanced during the Term of this Agreement. 

1.13    “Clinical Trial” means a Phase I Clinical Trial, Phase II Clinical Trial, Phase III
Clinical Trial or Post-Approval Study, as applicable. 
 1.14    “Combination Product” means a
Licensed Product that is sold for a single price that includes (a) a compound, preparation, substance or formulation owned or Controlled by Aura in the Field (an “Aura Compound”) that is delivered to the suprachoroidal space
using the Clearside Suprachoroidal Microneedle Technology and (b) a laser or light source, system or device to activate such Aura Compound. 

1.15    “Commercialization” or “Commercialize” means any and all
activities directed to marketing, promoting, distributing, importing, exporting, using, offering to sell and/or selling the Licensed Product, including the conduct of Post-Approval Studies, and activities directed to obtaining pricing and
reimbursement approvals, as applicable. Aura shall not Commercialize any Licensed Products under the same or substantially similar name as any Clearside product and shall use a different active ingredient(s), trade dress and NDC number (in the US).

 1.16    “Commercially Reasonable Efforts” means [***]. 

1.17    “Confidential Information” means any and all information and data, including without
limitation all scientific, pre-clinical, clinical, regulatory, manufacturing, marketing, financial, trade secret and commercial information or data, whether communicated in writing or orally or by any other
method, which is provided by one Party to the other Party in connection with this Agreement. Licensed IP and Sublicensed IP are Confidential Information of Clearside. 

1.18    “Control”, “Controls” or “Controlled by” means
[***]. 
 1.19    “Cost of Goods” means [***]. 

  
 3 

 1.20    “Cover,” “Covering”
or “Covers” means that in the absence of a license granted under a Valid Claim, the Development, Manufacture or Commercialization of the Licensed Product would or is reasonably likely to infringe such Valid Claim. 

1.21    “Development,” “Developing” or “Develop” means
the research and development activities related to the generation, characterization, optimization, construction, expression, use and production of the Licensed Product, any other research and development activities related to the pre-clinical testing and qualification of the Licensed Product for clinical testing, and such other tests, studies and activities as may be required or recommended from time to time by any Regulatory Authority to
obtain Regulatory Approval of the Licensed Product, including toxicology studies, statistical analysis and report writing, pre-clinical testing, Clinical Studies and regulatory affairs, product approval and
registration activities. 
 1.22    “Emory/GTRC License Agreement” means that certain License
Agreement between Emory University, The Georgia Tech Research Foundation and Clearside dated as of the 4th day of July, 2012, as amended April 2, 2014, December 2, 2016 and April 1, 2018, and as further amended from time to time in
accordance with Section 2.3. 
 1.23    “Field” means the treatment, prevention and
diagnosis of choroidal melanoma, including pre-cancerous cells and indeterminate lesions in the choroid, and choroidal metastases. 

1.24    “First Commercial Sale” means, with respect to a Licensed Product in a country, the first
sale for end use of such Licensed Product to a Third Party in such country after all required Regulatory Approvals have been granted by the Regulatory Authority of such country. 

1.25    “GAAP” means generally accepted accounting principles in the United
States, or internationally, as appropriate, consistently applied. 
 1.26    “Generic Product”
means, with respect to a Licensed Product, any product other than a generic product authorized by Aura that contains the same compound, preparation, substance or formulation as such Licensed Product and that is approved by a Regulatory Agency for
administration to the suprachoroidal space and sold under an approved Marketing Authorization Application granted by a Regulatory Authority to a Third Party that is not a Sublicensee of Aura or its Affiliates and did not obtain such product in a
chain of distribution that includes any of Aura, its Affiliates, or Sublicensees. 

1.27    “Governmental Authority” means any court, commission, authority, department, ministry,
official or other instrumentality of, or being vested with public authority under any law of, any country, region, state or local authority, or any political subdivision thereof, or any association of countries, including without limitation any
Governmental Authority. 
 1.28    “IND” means an Investigational New Drug Application, Clinical
Trial Application or similar application or submission for approval to conduct human clinical investigations filed with or submitted to a Regulatory Authority in conformance with the requirements of such Regulatory Authority. 

1.29    “Initiate”, “Initiated” or “Initiation” means,
with respect to a Clinical Study, the administration of the first dose to the first subject in such study; provided, however, that in the 

  
 4 

 
case of a Clinical Study in which the protocol is a combination of a Phase I Clinical Trial and a Phase II Clinical Trial, the Phase II Clinical Trial portion of such Clinical Study shall be
deemed Initiated only upon commencement of the Phase II Study portion of such Clinical Trial. 

1.30    “Invention” means any technical, scientific and other
know-how and information, trade secrets, knowledge, technology, means, methods, processes, practices, formulae, instructions, skills, techniques, procedures, experiences, ideas, technical assistance, designs,
drawings, assembly procedures, computer programs, apparatuses, specifications, data, results and other material, including: biological, chemical, pharmacological, toxicological, pharmaceutical, physical and analytical,
pre-clinical, clinical, safety, manufacturing and quality control data and information, including study designs and protocols, assays and biological methodology process, composition of matter, article of
manufacture, discovery or finding, patentable or otherwise, that is made, generated, conceived or otherwise invented as a result of a Party exercising its rights or carrying out its obligations under this Agreement, whether directly or via its
Affiliates, agents or independent contractors, including all rights, title and interest in and to the intellectual property rights therein. 

1.31    “Know-How” means all biological materials and
other tangible materials, inventions, practices, methods, protocols, formulas, knowledge, know-how, trade secrets, processes, assays, skills, experience, technology, prototypes, techniques and results of
experimentation and testing, including without limitation pharmacological, toxicological and pre- clinical and clinical test data and stability, analytical and quality control data, patentable or otherwise.

 1.32    “Knowledge,” with respect to a Party, means the actual knowledge of any of the
executive officers of such Party. 
 1.33    “Licensed
Know-How” means all Know-How that is Controlled by Clearside or its Affiliates (including the Sublicensed Know-How) and
is useful or necessary in connection with the Development, Manufacture and Commercialization of a Licensed Product and, solely to the extent Section 5.4 becomes applicable, the Manufacture of Clearside Products. 

1.34    “Licensed IP” means Licensed Patent Rights, Licensed
Know-How and Clearside Improvements. 
 1.35    “Licensed Patent
Rights” means (a) the Patent Rights Covering the Clearside Suprachoroidal Microneedle Technology as set forth on Schedule A, (b) the Sublicensed Patent Rights and (c) all new Patent Rights Controlled by Clearside or
its Affiliates that are filed or issued with claims Covering or directed to the Clearside Suprachoroidal Microneedle Technology. 

1.36    “Licensed Product” means any compound, preparation, substance or formulation owned or
Controlled by Aura in the Field that is delivered to the suprachoroidal space, in whole or in part, by means of or through the use of the Licensed IP, including Clearside’s Suprachoroidal Microneedle Technology. 

1.37    “Manufacturing” or “Manufacture” means, as applicable, all
activities associated with the production, manufacture, processing, filling, finishing, packaging, labeling, shipping, and storage of the Licensed Product, including process and formulation development,

  
 5 

 
process validation, stability testing, manufacturing scale-up, pre-clinical, clinical and commercial manufacture
and analytical development, product characterization, quality assurance and quality control development, testing and release. For the avoidance of doubt, the term “Manufacture” does not include Aura’s right to manufacture the
Clearside Product component of the Licensed Product except to the extent Section 5.4 becomes applicable. 

1.38    “Manufacture of Clearside Product” or “Manufacture
Clearside Product” means, as applicable, all activities associated with the production, manufacture, processing, filling, finishing, packaging, labeling, shipping, and storage of the Clearside Product, including process and
formulation development, process validation, stability testing, manufacturing scale- up, pre-clinical, clinical and commercial manufacture and analytical development, product characterization, quality
assurance and quality control development, testing and release. 
 1.39    “NDA/BLA” means a New
Drug Application, Biologics License Application or similar application or submission for approval to sell and market a new drug filed with or submitted to a Regulatory Authority in conformance with the requirements of such Regulatory Authority. 

1.40    “Necessary Third Party IP” means, with respect to any country, on a country-by country basis, Know-How or Patent Rights in such country owned or controlled by a Third Party that Cover the Development, Manufacturing and/or Commercialization of
the Licensed Product in or for such country. 
 1.41    “Net Sales” means, with respect to any
Licensed Product, the gross amounts invoiced for sales or other dispositions of such Licensed Product (excluding transfer or dispositions of product at or below manufacturing cost, or without charge, for nonclinical or clinical purposes, research,
commercial samples, compassionate use, indigent programs and humanitarian and charitable donations) by or on behalf of Aura or its Affiliates (and with respect to Section 4.4.3, its Sublicensees) to Third Parties, less the following deductions
to the extent consistent with GAAP and Aura’s standard accounting practices and included in the gross invoiced sales price for such Licensed Product or otherwise paid or incurred by Aura or its Affiliates (and with respect to
Section 4.4.3, its Sublicensees), as applicable, with respect to the sale or other disposition of such Licensed Product: 

[***] 

1.42    “NovaMedica Agreement” means that certain License Agreement between Clearside and
NovaMedica LLC, dated August 29, 2014. 
 1.43    “Party” means Aura or Clearside;
“Parties” means Aura and Clearside. 
 1.44    “Patent Rights” means all
patents (including all reissues, extensions, substitutions, confirmations, re-registrations, re-examinations, invalidations, supplementary protection certificates and
patents of addition) and patent applications (including all provisional applications, requests for continuation, continuations, continuations-in-part and divisions) and
all foreign equivalents of the foregoing. 
 1.45    “Person” means any individual, corporation,
company, partnership, trust, incorporated or unincorporated association, joint venture or other entity of any kind. 

  
 6 

 1.46    “Phase 1 Clinical Trial” means a
Clinical Trial of a Licensed Product that generally meets the requirements of 21 CFR § 312.21(a), as amended (or its successor regulation or comparable laws in countries outside of the United States) that is intended to support a preliminary
determination as to the metabolic and pharmacologic actions of the Licensed Product and whether it is safe in humans. 

1.47    “Phase 2 Clinical Trial” means a Clinical Trial of a Licensed Product that generally meets
the requirements of 21 CFR § 312.21(b), as amended (or its successor regulation or comparable laws in countries outside of the United States) that is intended to support a preliminary determination as to whether such Licensed Product is safe
for its intended use, and to provide preliminary information about such Licensed Product’s efficacy, in order to permit the design of further Clinical Trial(s). 

1.48    “Phase 3 Clinical Trial” means a Clinical Trial of an Licensed Product in any country that
generally meets the requirements of 21 CFR § 312.21(c), as amended (or its successor regulation or comparable laws in countries outside the United States) that, together with any other such clinical trials that are planned or have been
conducted, is intended to (i) serve as a primary basis for establishing that the Licensed Product is safe and efficacious for its intended use, (ii) provide an adequate basis to establish physician labeling, including contraindications,
warnings, precautions and adverse reactions and (iii) support marketing approval for such Licensed Product. 

1.49    “Post-Approval Study” means a Clinical Trial of the Licensed Product Initiated in a
country after receipt of Regulatory Approval for such Licensed Product in such country. 

1.50    “Regulatory Approval” means any and all approvals (including pricing and reimbursement
approvals), licenses, registrations or authorizations of any Regulatory Authority, necessary for the Development, Commercialization and Manufacture of the Licensed Product. 

1.51    “Regulatory Authority” means any applicable government regulatory authority involved in
granting approvals for the Development, Manufacturing, Commercialization, reimbursement and/or pricing of the Licensed Product. 

1.52    “Royalty Term” means, on a Licensed Product-by-Licensed Product and country- by-country basis, the period beginning on the date of the First Commercial Sale of a Licensed Product in a country and ending
on the latest to occur of (a) the last date on which such Licensed Product is Covered by a Valid Claim within the Licensed Patent Rights in such country and (b) ten (10) years from the date of First Commercial Sale of such Product in such
country. 
 1.53    “Sublicense Agreement” means a written agreement between Aura (or its
Affiliate) and a Third Party in which Aura grants a sublicense to such Third Party of some or all of the rights granted by Clearside to Aura pursuant to this Agreement. 

1.54    “Sublicensee” means a Third Party to whom Aura or its Affiliate grants a sublicense under
the rights granted to Aura by Clearside hereunder. 
 1.55    “Sublicensed IP” means Sublicensed
Patent Rights and Sublicensed Know-How. 

  
 7 

 1.56    “Sublicensed
Know-How” means the Know-How Controlled by Clearside under the Emory/GTRC License Agreement. 

1.57    “Sublicensed Patent Rights” means the patents and patent applications licensed to
Clearside pursuant to the Emory/GTRC License Agreement, and all divisional, continuations, continuations-in-part, and foreign counterparts thereof, together with all
registrations, reissues, reexaminations, supplemental protection certificates, or extensions thereof, and any foreign counterparts thereof. For avoidance of doubt, the list of above mentioned patents and patent applications as of the Effective Date
is set forth on Schedule B hereto. 
 1.58    “Territory” means worldwide. 

1.59    “Third Party” means an entity other than a Party and its Affiliates. 

1.60    “United States” means the United States of America and its territories, possessions and
commonwealths. 
 1.61    “Valid Claim” means a claim (a) of any issued, unexpired patent
within the Licensed Patent Rights that has not been revoked or held unenforceable or invalid by a decision of a court or governmental agency of competent jurisdiction from which no appeal can be taken, or with respect to which an appeal is not taken
within the time allowed for appeal, and that has not been disclaimed or admitted to be invalid or unenforceable through recission, disclaimer, or otherwise or (b) of any patent application within the Licensed Patent Rights that was filed in
good faith and is being prosecuted actively and in good faith and has not been cancelled, withdrawn, or abandoned and has not been pending for more than five (5) years. If a claim of a patent application ceases to be a Valid Claim under item
(a) because of the passage of time and later issues as part of a patent within item (b), then it shall again be considered to be a Valid Claim effective as of the grant or issuance of such patent. 

 

	2.	 LICENSES 

  

	 	2.1	 License Grants. 

2.1.1    Licensed IP. Subject to the terms and conditions of this Agreement, Clearside hereby grants
Aura an exclusive (even as to Clearside), royalty-bearing license under and to the Licensed IP (other than the Sublicensed IP which is set forth in Section 2.1.2), with the right to sublicense through multiple tiers (as set forth below), to
Develop and Commercialize Licensed Products in the Territory for use in the Field and, subject to Section 5.4, to Manufacture Licensed Products in the Territory for use in the Field. 

2.1.2    Sublicensed IP. Subject to the terms and conditions of this Agreement and the Emory/GTRC
License Agreement, Clearside hereby grants Aura an exclusive (even as to Clearside), royalty-bearing sublicense under and to the Sublicensed IP, with the right to further sublicense through multiple tiers (as set forth below), to Develop and
Commercialize Licensed Products in the Territory for use in the Field and, subject to Section 5.4, to Manufacture Licensed Products in the Territory for use in the Field. 

  
 8 

	 	2.2	 Affiliates; Sublicenses. 

2.2.1    Affiliates. The license grants in Section 2.1 shall apply to an entity that is an Aura
Affiliate only for so long as such entity remains an Aura Affiliate and complies in all respects with the obligations of Aura under this Agreement. Aura hereby guarantees the full payment and performance of its Affiliates under this Agreement. 

2.2.2    Sublicensing Terms. Aura and its Affiliates shall be entitled to grant sublicenses (through
multiple tiers) of all or any portion of their rights under this Agreement; provided that each sublicense granted by Aura or its Affiliate pursuant to this Section 2.2.2 shall be subject and subordinate to the terms and conditions of this
Agreement and the and the applicable terms and conditions of the Emory/GTRC License Agreement and shall contain terms and conditions consistent with those in this Agreement and the applicable terms and conditions in the Emory/GTRC License Agreement.
Within [***] of execution of a Sublicense Agreement or amendment to a Sublicense Agreement with any Sublicensee, Aura shall provide Clearside with a copy of the executed Sublicense Agreement or amendment, as applicable, which shall contain the
identity of the Sublicensee (and which may be redacted as to financial, economic and proprietary terms) and shall provide sufficient information to show that the following provisions have been imposed on the Sublicensee: (a) a requirement that
such Sublicensee submit applicable sales or other reports consistent with those required under this Agreement; (b) the audit requirement set forth in Section 4.6; (c) a termination provision in the event the Sublicensee commences a legal
action challenging the validity, enforceability or scope of any Sublicensed Patent Rights; (d) indemnification and insurance requirements consistent with those set forth in the Emory/GTCR License Agreement; and (e) a requirement that such
Sublicensee comply with the confidentiality and non-use provisions of Article 7 with respect to both Parties’ Confidential Information. In the event Aura becomes aware of a material breach of any
Sublicense Agreement by a Sublicensee that has not been cured pursuant to the terms of such Sublicense Agreement Aura shall promptly notify Clearside of the particulars of same and shall enforce the terms of such sublicense. If Aura does not cause
the Sublicensee to comply with the terms of the Sublicense Agreement within [***] of Clearside’s request, Aura shall, upon Clearside’s written direction, terminate the Sublicense Agreement. 

2.2.3    Liability. Aura shall at all times be responsible for the performance of all obligations
under this Agreement, including all payment obligations. 

2.3    In-Licenses. All licenses and other rights granted to
Aura under this Agreement are subject to the rights and obligations of Clearside under the Clearside In-Licenses and Aura shall comply with all Clearside In-Licenses in
all material respects; provided that Aura shall not be obligated to make any payments to any Clearside or any Third Party licensor under a Clearside In-License including, without limitation, under the
Emory/GTCR License Agreement (except to the extent Aura becomes a direct licensee of Emory University and The Georgia Tech Research Foundation pursuant to Section 10.2.2(a)). During the Term, Clearside shall comply with and maintain the
Emory/GTRC License Agreement in full force and effect with respect to the rights granted to Aura under this Agreement. Clearside may not alter the terms of any Clearside In-License, including the Emory/GTRC
License Agreement, in a manner that would have an adverse effect on Aura’s rights hereunder in the Territory without the prior written consent of Aura. Clearside agrees to provide Aura with copies of any Clearside
In-Licenses that are relevant to the 

  
 9 

 
rights granted to Aura under this Agreement, and will promptly provide to Aura any notices received by Clearside and keep Aura fully apprised of circumstances arising under the Clearside In-Licenses, in each case that may affect the rights or obligations of Aura as a sublicensee thereunder. 
  

	 	2.4	 Licenses of Necessary Third Party IP. 

2.4.1    During the Term, Aura may obtain, at its cost and expense, any licenses of any Necessary Third Party IP
for the Territory that it does not Control. 
 2.4.2    If, during the Term, Clearside obtains a license to
Necessary Third Party IP for the Territory that relates to Clearside’s Suprachoroidal Microneedle Technology and is not already Controlled by Aura or Clearside, then Clearside shall notify Aura in writing and include in such notification a
summary of such Necessary Third Party IP, the proposed commercial and sublicensing terms of the license, the Patent Rights and/or Know-How included therein and any other relevant information, together with a
draft of the license agreement covering such Necessary Third Party IP and, if and to the extent requested by Aura, such requested Necessary Third Party IP shall be sublicensed to Aura hereunder or under a mutually agreed sublicense agreement between
Clearside and Aura; provided that Aura shall not be obligated to make any payments to any Third Party licensor of such Necessary Third Party IP and Aura shall not be obligated to pay Clearside any incremental compensation to Clearside under this
Agreement or such sublicense agreement. Upon inclusion herein or execution of such sublicense agreement, Clearside’s license of such Necessary Third Party IP will be deemed a Clearside In-License and
Schedule A will be updated accordingly. The Parties agree that this Section 2.4.2 shall not apply to the Emory/GTRC License Agreement. 

2.5    Technology Transfer; Training. As soon as practicable after the Effective Date, Clearside
shall (a) disclose to Aura all Licensed IP and Sublicensed IP in existence as of the Effective Date, and transfer to Aura copies of all tangible Know-How included in the Licensed IP, including without
limitation all regulatory data and all regulatory documentation that the Parties mutually agree is reasonably necessary in order for Aura to prepare and submit an amendment to Aura’s IND 121893 or as otherwise reasonably needed for regulatory
purposes; (b) provide Aura and its investigators for use at Aura’s clinical sites all reasonably requested physical and electronic embodiments of such Licensed IP and Sublicensed IP as may be necessary for Aura and such investigators to
practice and incorporate Clearside’s Suprachoroidal Microneedle Technology into Aura’s preclinical and Clinical Trials; and (c) exercise commercially reasonable efforts, taking Clearside’s ongoing business priorities into
consideration, to make appropriately trained personnel available for consultation and advice upon Aura’s or such investigator’s reasonable request to the extent reasonably necessary to (i) provide technical assistance necessary to
enable Aura or such investigator to practice and incorporate Clearside’s Suprachoroidal Microneedle Technology into Aura’s preclinical and Clinical Trials and (ii) provide regulatory assistance as reasonably necessary for Aura to
prepare and submit an amendment to Aura’s IND 121893 to start a Phase I Clinical Trial using Clearside’s Suprachoroidal Microneedle Technology. In addition, Clearside will provide [***] of training to Aura or its clinical sites, as
mutually agreed, for which Aura will reimburse Clearside for such training at a rate of $[***] per full time employee FTE, and Aura will reimburse Clearside for any regulatory assistance provided as mutually agreed at a rate of $[***] per FTE, in
each case following written invoices in reasonable detail. 

  
 10 

 2.6    Retained Rights. Notwithstanding the
exclusive licenses granted to Aura under Section 2.1, Clearside expressly retains the right to use the Licensed IP in the Field in the Territory solely to perform its obligations under this Agreement. In addition, Clearside retains the right to
practice, license, and otherwise exploit the Licensed IP outside the scope of the licenses granted to Aura under Section 2.1. Aura acknowledges and agrees that Emory and Georgia Tech retain the right to make, have made, use, import, and
transfer Licensed Products (as defined in the Emory/GTRC License Agreement) and practice Technology (as defined in the Emory/GTRC License Agreement) solely for research, educational, non-commercial and
humanitarian clinical purposes subject to the limitations set forth in the Emory/GTRC License Agreement. 

2.7    No Other Rights. Except as otherwise expressly provided in this Agreement, under no
circumstances shall a Party hereto, as a result of this Agreement, obtain any ownership interest or other right in any Know-How or Patent Rights of the other Party, including items owned, Controlled or
developed by the other Party, or provided by the other Party to the receiving Party at any time pursuant to this Agreement. 
  

	3.	 GOVERNANCE 

3.1    Joint Steering Committee. Within sixty (60) days after the Effective Date, the Parties
shall establish a joint steering committee (the “Joint Steering Committee” or the “JSC”), composed of two (2) representatives of Aura and two (2) representatives of Clearside, to coordinate the
Development, Manufacture and Commercialization of the Licensed Products in the Field in the Territory. Each JSC representative shall have appropriate knowledge and expertise and sufficient seniority within the applicable Party to make decisions
arising within the scope of the JSC’s responsibilities. The JSC shall: 
 3.1.1    serve as a forum for
discussing Development of the Licensed Products in the Field in the Territory including an annual review of Aura’s Development plan which shall include a summary of tasks completed during the prior twelve (12) months as well as a summary
of tasks to be completed during the next twelve (12) months; 
 3.1.2    serve as a forum for discussing the
Manufacture and supply of Licensed Products in the Field in the Territory; 
 3.1.3    serve as a forum for
discussing the Commercialization of Licensed Products in the Field in the Territory including an annual review of Aura’s Commercial plan which shall include a summary of tasks completed during the prior twelve (12) months as well as a
summary of tasks to be completed during the next twelve (12) months; and 
 3.1.4    perform such other
functions as are set forth herein or as the Parties may mutually agree in writing, except where in conflict with any provision of this Agreement. 

3.2    JSC Authority. The JSC shall have only such powers as are expressly assigned to it in this
Agreement, and such powers shall be subject to the terms and conditions of this Agreement. For clarity, the JSC shall not have any right, power or authority: (a) to determine any issue in a manner that would conflict with the express terms and
conditions of this Agreement; or (b) to modify or amend the terms and conditions of this Agreement. 

  
 11 

	 	3.3	 JSC Membership and Meetings. 

3.3.1    JSC Members. Aura’s initial JSC representatives will be Elisabet de lose Pinos and
Cadmus Rich and Clearside’s initial JSC representatives will be Dr. Rafael Andino and Dr. Thomas Ciulla. The chairmanship for each meeting shall rotate between Aura and Clearside, with one of each Party’s JSC representatives
acting as chairperson of the JSC on a rotating basis. Each Party may replace its JSC representatives on written notice to the other Party, but each Party shall strive to maintain continuity. The JSC members shall jointly prepare and circulate the
meeting agenda at least ten (10) Business Days in advance of each meeting, and shall also promptly, but in no event later than thirty (30) days after such meeting, prepare and circulate for review and approval of the Parties the minutes of
such meeting. 
 3.3.2    JSC Meetings. The JSC will hold its first meeting within thirty
(30) days of establishment of the JSC pursuant to Section 3.1. Thereafter, the JSC shall hold meetings at such times as it elects to do so, but in no event shall such meetings be held less frequently than once per Calendar Year. Meetings
may be held in person, or by audio or video teleconference; provided that all in-person JSC meetings shall be held at locations mutually agreed upon by Aura and Clearside. Each Party shall be responsible for
all of its own expenses of participating in JSC meetings. 

3.3.3    Non-Member Attendance. Each of Aura and Clearside
may from time to time invite a reasonable number of participants, in addition to its representatives, to attend JSC meetings in a non-voting capacity; provided that, if either Aura or Clearside intends to have
any Third Party (including any consultant) attend such a meeting, such Party shall provide at least seven (7) days’ prior written notice to the other Party and obtain the other Party’s approval for such Third Party to attend such
meeting, which approval shall not be unreasonably withheld or delayed. Such Party shall ensure that such Third Party is bound by confidentiality and non-use obligations consistent with the terms of this
Agreement, and provide the other Party with a copy of such confidentiality agreement. The Party inviting any such Third Party shall be responsible for all of such Third Party’s costs and expenses of participating in JSC meetings, unless such
invitation is mutually made by Aura and Clearside, in which case they shall equally share such costs and expenses. 
  

	 	3.4	 JSC Decision-Making. 

3.4.1    Consensus and Escalation. The JSC shall strive to make decisions solely relating to the
Field by consensus. If, after reasonable discussion and good faith consideration of each of their views on a particular matter before the JSC, the representatives of Aura and Clearside cannot reach an agreement as to such matter within five
(5) Business Days after such matter was brought to the JSC for resolution, such disagreement shall be resolved through escalation to the Chief Executive Officer of Aura (or his or her designee) and the Chief Executive Officer of Clearside (or
his or her designee) (collectively, the “Executive Officers”) for resolution, who shall use good faith efforts to resolve such matter within ten (10) Business Days after it is referred to them and, if such matter is resolved by
the Executive Officers, such resolution shall be implemented by and binding on the Parties. 

  
 12 

 3.4.2    Final Decisions. If the Executive Officers
are unable to reach consensus on any such matter during such (10) Business Day period, then the Executive Officer of Aura shall have the right to make the final decision; provided that the Executive Officer of Clearside must consent to
any final decision in connection with any disputed matter that would require or result in a change to Clearside’s Suprachoroidal Microneedle Technology. 
  

	4.	 CERTAIN FINANCIAL TERMS 

4.1    Upfront Payment. Within thirty (30) days of the Effective Date, Aura shall pay to
Clearside [***] (the “Upfront Payment”) by wire transfer to an account designated by Clearside. 

4.2    Additional Payment. Aura shall pay to Clearside an additional [***] within [***] of the
earlier of [***] (the “Additional Payment”). 
 4.3    Milestone Payments. Aura
shall use its Commercially Reasonable Efforts to Develop, seek Regulatory Approval for a Licensed Product and, following Regulatory Approval of such Licensed Product, to Commercialize such Licensed Product. Upon the achievement of each milestone
event set forth below (a “Milestone Event”) (whether by Aura itself, an Affiliate or a Sublicensee), Aura shall become obligated to make the corresponding payment amount (“Milestone Payment”) to Clearside. Aura
shall notify Clearside in writing of the achievement of a Milestone Event (y) within thirty (30) days of achievement in the case of Milestone Events 1 through 5 and (z) within [***] of achievement in the case of Milestone Events 6
through 9, and Aura shall pay the corresponding Milestone Payment Amount to Clearside within [***] following such notification. 
  

							
	 	  	 Milestone Event
	  	Milestone
Payment
Amount	 
	 1.
	  	[***]	  	 	[	***] 
	 2.
	  	[***]	  	 	[	***] 
	 3.
	  	[***]	  	 	[	***] 
	 4.
	  	[***]	  	 	[	***] 
	 5.
	  	[***]	  	 	[	***] 
	 6.
	  	[***]	  	 	[	***] 
	 7.
	  	[***]	  	 	[	***] 
	 8.
	  	[***]	  	 	[	***] 
	 9.
	  	[***]	  	 	[	***] 

 Each Milestone Payment specified above for a clinical or commercial Milestone Event is only due once upon the first occurrence
of the respective Milestone Event for any Licensed Product, regardless of the applicable Clinical Trial triggering such payment or the number of Licensed Products achieving such Milestone Event. Aura understands that Clearside intends to treat the
Upfront Payment, the Additional Payment and Milestone Payment Amounts 1 through 4 set forth in the table above as partial reimbursement for actual costs incurred by Clearside in connection with research and development of Licensed Products and the
prosecution, maintenance, and enforcement of intellectual property rights Covering Licensed Products. 

  
 13 

	 	4.4	 Royalties. 

4.4.1    Royalties Payable on the Licensed Product. Subject to the terms and conditions of this
Agreement, during the Royalty Term, Aura shall pay to Clearside on a quarterly basis royalties based on the aggregate Net Sales of all Licensed Products covered by a Valid Claim sold by Aura or its Affiliates in the Territory during a Calendar
Quarter at the rates set forth in the table below. The obligation to pay royalties will be imposed only once with respect to the same unit of a Licensed Product. Net Sales by Sublicensees are covered under Section 4.4.3. 

 

					
	 Calendar Year Net Sales (in Dollars)

for all Licensed Products Sold by

Aura or an Affiliate in the Territory
	  	Royalty Rates as a Percentage
(%) of Net Sales	 
	 [***]
	  	 	[	***]% 
	 [***]
	  	 	[	***]% 
	 [***]
	  	 	[	***]% 

 4.4.2    Necessary Third Party IP. Any royalties and any fees,
milestones or other payments under all Clearside In-Licenses of Necessary Third Party IP shall be borne exclusively by Clearside, except to the extent Aura becomes a direct licensee of Emory University and The
Georgia Tech Research Foundation pursuant to Section 10.2.2(a). For clarity, any royalties and any fees, milestones or other payments under the Emory/GTRC License Agreement shall be borne exclusively by Clearside. 

4.4.3    Sublicensee Royalty Revenue Percentage. If Aura has entered into a Sublicense Agreement and
Net Sales of Licensed Products are achieved by such Sublicensee who is then obligated to make one or more royalty payments to Aura based directly or indirectly on Net Sales of Licensed Products covered by a Valid Claim sold by such Sublicensee, Aura
shall pay to Clearside, on a country-by-country basis, per Calendar Quarter, the greater of the following in respect of such Calendar Quarter: (a) [***] of the royalty
payments (based directly or indirectly on Net Sales of Licensed Products covered by a Valid Claim in such country) received by Aura from such Sublicensee during such Calendar Quarter or (b) royalties at the rates set forth in the table below
based on the aggregate Net Sales of all Licensed Products covered by a Valid Claim sold by such Sublicensee in such country during such Calendar Quarter. The greater of such amounts will be payable within [***] of receipt of such payments by Aura.

  

					
	 Calendar Year Net Sales (in Dollars)

for all Licensed Products Sold by a

Sublicensee in the Territory
	  	Royalty Rates as a Percentage
(%) of Net Sales	 
	 [***]
	  	 	[	***]% 
	 [***]
	  	 	[	***]% 
	 [***]
	  	 	[	***]% 

  
 14 

 4.4.4    Know-How
Based Royalty Percentage. In the event that, during the Royalty Term, on a Licensed Product-by-Licensed Product and country-by-country basis, a Licensed Product ceases to be Covered by a Valid Claim within the Licensed Patent Rights in such country, then (a) the royalties payable by Aura or its Affiliates based on the
aggregate Net Sales of such Licensed Product in such country shall be equal to [***] of the Patent-Based Royalty Rates set forth in Section 4.4.1 above and (b) the amounts otherwise payable pursuant Section 4.4.3 with respect to
Licensed Product sold by a Sublicensee in such country shall be reduced by [***]. 
  

	 	4.4.5	 Royalty Adjustments and Limitations. 

(a)    Compulsory Licenses. In the event that a court or a governmental agency of competent jurisdiction requires
Aura or any of its Affiliates or Sublicensees to grant a compulsory license to a Third Party permitting such Third Party to make and sell a Licensed Product in a country in the Territory, then, for the purposes of calculating the royalties payable
with respect to such Licensed Product, the royalty rate to be paid by Aura or any of its Affiliates or Sublicensees in such country shall be reduced to the rate payable by the compulsory licensee. 

(b)    Adjustment for Generic Competition. In the event that in any country in the Territory during the Royalty
Term for a Licensed Product, unit sales of all Generic Products of such Licensed Product in such country in a Calendar Quarter are equal to or greater than [***] of the sum of unit sales of such Licensed Product and all such Generic Products in such
country, then the royalty rate otherwise payable by Aura with respect to such Licensed Product in such country in such Calendar Quarter shall be reduced by [***]. Unit sales shall be measured by IQVIA (IMS Health and Quintiles) or, in the absence of
such data, an appropriate end user-level database mutually agreed by the Parties). 
 (c)    Third Party
Royalties. If Aura, in its good faith judgment reasonably believes that it is necessary to obtain or maintain a license from any Third Party under any Patent or Know-How in order to Develop, Manufacture or
Commercialize any Licensed Product (each, a “Third Party License”), then Aura will have the right to credit not more than [***] of any royalty payments actually paid by Aura or its Affiliates under such Third Party License in any
Calendar Quarter against any royalty payment payable to Clearside 
 (d)    Limits on Royalty Adjustments.
Notwithstanding the forgoing, in no event will the royalty reductions under this section reduce the royalty rates otherwise due to Clearside in any Calendar Year to less than [***] of such royalty rates otherwise due. 

 

	 	4.5	 Reports. 

4.5.1    Milestone Events; Sublicenses. During the Term, Aura shall furnish to Clearside a written
report within [***] after the end of each Calendar Year showing the Milestone Events achieved and Sublicenses executed during the prior Calendar Year. 

  
 15 

 4.5.2    Net Sales; Royalties. During the Term and
after First Commercial Sale in each country in the Territory, Aura shall furnish to Clearside a written report within [***] after the end of each Calendar Quarter showing the quantity of Licensed Products sold in each country, the gross sales of
Licensed Product in each country, the itemized deductions for Licensed Products for each country included in the calculation of Net Sales, and the Net Sales in each country of the Licensed Products during the reporting period. In addition, Aura
shall prepare and deliver to Clearside any additional reports as required under the Clearside In-Licenses, in each case within a time period sufficiently in advance to enable Clearside to comply with its
obligations under such Clearside In-Licenses. Aura and its Affiliates and Sublicensees shall keep complete and accurate records in sufficient detail to enable the royalties and other payments payable hereunder
and to Third Parties under the Clearside In-Licenses to be determined. Aura shall make all royalty payments due within [***] after the end of each Calendar Quarter. 

4.5.3    Financial Statements. During the Term, Aura shall furnish to Clearside a copy of
certified or audited financial statements and evidence of renewal of insurance within [***] of end of each fiscal year. 
  

	 	4.6	 Audits. 

4.6.1    Upon the written request of Clearside delivered at least thirty (30) days in advance and not more
than once in each Calendar Year, Aura and its Affiliates and Sublicensees shall permit an independent certified public accounting firm of internationally-recognized standing selected by Clearside or Emory/Georgia Tech and reasonably acceptable to
Aura, at Clearside’s expense except as set forth below, to have access during normal business hours to such of the records of Aura and its Affiliates and Sublicensees as may be reasonably necessary to verify the accuracy of the royalty and
other reports hereunder for any year ending not more than [***] prior to the date of such request for the sole purpose of verifying the basis and accuracy of payments made under this Agreement. The independent public accountant shall disclose to
Clearside only (a) the accuracy of Net Sales reported and the basis for royalty and Milestone Payments made to Clearside under this Agreement and (b) the difference, if any, by which such reported and paid amounts vary from amounts
determined as a result of the audit and the details concerning such difference. Except as required by Applicable Law, no other information shall be provided to Clearside. No record may be audited more than once. 

4.6.2    If such accounting firm identifies in its written report a discrepancy made during such period, Aura shall
pay to Clearside any underpayment discovered by such audit within [***] after the accountant’s report, plus interest as set forth in Section 4.10 from the original due date. If the audit reveals an overpayment by Aura, then Aura may take a
credit for such overpayment against any future payments due to Clearside. The written report shall be binding upon the Parties. The fees charged by such accounting firm shall be paid by Clearside, unless such discrepancy represents an underpayment
by Aura of [***] or more of the total amounts due hereunder in the audited period, in which case such fees shall be paid by Aura. 

4.6.3    Aura shall comply with all applicable audit requirements in the Clearside
In-Licenses and shall include in each sublicense granted by it pursuant to this Agreement a provision requiring the Sublicensee to make reports to Clearside, to keep and maintain records of sales made pursuant
to such sublicense and to grant access to such records by Clearside’s independent accountant to the same extent required of Aura under this Agreement. 

  
 16 

 4.7    Payment Exchange Rate. All payments to be
made under this Agreement shall be made in United States dollars and shall be paid by bank wire transfer in immediately available funds to such bank account in the United States as may be designated in writing by Clearside from time to time. In the
case of Net Sales made or expenses incurred by Aura and its Affiliates and Sublicensees, the rate of exchange to be used in computing the amount of currency equivalent in United States dollars due shall be made at the rate of exchange utilized by
such Party in its worldwide accounting system and calculated in accordance with GAAP (or in accordance with Aura’s accounting methods applied in the Territory consistent with Applicable Law), prevailing on the third to the last business day of
the month preceding the month in which such sales or expenses are recorded, as the case may be, but in any case consistent with the requirements of the Clearside In-Licenses. 

4.8    Registration. Aura will promptly make all filings with and submissions to all Governmental
Authorities and obtain and maintain all consents, permits, registrations and authorizations that are necessary or required in order for Aura to make timely payments under this Agreement, including, without limitation, any foreign exchange approvals
or requirements. Aura will promptly provide Clearside with evidence thereof upon Clearside’s written request. 

4.9    Income Tax Withholding. If laws, rules or regulations require withholding of income taxes or
other taxes imposed upon payments set forth in this Article 4, Aura shall make such withholding payments as required and subtract such withholding payments from the payments set forth in this Article 4. Aura shall submit appropriate proof of payment
of the withholding taxes to Clearside within a reasonable period of time. At the request of Clearside, Aura shall, at its cost, give Clearside such reasonable assistance, which shall include the provision of appropriate certificates of such
deductions made together with other supporting documentation as may be required by the relevant tax authority, to enable Clearside to claim exemption from such withholding or other tax imposed or obtain a repayment, reduction or credit and shall
upon request provide such additional documentation from time to time as is reasonably required to confirm the payment of tax. 

4.10    Late Payments. Any payments required to be paid hereunder that are not paid when due shall
bear interest at an annual rate equal to [***] points above the prime rate as published by The Wall Street Journal or any successor thereto on the first day of each Calendar Quarter in which such payments are overdue calculated on the number
of days such payment is delinquent. 
  

	5.	 MANUFACTURE AND SUPPLY RESPONSIBILITIES 

5.1    Initial Supply Agreement. The Parties agree to negotiate in good faith within sixty
(60) days after the Effective Date, or such later date as the Parties may agree, an initial agreement concerning the supply of Clearside Products for Aura’s preclinical and/or clinical use (the “Initial Supply Agreement”),
with Aura’s cost of the Clearside Products under the Initial Supply Agreement being equal to Clearside’s Cost of Goods (reasonably documented to Aura) plus a reasonable direct markup amount to be negotiated after the Effective Date. The
Initial 

  
 17 

 
Supply Agreement shall require Aura to provide written notice to Clearside with rolling forecasts its preclinical and/or clinical needs promptly following its decision on initiating pre-clinical experiments or Clinical Trials. In connection with the Initial Supply Agreement, the Parties shall also enter into a written quality agreement on reasonable and customary terms and conditions. 

5.2    Commercial Supply Agreement. Not later than six (6) months prior to Aura’s filing of
an NDA/BLA covering a Licensed Product, upon Aura’s written request, the Parties will negotiate in good faith and execute a manufacturing and supply agreement pursuant to which Clearside will supply Aura with its requirements of microinjectors
and microneedles (“Clearside Products”) for Aura’s commercial use in the Field (the “Supply Agreement”). Aura’s cost of the Clearside Products under the Supply Agreement shall equal Clearside’s
Cost of Goods (as defined) (reasonably documented to Aura) plus a reasonable direct markup amount to be negotiated at the time. The Supply Agreement shall require Aura to provide written notice to Clearside with rolling quarterly forecasts of its
commercial needs. 
 5.3    Supply Failure. If during the term of the Supply Agreement, Clearside
fails to supply Aura with at least [***]% of the quantities of Clearside Product meeting the specifications which have been accepted by Clearside and which Clearside is obligated to supply, cumulatively, in any consecutive six (6) month period
for any reason other than due to a Force Majeure event or due to the material breach by Aura of the Supply Agreement (a “Supply Failure”), Aura may, at its discretion, upon not less than thirty (30) days’ written notice to
Clearside (a “Supply Failure Notice”): (a) require Clearside to supply the undelivered Clearside Product at a future date to be agreed upon by the Parties and/or (b) exercise its right to have one or more Third Parties
identified by Aura to Manufacture Clearside Product (an “Alternative Manufacturer Election”) and Aura shall covenant that it will require that its Third Party Manufacturer to only sell such Clearside Product in the Field, utilizing
trade dress, trade name(s), active ingredient(s) and NDC number(s) (in the US) that are different from Clearside’s. 

5.4    Manufacturing License and Manufacturing Technology Transfer. Upon the occurrence of a Supply
Failure and an Alternative Manufacturer Election, Clearside shall (a) be deemed to have granted to Aura a worldwide, exclusive license in the Field, with the right to grant sublicenses (through multiple tiers), under the Clearside Manufacturing
Technology, to Manufacture Clearside Product and have Manufactured Clearside Product (the “Manufacturing License”) in the Field, and (b) transfer the Clearside Manufacturing Technology (the “Manufacturing Technology
Transfer”) to Aura and any Third Party Manufacturers identified by Aura as follows: Clearside shall (i) promptly disclose to Aura and any such Third Party Manufacturer all Clearside Manufacturing Technology; (ii) provide Aura or
any such Third Party Manufacturer with the training, documentation and other information relating to the use of the process for Manufacturing Clearside Product as may be necessary for Aura and such Third Party Manufacturers to exercise the
Manufacturing License and Manufacture Clearside Products; and (iii) make appropriately trained personnel available for consultation and advice upon Aura’s reasonable request to the extent reasonably necessary to provide technical
assistance necessary to enable Aura or such Third Party Manufacturers to Manufacture Clearside Products. For clarity, Aura shall not be obligated to pay to Clearside the transfer price on quantities of Clearside Products so manufactured by or on
behalf of Aura by third parties. 

  
 18 

	6.	 REGULATORY MATTERS. 

6.1    Regulatory Filings and Interactions. Aura shall be responsible at its expense, for preparation
and submission of all regulatory filings for Licensed Products within the Territory. Aura will own any regulatory documents and applications submitted to the applicable Regulatory Authorities in the Territory with respect to the Licensed Product,
and will be identified as marketing authorization holder in the Territory. Aura shall: (a) oversee, monitor and coordinate all regulatory actions, communications and filings with, and submissions to, each Regulatory Authority; (b) be
responsible for interfacing, corresponding and meeting with each Regulatory Authority; and (c) be responsible for maintaining all regulatory filings. Aura shall provide Clearside with a draft of all regulatory submissions (or portions thereof)
that relate to the Clearside Suprachoroidal Microneedle Technology at least ten (10) Business Days prior to submission for review and comment by Clearside, and Aura shall consider in good faith any comments received from Clearside, and Aura
shall not submit such regulatory submissions relating to the Clearside Suprachoroidal Microneedle Technology without receipt of Clearside’s prior written consent, not to be unreasonably withheld, conditioned or delayed. In addition, Aura shall
notify Clearside of any regulatory responses or communications (or portions thereof) relating to the Clearside Microneedle Technology received from any Regulatory Authority and shall provide Clearside with copies thereof within five (5) days
after receipt. Aura shall provide Clearside with prompt written notice of any meeting or discussion with any Regulatory Authority potentially related to the Clearside Microneedle Technology. Aura shall reasonably consider in good faith
Clearside’s request to attend such meeting or discussion. Aura shall promptly provide Clearside with unredacted copies of the portion of any Regulatory Authority meeting minutes that pertain to the Clearside Suprachoroidal Microneedle
Technology. 
 6.2    Notice of Adverse Events Affecting Licensed Products and
Clearside Suprachoroidal Microneedle Technology. Each Party will maintain a record of any and all complaints it or its Affiliates and Sublicensees receive with respect to the Licensed
Product. Each Party will notify the other Party in reasonable detail of any such complaints within sufficient time to allow the other Party and its Affiliates and Sublicensees (if applicable) to comply with any and all regulatory and other
requirements imposed upon them in any jurisdiction in which the Licensed Product utilizing the Clearside Suprachoroidal Microneedle Technology is being marketed or tested in Clinical Studies and/or Post-Approval Studies. Each Party will maintain at
its own expense an adverse event database for the Clearside Suprachoroidal Microneedle Technology or Licensed Product, as applicable, and the other Party will have access to all data in such adverse event database. Notwithstanding the foregoing,
each Party will report to the other Party the details around any adverse events and serious adverse events relating to the Licensed Product within the time periods for such reporting as specified in the Pharmacovigilance Agreement (defined below).
Each Party shall be responsible, at its own expense, for obtaining all adverse event information and safety data relating to the Clearside Suprachoroidal Microneedle Technology or Licensed Product, as applicable, from its Affiliates and Sublicensees
in a timely manner, and for submitting adverse event reports with respect to the Licensed Product to the applicable Regulatory Authorities in its own Territory. Upon the earlier of (a) 12 months after the Effective Date (or such other date as the
Parties may agree) and (b) the first patient dosed in a Clinical Trial, the Parties will develop and agree in writing upon a pharmacovigilance agreement (“Pharmacovigilance Agreement”) that will include safety data exchange
procedures governing the coordination of collection, investigation, reporting, and exchange of information concerning any adverse experiences, and 

  
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any product quality and product complaints involving adverse experiences, related to the Licensed Product, sufficient to enable each Party to comply with its legal and regulatory obligations. In
addition, each Party shall promptly notify the other if such Party becomes aware of any information or circumstance that is likely to have a material adverse effect on the Development, Manufacture or Commercialization of Licensed Products utilizing
the Clearside Suprachoroidal Microneedle Technology. 
 6.3    Rights of Reference. Clearside shall
provide Aura in writing a letter of authorization, granting Aura (and its Affiliates and Sublicensees) the right of reference Clearside’s device master file number 3069 for all purposes relating to Development, Manufacture or Commercialization
of Licensed Products. Such letter of authorization shall expressly permit Aura to transfer such rights to its Affiliates and Sublicensees and allow such entities the right of reference such device master file, and such rights of reference shall
expressly be binding on any assignee or transferee of Clearside’s device master file. If any Regulatory Authority or Governmental Authority requires access to certain portions of any such filings, registrations and approvals related to a
Licensed Product for legal or regulatory purposes in connection with Aura’s or its Affiliate’s or Sublicensee’s Development, Manufacture and/or Commercialization efforts, including without limitation, for filing patent-related
submissions, then Clearside shall reasonably cooperate with Aura and such Regulatory Authority or Governmental Authority and make such portions available to such Regulatory Authority or Governmental Authority and, if legally required for Aura to
submit or pursue an application for Regulatory Approval, to Aura (or its Affiliate or Sublicensee) solely for such purpose. 
  

	7.	 CONFIDENTIALITY AND PUBLICATION 

 

	 	7.1	 Nondisclosure Obligation. 

7.1.1    All Confidential Information disclosed by one Party to the other Party hereunder shall be maintained in
confidence by the receiving Party and shall not be disclosed to a Third Party or used for any purpose except as set forth herein without the prior written consent of the disclosing Party, except that the obligations set forth in this
Section 5.1 shall not apply to Confidential Information to the extent that such Confidential Information: 

(a)    is known by the receiving Party at the time of its receipt, and not through a prior disclosure, directly or
indirectly, by the disclosing Party, as documented by the receiving Party’s business records; 
 (b)    is in the
public domain or otherwise available to the public by use and/or publication before its receipt from the disclosing Party, or thereafter enters the public domain or otherwise becomes available to the public through no fault of the receiving Party or
its Affiliates and Sublicensees; 
 (c)    is subsequently disclosed to the receiving Party by a Third Party who may
lawfully do so and is not under an obligation of confidentiality to the disclosing Party; or 

  
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 (d)    is developed by the receiving Party independently of
Confidential Information received from the disclosing Party, as documented by the receiving Party’s business records. 

7.1.2    Notwithstanding the obligations of confidentiality, non-disclosure
and nonuse set forth above and in Section 7.2 below, a receiving Party may provide Confidential Information disclosed to it, and disclose the existence and terms of this Agreement as may be reasonably required in order to perform its
obligations and to exploit its rights under this Agreement, and specifically to (a) Affiliates and Sublicensees, and their employees, directors, agents, consultants, advisors and/or other Third Parties for the performance of its obligations
hereunder (or for such entities to determine their interest in performing such activities) in accordance with this Agreement in each case who are bound by confidentiality, non-disclosure and non-use obligations substantially similar to those set forth herein; (b) Governmental Authorities in order to obtain patents or perform its obligations or exploit its rights under this Agreement;
provided, that such Confidential Information shall be disclosed only to the extent reasonably necessary to do so, (c) the extent required by Applicable Law, including without limitation by the rules or regulations of the United States
Securities and Exchange Commission or similar regulatory agency in a country other than the United States or of any stock exchange or listing entity; provided that the receiving party shall be permitted at least five (5) Business Days to review
and comment upon, and reasonably approve, any such required disclosure, (d) any bona fide actual or prospective underwriters, investors, lenders or other financing sources and any bona fide actual or prospective collaborators or strategic
partners and to consultants and advisors of such Party, in each case who are bound by confidentiality, non-disclosure and non-use obligations substantially similar to
those set forth herein, and (e) Third Parties to the extent a Party is required to do so pursuant to the terms of an In-License. 

7.1.3    If a Party is required by judicial or administrative process to disclose Confidential Information that is
subject to the non-disclosure provisions of this Section 7.1 or Section 7.2, such Party shall promptly inform the other Party of the disclosure that is being sought in order to provide the other
Party an opportunity to challenge or limit the disclosure obligations. Confidential Information that is disclosed by judicial or administrative process shall remain otherwise subject to the confidentiality,
non-disclosure and non-use provisions of this Section 7.1 and Section 7.2, and the Party disclosing Confidential Information pursuant to law or court order
shall, at the other Party’s expense, take all steps reasonably practical, including without limitation seeking an order of confidentiality, to ensure the continued confidential treatment of such Confidential Information. In addition to the
foregoing restrictions on public disclosure, if either Party concludes that a copy of this Agreement must be filed with the United States Securities and Exchange Commission or similar regulatory agency in a country other than the United States, such
Party shall provide the other Party with a copy of this Agreement showing any sections as to which the Party proposes to request confidential treatment, will provide the other Party with an opportunity to comment on any such proposal and to suggest
additional portions of the Agreement for confidential treatment, and will take such Party’s reasonable comments into consideration before filing the Agreement. 

  
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	 	7.2	 Publicity. 

7.2.1    Except as set forth in Section 7.1 above and clause 7.2.2 below, the terms of this Agreement may not
be disclosed by either Party, and no Party shall use the name, trademark, trade name or logo of the other Party or its employees in any publicity, news release or disclosure relating to this Agreement or its subject matter, without the prior express
written permission of the other Party, except as may be required by law or expressly permitted by the terms hereof. 

7.2.2    As soon as practicable after the execution of this Agreement by both Parties, the Parties shall use good
faith efforts to agree in writing upon a press release to be issued jointly by the Parties publicizing the execution of this Agreement. After such initial press release, neither Party shall issue a press release or public announcement relating to
this Agreement without the prior written approval of the other Party, which approval shall not be unreasonably withheld or delayed, except that a Party may (a) once a press release or other written statement is approved in writing by both
Parties, make subsequent public disclosure of the information contained in such press release or other written statement without the further approval of the other Party, and (b) issue a press release or public announcement as required, in the
reasonable judgment of such Party, by Applicable Law, including without limitation by the rules or regulations of the United States Securities and Exchange Commission or similar regulatory agency in a country other than the United States or of any
stock exchange or listing entity. 
  

	8.	 REPRESENTATIONS, WARRANTIES AND COVENANTS; INDEMNIFICATION 

8.1    Mutual Representations and Warranties. Each Party represents and warrants to the other Party
that as of the Effective Date of this Agreement: 
 8.1.1    It is duly organized and validly existing under the
laws of its jurisdiction of incorporation or formation, and has full corporate or other power and authority to enter into this Agreement, and to carry out the provisions hereof. 

8.1.2    It is duly authorized to execute and deliver this Agreement, and to perform its obligations hereunder, and
the person or persons executing this Agreement on its behalf has been duly authorized to do so by all requisite corporate action. 

8.1.3    This Agreement is legally binding upon it and enforceable in accordance with its terms. The execution,
delivery and performance of this Agreement by it does not conflict with any agreement, instrument or understanding, oral or written, to which it is a party and by which it may be bound, or with its charter or
by-laws. 
 8.1.4    It has not granted, and will not grant, during the
Term, any right to any Third Party that would conflict with the rights granted to the other Party hereunder. 

8.1.5    Neither Party nor any of its Affiliates has been debarred or is subject to debarment and neither Party nor
any of its Affiliates will use in any capacity, in connection with the exercise of its rights and the performance of its obligations under this Agreement, any person or entity that has been debarred pursuant to Section 306 of the United States
Federal Food, Drug, and Cosmetic Act or any similar law in any foreign jurisdiction, or that is the subject of a conviction described in such section or similar law in any foreign jurisdiction. Each Party agrees to inform the other Party in writing
immediately if it or any person or entity that is performing 

  
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activities under this Agreement, is debarred or is the subject of a conviction described in Section 306 or similar law in any foreign jurisdiction, or if any action, suit, claim,
investigation or legal or administrative proceeding is pending or, to the best of the notifying Party’s knowledge, is threatened, relating to the debarment or conviction of the notifying Party or any person or entity used in any capacity by
such Party or any of its Affiliates in connection with the performance of its obligations under this Agreement. 
  

	 	8.2	 Additional Representations and Warranties of the Parties. 

8.2.1    Additional Representations and Warranties of Clearside. Clearside represents and warrants to Aura that:

 (a)    Clearside is the sole and exclusive owner of all right, title and interest in and to the Licensed IP (other
than the Sublicensed IP) in existence as of the Effective Date in the Territory, and Clearside is in Control of the Sublicensed IP. As of the Effective Date, to Clearside’s Knowledge there are no claims challenging Clearside’s Control of
the Licensed IP and Sublicensed IP in existence as of the Effective Date in the Territory or making any adverse claim of ownership of the Licensed IP or Sublicensed IP in existence as of the Effective Date in the Territory. 

(b)    The Emory/GTRC License Agreement is the only Clearside in-license
applicable to the Territory existing as of the Effective Date. 
 (c)    As of the Effective Date, (i) the
Emory/GTRC License Agreement is valid, binding and in full force and effect, (ii) Clearside is in compliance in all material respects with its material obligations under the Emory/GTRC License Agreement, (iii) to Clearside’s
Knowledge, each Third Party is in compliance in all materials respects with its material obligations under the Emory/GTRC License Agreement and (iv) no party has claimed a breach of, or initiated any dispute resolution proceedings under, the
Emory/GTRC License Agreement. 
 (d)    As of the Effective Date, Clearside has not received any written notice from
any Third Party asserting or alleging that any development or commercialization of Clearside Product or Manufacture of Clearside Product by Clearside prior to the Effective Date infringed or misappropriated the Patent Rights or other intellectual
property rights of such Third Party. 
 (e)    As of the Effective Date, to Clearside’s Knowledge, there are no
Third Party rights that could interfere with or materially conflict with the grant of rights by Clearside to Aura under this Agreement, nor is there any Necessary Third Party IP applicable to the Territory. 

(f)    Clearside’s device master file number 3069 is, and, to Clearside’s Knowledge, at all times during the
Term will be, complete and accurate in all material respects. 
 (g)    It will comply with all laws applicable to the
exercise of its rights and performance of its obligations hereunder. 

  
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 (h)    Clearside shall exercise commercially reasonable efforts, at its
sole expense, to terminate the NovaMedica Agreement. 
 (i)    NOTWITHSTANDING ANYTHING IN THIS AGREEMENT TO THE
CONTRARY, CLEARSIDE MAKES NO REPRESENTATIONS OR WARRANTIES THAT ANY PATENT RIGHTS THAT COVER OR PURPORT TO COVER THE DEVELOPMENT, MANUFACTURE OR COMMERCIALIZATION OF LICENSED PRODUCT WILL ISSUE IN ANY COUNTRY IN THE TERRITORY. 

8.2.2    Additional Representations and Warranties of Aura. Aura represents, warrants and covenants
to Clearside that: 
 (a)    It has or has the ability to obtain and will maintain as and when necessary the financial
and other capabilities reasonably necessary to discharge its obligations under this Agreement. 
 (b)    It will comply
with all laws in the Territory applicable to the exercise of its rights and performance of its obligations hereunder. 

8.3    Warranty Disclaimer. EXCEPT AS OTHERWISE EXPRESSLY PROVIDED IN THIS AGREEMENT, NEITHER PARTY
MAKES ANY REPRESENTATION OR EXTENDS ANY WARRANTY OF ANY KIND, EITHER EXPRESS OR IMPLIED, TO THE OTHER PARTY AND HEREBY DISCLAIMS ALL IMPLIED WARRANTIES OF MERCHANTABILITY, NON-INFRINGEMENT AND FITNESS FOR A
PARTICULAR PURPOSE. 
  

	 	8.4	 Certain Covenants. 

8.4.1    Restrictive Covenants. In furtherance of the exclusive license grants to Aura, during the
Term of the Agreement, Clearside shall not, and shall cause its Affiliates and their respective sublicensees, not to, directly or indirectly, Develop, Manufacture or Commercialize (or enable or assist any Person that is not a Party to the Agreement
to Develop, Manufacture or Commercialize) any compound, drug product, chemical substance, chemical entity, conjugate, biologic, biosimilar, intermediate or other drug substance intended to treat, prevent or diagnose any choroidal melanoma, including
pre-cancerous cells and indeterminate lesions in the choroid, and choroidal metastases. 

8.4.2    Compliance. Aura and its Affiliates and Sublicensees shall conduct the Development,
Manufacture (if applicable) and Commercialization of the Licensed Product in accordance with all applicable laws, rules and regulations, including without limitation current governmental regulations concerning good laboratory practices, good
clinical practices and good manufacturing practices (including but not limited the guidelines of the International Conference on Harmonisation of Technical Requirements for Registration of Pharmaceuticals for Human Use (ICH)). 

8.4.3    Employee Inventions. Prior to performing any activities in connection with this Agreement,
the Parties shall ensure that its and its Affiliates’ employees, agents and consultants have executed valid and binding agreements with it that assign and otherwise 

  
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effectively vest in them any and all rights that such employees, agents and/or consultants might otherwise have in any invention including but not limited to Aura Improvements made by such
employees, agents and/or consultants. Should any royalties or other consideration become payable to such employees, agents and/or consultants, the respective Party shall remain solely responsible for making such payments. 

 

	 	8.5	 Indemnification. 

8.5.1    General Indemnification by Aura. Aura shall indemnify, hold harmless, and defend Clearside,
its Affiliates and their respective directors, officers and employees and the Indemnitees (as defined in the Emory/GTRC License Agreement) (collectively, “Clearside Indemnitees”) from and against any and all Third Party claims,
suits, losses, liabilities, damages, costs, fees and expenses (including reasonable attorneys’ fees) (collectively, “Losses”) to the extent arising out of or resulting from, directly or indirectly, (a) any breach of this
Agreement by Aura, or (b) the gross negligence or willful misconduct by or of Aura or its Affiliates, and their respective directors, officers and employees, (c) the Development, Manufacture (subject to Sections 5.3 and 5.4) or
Commercialization of the Licensed Product (excluding any Clearside Product component of such Licensed Product manufactured by Clearside, an Affiliate or sublicensee), or (d) any (i) infringement, unauthorized use or misappropriation of any
Third Party intellectual property rights by a Licensed Product (excluding any Clearside Product component of such Licensed Product manufactured by Clearside, an Affiliate or sublicensee) or (ii) infringement, unauthorized use or
misappropriation of the intellectual property rights of Aura used in a Licensed Product by a Third Party where such infringement, unauthorized use or misappropriation is not related to any Clearside Product Component of such Licensed Product, in
each case except to the extent such Loss is caused by matters for which Clearside has an indemnification obligation pursuant to Section 8.5.2. 

8.5.2    General Indemnification by Clearside. Clearside shall indemnify, hold harmless, and defend
Aura, its Affiliates, their Sublicensees and their respective directors, officers and employees (“Aura Indemnitees”) from and against any and all Losses to the extent arising out of or resulting from, directly or indirectly,
(a) any breach of this Agreement by Clearside, (b) any failure, absence, encumbrance or impairment of or upon Clearside’s Control or the Licensed IP, (c) the development, commercialization or Manufacture of Clearside Products by
Clearside, an Affiliate or a sublicensee, (d) any (i) infringement, unauthorized use or misappropriation of any Third Party intellectual property rights by a Clearside Product, or (ii) infringement, unauthorized use or misappropriation of
the Licensed IP or Sublicensed IP by a Third Party where such infringement, unauthorized use or misappropriation is not related to any intellectual property rights of Aura used in a Licensed Product, (e) the gross negligence or willful
misconduct by or of Clearside, its Affiliates and Sublicensees, and their respective directors, officers, employees and agents, or (f) the NovaMedica Agreement or the termination thereof, in each case except to the extent such Loss is caused by
matters for which Aura has an indemnification obligation pursuant to Section 8.5.1. 

8.5.3    Indemnification Procedure. In the event of any such claim against any Aura Indemnitee or
Clearside Indemnitee (individually, an “Indemnitee”), the indemnified Party shall promptly notify the other Party in writing of the claim and the indemnifying Party shall manage and control, at its sole expense, the defense of the
claim and its settlement. The Indemnitee 

  
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shall cooperate with the indemnifying Party and may, at its option and expense, be represented in any such action or proceeding. The indemnifying Party shall not be liable for any settlements,
litigation costs or expenses incurred by any Indemnitee without the indemnifying Party’s written authorization. Notwithstanding the foregoing, if the indemnifying Party believes that it is not obligated to indemnify the Indemnitee, the
indemnifying Party shall promptly notify the Indemnitees, which shall then have the right to be represented in any such action or proceeding by separate counsel at their expense; provided that the indemnifying Party shall be responsible for
payment of such expenses if the Indemnitees are ultimately determined to be entitled to indemnification from the indemnifying Party. 

8.6    Limitation of Liability. NEITHER PARTY HERETO WILL BE LIABLE FOR SPECIAL, INDIRECT,
INCIDENTAL, CONSEQUENTIAL OR PUNITIVE DAMAGES ARISING OUT OF THIS AGREEMENT OR THE EXERCISE OF ITS RIGHTS HEREUNDER, INCLUDING LOST PROFITS, REGARDLESS OF ANY NOTICE OF SUCH DAMAGES, EXCEPT AS A RESULT OF A PARTY’S WILLFUL MISCONDUCT OR GROSS
NEGLIGENCE OR BREACH OF THE CONFIDENTIALITY AND NON-USE OBLIGATIONS IN ARTICLE 7. NOTHING IN THIS SECTION 8.6 SHALL LIMIT OR RESTRICT THE INDEMNIFICATION RIGHTS OR OBLIGATIONS OF EITHER PARTY. 

8.7    Insurance. At the time of commencement of the first Clinical Trial of a Licensed Product and
for [***] thereafter, Aura will procure and maintain in full force and effect commercial general liability insurance policies that protect and name the Indemnitees as additional insureds, at coverage levels no less than $[***] per incident and
$[***] in annual aggregate. Aura shall provide Clearside with written evidence of such insurance upon issuance and upon each annual renewal. Aura shall give Clearside at least thirty (30) days written notice prior to any cancellation, non-renewal or material change in such insurance. 
  

	9.	 INTELLECTUAL PROPERTY OWNERSHIP, PROTECTION AND RELATED MATTERS 

9.1    Inventorship. Inventorship for patentable inventions conceived or reduced to practice during
the course of the performance of activities pursuant to this Agreement shall be determined in accordance with the principles that are used to determine inventorship under the patent laws of the United States. 

9.2    Ownership. 

9.2.1    Clearside. Subject to the licenses granted by Clearside pursuant to this Agreement,
Clearside shall own the entire right, title and interest in and to all Clearside Background IP and, subject to Section 9.2.4, all Clearside Improvements (and Patent Rights claiming patentable inventions therein) first made or discovered solely
by employees or consultants of Clearside or acquired solely by Clearside. 
 9.2.2    Aura. Aura
shall own the entire right, title and interest in and to all Aura Background IP and, subject to Section 9.2.4, all Aura Improvements (and Patent Rights claiming patentable inventions therein) first made or discovered solely by employees or
consultants of Aura or acquired solely by Aura. 

  
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 9.2.3    Joint IP. Subject to
Section 9.2.4, the Parties shall jointly own any Inventions (and Patent Rights claiming patentable inventions therein) first made or discovered jointly by the Parties or their personnel during the Term (“Joint IP”). 

9.2.4    Certain Inventions. Notwithstanding anything in Sections 9.2.1 through 9.2.3 to the
contrary, (a) any Aura Improvement or Joint IP (and Patent Rights claiming patentable inventions therein) that relates solely to Clearside’s Suprachoroidal Microneedle Technology shall be owned by Clearside and be included in the Clearside
Improvements, and (b) any Clearside Improvement or Joint IP (and Patent Rights claiming patentable inventions therein) that relates solely to Aura’s viral nanoparticle (VLP) platform technology (including the viral nanoparticles,
formulations, dosages, volumes and delivery parameters), its choroidal cancer and pre-cancerous and pre-cancerous cell therapeutics or product candidates and its
near-infrared laser activated therapies, shall be owned by Aura. If Joint IP relates to both Parties’ technology, then the Parties shall (1) first, negotiate in good faith for one or both Parties to obtain ownership or an exclusive license
to the other Party’s interest in all or a portion of such Joint IP and (2) subject to any transaction contemplated by the foregoing clause (1), neither Party shall be permitted to sublicense such Joint IP without the other Party’s
prior written consent, not to be unreasonably withheld, delayed or conditioned. 
  

	 	9.3	 Prosecution and Maintenance of Patent Rights. 

9.3.1    Licensed Patent Rights. Clearside has the sole right to, at Clearside’s discretion,
file, conduct prosecution, and maintain (including without limitation the defense of any interference or opposition proceedings), all Licensed Patent Rights in the Territory and all Patent Rights that Cover Clearside Improvements, provided that,
Aura will have the opportunity to provide substantive review and comment on any such prosecution relating to the Field. The Parties acknowledge that the Sublicensed Patent Rights are being prosecuted and maintained pursuant to the Emory/GTRC License
Agreement. Clearside shall use commercially reasonable efforts to facilitate Emory University and The Georgia Tech Research Foundation to file, conduct prosecution and maintain (including without limitation the defense of any interference or
opposition proceedings) all Sublicensed Patent Rights in the Territory. If Clearside elects not to continue to seek or maintain any Licensed Patent Rights or Patent Rights that solely Cover Clearside Improvements in the Field and in any country in
the Territory (the “Abandoned Patents”), then: (a) if Aura is the sole exclusive licensee of such Abandoned Patents, Clearside will provide Aura with timely notice and will provide Aura with a reasonable opportunity to assume
responsibility for the continued prosecution and maintenance of such Abandoned Patents; or (b) if Aura is not the sole exclusive licensee of such Abandoned Patents, Clearside will provide Aura with timely notice and Aura and the other exclusive
licensees will negotiate in good faith regarding the assumption of responsibility for the continued prosecution and maintenance of such Abandoned Patents. 

9.3.2    Aura Technology. Aura has the sole right to, at Aura’s discretion and expense, file,
conduct prosecution, and maintain (including without limitation the defense of any interference or opposition proceedings), all Patent Rights comprising Aura Background Technology and Aura Improvements. 

  
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 9.3.3    Joint IP. Subject to reasonable
consultation with Clearside and an opportunity for Clearside to timely review and comment on material documents, Aura has the sole right to, at Aura’s discretion, file, conduct prosecution, and maintain (including without limitation the defense
of any interference or opposition proceedings), all Patent Rights comprising Joint IP in the Field, in the names of both Clearside and Aura. Clearside shall use commercially reasonable efforts to make available to Aura or its authorized attorneys,
agents or representatives, such of its employees, consultants or representatives as Aura in its reasonable judgment deems necessary in order to assist it in obtaining patent protection for such Joint IP. Each Party shall sign, or use commercially
reasonable efforts to have signed, all legal documents necessary to file and prosecute patent applications or to obtain or maintain patents in respect of such Joint IP, at its own cost. 

9.3.4    Cooperation; Patent Challenges. Each Party hereby agrees: (a) to make its employees,
agents and consultants reasonably available to the other Party (or to the other Party’s authorized attorneys, agents or representatives), to the extent reasonably necessary to enable such Party to undertake patent prosecution; (b) to
provide the other Party with copies of all material correspondence pertaining to prosecution with the patent offices in the Territory; (c) to cooperate, if necessary, appropriate and consistent with the respective Party’s intellectual
property and business strategies, with the other Party in gaining patent term extensions wherever applicable to the Patent Rights Covering the Licensed Product in Field in the Territory; and (d) to endeavor in good faith to coordinate its
efforts with the other Party to minimize or avoid interference with the prosecution and maintenance of the other Party’s patent applications. Without limiting the foregoing, the Party prosecuting and maintaining the Patent Right shall furnish
to the other Party copies of substantive documents (e.g., applications, office actions and responses) relevant to any such efforts in advance with sufficient time for such other Party to review and provide comments on such documents, and
shall in good faith take such comments into account. The Parties acknowledge that they have a shared community of legal interest in the development of products that can be manufactured, used, sold and otherwise commercialized without infringing the
intellectual property rights of any third party. The Parties may exchange confidential attorney-client communications to advance certain common legal interests in accordance with this Agreement, and shall not disclose such communications to a third
party, nor to employees of either party who do not have a need to know the content of such communication. 

9.3.5    Patent Expenses. The patent filing, prosecution and maintenance expenses incurred after the
Effective Date with respect to Patent Rights shall be borne by each Party filing, prosecuting and maintaining such Patent Rights under this Section 9. 

9.3.6    Registration of licenses and sublicenses in the Territory. Aura and Clearside will perform
all actions required to ensure that the licenses of the Licensed IP and sublicenses of the Sublicensed IP to Aura are approved, registered, recorded or noticed with the applicable Governmental Authorities in each applicable country in the Territory,
and that all other actions required under Applicable Law are taken to ensure that such licenses and sublicenses are fully effective and enforceable. Aura and Clearside shall each use all reasonable efforts to ensure that such actions are completed
as soon as practicable after the Effective Date. Clearside shall provide to Aura all such assistance as shall be reasonably required in connection with the above mentioned activities upon Aura’s reasonable request, which request shall not be
unreasonably refused, withheld or delayed, and shall promptly provide Aura with all information and sign all documents required in order to complete activities mentioned above in this Section 9.3.6. 

  
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	 	9.4	 Third Party Infringement. 

9.4.1    Notices. Each Party shall promptly report in writing to the other Party during the Term any
(a) known or suspected infringement of any Licensed IP, Sublicensed IP, Aura Improvements or Joint IP, or (b) unauthorized use or misappropriation of any Confidential Information, Licensed IP, Sublicensed IP, Aura Improvements or Joint IP
by a Third Party of which it becomes aware, and shall provide the other Party with all available evidence supporting such infringement, or unauthorized use or misappropriation. 

9.4.2    Rights to Enforce. Clearside shall have the sole and exclusive right (but not obligation) to
initiate an infringement or other appropriate suit anywhere in the world against any Third Party who at any time has infringed or misappropriated, or is suspected of infringing or misappropriating, any Licensed IP or Sublicensed IP in the Field,
subject to Aura’s rights below. Clearside will consider in good faith any request from Aura to initiate an infringement or other appropriate suit against any Third Party with respect to matters described in Section 9.4.1 occurring in the
Territory in the Field; provided, however, that Clearside shall not be required to initiate any such suit. In the event that Clearside does not promptly initiate and diligently prosecute such a suit reasonably requested by Aura within three
(3) months of the request, then, subject to the Emory/GTRC License Agreement: (a) if Aura is the only exclusive licensee of such Licensed IP or Sublicensed IP, Aura shall have the right, at its expense, to initiate and conduct such suit in
the Territory, subject, as applicable to the terms of any Clearside In-License; or (b) if Aura is not the only exclusive licensee of such Licensed IP or Sublicensed IP, Aura and the other exclusive
licensees shall negotiate in good faith regarding the initiation and conduct of such suit in the Territory and the allocation of such expenses among such exclusive licensees, subject, as applicable to the terms of any Clearside In-License. 
 9.4.3    Procedures; Expenses and Recoveries. The
Party having the right to initiate any infringement suit under Section 9.4.2 above shall have the sole and exclusive right to select counsel for any such suit and shall pay all expenses of the suit, including but not limited to attorneys’
fees and court costs and reimbursement of the other Party’s reasonable out-of-pocket expense in rendering assistance requested by the initiating Party. If required
under Applicable Law in order for the initiating Party to initiate and/or maintain such suit, or if either Party is unable to initiate or prosecute such suit solely in its own name or it is otherwise advisable to obtain an effective legal remedy, in
each case, the other Party shall join as a party to the suit and will execute and cause its Affiliates to execute all documents necessary for the initiating Party to initiate litigation to prosecute and maintain such action. In addition, at the
initiating Party’s request, the other Party shall provide reasonable assistance to the initiating Party in connection with an infringement suit at no charge to the initiating Party except for reimbursement by the initiating Party of reasonable out-of-pocket expenses incurred in rendering such assistance. The non-initiating Party shall have the right to participate and be
represented in any such suit by its own counsel at its own expense. If the Parties obtain from a Third Party, in connection with such suit, any damages, license fees, royalties or other compensation (including but not limited to any amount received
in settlement of such litigation) (“Recoveries”), such amounts shall be allocated in all cases as follows regardless of which Party brings the enforcement action: 

  
 29 

 (a)    first, to reimburse each Party for all expenses of the suit
incurred by such Party, including but not limited to attorneys’ fees and disbursements, travel costs, court costs and other litigation expenses; 

(b)    second, if such suit is related to the Sublicensed IP, any amounts required to be paid to Emory University and/or
Georgia Tech Research Corporation pursuant to the Emory/GTRC Licensed Agreement shall be so paid; and 
 (c)    third,
Aura shall be entitled to receive the remaining Recoveries as Net Sales of the Licensed Product in the Territory; provided that, Clearside shall be entitled to receive Aura Royalty Payments on such Net Sales pursuant to the terms of Section 3.1
as if such Net Sales had occurred during the time period of the infringement. 
  

	10.	 TERM AND TERMINATION 

10.1    Term. This Agreement shall be effective as of the Effective Date and, unless terminated
earlier pursuant to Section 10.2 below, this Agreement shall continue in effect until expiration of the Royalty Term (“Term”). Upon expiration of the Term, all licenses of the Parties under Article 2 (including for clarity
Section 5.4, if applicable) then in effect shall become fully paid-up, perpetual, irrevocable, exclusive licenses. 
  

	 	10.2	 Termination Rights. 

10.2.1    Termination for Cause. This Agreement may be terminated at any time during the Term as
follows: 
 (a)    by Clearside, upon written notice to Aura if Aura is in breach of its material obligations hereunder
and has not cured such breach within thirty (30) days in the case of a payment breach, or sixty (60) days in the case of all other breaches, after written notice requesting cure of the breach; however, such sixty (60) day period shall
be extended for an additional thirty (30) days if Clearside is acting diligently to cure any alleged breach. Aura may seek dispute resolution if there is a disagreement on whether or not a material breach has occurred, and pending final
resolution of the dispute, termination shall not be effective and Aura shall retain all its exclusive license rights hereunder; 

(b)    by Aura, upon written notice to Clearside if Clearside is in breach of its material obligations hereunder and has
not cured such breach within sixty (60) days after written notice requesting cure of the breach; however, such ninety (60) day period shall be extended for an additional thirty (30) days if Clearside is acting diligently to cure any
alleged breach; 
 (c)    by Aura, at any time, upon at least sixty (60) days’ prior written notice to
Clearside; 
 (d)    by either Party upon the filing or institution of bankruptcy, reorganization, liquidation or
receivership proceedings of the other Party, or upon an assignment of a substantial portion of the assets for the benefit of creditors by the other Party; provided, however, that in the event of any involuntary bankruptcy or receivership
proceeding such right to terminate shall only become effective if the Party consents to the involuntary bankruptcy or receivership or such proceeding is not dismissed within sixty (60) days after the filing thereof; and 

  
 30 

 (e)    unless unenforceable under Applicable Law, by Clearside upon
written notice to Aura if Aura, its Affiliates, or Sublicensees, individually or in association with any other person or entity, commences a legal action challenging the validity, enforceability or scope of any of the Licensed Patent Rights in a
court or other governmental agency of competent jurisdiction, including a reexamination or opposition proceeding. 

10.2.2    Effect of Termination. 

(a)    Termination by Clearside. Without limiting any other legal or equitable remedies that Clearside may
have, if Clearside terminates this Agreement in accordance with Section 10.2.1 (a) or 10.2.1 (d) then, all Sublicense Agreements that are in compliance with the terms of Section 2.2 shall be assigned by Aura to Clearside and shall continue
in full force and effect unless the Sublicensee is in material breach or has failed to remedy such breach pursuant to the provisions of the Sublicense Agreement, in which case such Sublicense Agreement shall automatically terminate; provided,
however, that Clearside shall not have any obligations under any Sublicense Agreement that are in addition to or inconsistent with this Agreement. In addition, if the Emory/GTRC License Agreement terminates for any reason, Aura shall, unless this
Agreement also terminates, from the effective date of such termination, become a direct licensee of Emory/GTRC with respect to the rights sublicensed to Aura by Clearside, in which case Aura shall have the rights and obligations of Clearside under
Emory/GTRC License Agreement, provided that Aura will not become a direct licensee of Emory/GTRC if Aura was the direct cause of the termination of the Emory/GTRC License Agreement. 

(b)    Termination upon Bankruptcy of a Party. If this Agreement is terminated by either Party (the
“Non-Bankrupt Party”) pursuant to Section 10.2.1(d) due to the rejection of this Agreement by or on behalf of the other Party (the “Bankrupt Party”) under
Section 365 of the United States Bankruptcy Code (the “Code”) or an equivalent type of provision under a relevant law applicable to the Party in question, all licenses and rights to licenses granted under or pursuant to this
Agreement by the Bankrupt Party to the Non-Bankrupt Party are, and shall otherwise be deemed to be, for purposes of Section 365(n) of the Code, licenses of rights to “intellectual property” as
defined under Section 101(35A) of the Code. The Parties agree that the Non-Bankrupt Party, as a licensee of such rights under this Agreement, shall retain and may fully exercise all of its rights and
elections under the Code, and that upon commencement of a bankruptcy proceeding by or against the Bankrupt Party under the Code, the Non-Bankrupt Party shall be entitled to a complete duplicate of, or complete
access to (as the Non-Bankrupt Party deems appropriate), any such intellectual property and all embodiments of such intellectual property. Such intellectual property and all embodiments thereof shall be
promptly delivered to the Non-Bankrupt Party (i) upon any such commencement of a bankruptcy proceeding upon written request therefor by the Non-Bankrupt Party,
unless the Bankrupt Party elects to continue to perform all of its obligations under this Agreement or (ii) if not delivered under (i) above, upon the rejection of this Agreement by or on behalf of the Bankrupt Party upon written request
therefor by the Non-Bankrupt Party. The foregoing provisions are without prejudice to any rights the Non-Bankrupt Party may have arising under the Code or other
Applicable Law. The Parties intend for the substance of this Section 10.2.2(b) to apply worldwide, even if the Code does not expressly apply to the Bankrupt Party or to the Non-Bankrupt Party. 

  
 31 

 10.3    Effect of Expiration or Termination;
Survival. Expiration or termination of this Agreement shall not relieve the Parties of any obligation accruing prior to such expiration or termination. Any expiration or termination of this Agreement shall be without prejudice to the rights
of either Party against the other accrued or accruing under this Agreement prior to expiration or termination, including without limitation the obligation to pay royalties for the Licensed Products sold prior to such expiration or termination. The
provisions of Articles 1, 7, 9 and 11 and Sections 4.6, 4.7, 4.9, 4.10, 6.2, 6.4 (but only with respect to filings and submissions made on or prior to such expiration or termination), 8.5, 8.6, 8.7, 10.2.2 and 10.3 shall survive any expiration or
termination of this Agreement (in each case in accordance with its terms, as applicable). Except as set forth in this Article 10, upon termination or expiration of this Agreement all other rights and obligations of the Parties under this Agreement
cease. Clearside shall exercise commercially reasonable efforts to continue any Sublicense that is not in default following the termination of the Agreement for any reason. 
  

	11.	 MISCELLANEOUS 

11.1    Assignment. Except as provided in this Section 11.1, this Agreement may not be assigned
or otherwise transferred, nor may any right or obligation hereunder be assigned or transferred, by either Party without the consent of the other Party, not to be unreasonably withheld conditioned or delayed. However, either Party may, without the
other Party’s consent, assign this Agreement and its rights and obligations hereunder in whole or in part to an Affiliate or pursuant to or in connection with a Change of Control of such Party, provided that the assignee assumes the Agreement
and the obligations hereunder. 
 11.2    Governing Law. This Agreement shall be construed and the
respective rights of the Parties determined in accordance with the substantive laws of the State of New York, notwithstanding any provisions of New York law governing conflicts of laws to the contrary, and the patent laws of the relevant
jurisdiction without reference to any rules of conflict of laws. Notwithstanding the foregoing, the Parties acknowledge that the laws of the State of Georgia shall apply to matters related to the Sublicensed IP to the extent required by the
Emory/GTRC License Agreement. 
 11.3    Entire Agreement; Amendments. This Agreement contains the
entire understanding of the Parties with respect to the subject matter hereof, and supersedes all previous arrangements with respect to the subject matter hereof, whether written or oral. This Agreement (including the Schedules hereto) may be
amended, or any term hereof modified, only by a written instrument duly-executed by authorized representatives of both Parties hereto. 

11.4    Severability. If any provision hereof should be held invalid, illegal or unenforceable in any
respect in any jurisdiction, the Parties hereto shall substitute, by mutual consent, valid provisions for such invalid, illegal or unenforceable provisions, which valid provisions in their economic effect are sufficiently similar to the invalid,
illegal or unenforceable provisions that it can be reasonably assumed that the Parties would have entered into this Agreement with such valid provisions. In case such valid provisions cannot be agreed upon, the

  
 32 

 
invalid, illegal or unenforceable provisions of this Agreement shall not affect the validity of this Agreement as a whole, unless the invalid, illegal or unenforceable provisions are of such
essential importance to this Agreement that it is to be reasonably assumed that the Parties would not have entered into this Agreement without the invalid, illegal or unenforceable provisions. 

11.5    Headings. The captions to the Articles and Sections hereof are not a part of this Agreement,
but are merely for convenience to assist in locating and reading the several Articles and Sections hereof. 

11.6    Waiver of Rule of Construction. Each Party has had the opportunity to consult with counsel in
connection with the review, drafting and negotiation of this Agreement. Accordingly, the rule of construction that any ambiguity in this Agreement shall be construed against the drafting Party shall not apply. 

11.7    No Implied Waivers; Rights Cumulative. No failure on the part of Clearside or Aura to
exercise, and no delay in exercising, any right, power, remedy or privilege under this Agreement, or provided by statute or at law or in equity or otherwise, shall impair, prejudice or constitute a waiver of any such right, power, remedy or
privilege or be construed as a waiver of any breach of this Agreement or as an acquiescence therein, nor shall any single or partial exercise of any such right, power, remedy or privilege preclude any other or further exercise thereof or the
exercise of any other right, power, remedy or privilege. 
 11.8    Notices. All notices which are
required or permitted hereunder shall be in writing and sufficient if delivered personally, sent by facsimile, sent by email, sent by nationally-recognized overnight courier or sent by registered or certified mail, postage prepaid, return receipt
requested, addressed as follows: 
  

			
	 If to Clearside, to:
	  	Clearside Biomedical, Inc.
		  	900 North Point Pkwy Suite 200
		  	Alpharetta, Georgia 30005
		  	Attention: CEO
		  	Email: [***]
		
	 With a copy to:
	  	Clearside Biomedical, Inc.
		  	900 North Point Pkwy Suite 200
		  	Alpharetta, Georgia 30005
		
		  	Attn: General Counsel
		
		  	Email: [***]
		
	 If to Aura, to:
	  	Aura Biosciences, Inc.
		  	85 Bolton Street
		  	Cambridge, MA 02140
		  	Attention: Elisabet de los Pinos
		  	Email: [***]

  
 33 

			
	 With a copy to:
	  	Mintz Levin Cohn Ferris Glovsky and Popeo, P.C.
		  	One Financial Center, 39th Floor
		  	Boston, MA 02111
		  	Attention: Lewis J. Geffen
		  	Email: [***]

 or to such other address as the Party to whom notice is to be given may have furnished to the other Party in writing in
accordance herewith. Any such notice shall be deemed to have been given: (a) when delivered if personally delivered or sent by facsimile or email on a Business Day (or if delivered or sent on a
non-Business Day, then on the next Business Day); (b) on receipt if sent by overnight courier; and/or (c) on receipt if sent by mail. 

11.9    Compliance with Export Regulations. Neither Party shall export any technology licensed to it
by the other Party under this Agreement except in compliance with U.S. and all other applicable export laws and regulations. 

11.10    Force Majeure. Neither Party shall be held liable to the other Party nor be deemed to have
defaulted under or breached this Agreement for failure or delay in performing any obligation under this Agreement to the extent that such failure or delay is caused by or results from causes beyond the reasonable control of the affected Party,
potentially including without limitation embargoes, war, acts of war (whether war be declared or not), insurrections, terrorism, riots, civil commotions, strikes, lockouts or other labor disturbances, fire, floods, or other acts of God, or acts,
omissions or delays in acting by any Governmental Authority or the other Party. The affected Party shall notify the other Party of such force majeure circumstances as soon as reasonably practical, and shall promptly undertake all reasonable
efforts necessary to cure such force majeure circumstances. 
 11.11    Dispute Resolution.

 11.11.1    Disputes. The Parties shall negotiate in good faith and use reasonable efforts to
settle any dispute, controversy or claim arising from, or related to, this Agreement or to the breach hereof (collectively, “Dispute”). In particular, the Chief Executive Officers of the Parties shall attempt to resolve all Disputes
in accordance with Section 3.4.2. In the event that the Chief Executive Officers cannot reach an agreement regarding a Dispute in accordance with Section 3.4.2, and a Party wishes to pursue the matter further, each such Dispute that is not
an “Excluded Claim” shall be finally resolved by binding arbitration under the then-current Rules of Arbitration of the American Arbitration Association (“AAA”) by three (3) arbitrators appointed in accordance with the said
Rules and Section 11.11.2 below, and judgment on the arbitration award may be entered in any court having jurisdiction thereof. As used in this Section 11.11.1, the term “Excluded Claim” shall mean a dispute that concerns
the validity or infringement of a patent, trademark or copyright. 
 11.11.2    Arbitration. The
arbitration shall be conducted by a panel of three (3) persons experienced in the pharmaceutical business who are independent of both Parties and neutral with respect to the Dispute presented for arbitration. Within thirty (30) days after
initiation of arbitration, each Party shall select one person to act as arbitrator and the two Party-selected arbitrators shall select a third arbitrator within thirty (30) days of their appointment. If the

  
 34 

 
arbitrators selected by the Parties are unable or fail to agree upon the third arbitrator, the third arbitrator shall be appointed by the AAA. The place of arbitration shall be New York, NY, and
all proceedings and communications shall be in English. 
 Either Party may apply to the arbitrators for interim injunctive relief until the
arbitration award is rendered or the controversy is otherwise resolved. Either Party also may, without waiving any remedy under this Agreement, seek from any court having jurisdiction any injunctive or provisional relief necessary to protect the
rights or property of that Party pending the arbitration award. The arbitrators shall have no authority to award punitive or any other type of damages not measured by a Party’s compensatory damages. Each Party shall bear its own costs and
expenses and attorneys’ fees, and the Party that does not prevail in the arbitration proceeding shall pay the arbitrators’ and any administrative fees of arbitration. Except to the extent necessary to confirm an award or as may be required
by law, neither a Party nor an arbitrator may disclose the existence, content, or results of an arbitration without the prior written consent of both Parties. In no event shall an arbitration be initiated after the date when commencement of a legal
or equitable proceeding based on the dispute, controversy or claim would be barred by the applicable New York statute of limitations. 

(a)    The Parties agree that, in the event of a Dispute over the nature or quality of performance under this Agreement,
neither Party may terminate this Agreement until final resolution of the Dispute through arbitration or other judicial determination. The Parties further agree that any payments made pursuant to this Agreement pending resolution of the Dispute shall
be refunded promptly if an arbitrator or court determines that such payments are not due. 
 (b)    The Parties hereby
agree that any disputed performance or suspended performances pending the resolution of the arbitration that the arbitrators determine to be required to be performed by a Party must be completed within a reasonable time period following the final
decision of the arbitrator. 
 (c)    The Parties hereby agree that any monetary payment to be made by a Party pursuant
to a decision of the arbitrators shall be made in United States dollars, free of any tax or other deduction. The Parties further agree that the decision of the arbitrators shall be the sole, exclusive and binding remedy between them regarding
determination of the matters presented to the arbitrator. 
 11.12    Independent Contractors. It
is expressly agreed that Clearside and Aura shall be independent contractors and that the relationship between Clearside and Aura shall not constitute a partnership, joint venture or agency. Clearside shall not have the authority to make any
statements, representations or commitments of any kind, or to take any action, which shall be binding on Aura, without the prior written consent of Aura, and Aura shall not have the authority to make any statements, representations or commitments of
any kind, or to take any action, which shall be binding on Clearside without the prior written consent of Clearside. 

11.13    Counterparts. The Agreement may be executed in two or more counterparts, each of which shall
be deemed an original, but all of which together shall constitute one and the same instrument. 

11.14    Binding Effect; No Third Party Beneficiaries. As of the Effective Date, this Agreement shall
be binding upon and inure to the benefit of the Parties and their respective 

  
 35 

 
permitted successors and permitted assigns. Except as expressly set forth in this Agreement, no person or entity other than the Parties and their respective Affiliates and permitted assignees
hereunder shall be deemed an intended beneficiary hereunder or have any right to enforce any obligation of this Agreement. 
 [remainder
of page intentionally blank] 

  
 36 

 IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first set forth
above. 
  

			
	AURA BIOSCIENCES, INC.	  	CLEARSIDE BIOMEDICAL, INC.
		
	 By: /s/ Elizabet de los
Pinos                                    

Name: Elizabet de los
Pinos                                    

Title: Chief Executive
Officer                                 
	  	 By: /s/ George
Lasezkay                                    

Name: George
Lasezkay                                    

Title:
CEO                                        
                  

 SCHEDULE A 

LICENSED PATENT RIGHTS 
 [***] 

Schedule A 

 SCHEDULE B 

SUBLICENSED PATENT RIGHTS 
 [***] 

Schedule BEX-10.11

 Exhibit 10.11 

LEASE 
 DATED: AS OF
JUNE 9, 2011 
 BOLTON STREET PARTNERS, LLC, LESSOR 

AURA BIOSCIENCES, INC, LESSEE 

85-95 BOLTON STREET, CAMBRIDGE, MASSACHUSETTS 

TABLE OF CONTENTS 
  

									
	 1.0
	 	Reference Data	  	 	1	 
			
	 2.0
	 	Premises	  	 	4	 
		 	2.1	 	Premises	  	 	4	 
		 	2.2	 	Common Areas	  	 	4	 
		 	2.3	 	As Is	  	 	4	 
		 	2.4	 	Lessor’s Work	  	 	4	 
			
	 3.0
	 	Term; Commencement Date	  	 	5	 
		 	3.1	 	Term	  	 	5	 
			
	 4.0
	 	Rent	  	 	5	 
		 	4.1	 	Rent	  	 	5	 
			
	 5.0
	 	Permitted Use	  	 	6	 
			
	 6.0
	 	Taxes; Operating Expenses; Electricity	  	 	6	 
		 	6.1	 	Taxes	  	 	6	 
		 	6.2	 	Operating Expenses	  	 	6	 
		 	6.3	 	Payment of Taxes, Operating Expenses	  	 	8	 
		 	6.4	 	Abatement of Taxes	  	 	9	 
		 	6.5	 	Utilities; Payment as Additional Rent	  	 	9	 
			
	 7.0
	 	Insurance; Exculpation	  	 	11	 
		 	7.1	 	Public Liability Insurance	  	 	11	 
		 	7.2	 	Casualty Insurance	  	 	11	 
		 	7.3	 	Business Interruption Insurance	  	 	11	 
		 	7.4	 	Authorized Insurers; Evidence of Insurance	  	 	11	 
		 	7.5	 	Lessor’s Insurance	  	 	12	 
		 	7.6	 	Waiver of Subrogation	  	 	12	 
		 	7.7	 	Waiver of Rights	  	 	12	 
		 	7.8	 	Lessee’s Acts, Effect on Insurance	  	 	12	 

									
		 	7.9	 	Limitation of Lessor’s Liability for Damage or Injury	  	 	13	 
		 	7.10	 	Indemnification	  	 	13	 
			
	 8.0
	 	Assignment, Subletting and Relocation	  	 	14	 
			
	 9.0
	 	Parking	  	 	16	 
			
	 10.0
	 	Late Payment of Rent	  	 	17	 
			
	 11.0
	 	Lessee’s Covenants	  	 	17	 
			
	 12.0
	 	Building Security	  	 	21	 
			
	 13.0
	 	Casualty and Eminent Domain	  	 	21	 
			
	 14.0
	 	Defaults; Remedies	  	 	23	 
		 	14.1	 	Defaults; Events of Default	  	 	23	 
		 	14.2	 	Termination	  	 	24	 
		 	14.3	 	Survival of Covenants; Remedies	  	 	24	 
		 	14.4	 	Right to Relet	  	 	25	 
		 	14.5	 	Right to Equitable Relief	  	 	25	 
		 	14.6	 	Performance by Lessor	  	 	26	 
		 	14.7	 	Further Remedies	  	 	26	 
			
	 15.0
	 	Real Estate Broker	  	 	26	 
			
	 16.0
	 	Notices	  	 	26	 
			
	 17.0
	 	Hazardous Materials	  	 	27	 
		 	17.1	 	Prohibition	  	 	27	 
		 	17.2	 	Environmental Laws	  	 	28	 
		 	17.3	 	Hazardous Material Defined	  	 	28	 
		 	17.4	 	Testing	  	 	28	 
		 	17.5	 	Decommissioning; Clean Certificate	  	 	29	 
			
	 18.0
	 	No Waivers	  	 	30	 
			
	 19.0
	 	Services Provided by Lessor	  	 	30	 
			
	 20.0
	 	Quiet Enjoyment; Ground Leases; Mortgages	  	 	30	 
		 	20. l	 	Quiet Enjoyment	  	 	30	 
		 	20.2	 	Rights of Ground Lessors and Mortgagees	  	 	30	 
		 	20.3	 	Lease Subordinate	  	 	31	 
			
	 21.0
	 	Security Deposit	  	 	31	 
			
	 22.0
	 	Estoppel Certificates	  	 	32	 
			
	 23.0
	 	Holding Over	  	 	32	 

  
 II 

									
	 24.0
	 	 Force Majeure
	  	 	32	 
			
	 25.0
	 	 Independent Covenants
	  	 	32	 
			
	 26.0
	 	 Entire Agreement
	  	 	33	 
			
	 27.0
	 	 Applicable Law, Severability and Construction
	  	 	33	 
			
	 28.0
	 	 Successors and Assigns
	  	 	34	 
			
	 29.0
	 	 Authority
	  	 	34	 
			
	 30.0
	 	 Financial Statements
	  	 	34	 
			
	 31.0
	 	 OFAC Compliance
	  	 	34	 
			
	 32.0
	 	 Use of Walden Square Name
	  	 	36	 
			
	 33.0
	 	 Extension Option 
	  	 	36	 
			
	 34.0
	 	 Special Provisions Relating to the Special Equipment
	  	 	37	 
		 	 34.1
	 	 Access to Special Equipment Located Within Premises
	  	 	4l	 

 EXHIBITS 
  

	
	 EXHIBIT A - PREMISES
 EXHIBIT B - SITE
PLAN

	 EXHIBIT C - SERVICES PROVIDED BY LESSEE
 EXHIBIT
D - SERVICES PROVIDED BY LESSOR
 EXHIBIT E - RULES AND REGULATIONS

EXHIBIT F - CLEAN CERTIFICATE

	EXHIBIT G - PROPOSED 2011 OPERA TING EXPENSE BUDGET

  

  
 III 

 LEASE 

THIS LEASE is made as of the 9th day of June, 2011 by and between BOLTON STREET PARTNERS,
LLC, a Massachusetts limited liability corporation with a place of business at 126 North Washington Street, Suite 5, Boston, Massachusetts 02114 (“Lessor”), and Aura Biosciences, Inc., a Connecticut corporation, with a principal place of
business as of the date hereof at I Kendall Square, Building 600, Ste, B6101, Cambridge, MA 02139 (“Lessee”). 
  

	1.0	 Reference Data. The following terms shall have the definitions set forth in this Section 1.0:

  

			
	PREMISES AND RENTABLE AREA OF THE PREMISES:	  	Agreed to be 4,000 gross rentable square feet on the first (1st ) floor of the Building (Lab 116 and 118) and on the second (2nd
) floor of the building (offices 221-225) as shown on Exhibit A. The rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the rentable area of the Premises is as
stated herein.
		
	BUILDING	  	The building located at 85-95 Bolton Street, Cambridge, Massachusetts.
		
	RENTABLE AREA OF BUILDING:	  	46,771 square feet.
		
	LAND:	  	The parcel of land on which the Building is located more fully described on Exhibit B hereto.
		
	INITIAL TERM:	  	An initial term commencing on the Commencement Date and expiring twenty four (24) calendar months from the Commencement Date.
		
	TERM:	  	The Initial Term and any proper extension thereof in accordance with the terms of this Lease.
		
	RIGHT OF FIRST OFFER	  	Option A: Landlord shall make available an additional 1,553 gross rentable square feet on the first (1st) floor of the Building (Lab 110 and 119) and on the second (2nd ) floor of the building (offices 214 and 216) as shown on Exhibit A for an occupancy date to occur no earlier than January 1, 2012. Tenant shall notify Landlord of its intent to take this space
no later than August 1, 2011. In the event that

			
		  	Tenant does not lease the space at that time, Tenant shall have an ongoing right of first offer thereafter. Lessee must exercise such option to extend by giving Lessor written notice (the “Option A Notice”) on or
before August 1, 2011, time being of the essence. Upon the timely giving of such notice, the Option A Term shall be deemed effective under and upon all of the terms and conditions of this Lease, except that (a) Basic Rent for Option A
shall be $24.50 per square feet of gross rentable square feet for the period from January l to June 30, 2012 and $25.50 per square feet of gross rentable square feet for the period from July I, 2012 to June 30, 2013. Lessor shall have no
obligation to provide a Lessee allowance or other Lessee inducement of any kind, (b) Lessor shall have no obligation to perform any Lessor’s Work or to construct or renovate the Premises or make any decorations or improvements thereto and
(c) there shall be no further right or option to extend the Term other than as set forth in Section 33.0. If Lessee fails to give timely notice, as aforesaid, Lessee shall have no further right to Option A. Notwithstanding the fact that
Lessee’s proper and timely exercise of such Option A shall be self-executing, the parties shall promptly execute a lease amendment reflecting such Option A Terms after Lessee exercises such option. The execution of such lease amendment shall
not be deemed to waive any of the conditions to Lessee’s exercise of its rights under this Section 33.0.
		
		  	Option B: In the event that the current tenant vacated the space, Landlord shall offer Tenant the Right of First Offer on the second floor lab space. Building (Lab 238, 239 and 247) on the second (2nd) floor of the building.
		
	COMMENCEMENT DATE:	  	July l, 2011
		
	RENT COMMENCEMENT DATE:	  	July 1, 2011.

  
 2 

 BASIC RENT 
  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic Rent
Monthly	 
	 Rent from July 1, 2011 to June 30, 2012;
	  	$	98,000.00	 	  	$	8,166.67	 
	 Rent from July 1, 2012 to June 30, 2013;
	  	$	102,000.00	 	  	$	8,500.00	 

  

			
	LESSEE’S SHARE:	  	8.55%
		
	LESSEE’S SHARE (TAXES)	  	8.55%
		
	LESSEE’S SHARE (OPERATING EXPENSES)	  	8.55%
		
	SECURITY DEPOSIT:	  	$39,500.00.
		
	PERMITTED USE:	  	General Office and laboratory uses, in each case, to the extent permitted as a matter of right under the zoning ordinance of the City of Cambridge and subject to all the provisions of this Lease. General Office use shall not extend
to more than forty (40%) percent of the floor area of the Premises. Other than the MWRA Permit, any and all local, state or federal operational permits shall be the sole responsibility of the Lessee. Any and all uses which require a zoning variance,
zoning change, special permit or other type of zoning approval relief shall be subject to the approval of the Lessor in its reasonable discretion and shall be the responsibility of the Lessee. Notwithstanding the forgoing, no use involving the
presence, storage, generation or release of any radioactive or nuclear materials shall be permitted.
		
	LESSEE’S REPRESENTATIVE	  	Not Applicable

  
 3 

	2.0	 Premises. 

2.1 Premises. Lessor hereby leases unto Lessee the Premises, together with the benefit of, and subject to (as the case may be) all rights,
easements, covenants, conditions, encumbrances, encroachments and restrictions of record as of the date of this Lease. Lessor shall have the right, without the necessity of obtaining Lessee’s consent thereto or joinder therein, to grant,
permit, or enter into during the term of this Lease such additional rights, easements, covenants, conditions, encumbrances, encroachments and restrictions with respect to the Land as Lessor may deem appropriate, provided that no such rights,
easements, covenants, conditions, encumbrances, encroachments or restrictions shall materially affect Lessee’s use of the Premises for the Permitted Use. Lessor further hereby reserves the right to install, maintain, use, repair and replace
pipes, ducts, wires, meters and any other equipment, machinery, apparatus and fixtures located within the Premises and serving other parts of the Building, provided that reasonable advance notice thereof is given to Lessee and that the exercise of
such rights shall not materially affect Lessee’s use of the Premises for the Permitted Use. Lessee, its employees and invitees shall have access to the Premises twenty-four (24) hours per day, seven (7) days per week, subject to
Lessor’s reasonable security procedures. Lessee shall be permitted to operate its business in the Premises outside of the Building hours (as set forth in Paragraph l of Exhibit D attached hereto), but Lessee shall pay to Lessor, as
Additional Rent, the cost of supplying HVAC and other services to the Premises, as described on Exhibit D at times other than such Building hours in the event that Lessee requests HVAC or other such services outside of Building hours, such
payment to be due and payable no later than thirty (30) days after Lessor gives written notice to Lessee of the amount of such charges. 

2.2 Common Areas. Lessor also grants to Lessee, and Lessee’s invitees, the right, in common with others entitled thereto, to use for the
purposes for which they were designed, the common facilities of the Building, including but not limited to, all entrances, hallways, elevator foyers, stairwells and stairs, restrooms, passenger elevators, loading bays, parking areas (consistent with
Section 9 of this Lease), drives, and walkways, a kitchen and eating area, the Special Equipment (as hereinafter defined) as also shown on Exhibit A, and at least two meeting rooms which may be reasonably shared and reserved by tenants
of the Building (collectively, the “Common Areas”). 
 2.3 As Is. Lessee agrees to accept the Premises from Lessor in an “as
is” condition, with all faults and without any representation or warranty, express or implied, from Lessor except for the Lessor’s Work (as said term is hereinafter defined). Except for the Lessor’s Work, Lessor is not obligated to
perform, or pay for, any work in order to prepare the Premises for occupancy by Lessee. 
 2.4 Lessor’s Work. Lessor agrees that it will
perform the following work (the “Lessor’s Work”) in the Premises at Lessor’s expense: Lessor will provide the Premises in broom clean condition, systems in good working order, including, but not limited to the chemical hoods in
the Premises, repair all ceiling tiles, polish or replace laboratory floors, replace damaged carpets, scrub clean laboratory benches, repaint walls and key 

  
 4 

 
lock the space for the Lessee. Lessor will conduct the following work to the Second Floor Office Area of the Premises: Construct demising wall on second floor as outlined per mutually agreed upon
plan attached as Exhibit A; furnish and install electrical outlets and lighting in office area, construct one and a half glass entry doors with locking system for security and install 2 pieces of glass in the wall to create visual connection between
reception area and 2 offices across the common hallway. Tenant shall be responsible for the cost difference for any improvements to the second floor office area above the Landlord’s base work. 

Landlord’s work at Tenant’s cost will include: 

Landlord shall install one (1) 220 electric outlet as Tenant expense. Landlord shall confirm installation costs with Tenant prior to work
commencement of the work. 
  

	3.0	 Term; Commencement Date. 

3.1 Term. The Term of this Lease shall commence on the Commencement Date. As used in this Lease, the term “Lease Year” shall mean the
twelve (12) month period commencing on the Commencement Date. 
  

	4.0	 Rent. 

4.1 Rent. Lessee shall pay Lessor, without offset or deduction and without previous demand therefor, as items constituting rent (collectively,
“Rent”): 
  

	 	(a)	 Basic Rent, at the rates set forth in Section 1.0, in equal monthly installments, in advance, commencing
on the Rent Commencement Date and continuing thereafter on the first day of each calendar month or portion thereof during the Term; and 

  

	 	(b)	 From and after the Commencement Date, all other costs, charges, or expenses which Lessee in this Lease agrees
to pay, or which Lessor reasonably incurs as the result of a default by Lessee hereunder, including any penalty or interest which may be added for nonpayment or late payment thereof as provided in this Lease (collectively, “Additional
Rent”). All recurring payments of Additional Rent, including, without limitation, payments on account of “Taxes” and “Operating Expenses” (as these terms are hereinafter defined), shall be due and payable on the same
day on which Basic Rent is due. Unless otherwise specifically provided in this Lease, all non-recurring items constituting Additional Rent shall be due and payable within thirty (30) days after demand
therefor by Lessor. 

 Basic Rent and Additional Rent shall be pro-rated for partial months
occurring at the beginning or the end of the Term. 
 All payments shall be made to Lessor or such agent, and at such place, as Lessor shall, from time to
time, in writing designate, the following being now so designated: 

  
 5 

 Bolton Street Partners, LLC 

c/o Peter Zagorianakos, Manager 

126 North Washington Street, Unit 5 

Boston, MA 02114 
  

	5.0	 Permitted Use. The Premises may be used only for the Permitted Use as set forth in Section 1.0 and for no
other use. 

  

	6.0	 Taxes; Operating Expenses; Electricity. 

6.1 Taxes. Lessee shall pay as Additional Rent, in any tax year, all or a portion of which is included in the Term, Lessee’s Share (Taxes)
(as defined below) of Taxes. As used herein the term “Taxes” shall mean collectively real estate taxes, special or general assessments, water rents, rates and charges, sewer rents and other impositions and charges imposed by governmental
authorities of every kind and nature whatsoever, excluding Taxes imposed by or as a result of Lessor’s or its agents’, representatives’ negligence or willful misconduct, extraordinary as well as ordinary and each and every installment
thereof which shall or may during the Term be charged, levied, laid, assessed, imposed, become due and payable or become liens upon or for or with respect to the Land or the Building or any appurtenances or equipment owned by Lessor thereon or
therein, or any part thereof , or on this Lease, and any tax based on a percentage fraction or capitalized value of the Rent (whether in lieu of or in addition to the taxes hereinbefore described), provided that all taxes and assessments shall be
paid over the longest period permitted by law. Taxes shall not include inheritance, estate, excise, succession, transfer, gift, franchise, income, gross receipt, or profit taxes except to the extent such are in lieu of or in substitution for Taxes
as now imposed on the Building, the Land, the Premises or this Lease nor (i) any environmental assessments, charges or liens arising in connection with the remediation of Hazardous Materials (as hereinafter defined) from the Premises or
Building, the causation of which arose prior to the Commencement Date of this Lease, or to the extent caused by Lessor, its agents, employees or contractors or any other tenant of the Building (other than Lessee or its sublessees or assignees); (ii)
costs or fees payable to public authorities in connection with any future construction, renovation and/or improvements to the Premises or Building other than the Work or improvements to the Premises made by or for Lessee, including fees for transit,
housing, schools, open space, child care, arts programs, traffic mitigation measures, environmental impact reports, traffic studies, and transportation system management plans and (iii) reserves for future Taxes. Additionally, interest and
penalties incurred as a result of Lessor’s late payment shall not be included in the definition of Taxes. As used in this Agreement Lessee’s Share of the taxes (Taxes) is the percentage set forth in Section 1.0. 

6.2 Operating Expenses. Lessee shall pay as Additional Rent Lessee’s Share (Operating Expenses) of Operating Expenses (as defined below)
for the Land and Building. “Operating Expenses” shall include, without limitation, all expenses, costs, and disbursements of every kind and nature which Lessor shall pay or become obligated to pay in connection with the ownership,
operation, repair and maintenance of the Building or the Land, including all facilities in operation on the Commencement Date and such additional facilities in subsequent years as may be determined by Lessor to be necessary or beneficial for the
operation of the Building or the Land or the provision of services to Lessees, including, but not limited to: 

  
 6 

	 	(a)	 all salaries, wages, fringe benefits, payroll taxes and workmen’s compensation insurance premiums related
thereto of and for employees engaged in the operation of the Building and the Land (or a reasonable allocation thereof for personnel who work in multiple buildings); 

 

	 	(b)	 painting, repairs, maintenance and cleaning of all Common Areas; 

 

	 	(c)	 common area utilities (including, without limitation, electricity, water, sewer, gas and steam) which are not
separately chargeable to the Lessee, including, without limitation, lighting of exterior areas, common areas and the parking area during any portion of the Tern when Lessee is not the sole lessee of the Building (“Base Building Utility
Expenses”); 

  

	 	(d)	 maintenance and repair of the Building heating and cooling systems, the plumbing systems, the fire detection
and suppression systems, the electrical system and the elevators; 

  

	 	(e)	 all maintenance, janitorial, and service agreements; 

 

	 	(f)	 all insurance, including the cost of casualty and liability insurance applicable to the parking area, the Land,
the Building and Lessor’s personal property used in connection therewith; 

  

	 	(g)	 maintenance of landscaped areas and paved areas, and s ow removal; 

 

	 	(h)	 maintenance of the Building security system, if any; 

 

	 	(i)	 commercially reasonable management fees and charges and the fair market value of office space for the manager
of the Building; 

  

	 	(j)	 reasonable expenses incurred in pursuing an application for an abatement of Taxes, to the extent not deducted
from the abatement, if any, received; 

  

	 	(k)	 legal (excluding legal fees with respect to lease negotiations or disputes with lessees), accounting and other
professional fees and disbursements (excluding leasing commissions); and 

  

	 	(I)	 services to be provided by Lessor as set forth on Exhibit “D” attached. 

As used in this Agreement, “Lessee’s Share (Operating Expenses)” is the percentage set forth in Section 1.0. 

  
 7 

 In the event that the average occupancy rate for the Building is less than ninety-five (95%)
percent for any fiscal year, then for purposes of calculating Operating Expenses, the Operating Expenses for such fiscal year shall be increased by the additional costs and expenses that Lessor reasonably estimates would have been incurred if the
average occupancy rate had been ninety-five (95%) percent for such fiscal year (“Expense Gross-Up”). It is not the intent of this provision to permit Lessor to charge Lessee for any Operating Expenses attributable to unoccupied space, or
to seek reimbursement from Lessee for costs Lessor never incurred. Rather, the intent of this provision is to allow Lessor to recover only those increases in Operating Expenses properly attributable to occupied space in the Building, and this
provision is designed to calculate the actual cost of providing a variable operating expense service to the portions of the Building receiving such service. This “gross-up” treatment shall be applied
only with respect to variable Operating Expenses arising from services provided to Utilities, Common Areas, for Special Equipment Costs and related expenses or to space in the Building being occupied by lessees in order to allocate equitably such
variable Operating Expenses to the lessees receiving the benefits thereof. This “gross-up” treatment of any and all Special Equipment Costs and related expenses shall be applied using a base cost of
$0.00 and the variable costs being grossed up such that the Tenants occupying the Building shall pay l 00% of the Special equipment Costs and related expenses. 

6.3 Payment of Taxes, Operating Expenses. Commencing on the Rent Commencement Date, Lessee shall pay to Lessor, as Additional Rent, on account
of its share of anticipated Operating Expenses and Taxes for the then-current year, 1/12th of the total annualized amount of Lessee’s Share (Operating Expenses) of the projected Operating Expenses and Lessee’s Share (Taxes) of the
projected Taxes. Within a reasonable time after the end of the fiscal year ending December 31, 2011, and thereafter within a reasonable time after the end of each fiscal year (or portion thereof) included in the Term, Lessor shall deliver to
Lessee (i) a statement of actual Operating Expenses and Taxes for the fiscal year just ended, and (ii) a budget of Operating Expenses and Taxes for the then-current fiscal year based on the actual Operating Expenses and Taxes for the
preceding year and projected increases or decreases reasonably anticipated by Lessor, together with documentation in reasonable detail which evidence such Operating Expenses and Taxes (“Annual Report”). Upon delivery to Lessee of the
statement of actual Operating Expenses and Taxes for the preceding fiscal year, Lessor shall adjust Lessee’s account accordingly. If the total amount paid by Lessee on account of the preceding fiscal year is less than the amount due hereunder,
Lessee shall pay the balance due within thirty (30) days after delivery by Lessor of such statement. If the total amount paid by Lessee on account of the preceding fiscal year exceeds the amount due hereunder, such excess shall be credited by
Lessor against the monthly installments of Additional Rent next falling due or refunded to Lessee upon the expiration or termination of this Lease (unless such expiration or termination is the result of an Event of Default). Lessor reserves the
right to revise the budget once during any fiscal year to cause it to more accurately reflect the actual Taxes or Operating Expenses being paid or incurred by Lessor, and upon any such revision the parties shall make adjustments in the same time and
manner as hereinabove provided for fiscal year-end adjustments. Lessor’s current fiscal year is January 1 - December 31, but Lessor reserves the right to change the fiscal year at any time during the
Term. Lessee and its designated agents shall have the right to 

  
 8 

 
inspect and audit Lessor’s books and records relative to the operation of the Building (including, but not limited to, all documents related to Expenses, Taxes, utility charges, payroll,
insurance, rental escalation, service contracts, and management information) (collectively, “Lessor Records”) during normal business hours within ninety (90) days following receipt from Lessor; and, unless Lessee shall take written
exception to any item in any such statement within such ninety (90) day period, the Annual Report shall be considered as final and accepted by Lessee. If Lessee shall timely dispute any specific item or items in an Annual Report and if such
dispute is not resolved between Lessor and Lessee within thirty (30) days after notice of such dispute from Lessee, then Lessee may refer such disputed item or items to reputable independent certified public accounting firm or lease audit firm
selected by Lessee for determination. 
 6.4 Abatement of Taxes. Lessor may at any time and from time to time make application to the
appropriate governmental authority for an abatement of Taxes. If (i) such an application is successful and (ii) Lessee has made any payment in respect of Taxes pursuant to Section 6.3 for the period with respect to which the abatement
was granted, Lessor shall (a) deduct from the amount of the abatement all expenses incurred by it in connection with the application, (b) pay to Lessee Lessee’s Share (Taxes) (adjusted for any period for which Lessee had made a
partial payment) of the abatement, with interest, if any, paid by the governmental authority on such abatement, and (c) retain the balance, if any. 

6.5 Utilities; Payment as Additional Rent. The tenanted spaces occupied by the Lessee are not separately metered and therefore, subject to
adjustment as set forth below, utilities will be charged to Lessee as Additional Rent in the following manner: 
  

	 	(a)	 Included in the Operating Expenses is Base Building Utility expenses. Lessee shall pay as an Additional Rent
Lessee’s Share of all utilities OVER the Base Building Utility expenses (collectively “Additional Utility Expenses”) provided to the Building based on the Lessee’s Share of the physically occupied space within the building.
Lessee will pay a share of Additional Utility Costs provided to the Building based on a fraction, the denominator of which will be the Physically Rented Area of the Building and the numerator of which will be the Lessee’s Rentable area of the
Building. 

 Notwithstanding any other provision of this Lease, Lessor shall have the right to monitor the allocation of
charges for electricity and gas to all Lessees of the Building to ensure that the allocation method is appropriately related to Lessee’s actual use of these services within or in connection with the Premises. If the current method of allocation
is materially inaccurate, Lessor may reasonably change the method of allocation during the term, as necessary, to correct the disproportionate charges. In addition, if Lessor determines in the course of its audit of the charges for electricity and
gas previously allocated that Lessee has underpaid or overpaid charges properly due for its use of either or both of these services, Lessor shall invoice Lessee for the amounts due (together with reasonable
back-up documentation regarding the total charges and the method of allocating the charges to Lessee) and Lessee shall pay such additional amount, as additional rent hereunder, within thirty (30) days of
receipt of Lessor’s invoice therefor. 

  
 9 

	 	(b)	 Commencing on the Commencement Date, Lessee shall pay to Lessor, as Additional Rent, on account of its share of
anticipated Additional Utility Expenses for the then-current fiscal year, 1/12th of the total annualized amount of Lessee’s Share (Operating Expenses) of the Additional Utility Expenses as projected by Lessor. Within a reasonable time after the
end of the fiscal year ending December 31, 2011, and thereafter within a reasonable time after the end of each fiscal year (or portion thereof) included in the Term, Lessor shall deliver to Lessee (i) a statement of actual Additional
Utility Expenses for the fiscal year just ended, and (ii) a budget of Additional Utility Expenses for the then-current fiscal year based on the actual Additional Utility Expenses for the preceding year and projected increases or decreases
reasonably anticipated by Lessor, together with documentation in reasonable detail which evidence such Additional Utility Expenses. Upon delivery to Lessee of the statement of actual Additional Utility Expenses for the preceding fiscal year, Lessor
shall adjust Lessee’s account accordingly. If the total amount paid by Lessee on account of the preceding fiscal year is less than the amount due hereunder, Lessee shall pay the balance due within thirty (30) days after delivery by Lessor
of such statement. If the total amount paid by Lessee on account of the preceding fiscal year exceeds the amount due hereunder, such excess shall be credited by Lessor against the monthly installments of Additional Rent on account of Additional
Utility Expenses next falling due or (if the term has expired or terminated) refunded to Lessee upon the expiration or termination of this Lease. Lessor reserves the right to revise the Additional Utility Expenses budget during any fiscal year to
cause it to more accurately reflect the actual Additional Utility Expenses being paid or incurred by Lessor, and upon any such revision the parties shall make adjustments in the same time and manner as hereinabove provided for fiscal year-end adjustments. Lessor’s current fiscal year is January 1 - December 31, but Lessor reserves the right to change the fiscal year at any time during the Term. 

(c) Review of Apportionment. Notwithstanding any other provisions in section 6.5(a) and (b) of this lease, in the event that the Gas,
Electricity, and Water & Sewer charges and Special Equipment Expenses (collectively “the Expenses”) billed to Lessee during any 12-month period exceeds the amounts contained in the Bolton
Street 2011 Budget (attached as Exhibit G to the lease) by more than 20%, Lessor, at Lessee’s written request, agrees to review the utility usage by each tenant. If Lessor determines in the course of its audit of the charges for electricity,
gas, water and sewer and Special Equipment Expenses previously allocated that Lessee has underpaid or overpaid charges properly due for its use of these services, Lessor shall invoice or credit Lessee for the amounts due (together with reasonable back-up documentation regarding the total charges and the method of allocating the charges to Lessee) and Lessee shall pay or be credited such additional amount, as additional rent hereunder, within thirty
(30) days of receipt of Lessor’s invoice therefor. 

  
 10 

	7.0	 Insurance; Exculpation. 

7.1 Public Liability Insurance. Lessee shall procure, pay for and keep in force throughout the Term (and for so long thereafter as Lessee
remains in occupancy of the Premises) commercial general liability insurance insuring Lessee on an occurrence basis against all claims and demands for personal injury liability (including, without limitation, bodily injury, sickness, disease, and
death) or damage to property which may be claimed to have occurred from and after the time any of the Lessee or any of its officers, directors, contractors, servants and agents shall first enter the Premises, of not less than $2,000,000 with a
$1,000,000 per occurrence limit. Such policy shall also include contractual liability coverage covering Lessee’s liability assumed under this Lease, including without limitation Lessee’s indemnification obligations. Such insurance policy
(ies) shall name Lessor; Lessor’s managing agent and persons claiming by, through or under them, if any, as additional insured’s. 

7.2 Casualty Insurance. Lessee shall take out and maintain throughout the Term a policy of fire, vandalism, malicious mischief, extended
coverage and so-called all risk coverage insurance insuring all (i) “Alterations” (as defined in paragraph (f) of Section 11.0 below) which Lessee is by this Lease either entitled to or
required to remove upon 
 the expiration or earlier termination of this Lease, and (ii) “Lessee’s Property” (as defined in
paragraph (i) of Section 11.0 below) for the benefit of Lessor and Lessee, as their respective interests may appear, in an amount equal to one hundred percent of the replacement value thereof, but not to exceed $1,000,000 in coverage. 

7.3 Business Interruption Insurance. Lessee shall take out and maintain a policy of business interruption insurance throughout the Term
sufficient to cover at least twelve (12) months of Rent due hereunder and Lessee’s business losses during such 12-month period. Irrespective of insurance coverage, other than as specifically set forth
herein, Lessor is not responsible for any business interruptions in the Lessee’s business for any reasons whatsoever, except caused by Lessor’s or its agents or representatives willful misconduct. 

7.4 Authorized Insurers; Evidence of Insurance. The insurance required pursuant to Sections 7.1, 7.2 and 7.3 (collectively, “Lessee’s
Insurance Policies”) shall be effected with insurers approved by Lessor, with a rating of not less than “A-XI” in the current Best’s Insurance Reports, and authorized to do business
in the Commonwealth of Massachusetts under valid and enforceable policies. Lessee’s Insurance Policies shall each provide that it shall not be canceled or modified without at least thirty (30) days’ prior written notice to each
insured named therein. On or before the date on which any of the Lessee or any of its officers, directors, contractors, servants and agents shall first enter the Premises and thereafter not less than fifteen (15) days prior to the expiration
date of each expiring policy, Lessee shall deliver to Lessor binders of Lessee’s Insurance Policies issued by the respective insurers setting forth in full the provisions thereof. In the event of any claim, and upon Lessor’s request,
Lessee shall deliver to Lessor complete copies of Lessee’s Insurance Policies. Upon request of Lessor, Lessee shall deliver to any Mortgagee copies of the foregoing documents. 

  
 11 

 7.5 Lessor’s Insurance. Lessor shall take out and maintain in force throughout the
Term, in a company or companies authorized to do business in Massachusetts, casualty insurance on the Building (exclusive of “Lessee’s Property” (as defined in paragraph (i) of Section 11.0 below), and all items or
components of “Alterations” (as defined in paragraph (f) of Section 11.0 below) as to which Lessee is required to maintain insurance pursuant to Section 7.2 above) in an amount equal to the full replacement value of the
Building (exclusive of foundations and those items set forth in the preceding parenthetical in this sentence), covering all risks of direct physical loss or damage and so-called “extended coverage” risks. This insurance may be maintained
in the form of a blanket policy covering the Building as well as other properties owned by Lessor. 
 7.6 Waiver of Subrogation. To the
extent to which a waiver of subrogation clause is available, Lessor and Lessee shall obtain a provision in all insurance policies carried by such party covering the Premises, including but not limited to contents, fire and casualty insurance,
expressly waiving any right on the part of the insurer against the other party. If extra cost is chargeable for such provision, then the party benefiting from the provision shall pay such extra charge. 

7.7 Waiver of Rights. All claims, causes of action and rights of recovery for any damage to or destruction of property or business which shall
occur on or about the Premises, the Building or the Land, which result from any of the perils insured under any and all policies of insurance maintained by Lessor or Lessee, are waived by each party as against the other party, and the officers,
directors, employees, contractors, servants and agents thereof, regardless of cause, including the negligence of the other party and its respective officers, directors, employees, contractors, servants and agents, but only to the extent of recovery,
if any, under such policy or policies of insurance; provided, however, that (i) this waiver shall be null and void to the extent that any such insurance shall be invalidated by reason of this waiver, and (ii) with respect to such portion
of the Term during which Lessor elects to self-insure under Section 7.5 above, then for purposes of this Section 7.6, Lessor shall be deemed to have maintained fire and all-risk coverage in an amount
equal to the full insurable value of the Building. 
 7.8 Lessee’s Acts, Effect on Insurance. Lessee shall not do or permit any of its
officers, directors, contractors, servants and agents to do any act or thing upon the Premises or elsewhere in the Building which will invalidate or be in conflict with any insurance policies covering the Building and the fixtures and property
therein; and shall not do, or permit to be done, any act or thing upon the Premises which shall subject Lessor to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being carried
on upon said Premises or for any other reason. If by reason of the failure of Lessee to comply with the provisions hereof the insurance rate applicable to any policy of insurance shall at any time thereafter be higher than it otherwise would be,
Lessee shall reimburse Lessor upon demand for that part of any insurance premiums which shall have been charged because of such failure by Lessee, together with interest at the rate of l - l /2% per month or the highest rate permitted by law,
whichever is less until paid in full, within ten (10) days after receipt of an invoice therefor. 

  
 12 

 7.9 Limitation of Lessor’s Liability for Damage or Injury. Lessor shall not be liable
for any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical or electronic emanations or disturbance, water, rain or snow or leaks from any part
of the Building or from the pipes, appliances, equipment or plumbing works or from the roof, street or sub-surface or from any other place or caused by dampness, vandalism, malicious mischief or by any other cause of whatever nature, except to the
extent caused by or due to the negligence or willful misconduct of any of the Lessor or its officers, directors, contractors, servants and agents, and then, where notice and an opportunity to cure are appropriate (i.e., where Lessee has an
opportunity to know or should have known of such condition sufficiently in advance of the occurrence of any such injury or damage resulting therefrom as would have enabled Lessor to prevent such damage or loss had Lessee notified Lessor of such
condition) only after (i) notice to Lessor of the condition claimed to constitute negligence, and (ii) the expiration of thirty (30) days after such notice has been received by Lessor without Lessor having commenced to take all
reasonable and practicable means to cure or correct such condition; and pending such cure or correction by Lessor, Lessee shall take all reasonably prudent temporary measures and safeguards to prevent any injury, loss or damage to persons or
property. Notwithstanding the foregoing, in no event shall any of the Lessor or its officers, directors, contractors, servants and agents be liable for any loss which is covered by 

insurance policies actually carried or required to be so carried by this Lease; nor shall any of the Lessor or its officers, directors,
contractors, servants and agents be liable for any such damage caused by other lessees or persons in the Building or caused by operations in construction of any private, public, or quasi-public work; nor shall any of the Lessor or its officers,
directors, contractors, servants and agents be liable for any latent defect in the Premises or in the Building. 
 7.10 Indemnification. To
the fullest extent allowable by law, Lessee shall indemnify and save harmless, Lessor, its agents (including, without limitation, Lessor’s managing agent) and employees (such agents and employees being referred to collectively as the
“Lessor Related Parties”) from and against any and all claims, liabilities or penalties asserted by or on behalf of any person, firm, corporation or public authority on account of injury, death, damage or loss to person, business or
property in or upon the Leased Premises and the Property arising out of the use or occupancy of the Leased Premises by Lessee or by any person claiming by, through or under Lessee (including, without limitation, all patrons, employees and customers
of Lessee), or arising out of any delivery to or service supplied to the Leased Premises, or on account of or based upon anything whatsoever done on the Leased Premises, except if the same was caused by the negligence, fault or willful misconduct of
Lessor or Lessor Related Parties. In respect of all of the foregoing, Lessee shall indemnify Lessor and the Lessor Related Parties from and against all costs, expenses (including reasonable attorneys’ fees), liabilities incurred in or in
connection with any such claim, action or proceeding brought thereon; and, in case of any action or proceeding brought against Lessor or the Lessor Related Parties by reason of any such claim, Lessee, upon notice from Lessor and at Lessee’s
expense, shall resist or defend such action or proceeding and employ counsel therefor reasonably satisfactory to Lessor. 

  
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	8.0	 Assignment, Subletting and Relocation. 

 

	 	(a)	 Lessee shall not mortgage, pledge, hypothecate, grant a security interest in, or otherwise encumber this Lease
or any sublease hereinafter entered into by Lessee, or assign this Lease, or sublease the Premises or any portion thereof (the term “sublease” shall be deemed to include any arrangement pursuant to which a third party is permitted by
Lessee to occupy all or any portion of the Premises, except for temporary occupancies by consultants or collaborators providing services to Lessee and except as otherwise provided in paragraph (i) below), without obtaining, on each occasion,
the prior written consent of Lessor, which consent shall not be unreasonably withheld, conditioned, or delayed. Without limiting the standard of reasonableness set forth in this Section 8.0(a), Lessor shall not be deemed to be unreasonably
withholding its consent to any proposed assignment or subleasing if: (a) the proposed assignee or subtenant (and each of its owners) (i) is not of good character and reputation or (ii) has ever been charged or convicted of any crime
or listed as a terrorist or suspected terrorist by governmental authority, or (b) the proposed assignee or subtenant does not possess adequate financial capability to perform the Lessee’s obligations as and when due or required as
determined by Lessor, or (c) the assignee or subtenant proposes to use any part of the Premises (or part thereof) for a purpose other than the Permitted Uses applicable thereto, or (d) there shall be existing an Event of Default, or
(e) the proposed assignee or subtenant is unable to provide an OFAC Compliance Statement (as said term is hereinafter defined). 

  

	 	(b)	 If Lessee wishes to assign this Lease or sublease all or any portion of the Premises, Lessee shall so notify
Lessor in writing and request Lessor’s consent thereto. Such notice shall include (i) the name of the proposed assignee or subtenant, (ii) a general description of the types of business conducted by the proposed assignee or subtenant
and a reasonably detailed description of the business operations proposed to be conducted in the Premises by such person or entity, (iii) such financial information concerning the proposed assignee or subtenant as Lessor may reasonably require,
and (iv) all terms and provisions upon which such assignment or sublease is proposed to be made, including a copy of the assignment or sublease agreement which Lessee proposes to execute. 

 

	 	(c)	 If Lessor consents to an assignment or sublease: (i) Lessee shall promptly deliver to Lessor a fully
executed copy of said assignment or sublease, which shall be in the form previously submitted to Lessor for review; (ii) after any such assignment or sublease, Lessee shall remain primarily liable to Lessor hereunder (which liability shall be
joint and several with the assignee or subtenant); and (iii) if the aggregate rent and other amounts received by Lessee under or in connection with a sublease, after deduction of the direct out of pocket third party costs reasonably incurred by
Lessee in entering into such sublease (such costs being limited to reasonable attorneys’ fees and expenses, brokerage commissions, and alteration 

  
 14 

	 	costs payable by the Lessee under the Sublease for the sublease premises) exceeds the Rent payable hereunder with respect to the portion of the Premises subject to such sublease, Lessee shall pay the Required Percentage
(as said term is hereinafter defined) of such excess to Lessor as Additional Rent immediately upon receipt thereof by Lessee. In the event Lessee shall assign its rights under this Lease, Lessee shall pay to Lessor as Additional Rent, the Required
Percentage of any net profit realized by Lessee as the result of such assignment after deduction of the costs reasonably incurred by Lessee in entering into such assignment (such costs being limited to reasonable attorneys’ fees and expenses,
brokerage commissions amortized on a straight line basis over the remaining term of the Lease, and alteration costs payable by the Lessee under the assignment). As used herein, the term “Required Percentage” shall mean fifty (50%) percent
so long as no Event of Default shall occur hereunder and one hundred (100%) percent after the occurrence of an Event of Default. Termination of the Lease shall terminate all rights of Lessee to any share or claim for any rent, additional rent or
other sums or charges payable under any sublease or assignment. 

  

	 	(d)	 If Lessor withholds its consent to such assignment or sublease in accordance with its rights under this Lease,
Lessee shall not enter into the proposed assignment or sublease with such person or entity. 

  

	 	(e)	 If Lessor elects, it shall have the right to consider Lessee’s request for Lessor’s consent to any
assignment of the Lease, or a request for Lessor’s consent to a sublease as an offer to Lessor to release from this Lease the portion of the Premises which is proposed to be the subject of such sublease as well as all other space occupied by
Lessees other than the Lessee (but subject to such prior sublease agreements) or, in the case of a proposed assignment of this Lease, the entire Premises for the remainder of the term of this Lease. If Lessor accepts such offer, then (i) in the
case of a proposed sublease, this Lease shall be deemed to be amended as of the proposed effective date of such sublease so as to delete from the Premises all space proposed to be or presently occupied by lessees other than the Lessee (with a
commensurate adjustment in Rent and Lessee’s Share (Taxes) and Lessee’s Share (Operating Expenses) for the proposed term of sublease, or (ii) in the case of a proposed assignment, this Lease shall terminate as of the proposed effective
date of such assignment as if such date was the last day of the Term. 

  

	 	(f)	 Regardless of whether Lessor grants such consent, Lessee shall reimburse Lessor on demand, as Additional Rent,
for all out-of-pocket costs and expenses (including, without limitation, reasonable attorneys’ fees) reasonably incurred by Lessor in responding to a request for
such consent, not to exceed $1,500.00. 

  

	 	(g)	 Lessee shall not be entitled to enter into any assignment or sublease, or to request Lessor’s consent
thereto, during the continuance of an Event of Default hereunder by Lessee. 

  
 15 

	 	(h)	 Any assignment or sublease entered into pursuant to this Section 8.0 shall be subject to all of the terms
and provisions of this Lease, including without limitation this Section 8.0. If Lessee enters into any such assignment or sublease, Lessor may, at any time and from time to time after the occurrence of an Event of Default hereunder, collect
rent from such assignee or subtenant, and apply the net amount collected against Lessee’s obligations hereunder, but no such assignment or sublease or collection shall be deemed an acceptance by Lessor of such assignee or subtenant as a lessee
hereunder or as a release of the original named Lessee hereunder. No assignment or subletting shall in any way affect the uses permitted under this Lease. 

  

	 	(i)	 In the event that Lessee desires to assign this Lease or to sublease the Premises (or any portion thereof) to
any corporation, partnership, association or other business organization directly or indirectly controlling or controlled by Lessee or under common control with Lessee, or to any successor by merger, consolidation or purchase of all or substantially
all of the assets of Lessee either directly or by operation of law (each a “Lessee Affiliate”), Lessee shall give at least fifteen (15) business days’ prior written notice thereof to Lessor (unless Lessee is prohibited by
applicable laws, codes, rules or regulations, or by the terms of the operative merger agreement or purchase and sale agreement from providing notice to Lessor at such time, in which event such notice shall be provided to Lessor as soon as Lessee is
no longer subject to such prohibition). No consent of Lessor shall be required for any such assignment or sublease and the provisions of Subsection 8.0(c) and (e) shall not apply to such assignment or sublease. Any assignee or subtenant which
claims an interest in this Lease pursuant to a transfer of the type described in this paragraph (i) shall be bound by all of the terms and conditions of this Lease. For the purpose of this Lease, the sale of Lessee’s capital stock through
any public exchange shall not be deemed an assignment or sublease of the Lease or of the Premises. 

  

	 	(j)	 Notwithstanding anything contained in this Lease, Lessee shall not, either voluntarily or by operation of law,
make any transfer of this Lease or the Premises (or any portion thereof) which results in Lessee (or anyone claiming by, through or under Lessee) collecting in connection with the Premises any rental or other charge based on the net income or on the
profits of any person so as to render any part of the Rent due hereunder unrelated business taxable income of Lessor as described in Section 512 of the Internal Revenue Code of 1986, as amended, and any such transfer shall be void.

  

	9.0	 Parking. Lessee shall be entitled to utilize one (1) parking space(s) in the parking area on the premises
on a non-exclusive, unreserved basis in common with others entitled thereto provided, however, and that Lessee shall not have the right to use any spaces that are marked “handicapped”. In no event
shall Lessor have any responsibility or liability to Lessee for any damage to any vehicles parked in the parking area nor for theft thereof or of items stored therein, unless directly caused by Lessor. Use of parking spaces shall be subject to such
rules and regulations as are from time to time promulgated by Lessor and the City of Cambridge. Parking spaces may be used only to park a passenger car, van or 

  
 16 

	 	light truck having a maximum height no greater than the maximum height posted from time to time of such length and width such that it fits within a conventional parking space. The parking spaces may not be used for
parking commercial vehicles or as a staging area for commercial transportation, delivery or other services, except with Lessor’s prior written consent. The parking spaces may not be used for storage of vehicles or other equipment. Any vehicle
or equipment remaining in the parking spaces for more than thirty (30) calendar days shall be deemed abandoned and may be removed from the parking area in which event Lessor shall have no liability to any person for loss or damage on account of
such removal. Lessee agrees that Lessor is not obligated to provide any security to or for parking spaces or vehicles parked thereon or elsewhere. To the fullest extent permitted by law, neither the Lessor, nor their respective officers, directors,
beneficiaries, agents, employees, successors and assigns, shall be responsible or liable to any extent for (i) damage to or theft of any vehicle or its contents due to fire, collision, vandalism or any other cause, (ii) injuries or
liabilities suffered by any person while using the parking spaces or parking area; or (iii) any losses or other damages incurred by any party by reason of that party’s inability to use the parking spaces or parking area except as arises
due to such party’s negligence or willful misconduct. In no event is the Lessor responsible for loss of items or valuables left in vehicles. 

  

	10.0	 Late Payment of Rent. Lessee agrees that in the event that any payment of Basic Rent or Additional Rent shall
remain unpaid at the close of business on the fifteenth (15th) business day after the same is due and payable hereunder (without reliance on any applicable grace period), there shall become due to Lessor from Lessee, as Additional Rent, as
compensation for Lessor’s extra administrative costs in investigating the circumstances of late Rent, a late charge of two (2%) percent of the amount overdue per calendar month (or portion thereof) during which such amount remains
outstanding. The assessment or collection of such a charge shall not be deemed to be a waiver by Lessor of any default by Lessee arising out of such failure to pay Rent when due. The foregoing charge shall not be imposed with respect to Operating
Expense charges under dispute between Lessor and Lessee where Lessee has a reasonable basis for its claim. 

  

	11.0	 Lessee’s Covenants. Lessee covenants, at its sole cost and expense, during the Term and such further time
as Lessee occupies any part of the Premises: 

  

	 	(a)	 to pay when due the Basic Rent and all Additional Rent, and, if separately metered at any time during the Term,
all charges for electricity and other utilities; 

  

	 	(b)	 damage by fire or casualty and reasonable wear and tear only excepted, to keep the Premises in as good order,
repair and condition as the same are in at the commencement of the Term, or may be put in thereafter; 

  

	 	(c)	 not to injure, overload or deface the Premises or the Building, nor to suffer or commit any waste therein, nor
to place a load upon any floor which exceeds the floor load which the floor was designed to carry, nor to connect any equipment or apparatus to any Building system (e.g., electrical, plumbing, mechanical) which exceeds the capacity of such system,
nor to permit on the Premises any auction sale or any nuisance or the emission therefrom of any objectionable vibration, 

  
 17 

	 	noise, or odor, nor to permit the use of the Premises for any purpose other than the Permitted Use, nor any use thereof which is improper, offensive, or contrary to any laws, ordinances, codes, rules and regulations, or
the provisions of any license, permit or other governmental consent required for or applicable now or at any time during the Term to the Land, the Building, the Premises or Lessee’s use thereof (collectively, “Legal Requirements”), or
which is liable to invalidate or increase the premiums for any insurance on the Building or its contents, or liable to render necessary any alterations or additions to the Building; 

 

	 	(d)	 not to obstruct in any manner any portion of the Building not hereby leased, or the sidewalks or approaches to
the Building, or any Common Areas, and to conform to all reasonable rules and regulations now or hereafter made by Lessor for the care and use of the Building, its facilities and approaches, the initial rules and regulations being attached hereto as
Exhibit E; provided that Lessor agrees not to discriminate against Lessee in the enforcement of rules and regulations against all lessees (including Lessee), and in the event of a conflict between any provision of Exhibit E and a provision of this
Lease, the provision of this Lease shall govern; 

  

	 	(e)	 to comply with all Legal Requirements and all recommendations of Lessor’s fire insurance rating
organization now or hereafter in effect provided in writing to Lessee; to keep the Premises equipped with all safety appliances specific to Lessee’s equipment, and to procure (and maintain in full force and effect) all licenses and permits
required by any Legal Requirement or by the provisions of any applicable insurance policy because of the use made of the Premises by Lessee (without hereby intending to vary the Permitted Use), and, if requested by Lessor, to make all repairs,
alterations, replacements or additions so required in and to the Premises; 

  

	 	(f)	 not, without on each occasion obtaining the prior written consent of Lessor, which consent shall not be
unreasonably withheld, conditioned or delayed, to make any alterations, renovations, improvements and/or additions to the Premises (collectively, “Alterations”) or the painting or placing of any signs, antennae, awnings, or the like,
visible from outside of the Premises. Lessee will coordinate with Lessor to minimize the size of any conduits installed to provide telecommunications services from floor to floor, and the location of any such conduits must first be approved by
Lessor which approval will not be unreasonably withheld or delayed. Prior to commencing any Alterations, Lessee shall: secure all necessary licenses, permits and other governmental consents; obtain the written approval of Lessor as to the plans and
specifications for such work (except where such approval is not required as provided in the preceding sentence); and obtain the written approval of Lessor as to the general contractor. Lessee shall cause each contractor and subcontractor to carry
worker’s compensation insurance in statutory amounts covering all of their respective employees and comprehensive public liability insurance in amounts reasonably satisfactory to Lessor (such insurance to be written by companies reasonably
satisfactory to Lessor and insuring Lessee and Lessor as well as the contractor and subcontractors). All Alterations (other than Lessee’s removable personal property 

  
 18 

	 	and trade fixtures) shall remain part of the Premises and shall not be removed upon the expiration or earlier termination of the Term except for those items which Lessor designates for removal in a notice given to
Lessee at the time that Lessee requests Lessor’s approval of such Alteration. Lessee shall pay promptly when due the entire cost of such work. Lessee shall not cause or permit any liens for labor or materials performed or furnished in
connection therewith to attach to the Land, the Building or Premises, and shall discharge or bond any such liens which may be so filed or recorded within fifteen (15) days after the filing or recording thereof. All such work shall be performed
in a good and workmanlike manner and in compliance with all Legal Requirements and the provisions of all applicable insurance policies. Lessee shall indemnify and hold Lessor harmless from and against any and all suits, demands, causes of action,
claims, losses, debts, liabilities, damages, penalties or judgments, including, without limitation, reasonable attorneys’ fees, arising from injury to any person or property occasioned by or growing out of such work, except to the extent due to
the negligence or willful misconduct of the Lessor or its officers, agents, employees, servants or contractors, or the breach of Lessor’s obligations under this Lease (such indemnity shall survive the expiration or termination of this Lease);

  

	 	(g)	 to save Lessor harmless and indemnified from any loss, cost and expense (including, without limitation,
reasonable attorneys’ fees) arising out of or relating to (i) Lessee’s breach of any covenant or obligation under this Lease; (ii) a claim of injury or death to any person or damage to any property while on the Premises, if not
due to the negligence or willful misconduct of the Lessor or its officers, agents, employees, servants or contractors, or the breach of Lessor’s obligations under this Lease; (iii) a claim of injury to any person or damage to any property
anywhere alleged to be occasioned by any omission, neglect or default of Lessee or of anyone claiming by, through, or under Lessee, or any officer, agent, employee, servant, contractor, or invitee of any of the foregoing, if not due to the
negligence or willful misconduct of the Lessor or its officers, agents, employees, servants or contractors, or the breach of Lessor’s obligations under this Lease; or (iv) on account of or based upon any work or thing whatsoever done (other
than by Lessor or any of its officers, agents, employees, servants or contractors) at the Premises during the Term and during the period of time, if any, prior to the Commencement Date that any of the Lessee or any of its officers, agents,
employees, servants or contractors may have been given access to the Premises provided that in no case shall Lessee’s liability from any claim, cause or damage exceed the dollar limits in the applicable insurance purchased by Lessee pursuant to
Article 7 hereof. The provisions of this clause (g) shall survive the expiration or termination of this Lease; 

  

	 	(h)	 to permit Lessor and Lessor’s agents to examine the Premises at reasonable times, subject to Lessee’s
reasonable security regulations (provided 24 hours’ notice is given to Lessee, except in case of emergency), and if Lessor shall so elect (without hereby imposing any obligation on Lessor to do so), after notice as aforesaid, to permit Lessor
to make any repairs or additions Lessor may deem necessary, provided that the same do not materially adversely affect Lessee’s use of the Premises for the Permitted Use; and at Lessee’s expense to remove any Alterations, signs, antennae,
awnings, flagpoles, or the like not consented to in writing; and to permit Lessor to show the Premises to prospective purchasers and Lessees and to keep affixed to any suitable part of the Premises, during the four (4) months preceding the
expiration of the Term, appropriate notices for letting or selling; 

  
 19 

	 	(i)	 that all furniture, furnishings, fixtures and property of every kind of Lessee and of all persons claiming by,
through or under Lessee which may be on the Premises from time to time (“Lessee’s FF&E”) and any of Lessee’s wiring, cables or other installations appurtenant thereto, for Lessee’s computer, telephone, tel-data and other communication systems and equipment, or any other equipment, whether located in the Premises or in any other portion of the Building including, without limitation, those located in any risers or
chasers in the Building (collectively “Lessee’s Cable”) (the Lessee’s FF&E and the Lessee’s Cable are hereinafter collectively called “Lessee’s Property”) shall be at the sole risk of Lessee, and Lessor
shall not be liable if the whole or any part thereof shall be destroyed or damaged by fire, water or otherwise, or by the leakage or bursting of water pipes, steam pipes, or other pipes, or by theft or from any other cause, except to the extent
caused by the negligence or willful misconduct of the Lessor or its officers, agents, employees, servants or contractors, or the breach of Lessor’s obligations under this Lease; 

 

	 	(j)	 to pay promptly when due, all taxes of any kind levied, imposed or assessed on Lessee’s Property, which
taxes shall be the sole obligation of Lessee, whether the same is assessed to Lessee or to any other person and whether the property on which such tax is levied, imposed or assessed shall be considered part of the Premises or personal property;

  

	 	(k)	 by the end of business on the last day of the Term (or the effective date of any earlier termination of this
Lease as herein provided), to remove (i) all of Lessee’s Property, and (ii) the items or components of Alterations designated for removal as provided in paragraph (f) above (the items described in the foregoing clauses (i), and
(ii) are sometimes referred to, collectively, as “Lessee’s Removal Items”), in each case whether the same be permanently affixed to the Premises or not, and to repair any damage caused by any such removal to Lessor’s
reasonable satisfaction; and peaceably to yield up the Premises clean and in good order, repair and condition (reasonable wear and tear, and damage by fire or other casualty or taking only excepted); and to deliver the keys to the Premises to
Lessor; provided, however, that notwithstanding the foregoing, Lessor may, by notice in writing to Lessee, require that Lessee’s Cable (as defined as Cable within the walls, ceilings, walls of the building or that is attached to the building in
any way) remain in the Premises and/or Building, in which case, Lessee’s Cable shall become the property of Lessor upon expiration or earlier termination of the Lease. Any of Lessee’s Removal Items which are not removed within thirty
(30) days following Lessee’s surrender of the Premises shall be deemed abandoned and may be removed and disposed of by Lessor in such manner as Lessor may determine, 

  
 20 

	 	and Lessee shall pay to Lessor on demand, as Additional Rent, the cost of such removal and disposition, together with the reasonable costs and expenses incurred by Lessor in making any incidental repairs and
replacements to the Premises necessitated by Lessee’s failure to remove any of Lessee’s Removal Items, or by any other failure of Lessee to comply with the terms of this Lease, and for use and occupancy during the period after the
expiration of the Term and prior to Lessee’s performance of its obligations under this paragraph (k). Lessee shall further indemnify and hold Lessor harmless from and against any and all suits, demands, causes of action, claims, losses, debts,
liabilities, damages, penalties or judgments, including, without limitation, reasonable attorneys’ fees, resulting from Lessee’s failure or delay in surrendering the Premises as above provided (such indemnity to survive the expiration or
termination of this Lease); 

  

	 	(l)	 to pay Lessor’s reasonable expenses, including reasonable attorneys’ fees, incurred in enforcing any
obligations of Lessee under this Lease; 

  

	 	(m)	 to comply in full with the requirements set forth in Section 17.0 regulating the use and disposition of
Hazardous Materials and compliance with Environmental Laws; 

  

	 	(n)	 not to permit any officer, agent, employee, servant, contractor or visitor of Lessee, or of anyone claiming by,
through or under Lessee, to violate any covenant or obligation of Lessee hereunder; 

  

	 	(o)	 in case Lessee takes possession of the Premises prior to the Commencement Date, to perform and observe all of
Lessee’s covenants from and after the date upon which Lessee takes possession except that no Rent shall accrue prior to the Rent Commencement Date, with respect to Basic Rent, and the Commencement Date, with respect to Additional Rent except as
defined in Paragraph 1.0 above. 

  

	 	(p)	 to provide and pay for the services outlined in Exhibit C attached hereto; and 

 

	 	(q)	 not to make any alteration or repair to or to place or install any of Lessee’s Property, or equipment in
the telephone and electric closets within the Premises without first obtaining the Lessor’s approval which shall not be unreasonably withheld. 

  

	12.0	 Building Security. Lessee acknowledges that, other than a card key access system Lessor does not provide
security services to the Building. Therefore, Lessee shall otherwise be responsible for security to its Premises or in any way related to its use or occupancy of the Premises. If there is more than one lessee occupying the Building, Lessee agrees to
cooperate with such other lessee(s) to ensure proper security for the common areas, entrances, exists, freight elevators, loading docks, elevators and parking areas serving the Property. 

 

	13.0	 Casualty and Eminent Domain. 

  
 21 

	 	(a)	 In the event that the entire Premises or Building, or any substantial part thereof, shall be taken by any
exercise of the right of eminent domain or shall receive any direct or consequential and substantial damages for which Lessor or Lessee or either of them shall be entitled to compensation by reason of anything lawfully done in pursuance of any
public or other authority during the Term, then this Lease shall terminate at the election of Lessor, which election may be made notwithstanding Lessor’s entire interest may have been divested. If such taking or damage substantially reduces the
floor space of the Premises so as to render the Premises unusable for the Permitted Use after such taking, or if it affects the common areas or other parts of the Building in a manner that materially interferes with Lessee’s use of the Premises
for the Permitted Use, Lessee shall have the right, effective when its possession is disturbed, to terminate this Lease by notice in writing to Lessor delivered within thirty (30) days of the first day on which Lessee’s possession is so
disturbed. Lessor reserves and excepts all rights to damage to the Premises and Building and the leasehold hereby created, now accrued or hereafter accruing by reason of any exercise of eminent domain, or by reason of anything lawfully done in
pursuance of any public or other authority and, by way of confirmation, Lessee grants to Lessor all of Lessee’s rights to such damages except for moving and relocation expenses and for Lessee’s Property which Lessee is entitled or required
to remove upon termination of this Lease and covenants to execute and deliver such further instruments of assignment thereof as Lessor may from time to time request. 

 

	 	(b)	 If the Building or any substantial part thereof shall be substantially damaged by fire or other casualty in any
respect (whether or not the Premises shall have been damaged) or if any mortgagee of the Building requires that insurance proceeds payable in connection with such casualty be used to retire the mortgage debt, either Lessor or Lessee may, at its
option, terminate this Lease by notifying the other party in writing of such termination within thirty (30) days after the date of such damage, in which event this Lease shall terminate on the date set forth in such notice, and Lessor shall
allow Lessee a fair diminution of Rent from and after the date of such damage to the date of such termination of this Lease to the extent the Premises are unusable for the permitted uses hereunder. 

 

	 	(c)	 In the case of damage to or taking of any portion of the Premises or any portion of the Building, if this Lease
is not terminated as a result thereof, Lessor shall diligently act to seek to restore the Building and the Premises (exclusive of all items or components of Alterations which Lessee is by this Lease either entitled to or required to remove upon the
expiration or earlier termination of this Lease, and Lessee’s Property) or, in case of taking, what remains thereof, to substantially the condition in which they existed prior to the occurrence of such taking or casualty, provided, however,
that: (i) in no event shall Lessor be required to spend in connection with restoring the Premises more than the amount of insurance proceeds or taking award actually received and allocable thereto; (ii) Lessor shall not be required to
restore any Alterations which Lessee is by this Lease either entitled to or required to remove upon the expiration or earlier termination of this Lease; (iii) Lessor shall not be required to restore or replace any of Lessee’s

  
 22 

	 	Property; and (iv) promptly upon completion of such work by Lessor, Lessee shall diligently act to restore and/or replace all Alterations which Lessor is not required to restore, if any, and to restore or replace
all of Lessee’s Property, to substantially the same condition they were in prior to the occurrence of such taking or casualty; provided that, if Lessor reasonably determines that the work for which Lessee is hereby made responsible can more
effectively be performed as an integral part of the repair work on the Premises, Lessor may elect to perform such work at Lessee’s expense, with the prior approval of Lessee as to the scope, cost and schedule of such work, which approval shall
not be unreasonably withheld or delayed. In the event that Lessor fails to substantially complete such restoration within two (2) months of the occurrence of such taking or casualty, Lessee shall have the option to terminate this Lease by
giving written notice to Lessor within forty-five (45) days after the expiration of such 2-month period. Such right of termination shall be Lessee’s sole and exclusive remedy at law or in equity for
Lessor’s failure to complete such restoration. 

  

	 	(d)	 Lessor shall not be liable for any inconvenience or annoyance to Lessee or injury to the business of Lessee
resulting in any way from such taking or damage or the repair thereof, except that (i) Lessor shall allow Lessee a fair diminution of Rent during the time for the entire Premises if more than 30% are unusable for the Permitted Use or otherwise
to the extent the Premises are unusable for the Permitted Use but such abatement shall end if and when Lessor shall have substantially restored the Premises to the condition they were in prior to such damage (with an additional 15 days to permit
Lessee to complete any Alterations or improvements made by Lessee and exclusive of Lessee’s Property), and (ii) in the event of a partial taking, a just proportion of Rent, similarly determined, shall be abated for the remainder of the
Term. 

  

	14.0	 Defaults; Remedies. 

14.1 Defaults; Events of Default. The following shall, if any requirement for notice or lapse of time or both has not been met, constitute
defaults hereunder, and, if such conditions have been met, constitute “Events of Default” hereunder: 
  

	 	(a)	 The failure of Lessee to perform or observe any of Lessee’s covenants or agreements hereunder concerning
the payment of Rent for a period often (10) days after written notice thereof, provided, however, that Lessee shall not be entitled to such notice if Lessor has given notice to Lessee of one or more previous such failures within a twelve-month
period, in which event such failure shall constitute an Event of Default hereunder upon the expiration of ten (10) days after such payment was due; 

  

	 	(b)	 The failure of Lessee, either (i) to maintain the insurance required hereunder in full force and effect,
or (ii) to deliver an estoppel certificate to Lessor within the time provided in Section 22.0 below) for a period of ten (10) days after written notice thereof, provided, however, that Lessee shall not be entitled to such notice if
Lessor has given notice to Lessee of one or more previous such failures within a twelve-month period, in which event such failure shall constitute an Event of Default hereunder upon the expiration of ten ( I 0) days after such default;

  
 23 

	 	(c)	 The execution by Lessee of any assignment, sublease or other agreement without the prior written approval of
Lessor as required by Section 8.0; 

  

	 	(d)	 The failure of Lessee to perform or observe any of Lessee’s other covenants or agreements hereunder for a
period of thirty (30) days after written notice thereof (provided that, in the case of defaults not curable in thirty (30) days through the exercise of reasonable diligence, such 30-day period shall
be extended so long as Lessee commences cure within such 30-day period and thereafter prosecutes such cure to completion with reasonable diligence, but such extended cure period shall not in any event exceed
ninety (90) days after Lessor’s initial notice to Lessee); and 

  

	 	(e)	 if the leasehold hereby created shall be taken on execution, or by other process of law, or if any assignment
shall be made of Lessee’s property for the benefit of creditors, or if a receiver, guardian, conservator, trustee in bankruptcy or similar officer shall be appointed to take charge of all or any part of Lessee’s assets by a court of
competent jurisdiction; or if a petition is filed by Lessee under any bankruptcy or insolvency law; or if a petition is filed against Lessee under any bankruptcy or insolvency law and the same shall not be dismissed within sixty (60) days from the
date upon which it is filed, or a lien or other involuntary encumbrance is filed against Lessee’s leasehold (or against the Premises, the Building or the Land based on a claim against Lessee) and is not discharged or bonded within thirty
(30) days after the filing thereof. 

  

	14.2	 Termination. If an Event of Default shall occur, Lessor may, at its option, immediately or any time thereafter
pursuant to lawful process, and in accordance with law, enter upon the Premises or any part thereof in the name of the whole and repossess the same as of Lessor’s former estate and dispossess Lessee and those claiming through or under Lessee
and remove their effects, forcibly if necessary, without being deemed guilty of any manner of trespass and without prejudice to any remedies which might otherwise be used for arrears of rent or preceding breach of covenant, and upon such entry this
Lease shall terminate. In lieu of making such entry, Lessor may terminate this Lease upon three (3) business days’ prior written notice to Lessee. Upon any termination of this Lease as the result of an Event of Default, Lessee shall quit
and peacefully surrender the Premises to Lessor. 

  

	14.3	 Survival of Covenants; Remedies. 

 

	 	(a)	 No such termination of this Lease shall relieve Lessee of its liability and obligations under this Lease and
such liability and obligations shall survive any such termination. Lessee shall indemnify and hold Lessor harmless from all loss, cost, expense, damage or liability arising out of or in connection with such termination. 

  
 24 

	 	(b)	 In the event of any such termination Lessee shall pay to Lessor the Rent up to the time of such termination.
Lessee shall remain liable for, and shall pay on the days originally fixed for such payment hereunder, the full amount of all Basic Rent and Additional Rent as if this Lease had not been terminated; provided, however, if Lessor relets the Premises,
there shall be credited against such obligation the amount actually received by Lessor each month from such lessee after first deducting all costs and expenses incurred by Lessor in connection with releting the Premises. 

 

	 	(c)	 At the option of Lessor at any time after such termination, in lieu of damages pursuant to paragraph
(b) above, Lessee shall pay to Lessor, on demand, as and for liquidated and agreed damages for Lessee’s default, the present value, discounted at the then prime rate set forth in the Wall Street Journal, of amount by which:

 the aggregate Rent which would have been payable under this Lease by Lessee from the date of such termination until what
would have been the last day of the Term but for such termination, exceeds the fair and reasonable rental value of the Premises for the same period, less Lessor’s reasonable estimate of expenses to be incurred in connection with releting the
Premises, including, without limitation, all repossession costs, brokerage commissions, legal expenses, reasonable attorneys’ fees, alteration costs, and expenses of preparation for such releting. 

There shall be credited against Lessee’s obligation under this paragraph (c) all amounts actually received by Lessor from Lessee
pursuant to paragraph (b) above or actually received by Lessor from releting the Premises. 
  

	 	(d)	 If the Premises or any part thereof are relet by Lessor to an unrelated party in a bona fide lease transaction
for the period prior to what would have been the last day of the Term but for such termination, or any portion thereof, the amount of rent reserved upon such releting (excluding any free rent or concessions) shall be, prima facie, the fair and
reasonable rental value for the part or the whole of the Premises so relet during the term of the releting. 

 14.4 Right
to Relet. At any time or from time to time after any such termination, Lessor may relet the Premises or any part thereof for such a term (which may be greater or less than the period which would otherwise have constituted the balance of the Term)
and on such conditions (which may include concessions or free rent) as Lessor, in its reasonable discretion, may determine, and may collect and receive the rents therefor. Lessor shall in no way be responsible or liable for any failure to relet the
Premises or any part thereof, or for any failure to collect any rent due upon any such releting, provided that Lessor shall have used reasonable efforts to mitigate damages hereunder. 

14.5 Right to Equitable Relief. In the event there shall occur a default or threatened default hereunder, Lessor shall be entitled to enjoin
such default or threatened default and shall have the right to invoke any right and remedy allowed at law or in equity or by statute or otherwise as though re-entry and other remedies were not provided for in
this Lease. 

  
 25 

 14.6 Performance by Lessor. In the event of a default by Lessee hereunder which continues
beyond the expiration of the applicable grace period, Lessor shall have the right to perform such defaulted obligation of Lessee, including the right to enter upon the Premises to do so. Lessor shall notify Lessee of its intention to perform such
obligation. In the event of a default by Lessee hereunder which has not yet continued beyond the expiration of the applicable grace period but which Lessor determines constitutes an emergency threatening imminent injury to persons or damage to
property, Lessor shall have the right to perform such defaulted obligation of Lessee (including the right to enter upon the Premises to do so) after giving Lessee such notice (if any) as is reasonable under the circumstances. In either event, the
aggregate of (i) all sums so paid by Lessor, (ii) interest (at the rate of 1-1/2% per month or the highest rate permitted by law, whichever is less) on such sum, and (iii) all necessary
incidental costs and expenses in connection with the performance of any such act by Lessor, shall be deemed to be Additional Rent under this Lease and shall be payable to Lessor immediately upon demand. Lessor may exercise its rights under this
Section 14.6 without waiving any other of its rights or releasing Lessee from any of its obligations under this Lease. 
 14.7 Further
Remedies. Nothing in this Lease contained shall require Lessor to elect any remedy for a default or Event of Default by Lessee hereunder, and, except as specifically limited herein, all rights herein provided shall be cumulative with one another and
with any other rights and remedies which Lessor may have at law or in equity in the case of such a default or Event of Default. 
  

	15.0	 Real Estate Broker. Lessor and Lessee each represent to the other that they have dealt with no broker in
connection with this Lease other than Newmark Knight Frank (“NKF” or “Broker”). If, and only if, this Lease is executed and delivered by both Lessor and Lessee, Lessor shall pay NKF a brokerage fee under a separate agreement with
NKF. Lessee agrees to indemnify and hold Lessor harmless from and against any claims for commissions or fees by any person other than the Broker by reason of any act of Lessee or its representatives. Lessor agrees to indemnify and hold Lessee
harmless from and against any claims for commissions or fees by any person by reason of any act of Lessor or its representatives. 

  

	16.0	 Notices. All notices, demands, approvals or other communications hereunder which shall or may be given either
to Lessor or to Lessee shall be in writing and shall be sent by hand delivery, or by registered or certified mail, postage prepaid, or by Federal Express or other similar overnight delivery service: 

 

			
	Lessor:	  	Bolton Street Partners, LLC
		  	 c/o Peter Zagorianakos, Manager
 181 Dudley
Road

		  	Newton, MA 02459

  
 26 

 
			
	with a copy to	 	 Bolton Street Partners, LLC
 c/o Christopher
Argyrople, Manager

		 	126 North Washington Street, Unit 5
		 	Boston, MA 02114
		
	and to:	 	Bruce I. Miller, Esq.
		 	Pierce & Atwood, LLP
		 	160 Federal Street
		 	Boston, Massachusetts 0211 0
		
	Lessee:	 	Aura Biosciences, Inc.
		 	Attention:
		 	85 Bolton Street
		 	Cambridge, MA 02139
		 	(except that prior to the Commencement Date,
		 	notice shall also be provided to Lessee at
		 	)
		
	and to:	 	Aura Biosciences, Inc.
		 	Attention: Kevin McGovern, Chairman
		 	1 0 Wall Street, 1st Floor
		 	Norwalk,, CT 06850

 Any notice, demand, approval or other communication shall be effective upon receipt by or tender for
delivery to the intended recipient thereof. 
 17.0 Hazardous Materials. 

17.1 Prohibition. Except for (a) de minimis quantities of standard office supplies and cleaning materials used, generated and stored in
compliance with Environmental Laws (hereinafter defined) and any other Legal Requirements and in proper containers and (b) Hazardous Materials (as said term is hereinafter defined) which are not radioactive and are used in connection with
Lessee’s business operations at the Premises within the limits of the Permitted Uses under this Lease and identified in writing to Lessor prior to commencement of any use, generation or storage thereof on the Premises and then only to the
extent any such use, generation and storage is in compliance with all Environmental Laws and any other Legal Requirements and so called “best environmental practices” and in proper containers, Lessee shall not, without the prior written
consent of Lessor, which shall not be unreasonably withheld, conditioned, or delayed, generate, store, use, bring or permit to be brought or kept in or on the Premises or elsewhere in the Building (i) any flammable, combustible or explosive
fluid, material, chemical or substance; or (ii) any Hazardous Material (hereinafter defined). Lessor shall have the right, from time to time upon three (3) business days’ prior notice (except in the case of emergency in which case no
prior notice shall be required), to inspect the Premises for compliance with the terms of this Section 17.1 at Lessor’s sole cost and 

  
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 expense unless the occasion for such inspection is a breach of this Section 17.0 by
Lessee or discloses or reveals a breach in which event such inspection shall be at the sole cost and expense of Lessee. Any right of entry by Lessor hereunder shall be made using diligent efforts to minimize interference with Lessee’s use and
enjoyment of the Premises. 
 17.2 Environmental Laws. Lessee, at its sole cost and expense, shall comply with (i) an laws, statutes,
ordinances, rules and regulations of any local, state or federal governmental authority having jurisdiction concerning environmental, health and safety matters, including, without limitation, the laws listed in Section 17.3 below (collectively,
“Environmental Laws”), including Environmental Laws that govern or prohibit any discharge by any of the Lessee Parties into the air, surface, water, sewers, soil or groundwater of any Hazardous Material, whether within or outside the
Premises or Building, and (ii) any rules, requirements and safety procedures of the Massachusetts Department of Environmental Protection, the City of Cambridge Fire Marshall and any insurer of the Building or the Premises with respect to
Lessee’s use, storage and disposal of any Hazardous Materials. Without limiting any term or provision of this Article 17 to the contrary, Lessee (and shall require and cause all parties claiming by, through or under Lessee shall (including,
without limitation, any subtenant, sub-subtenant (at any tier), licensee, assignee or other occupant of the Premises or any officer, agent, employee, servant, contractor, subcontractor, supplier or guest or
invitee of the foregoing (collectively, the “Lessee Parties” and each a “Lessee Party”)) to dispose of all Hazardous Materials from the Premises only to a properly approved disposal facility and only in compliance with any and
all applicable Environmental Laws and other Legal Requirements. 
 17.3 Hazardous Material Defined. As used herein, the term “Hazardous
Material” means any hazardous, radioactive or toxic chemical substance, material, contaminant, waste, gas emission or petroleum derivative, which is or becomes regulated by any Environmental Law. The term “Hazardous Material”
includes, without limitation, any material or substance which is defined (i) designated as a “hazardous substance” pursuant to Section 1311 of the Federal Water Pollution Control Act (33 U.S.C. Section 1317), (ii) defined as
a “hazardous waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq. (42 U.S.C. Section 6903), or (iii) defined as a “hazardous substance” pursuant
to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq. (42 U.S.C. Section 9601), or (iv) defined as “hazardous substance” or “oil” under
Chapter 21E of the General Laws of Massachusetts. 
 17.4 Testing. If at any time during the Term of the Lease, any Governmental Authority
requires testing or inspection of the Premises or any other part of the Property to determine whether there has been any release of Hazardous Materials by reason of, or in any way related to, the use of the Premises made by Lessee or anyone claiming
by, through or under Lessee (including, without limitation, any Lessee Party) then, without limiting any other right or remedy which Lessee may have on account thereof, Lessee shall reimburse Lessor, upon demand, as Additional Rent, for all costs
and expenses related thereto. If, in anticipation of the commencement of the Lease Term or at any time during the Lease Term, Lessee or anyone claiming by, through or under Lessee performs 

  
 28 

 any testing to determine whether there has been any release of Hazardous Materials from the
Premises, Lessee shall promptly provide a copy of such report to Lessor at no charge to Lessor. Lessee shall execute such affidavits as may be requested by Lessor from time to time concerning Lessee’s best knowledge and belief concerning the
presence, or threat of presence, of Hazardous Materials in or on the Premises or which may have been discharged from the Premises. Lessor reserves the right to enter the Premises at reasonable times (provided twenty four (24) hours notice is
given to Lessee, except in the case of emergency) and subject to Lessee’s reasonable security precautions to inspect the same for Hazardous Materials. Without limiting any other term or provision of the Lease, Lessee shall indemnify, defend and
hold harmless Lessor and the holder of any mortgage on the Premises from time to time from and against any claim, cost, expense, liability, obligation or damage, including, without limitation, reasonable attorneys’ fees and the cost of
litigation, arising from, or relating to, the breach by Lessee of any of the provisions of this Article 17 and shall immediately discharge, or cause to be discharged, any lien imposed upon the Building, the Land or the Property or the Premises in
connection with any such claim. 
 17.5 Decommissioning; Clean Certificate. Notwithstanding anything to the contrary contained in this Lease,
upon expiration or earlier termination of the Term, Lessee shall cause the Premises to be “decommissioned” in accordance with all applicable Legal Requirements and Environmental Laws and shall leave the Premises and the Property (and the
drains and lines and storage containers and basins serving the same and the Special Equipment) free of all chemicals, blood, germs, biological products and other Hazardous Materials. Without limiting the foregoing, upon expiration or earlier
termination of the Lease, Lessee shall provide Lessor, at Lessee’s sole cost and expense, with a so-called “Clean Certificate” from a reputable, experienced third party industrial hygienist
first approved by Lessor (which approval will not be unreasonably withheld, conditioned or delayed), licensed to do business in the Commonwealth of Massachusetts, dated within fifteen (15) days after Lessee and all parties claiming by, through
and under Lessee, have vacated the Premises (but no earlier than the actual date Lessee and all parties claiming by, through and under Lessee, have vacated the Premises) certifying to the Lessor that (a) the Premises and the pipes, drains,
storage containers, basins (including, without limitation, the Special Equipment used by Lessee) are free from all such substances and other Hazardous Materials, (b) the Premises and the pipes and drains serving the Premises, the Special
Equipment used by Lessee has been completely sanitized, including, without limitation, all sanitization required in accordance with applicable Environmental Laws and other Legal Requirements, (c) any biological or chemical safety cabinets
located in the Premises have been completely decontaminated, including, without limitation, all decontamination required under all Environmental Laws and other Legal Requirements. Without limiting the generality of the foregoing, the so-called Clean
Certificate described hereinabove shall include at least the matters set forth in Exhibit F attached hereto and such other matters as Lessor may require which are in any way related to the use or occupancy of the Premises by Lessee or any Lessee
Party. 
 The provisions of this Article 17 shall expressly survive expiration or earlier termination of the Lease. 

  
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	18.0	 No Waivers. Failure of Lessor to complain of any act or omission on the part of Lessee, no matter how long the
same may continue, shall not be deemed to be a waiver by Lessor of any of its rights hereunder. No waiver by Lessor at any time, expressed or implied, of any breach of any provision of this Lease shall be deemed a waiver of a breach of any other
provision of this Lease or a consent to any subsequent breach of the same or any other provision. No acceptance by Lessor of any partial payment shall constitute an accord or satisfaction but shall only be deemed a partial payment on account; nor
shall any endorsement or statement on any check or any letter accompanying any check or payment be deemed an accord and satisfaction, and Lessor may accept such check or payment without prejudice to Lessor’s right to recover the balance of such
installment or pursue any other remedy available to Lessor in this Lease or at law or in equity. 

  

	19.0	 Services Provided by Lessor. Lessor shall furnish the services described on Exhibit D attached hereto, the cost
of which shall be included in Operating Expenses or Additional Utility Expenses. Lessor shall not be liable in damages, nor in default hereunder, for any failure or delay in furnishing any service rendered customarily to the Premises or Building or
agreed to by the terms of this Lease, due to any accident, to the making of repairs, alterations or improvements, or to the occurrence of an event of “Force Majeure” as defined in Section 24 below, or to any act or default of Lessee
hereunder. No such failure shall be held or pleaded as an eviction or disturbance in any manner whatsoever of Lessee’s possession or give Lessee any right to terminate this Lease or give rise to any claim for
set-off or any abatement of Rent or of any of Lessee’s obligations under this Lease unless the failure or delay in furnishing any service is caused by Lessor’s or its agents’ willful misconduct.

  

	20.0	 Quiet Enjoyment; Ground Leases; Mortgages. 

20.1 Quiet Enjoyment. Lessor covenants that, provided that an Event of Default has not occurred and is not then continuing, Lessee shall
quietly have and enjoy the Premises during the Term, without hindrance or molestation from any person lawfully claiming by, through or under Lessor. 

20.2 Rights of Ground Lessors and Mortgagees. No act or failure to act on the part of Lessor which would entitle Lessee under the terms of this
Lease, or by law, to be relieved of Lessee’s obligations hereunder or to terminate this Lease, shall result in a release or termination of such obligations or a termination of this Lease unless (i) Lessee shall have first given written
notice to Lessor’s ground lessors and mortgagees of record of the act or failure to act on the part of Lessor which Lessee claims as the basis of Lessee’s rights; and (ii) such ground lessors and mortgagees, after receipt of such
notice, have failed or refused to correct or cure the condition within a reasonable time thereafter, including such time as necessary to obtain access to or possession of the Building, but nothing in this Lease shall be deemed to impose any
obligation on any such ground lessor or mortgagee to correct or cure any such condition. 

  
 30 

 20.3 Lease Subordinate. This Lease is and shall be subject and subordinate to any ground
lease or mortgage hereafter on the Premises, and to all advances under any such mortgage and to all renewals, amendments, extensions and consolidations thereof, provided that no such subordination shall be effective unless Lessor shall obtain from
such ground lessor or mortgagee an agreement (a “Non-Disturbance Agreement”) in commercially reasonable form whereby such ground lessor or mortgagee agrees not to disturb the possession of Lessee
under this Lease or to join Lessee in summary or foreclosure proceedings in the event such ground lessor terminates its ground lease or such mortgagee forecloses its interest against the Premises under its mortgage so long as Lessee duly and
promptly keeps and performs all of its obligations hereunder, and Lessee shall enter into such agreement and agree to attorn to such ground lessor or mortgagee as its landlord under this Lease in the event of such foreclosure. In confirmation of
such subordination, Lessee shall execute and deliver promptly a certificate in recordable form that Lessor or any ground lessor or any mortgagee may request. Notwithstanding the foregoing provisions of this Section, the holder of any mortgage on the
Premises may at any time subordinate its mortgage to this Lease by written notice to Lessee. 
  

	21.0	 Security Deposit. Lessee shall, deposit with Lessor the Security Deposit as security for the full and faithful
payment and performance by Lessee of its obligations under this Lease, and not as a prepayment of Rent. The Security Deposit shall be deposited with Lessor simultaneously with the execution and delivery of this Lease. For purposes of this Lease, the
term “Security Deposit” shall mean and include all cash security deposited with Lessor pursuant to this Section. 

Any cash security held by Lessor pursuant to this section may be commingled with Lessor’s other funds. 

Lessor shall assign and deliver the Security Deposit to any transferee of the Building and thereafter Lessor shall have no further
responsibility therefor. Upon the expiration (or earlier termination) of the Term of this Lease, Lessor shall inspect the Premises, make such deductions from the Security Deposit as may be required to cure any default by Lessee hereunder, and, if
Lessee is not then in default hereunder, return the cash security then held by Lessor to Lessee within thirty (30) days of such expiration or termination. If Lessee is in default at the time of such expiration or termination, the Lessor shall
be entitled to retain so much of the Security Deposit as Lessor reasonably estimates to be Lessee’s liability to Lessor under this Lease and shall pay the balance, if any, to Lessee within such 30-day
period. 
 In the event that Lessor applies all or any portion of the cash security, towards the cure of an Event of Default by Lessee
hereunder or towards damages payable by Lessee to Lessor by reason of the occurrence of an Event of Default by Lessee hereunder, Lessee shall pay to Lessor, as Additional Rent, the amount so expended by Lessor within thirty (30) business days of
notice given by Lessor so that at all times (subject to the thirty (30)-business day grace period herein referenced) Lessor shall be entitled to hold the full cash security required to be deposited with Lessor hereunder. Any failure of Lessee to
deliver to Lessor the cash security as prescribed herein or any amounts expended from the cash security within the time and manner specified in this Section shall constitute an Event of Default under the Lease and Lessor shall retain such cash
amounts (or the cash security, as appropriate) as a Security Deposit pursuant to the provisions of this Section. 

  
 31 

	22.0	 Estoppel Certificates. From time to time during the Term, and without charge, either party shall, within
fifteen (15) days of request by the other party, certify by written instrument duly executed and acknowledged, to a lender or potential buyer of the (i) Land and Building with respect to a request by Lessee, or (ii) ownership interest
in Lessee with respect to a request by Lessor, regarding (a) the existence of any amendments or supplements to this Lease; (b) the validity and force and effect of this Lease; (c) the existence of any default; (d) the existence
of any offsets, counterclaims or defenses; (e) the Commencement Date and the expiration date of the Term; (f) the amount of Rent due and payable and the date to which Rent has been paid; and (g) any other matter reasonably requested
and commercially reasonable. 

  

	23.0	 Holding Over. If Lessee occupies the Premises after the day on which the Term expires (or the effective date of
any earlier termination as herein provided) without having entered into a new lease thereof with Lessor, Lessee shall be a Lessee-at-sufferance, subject to all of the
terms and provisions of this Lease at 125% of the rate of the Basic Rent in effect on the last day of the Term. Such a holding over, even if with the consent of Lessor, shall not constitute an extension or renewal of this Lease.

  

	24.0	 Force Majeure. Lessor shall not be deemed to be in default hereunder and the time for performance of any of
Lessor’s obligations hereunder shall be postponed for so long as the performance of such obligation is prevented by strike, lock-out, act of God, absence of materials or any other matter not reasonably
within the control of the Lessor (collectively, “Force Majeure”), provided, however, that such Force Majeure shall not eliminate any right of rent abatement specifically provided for herein. 

 

	25.0	 Independent Covenants. In no event shall Lessor’s failure to perform its obligations under this Lease be
held or pleaded as an eviction or disturbance in any manner whatsoever of Lessee’s possession or give Lessee any right to terminate this Lease or give rise to any claim for set-off or any abatement of
Rent or of any of Lessee’s obligations under this Lease other than as specifically provided for herein. Lessee’s remedies hereunder being limited to an action for damages or injunctive relief in the event that such failure is the result of
Lessor’s gross negligence or willful misconduct. Basic Rent, Additional Rent and other sums and charges payable by Lessee under this Lease (collectively called the “Rent” for purposes of this Section 25) shall be paid without
notice or demand, and without setoff, counterclaim, defense, abatement, suspension, deferment, reduction or deduction. Lessee waives all rights (i) to any abatement, suspension, deferment, reduction or deduction of or from Rent, other than as
specifically provided for herein, and (ii) to quit, terminate or surrender this Lease or the Premises or any part thereof, except as expressly provided in this Lease. Lessee hereby acknowledges and agrees that the obligations of Lessee
hereunder shall be separate and independent covenants and agreements, that Rent shall continue to be payable in all events and that the obligations of Lessee hereunder shall continue unaffected, unless the requirement to pay or perform the same
shall have been terminated or abated pursuant to an express provision of this Lease. Lessor and Lessee each acknowledges and agrees that the independent nature of the obligations of Lessee hereunder represents fair, reasonable, and accepted
commercial practice with respect to the type of property subject to this Lease, and that this agreement is the product of free and informed negotiation during which both Lessor and Lessee 

  
 32 

 were represented by counsel skilled in negotiating and drafting commercial leases in
Massachusetts, and that the acknowledgements and agreements contained herein are made with full knowledge of the holding in Wesson v. Leone Enterprises, Inc., 437 Mass. 708 (2002). Such acknowledgements, AGREEMENTS AND WAIVERS by Lessee are a
material inducement to Lessor entering into this Lease. 
  

	26.0	 Entire Agreement. No oral statement or prior written matter shall have any force or effect. This Agreement
shall not be modified or canceled except by writing subscribed to by all parties. 

  

	27.0	 Applicable Law, Severability and Construction. This Lease shall be governed by and construed in accordance with
the laws of Massachusetts and, if any provisions of this Lease shall to any extent be invalid, the remainder of this Lease, and the application of such provisions in other circumstances, shall not be affected thereby. The titles of the several
Sections contained herein are for convenience only and shall not be considered in construing this Lease. Whenever the singular is used and when required by the context it shall include the plural, and the neuter gender shall include the masculine
and feminine. The Exhibits attached to this Lease are incorporated into this Lease by reference. This Lease may be executed in several counterparts, each of which shall be an original, but all of which shall constitute one and the same instrument.
The term “Lessor” whenever used herein, shall mean only the owner at the time of Lessor’s interest herein, and no covenant or agreement of Lessor, express or implied, shall be binding upon any person except for defaults occurring
during such person’s period of ownership nor binding individually upon any agent, fiduciary, shareholder, officer, director or partner of Lessor, and the liability of Lessor, in any event, shall be limited to Lessor’s interest in the
Building. Lessee shall neither assert nor seek to enforce any claim against Lessor or any of the Lessor’s agents, employees, contractors, officers, directors, managers, members, shareholders, partners or limited partners (collectively,
“Lessor Parties”), or the assets of any of the Lessor Parties, for breach of this Lease or otherwise, other than against Lessor’s interest in the Building and Lessee agrees to look solely to such interest for the satisfaction of any
liability of Lessor under, or in connection with, this Lease. Without limiting the generality of the foregoing, Lessee specifically agrees that in no event shall any officer, director, trustee, employee or representative of Lessor or any of the
other Lessor Parties ever be personally liable for any obligation under this Lease, nor shall Lessor or any of the other Lessor Parties be liable for consequential or incidental damages or for lost profits whatsoever in connection with this Lease.
If more than one person or entity executes this Lease as Lessee, the Lessee’s obligations hereunder shall be the joint and several obligations of such persons or entities. Unless repugnant to the context, “Lessor” and
“Lessee” mean the person or persons, natural or corporate, named above as Lessor and as Lessee respectively, and their respective heirs, executors, administrators, successors and assigns. Lessor specifically agrees that in no event shall
any officer, director, trustee, employee or representative of Lessee or any Lessee Party ever be personally liable for any obligation under this Lease, nor shall Lessee or any of the other Lessee Parties be liable for consequential or incidental
damages or for lost profits whatsoever in connection with this Lease. 

  
 33 

	28.0	 Successors and Assigns. The terms, covenants and conditions of this Lease shall run with the Land, and be
binding upon and inure to the benefit of Lessor and Lessee and their respective successors and permitted assigns. 

  

	29.0	 Authority. Contemporaneously with the signing of this Lease, Lessee shall furnish to Lessor a certified copy of
the resolution of the Board of Directors or Managers of Lessee authorizing Lessee to enter into this Lease and authorizing the person executing this Lease on behalf of Lessee to do so. 

30.0 Financial Statements. Lessee shall (from time to time upon request of Lessor) provide Lessor on an annual basis with an audited financial statement for
Lessee’s most recent fiscal year (including both a balance sheet and operating statement) prepared in accordance with generally accepted accounting principles by an independent, certified public accountant (or if no audited statement is
prepared, then such statement may be prepared and certified by Lessor’s Chief Financial Officer) within ninety (90) days after the end of Lessee’s fiscal year. Lessor agrees that all such financial information shall be deemed the
confidential and proprietary information of Lessee and, accordingly, may only be accessed by and made available to personnel of Lessor who have a reasonable need to review such information and who are obligated (i) to treat it as confidential,
(ii) to use it only for the purposes of assessing Lessee’s financial condition as a Building lessee and (iii) not to transfer or disclose it except to other Lessor personnel who meet these same requirements. 

31.0 OFAC Compliance. 
  

	 	(a)	 Lessee represents and warrants that (a) each person or entity owning a 10% or greater interest in Lessee
is (i) not currently identified on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) and/or on any other similar list maintained by OFAC
pursuant to any authorizing statute, executive order or regulation (collectively, the “List”), and (ii) is not a person or entity with whom a citizen of the United States is prohibited to engage in transactions by any trade embargo,
economic sanction, or other prohibition of United States law, regulation, or Executive Order of the President of the United States, (b) none of the funds or other assets of Lessee constitute property of, or are beneficially owned, directly or
indirectly, by any Embargoed Person (as hereinafter defined), (c) no Embargoed Person has any interest of any nature whatsoever in Lessee (whether directly or indirectly), (d) none of the funds of Lessee have been derived from any unlawful activity
with the result that the investment in Lessee is prohibited by law or that the Lease is in violation of law, and (e) Lessee will use good faith efforts to implement procedures, and will consistently apply those procedures, to ensure the
foregoing representations and warranties remain true and correct at all times. The term “Embargoed Person” means any person, entity or government subject to trade restrictions under U.S . law, including but not limited to, the
International Emergency Economic Powers Act, 50 U.S.C. §1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. I et seq., and any Executive Orders or regulations promulgated there under with the result that the investment in Lessee is
prohibited by law or Lessee is in violation of law. 

  
 34 

	 	(b)	 Lessee covenants and agrees (a) to comply with all requirements of law relating to money laundering,
anti-terrorism, trade embargos and economic sanctions, now or hereafter in effect, (b) to immediately notify Lessor in writing if any of the representations, warranties or covenants set forth in this paragraph or the preceding paragraph are no
longer true or have been breached or if Lessee has a reasonable basis to believe that they may no longer be true or have been breached, (c) not to use funds from any “Prohibited Person” (as such term is defined in the September 24, 2001
Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism) to make any payment due to Lessor under the Lease and (d) at the request of Lessor, to provide such information as
may be requested by Lessor to determine Lessee’s compliance with the terms hereof. 

  

	 	(c)	 Lessor represents and warrants that (a) each person or entity owning a 10% or greater interest in Lessor
is (i) not currently identified on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) and/or on any other similar list maintained by OFAC
pursuant to any authorizing statute, executive order or regulation (collectively, the “List”), and (ii) is not a person or entity with whom a citizen of the United States is prohibited to engage in transactions by any trade embargo,
economic sanction, or other prohibition of United States law, regulation, or Executive Order of the President of the United States, (b) none of the funds or other assets of Lessor constitute property of, or are beneficially owned, directly or
indirectly, by any Embargoed Person (as hereinafter defined), (c) no Embargoed Person has any interest of any nature whatsoever in Lessor (whether directly or indirectly), (d) none of the funds of Lessor have been derived from any unlawful activity
with the result that the investment in Lessor is prohibited by law or that the Lease is in violation of law, and (e) Lessor will use good faith efforts to implement procedures, and will consistently apply those procedures, to ensure the
foregoing representations and warranties remain true and correct at all times. The term “Embargoed Person” means any person, entity or government subject to trade restrictions under U.S. law, including but not limited to, the International
Emergency Economic Powers Act, 50 U.S.C. §1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or regulations promulgated there under with the result that the investment in Lessor is prohibited by law
or Lessor is in violation of law. 

  

	 	(d)	 Lessor covenants and agrees (a) to comply with all requirements of law relating to money laundering,
anti-terrorism, trade embargos and economic sanctions, now or hereafter in effect, (b) to immediately notify Lessee in writing if any of the representations, warranties or covenants set forth in this paragraph or the preceding paragraph are no
longer true or have been breached or if Lessor has a reasonable basis to believe that they may no longer be true or have been breached, (c) not to use funds from any “Prohibited Person” (as such term is defined in the September 24,
200 I Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism) with respect to the Land or Building or in fulfilling any obligation under the Lease and (d) at the request
of Lessee, to provide such information as may be requested by Lessee to determine Lessor’s compliance with the terms hereof. 

  
 35 

	32.0	 Use of Walden Square Name. Lessee shall not use the name of Walden, Walden Square, Walden Square Science
Center, or any adaptation, abbreviation or derivative thereof, or any of Walden’s associated seals, marks, symbols, logos, or photographic images, without the prior written permission of Bolton Street Partners LLC, which permission may be
granted or denied in the sole discretion of Bolton Street Partners LLC. 

  

	33.0	 Extension Option. (a) Provided (i) no Event of Default nor an event which, with the passage of time
and/or the giving of notice would constitute an Event of Default remains uncured (1) as of the date of the Extension Notice (hereinafter defined), and (2) at the commencement of the Extension Term (hereinafter defined); and
(ii) Lessee’s interest in this Lease shall not have been assigned and no part of the Premises shall have been sublet, Lessee shall have the right and option (which may not be separated or severed from this Lease) to extend the Term for one
(1) additional term of one (1) year (an “Extension Term”), commencing as of the expiration of the Initial Term. Lessee must exercise such option to extend by giving Lessor written notice (the “Extension
Notice”) on or before the date that is six (6) months prior to the expiration of the Initial Term of this Lease, time being of the essence. Upon the timely giving of such notice, the Initial Term shall be deemed extended upon all of
the terms and conditions of this Lease, except that (a) Basic Rent during each Extension Term shall be calculated in accordance with this Section 33.0, Lessor shall have no obligation to provide a Lessee allowance or other Lessee
inducement of any kind, (b) Lessor shall have no obligation to perform any Lessor’s Work or to construct or renovate the Premises or make any decorations or improvements thereto and (c) there shall be no further right or option to
extend the Term. If Lessee fails to give timely notice, as aforesaid, Lessee shall have no further right to extend the Term. Notwithstanding the fact that Lessee’s proper and timely exercise of such option to extend the Term shall be
self-executing, the parties shall promptly execute a lease amendment reflecting such Extension Term after Lessee exercises such option. The execution of such lease amendment shall not be deemed to waive any of the conditions to Lessee’s
exercise of its rights under this Section 33.0 

 (b) The Basic Rent for each year during the Extension Term (the
“Extension Term Basic Rent”) shall be determined in accordance with the process described hereafter. Extension Term Basic Rent shall be the greater of (i) Basic Rent for the last twelve (12) month period of the Initial
Term, or (ii) the fair market rental value of the Premises then demised to Lessee as of the commencement of the Extension Term as determined in accordance with the process described below, for renewals of office/laboratory space in the
Cambridge, Massachusetts area of equivalent quality, size, utility and location, with the length of the Extension Term and the availability of parking and common use laboratory facilities of Lessor in the Building and to be taken into account.
Within thirty (30) days after receipt of the Extension Notice, Lessor shall deliver to Lessee written notice of its determination of the Extension Term Basic Rent for the Extension Term. Lessee shall, within thirty (30) days after receipt of
such notice, notify Lessor in writing whether Lessee accepts or rejects Lessor’s determination of the Extension Term Basic Rent (“Lessee’s Response Notice”). If Lessee fails timely to deliver Lessee’s Response Notice,
Lessor’s determination of the Extension Term Basic Rent shall be binding on Lessee. 

  
 36 

 (c) If and only if Lessee’s Response Notice is timely delivered to Lessor and indicates
both that Lessee rejects Lessor’s determination of the Extension Term Basic Rent and that Lessee desires to submit the matter to arbitration, then the Extension Term Basic Rent shall be determined in accordance with the procedure set forth in
this Section 33.0(c). In such event, within ten (10) days after receipt by Lessor of Lessee’s Response Notice indicating Lessee’s desire to submit the determination of the Extension Term Basic Rent to arbitration, Lessee and
Lessor shall each notify the other, in writing, of their respective selections of an appraiser (respectively, “Lessor’s Appraiser” and “Lessee’s Appraiser”). Lessor’s Appraiser and Lessee’s
Appraiser shall then jointly select a third appraiser (the “Third Appraiser”) within ten (10) days of their appointment. All of the appraisers selected shall be individuals with at least five (5) years’ commercial
appraisal experience in the area in which the Premises are located, shall be members of the Appraisal Institute (M.G.I.), and, in the case of the Third Appraiser, shall not have acted in any capacity for either Lessor or Lessee within five
(5) years of his or her selection. The three appraisers shall determine the Extension Term Basic Rent in accordance with the requirements and criteria set forth in Section 33.0(b) above, employing the method commonly known as Baseball
Arbitration, whereby Lessor’s Appraiser and Lessee’s Appraiser each sets forth its determination of the Extension Term Basic Rent as defined above, and the Third Appraiser must select one or the other (it being understood that the Third
Appraiser shall be expressly prohibited from selecting a compromise figure). Lessor’s Appraiser and Lessee’s Appraiser shall deliver their determinations of the Extension Term Basic Rent to the Third Appraiser within five (5) days of
the appointment of the Third Appraiser and the Third Appraiser shall render his or her decision within ten (10) days after receipt of both of the other two determinations of the Extension Term Basic Rent. The Third Appraiser’s decision
shall be binding on both Lessor and Lessee. Each party shall bear the cost of its own appraiser and shall share equally in the cost of the Third Appraiser. 

After the initial 36 months of the initial lease term, should Landlord seek to redevelop the property, Landlord, at his sole discretion, may
terminate the lease upon six (6) months written notice. Any extension or extended lease term will continue to be subject to the redevelopment termination clause, after the initial 36 months of the initial lease term. 

 

	34.0	 Special Provisions Relating to the Special Equipment. As used herein, the term “Special Equipment”
shall mean (i) the die-ionized water system located on the first (1st) and second (2nd) floor of the Building; (ii) the acid neutralization tank in the greenhouse area of the Building; (iii) the
Hazardous Waste Storage/Disposal Area; (iv) the Autoclave glass washing system located on the second (2nd) floor of the Building; (v) the emergency generator system; (vi) the Laboratory vacuum system; (vii) the Medical Air
system; (viii) the hot/cold rooms and (ix) the specialize HVAC systems that supply the various specialized systems including the fume hoods through out the Building. 

  
 37 

	 	Lessee shall have the right, in common with other lessees, subtenants, occupants and users from time to time, to use the Special Equipment, subject, however, to all the terms and conditions of this Lease and only in
compliance with all Environmental Laws and other Legal Requirements and the MWRA Permit (as said tennis hereinafter defined) and all Special Equipment Permits (as said tennis hereinafter defined). Lessee may only use the Special Equipment in
connection with its laboratory uses in the Premises and no use of the Special Equipment shall be permitted until (a) the MWRA Permit has been obtained by Lessor and (b) Lessee has first obtained all operational licenses, permits and other
approvals, if any (“Special Equipment Permits”) required for the use thereof (including, without limitation, any and all licenses, permits or approvals (other than the MWRA Permit) required in order to dispose or transmit any fluids or
other materials through Special Equipment into the MWRA or other sewer systems). Lessee shall promptly provide Lessor copies of all Special Equipment Permits (except the MWRA Permit (as said term is hereinafter defined). Without limiting the
generality of the foregoing or any other term or provision of this Lease, Lessee (including, without limitation, all Lessee Parties), in its use of the Special Equipment (and shall cause each party claiming by, through or under Lessee, in its use of
the Special Equipment, to comply with the MWRA Permit and the Special Equipment Permits and all Environmental Laws and other Legal Requirements and shall keep all Special Equipment Permits in full force and effect. Lessee shall indemnify and hold
Lessor harmless from and against any and all claims of any kind or nature in any way related to the use of the Special Equipment by Lessee or any other Lessee Party and shall cause each subtenant or other occupant of the Premises, prior to its
commencement of use thereof, to provide the Lessor with its certification that it has obtained all Special Equipment Permits (other than the MWRA Permit) required to make use thereof and/or to dispose of, or discharge fluids and other materials
through the Special Equipment into the MWRA or other public sewer system. All costs and expenses incurred by Lessee or any other Lessee Party in obtaining any such Special Equipment Permits or otherwise complying with Legal Requirements or other
provisions hereof or of the Lease shall be borne by Lessee at its sole cost and expense. Access by Lessee and those claiming by, through and under Lessee to any area (“Leased Areas”) of the Building which is leased to another Lessee and in
which the Special Equipment is located shall be permitted only at such times as the Lessee or occupant of the Leased Area shall permit and shall be subject to such restrictions and requirements as any Lessee leasing such Leased Area may require and
if and to the extent any of the Special Equipment is located within an area (a “Building Special Equipment Area”) of the Building which is not part of any Leased Area, access thereto shall be only at such times as Lessor may approve, which
approval will not be unreasonably withheld or delayed, and subject to such rules and regulations as the Lessor may reasonably promulgate from time to time. No access shall be permitted to a Leased Area for access to Special Equipment therein or to a
Building Area for access to Special Equipment therein, except to the extent such access is necessary for the use of the Special Equipment by Lessee. In the exercise of any right hereunder to access a Leased Area as permitted hereunder, Lessee shall
not interfere with the use of such Leased Area (or other related leased space) by the Lessee or occupants thereof and shall comply with all restrictions and requirements of the Lessee which the Lessee of such Leased Area requires. In the exercise of
any right hereunder to access a Building Special Equipment Area, Lessee shall not interfere with any use thereof by Lessor or any machinery, equipment, or building systems located therein and shall comply with all rules and regulations promulgated
by the Lessor with respect thereto. 

  
 38 

 Lessee shall be solely responsible for all costs and expenses which Lessor may suffer or
incur or pay on account of or in any way related to the Lessee or any Lessee Party in their use of Special Equipment (including, without limitation, any damage caused to the Special Equipment). 

Special Equipment Costs and Other Special Costs: As used herein, the term “Special Equipment Costs” shall mean all costs and expenses
incurred by Lessor from time to time to maintain, repair, waste disposal, consulting services and the regulatory compliance of the Special Equipment. Without limiting the generality of the foregoing, the Special Equipment Costs shall also include
Lessee’s share of costs and expenses incurred under or in connection with the MWRA Permit or any Environmental Laws or other Legal Requirements related to the use, operation, repair, or maintenance of the Special Equipment and/or the discharge
of any liquids or other materials from the Special Equipment to the MWRA or other public sewer. 
 Special Equipment Use Charges. Lessee
covenants and agrees to pay Lessor, in each case, within thirty (30) days of being billed therefor, as Additional Rent, a sum equal to the Special Equipment Use Charge (as said term is hereinafter defined). As used herein, the term
“Special Equipment Use Charge” shall be an amount equal to the product obtained by multiplying the total Special Equipment Costs by Lessee’s Special Equipment Percentage (as said term is hereinafter defined). As used herein, the term
“Lessee’s Special Equipment Percentage” shall mean the Lessee’s Share, subject to Expense Gross Up under Section 6.2. Notwithstanding the foregoing to the contrary, Lessee shall be responsible for one hundred (100%) percent
of the Special Equipment Use Charges which are attributable to any (a) damage caused to the Special Equipment by Lessee or any Lessee Party, (b) any failure of Lessee or any Lessee Party to comply with the MWRA Permit or Environmental Laws
or other Legal Requirements and all such costs and expenses shall be due and payable as Additional Rent within fifteen (15) days after being billed therefor by Lessor. 

Notwithstanding any other provision of this Lease, Lessor shall have the right to monitor the allocation of charges for Special Equipment
Charges to all Lessees of the Building to ensure that the allocation method is appropriately related to Lessee’s actual use of these services within or in connection with the Premises. If the current method of allocation is materially
inaccurate, Lessor may change the method of allocation during the term, as necessary, to correct the disproportionate charges. In addition, if Lessor determines in the course of its audit of the charges for Special Equipment Charges previously
allocated that Lessee has underpaid charges properly due for its use of any these services, Lessor shall invoice Lessee for the amounts due (together with reasonable back-up documentation regarding the total
charges and the method of allocating the charges to Lessee) and Lessee shall pay such additional amount, as additional rent hereunder, within thirty (30) days of receipt of Lessor’s invoice therefor. 

  
 39 

 MWRA Permit. Lessor shall use best efforts to apply for and obtain the MWRA Permit but if
Lessor shall be unable to obtain the MWRA Permit, Lessor shall not be subject to any liability for failure to do so nor shall such failure affect the validity of this Lease, give rise to any right on the part of Lessee to any offset, deduction,
abatement or credit against the Basic Rent, Additional Rent and other sums due under this Lease nor give rise to any right on the part of Lessee to terminate this Lease nor constitute an eviction (constructive or otherwise). Lessee agrees to
cooperate in good faith with Lessor in applying for and obtaining the MWRA Permit and shall furnish such information that Lessor may reasonably require or as the issuer of the MWRA Permit may require in connection therewith. As used herein,
the term “MWRA Permit” shall mean a sewer use discharge permit issued by the Massachusetts Water Resources Authority (the “MWRA”) under 360 CMR 10 relating to industrial waste water discharges from the Building’s acid
neutralization system (comprising part of the Special Equipment) into the MWRA Sewer System. Lessor shall provide Lessee with a copy of the MWRA Permit when it is received. 

Maintenance of Special Equipment. Lessor shall be responsible for maintenance, repair and replacement of the Special Equipment to the
extent so provided in Paragraph 9 of Exhibit D hereof but in no event shall Lessor be responsible for any maintenance, repair or replacement of the Special Equipment at any time while an Event of Default has occurred and is continuing under this
Lease nor shall Lessor be responsible for the maintenance, repair or replacement of the Special Equipment to the extent the need therefor is caused by any failure of Lessee or any Lessee Party to observe, perform and comply with this Lease or by any
act or omission of the Lessee or any Lessee Party or by reason of any damage caused to the Special Equipment by Lessee or any Lessee Party. Without limiting any other term or provision of this Lease in no event shall Lessor have any obligation or
liability to Lessee on account of, or in any way related to, any use, non-use of, or damage to, or contamination of the Special Equipment nor any failure of the Special Equipment to operate or function caused by any other lessee, subtenant,
licensee, invitee, agent, servant, contractor or other party who may from time to time make use of the same nor on account of any failure of any such other lessee, subtenant, licensee, invitee, agent, servant, contractor or other party to comply
with the MWRA Permit or other applicable Environmental Laws or other Legal Requirements in any way related to the Special Equipment or the use thereof. Notwithstanding the foregoing, Lessor shall repair the Special Equipment to keep it in good
working order irrespective of the cause any damage to the Special Equipment; the cost of such repair being allocated as set forth in Section 6 above. To the extent damage to the Special Equipment is caused by another lessee in the Building,
Lessor shall make good faith efforts to recover the costs of repairing such damage from the responsible lessee. Lessor shall use best efforts to maintain and renew the MWRA Permit and Lessee agrees to fully cooperate with Lessor in connection
therewith. In no event shall Lessor have any liability to Lessee for lost revenues, profits, damage to business or consequential damages on account of, or in any way related to, the failure of Lessor to maintain, repair or replace the Special
Equipment or for failure to obtain, maintain and/or renew the MWRA Permit nor for any failure of the Special Equipment to operate or function properly. 

  
 40 

 Lessor shall never be liable for any failure to perform maintenance or make repairs or
replacements which, under the provisions of this Section 34.0 or any other provision of this Lease, Lessor is obligated to perform or make or for failure to obtain or maintain the MWRA Permit or any other permit, license or approval required
under Environmental Laws or other Legal Requirements for the use and operation of the Special Equipment or related to the disposal of fluids and other materials through the Special Equipment into the MWRA or other public sewer system or otherwise
unless Lessee has given notice thereof to Lessor of the need to perform such maintenance, make such repairs or replacements or obtain or maintain any such licenses, permits or approvals and Lessor has failed to commence to perform such maintenance
or to make such repairs or replacements or to obtain or maintain such licenses, permits or approvals within a reasonable time after actual receipt of such notice or Lessor fails to proceed with reasonable diligence to complete such maintenance,
repairs or replacements, or to attempt to obtain such MWRA Permit or other licenses, permits or approvals, after receipt of such notice. 

Without limiting any other term or provision of this Lease , Lessor reserves the right to curtail, suspend, interrupt and/or stop use of the
Special Equipment without thereby incurring any liability to Lessee or any Lessee Party when necessary by reason of accident or emergency, or for repairs, alterations, replacements or improvements in the judgment of Lessor desirable or necessary or
when required in order to comply with the MWRA Permit or other Environmental Laws or other Legal Requirements or when use thereof is interrupted, suspended or prevented under the MWRA Permit or Environmental Laws or other Legal Requirements (or by
any governmental authority having jurisdiction with respect to the MWRA Permit) or when the MWRA Permit expires or when the use thereof or the maintenance, repair or replacement thereof is prevented by strikes, lockouts, difficulty of obtaining
materials, accidents or any other cause beyond Lessor’s control or by laws, orders or inability by exercise of reasonable diligence, to obtain electricity, water, gas, steam, coal, oil or other suitable fuel or power. No diminution or abatement
of rent or other compensation, nor any direct, indirect or consequential damages or claims for lost profits, or damage to business shall, or will be, claimed by Lessee (or any Lessee Party) as a result of, nor shall this Lease nor any of the
obligations of Lessee or any Lessee Party be affected or reduced by reason of any such interruption, curtailment, or suspension. Failure or omission on the part of Lessor to maintain, repair or replace the Special Equipment or to obtain or maintain
the MWRA Permit or otherwise comply with Environmental Laws or other Legal Requirements related to the Special Equipment shall not be construed as an eviction of Lessee, actual or constructive, or entitle Lessee to an abatement of Basic Rent, nor to
render the Lessor liable in damages, nor release Lessee from prompt fulfillment of any of its covenants under this Lease, but does entitle Lessee to terminate this Lease as a breach of the covenant of quiet enjoyment. 

34.2 Access to Special Equipment Located Within Premises. 

  
 41 

 A portion of the Special Equipment, namely (i) the
de-ionized water system and related pipes, equipment and other appurtenances; (ii) the specialize HVAC systems that supply the various specialized systems including the hoods and (iii) the Autoclave glass
washing system located on the second (2nd) floor of the Building, is located within the Premises or elsewhere on the first and second floor of the Building (the foregoing, together with any other equipment, pipes and appurtenances related to the
Special Equipment which are located in the Premises or elsewhere on the first and second floor are collectively hereinafter called the “Di-Ionizing Special Equipment”). Lessee agrees that it shall
not alter damage, relocate or remove the Di-Ionizing Special Equipment or do anything within the Premises which could adversely affect the Di-Ionizing Special Equipment
or the use, operation or maintenance thereof. 
 Each Approved User (as said term is hereinafter defined) shall, so long as it remains an
Approved User, have the right to make use of and/or inspect and/or test the Special Equipment within the Building and Lessee shall fully cooperate with each Approved User in the exercise by such Approved User of its rights hereunder. As used herein
the term “Approved User” shall mean (a) any other lessee, subtenant or occupant of all or any part of the Property which Lessor has designated as an Approved User by written notice to Lessee (an” Approved User”), (b) all
employees of any such Approved User and (c) any other person or entity which Lessor designated as an Approved User by written notice from Lessor to Lessee. Lessor shall have the right, from time to time, to terminate and/or renew or modify the
status of any person or entity as an Approved User by written notice to Lessee. 
 In addition to all other rights of Lessor under the Lease,
there is reserved to the Lessor and each of the Lessor Parties, the right and easement to enter upon the Premises from time to time, upon 2 days written notice to Lessee, or otherwise provided in herein, in order to inspect, maintain, repair,
replace, test, alter or otherwise deal with any Special Equipment in accordance with the provisions of Section 11(h) during reasonable hours, unless in an emergency situation, making it impracticable or impossible to provide advanced notice..
Lessee agrees to fully cooperate with Lessor in connection with the exercise by Lessor of its rights hereunder. Lessor agrees to use best efforts to minimize interference with Lessee’s use of the Premises in connection with any maintenance,
repair, replacement or alteration of the Special Equipment. 
 [Signatures on the following page] 

  
 42 

 WITNESS the execution hereof in duplicate under seal as of the day and year
first above written. 
  

							
	LESSOR:	 		 		 	BOLTON STREET PARTNERS, LLC
				
		 		 	By:	 	  

		 		 		 	its, Manager
		 		 		 	Hereunto duly authorized
				
	LESSEE:	 		 		 	AURA BIOSCIENCES, INC.
				
		 		 	By:	 	 /s/ Elisabet de los Pinos____

		 		 		 	Hereunto duly authorized

  
 43 

 EXHIBIT A 

PREMISES 
 See attached
plan 

  
 44 

 EXHIBIT B 

DESCRIPTION 
 A certain
parcel of land shown as “Map 203A LOT 70” on ALTA/ACSM LAND TITLE SURVEY IN CAMBRIDGE, MASSACHUSETTS, Located in Cambridge Massachusetts” Dated xxxxx by Dunn McKenzie Inc. - bounded and described as follows. 

Beginning at a granite bound on the southerly sideline Bolton Street at northeast corner of N/F Demchak; thence 

 

			
	S 78° 02’ 29” E,	  	along the southerly sideline of Bolton Street; for a distance of
		  	60.12 feet to a corner; thence,
		
	N 11° 57’ 31” E,	  	along the easterly sideline of Bolton Street; for a distance of
		  	30.00 feet to a corner; thence,
		
	N 78° 02’ 29” W,	  	along the northerly sideline of Bolton Street; for a distance of
		  	189.50 feet to a corner at the southeast corner of N/F
		  	Bolton Street Condominium; thence,
		
	N 11° 57’ 31” E,	  	along the easterly sideline of N/F Bolton Street Condominium,
		  	for a distance of 103.58 feet to a corner at the southerly side line
		  	Massachusetts Bay Transit Authority; thence
		
	S 78° 02’ 29” E,	  	along the southerly sideline Massachusetts Bay Transit Authority;
		  	for a distance of 620.95 feet to a comer; thence
		
	S 11° 10’ 24” W,	  	along the westerly sideline of N/F C.R.A., for a distance of
		  	122.45 feet to a comer; thence
		
	N 79° 25’ 42” W,	  	along the northerly sideline of N/F C.R.A., for a distance of
		  	52.97 feet to a comer; thence,
		
	S 12° 00’ 04” W,	  	along the westerly sideline of N/F C.R.A., for a distance of 60.02
		  	feet to a corner; thence
		
	N 79° 59’ 17’’ W,	  	along the northerly sideline of Walden Square Road; for a
		  	distance of 353.08 feet to a comer; thence,
		
	N 03° 08’ 19” W,	  	along the westerly sideline of N/F C.R.A., for a distance of l 0.00
		  	feet to a comer; thence
		
	N 79° 59’ 17’’ W,	  	along the northerly sideline of N/F C.R.A.; for a distance of 70.00
		  	feet to a comer; thence
		
	N 03° 08’ 19” W,	  	along the easterly sideline of N/F Damchak, for a distance of
		  	56.84 feet to the point of beginning.

 The above describe parcel contains an area of 100,956 square feet (2.31 acres) more or less. 

  
 45 

 EXHIBIT C 

SERVICES PROVIDED BY LESSEE 

This Exhibit is incorporated by reference into the Lease by and between Bolton Street Partners, LLC, as Lessor, and Aura Biosciences, Inc., as
Lessee. Terms defined in or by reference in the Lease not otherwise defined herein shall have the same meaning herein as therein. 
 Lessee shall provide
and pay for the following services (These services will be provided through Building management on a time and materials basis and billed to the Lessee): 
  

	I.	 All maintenance of and repairs to the Premises necessary to keep the Premises in good condition or in as good a
condition as the Premises were at the beginning of the Term or may be put in during the Term (damage from taking or casualty or reasonable wear and tear only excepted). Except to the extent otherwise specifically provided in Exhibit D to this Lease,
such repairs and maintenance shall include but not be limited to the following: 

  

	 	A.	 The maintenance and repair of any plumbing, heating, ventilation, and air conditioning systems or components
within the Premises (and serving solely the Premises), and the repair of any damage to the Premises or to the Building caused by the malfunction of any of the foregoing, except as set forth on Exhibit D; 

 

	 	B.	 The maintenance and repair of all electrical wiring, outlets, switches and light fixtures located entirely
within the Premises and serving solely the Premises; 

  

	 	C.	 The maintenance and repair of all hardware within the Premises; 

 

	 	D.	 The maintenance and repair of the surfaces of all walls, doors, ceilings, and floors; 

 

	 	E.	 The replacement of fluorescent light tubes and ballasts; 

 

	 	F.	 Security for the Premises. 

 

	 	G.	 Cleaning for the Premises. 

  
 46 

 EXHIBIT D 

SERVICES PROVIDED BY LESSOR 

This Exhibit is incorporated by reference into the Lease by and between Bolton Street Partners, LLC, as Lessor, and Aura Biosciences, Inc., as
Lessee. Terms defined in or by reference in the Lease not otherwise defined herein shall have the same meaning herein as therein. 
 Lessor
shall provide the following services at the Building and the Lessee shall pay for the following services in accordance with this Lease: 
  

	 	l.	 Heating and air conditioning for the Premises as demised at the start of the Term for normal operations between
the hours of 8:00 a.m. and 6:00 p.m., Monday through Friday, and on Saturdays between the hours of 8:00 a.m. and 1:00 p.m., except on national or state holidays. At other times, heating and air conditioning for operational lab areas at a “set
back” temperature of no more than 75 degrees Fahrenheit in summer and no less than 60 degrees Fahrenheit in winter. After hours operation of the heating and air conditioning at normal operating temperatures shall be charged at Lessor’s
standard rates which are currently $65.00 per hour. Excluded from such services are air conditioning requirements for (i) personal computers in excess of an average of one personal computer per person in occupancy of the Premises, or
(ii) exceptional or special office machinery or other equipment including, without limitation, servers and other business equipment having special power, HVAC or environmental requirements or (iii) computer rooms. 

 

	 	2.	 Maintenance of the following as necessary to keep the same in serviceable condition: 

All Building heating equipment, electrical equipment, and plumbing systems in public areas and in all of the bathrooms located within the core
area of the Building (but not the plumbing in bathrooms in the Premises); all Building air conditioning equipment, excluding special air conditioning equipment installed by or at request of Tenant; all window frames and glass, unless the damage to
any of the above is caused by the willful neglect or misuse by Lessee. 
  

	 	3.	 Extermination of all public and leased areas of the Building, as the management of the Building deems
necessary. 

  

	 	4.	 Cleaning of the common areas. 

 

	 	5.	 Structural maintenance of the Building. 

 

	 	6.	 Lettering for the name of Lessee in the Building directory located in the main lobby, subject to a final
directory design to be determined by Lessor. 

  
 47 

	 	7.	 One sign, similar to Lessor’s standard signage, which lists Lessee’s company name and suite number
and which shall be located adjacent to Lessee’s main entrance to each floor of the Premises and which may be installed at Lessee’s expense. One sign bearing Lessee’s corporate logo which shall be located adjacent to Lessee’s main
entrance to each floor of the Premises and which may be installed at Lessee’s expense. 

  

	 	8.	 Snow removal, and other services as deemed necessary by Lessor for the normal operation of the Building.

  

	 	9.	 Maintenance and repair of the Special Equipment as needed so as to keep the same in serviceable condition
(subject, however, to Section 34.0 of the Lease and all other applicable provisions of the Lease). 

  

	 	10.	 Hot water for bathroom lavatory purposes and cold water (at temperatures provided by the City of Cambridge) for
drinking, bathroom, and lavatory and toilet purposes. 

  

	 	11.	 Freight elevator service to the Premises through the existing freight elevator at times and subject to such
rules and regulations, as Lessor may establish from time to time. 

  

	 	12.	 Electricity to the Premises sufficient to operate normal lighting and business machines approved by Lessor
(exclusive, however, of Lessee’s electrical needs for equipment having special power or environmental requirements); provided however that in no event shall Lessor ever be obligated to furnish electricity to supply a requirement of in excess of
6 watts per square feet of useable area in the Premises. Lessor shall not in any way be liable or responsible to Lessee for any loss, damage or expense which Lessee may sustain or incur if the quantity, character or supply of electricity is changed
or is no longer suitable or available for Lessee’s requirements. 

  
 48 

 EXHIBIT E 

RULES AND REGULATIONS 

This Exhibit is incorporated by reference into the Lease by and between Bolton Street Partners, LLC, as Lessor, and Aura Biosciences, Inc., as
Lessee. Terms defined in or by reference in the Lease not otherwise defined herein shall have the same meaning herein as therein. 
 The
following rules and regulations shall apply, where applicable, to the Premises, the Building, the parking area associated therewith, the Land and the appurtenances thereto: 
  

	 	1.	 Lessees and their employees, shall not in any way obstruct the sidewalks, halls, stairways, or elevators of the
Building, and shall use the same only as a means of passage to and from their respective offices. Lessees will not place or allow to be placed in the Building corridors or public stairways any waste paper, dust, refuse, or anything whatever. At no
time shall lessees permit their employees to loiter in Common Areas or elsewhere in and about the Building or the Land. 

  

	 	2.	 No signs, advertisements or notices shall be inscribed, painted or affixed where they can be seen from the
outside the leased premises without prior written consent of Building management. Management reserves the right to prohibit the posting of any sign which it finds objectionable and to remove any which has already been placed, at the lessee’s
expense. 

  

	 	3.	 All contractors, contractor’s representatives, and installation technicians performing work in the
Building which modifies the Building in any way shall be subject to Lessor’s prior approval which shall not be unreasonably withheld or delayed and shall be required to comply with Lessor’s standard rules, regulations, policies and
procedures, as the same may be revised from time to time. Lessees shall be solely responsible for complying with all applicable laws, codes and ordinances pursuant to which said work shall be performed. 

 

	 	4.	 All electric and telephone wiring shall be installed as directed by Lessor. No boring or cutting for wires
shall be executed and no new pipes or wires shall be introduced without the prior written consent of Lessor which shall not be unreasonably withheld or delayed. Lessor shall have the right to install a line for access as may be required by
Lessee’s internet provided, subject however, to the prior approval of Lessor which will not be unreasonably withheld or delayed. 

  

	 	5.	 Lessees shall not install or use any machinery in the demised premises which may cause any noise, jar, or
tremor to the floors or walls, or which by its weight might damage the floors of the Building. 

  

	 	6.	 Lessees shall not bring in or take out, position construct, install or move any safe, or business machine or
other heavy equipment weighing over 100 pounds without the prior written consent of Lessor which, subject to all other provisions of the Lease and these rules and regulations, will not be unreasonably withheld or delayed. 

  
 49 

	7.	 All furniture, safes, equipment and freight shall be move into and out of the Building only at certain hours
approved by and under the supervision of Lessor and according to these rules and regulations. All damage to the Building caused by installing or removing any safe, furniture; equipment or other property shall be repaired at the expense of the
Lessee. Lessor will not be responsible for loss or damage to any furniture, equipment or freight from any cause. 

  

	8.	 Corridor doors, when not in use, shall be kept closed. 

 

	9.	 Lessee, lessees’ agents and employees shall not: play any musical instruments, other than radio and
television; make or permit any improper noises in the Building; interfere with other lessees or those having business with them. 

  

	10.	 No animals, except Seeing Eye dogs, shall be brought into or kept in, on or about the Premises.

  

	11.	 The restroom fixtures shall be used only for the purpose for which they were constructed and no rubbish, ashes,
or other substances of any kind shall be thrown into them. Lessee will bear the expense of any damage resulting from misuse. 

  

	12.	 Lessee shall not place any additional lock or locks on any exterior door in the Premises or Building or on any
door in the Building core within the Premises, including doors providing access to the telephone and electric closets and the slop sink, without Lessor’s prior written consent, which for doors in the Premises shall not be unreasonably withheld
or delayed. A reasonable number of keys to the locks on the doors in the Premises shall be furnished by Lessor to Lessee at the cost of Lessee, and Lessee shall not have any duplicate keys made. All keys shall be returned to Lessor at the expiration
or earlier termination of this Lease. 

  

	13.	 The directory board in the entrance lobby of the Building is provided for the exclusive display of the name and
location of each lessee at the lessee’s expense. Lessor reserves the right to allocate space in the directory and to design style of such identification. 

 

	14.	 Lessor reserves the right to exclude or expel from the Building any persons who, in the judgment of Lessor, is
intoxicated under the influence of liquor or drugs, or shall do any act in violation of the rules and regulations of the Building. 

  

	15.	 Rooms used in common by lessees shall be subject to such regulations as are posted therein.

  

	16.	 Lessor reserves the right to close and keep locked all entrance and exit doors of the Building during the hours
Lessor may deem advisable for the adequate protection of the property. Use of the Building and the leased premises before 8 AM or after 6 PM, or any time during Sundays or legal holidays shall be allowed only to persons with a key/card key to the
premises or guests accompanied by such persons. At these times, all occupants and their guests must sign in at the concierge when entering and exiting the building. Any persons found in the Building after hours without such keys/card keys are
subject to the surveillance of building staff. 

  
 50 

	17.	 Lessor shall have the right to prohibit any advertising by an agent which, in Lessor’s opinion, tends to
impair the reputation of the Building or its desirability as a Building for offices, and upon written notice from Lessor, such lessee shall refrain from or discontinue such advertising. 

 

	18.	 No lessee will install blinds, shades, awnings, or other form of inside or outside window covering, or window
ventilators or similar devices without the prior consent of Lessor (which, in the case of blinds in office and laboratory windows, will not be unreasonably withheld or delayed so long as they conform in type, color and appearance with the
Lessor’s building standard blinds). Lessee will not interfere with or obstruct any perimeter heating, air conditioning or ventilating units. 

  

	19.	 Lessees shall give Lessor prompt notice of any accidents to or defects in water pipes, gas pipes, electric
lights and fixtures, heating apparatus, or any other service equipment. 

  

	20.	 Lessees shall not perform improvements or alterations within the Building or their premises, if the work has
the potential of disturbing the fireproofing which has been applied on the surfaces of structural steel members, without the prior written consent of Lessor. 

  

	21.	 Lessees shall not take any action which would violate Lessor’s labor contracts affecting the Building or
which would cause any work stoppage, picketing, labor disruption or dispute, or any interference with the business of Lessor or any other lessee or occupant of the Building or with the right and privileges of any person lawfully in the Building.
Lessees shall take any actions necessary to resolve any such work stoppage, picketing, labor disruption, dispute or interference and shall have pickets removed and, at the request of Lessor, immediately terminate at any time any construction work
being performed in the Premises giving rise to such labor problems, until such time as Lessor shall have given its written consent for such work to resume. Lessees shall have no claim for damages of any nature against Lessor in connection therewith,
nor shall the date of the commencement of the Term be extended as a result as a result thereof. 

  

	22.	 Lessees shall utilize the termite and pest extermination service designated by Lessor to control termites and
pests in the Premises. Except as included in Lessor” Services, lessees shall bear the cost and expense of such extermination services. 

  

	23.	 Lessees shall not install, operate or maintain in the Premises or in any other area of the Building, any
electrical equipment which does not bear the U/L (Underwriters Laboratories) seal of approval, or which would overload the electrical system or any part thereof beyond its capacity for proper, efficient and safe operation as determined by Lessor,
taking into consideration the overall electrical system and the present and future requirements therefor in the Building. Lessees shall not furnish any cooling or heating to the Premises, including, without limitation, the use of any electronic or
gas heating devices, without Lessor’s prior written consent. Lessees shall not use more than its proportionate share of telephone lines available to service the Building. 

  
 51 

	24.	 Lessees shall not operate or permit to be operated on the Premises any coin or token operated vending machine
or similar device (including, without limitation, telephones, lockers, toilets, scales, amusement devices and machines for sale of beverages food, candy, cigarettes or other goods), except for those vending machines or similar devices which are for
the sole and exclusive use of lessee’s employees, and then only if such operation does not violate the lease of any other lessee of the Building. 

  

	25.	 Bicycles and other vehicles are not permitted inside or on the walkways outside the Building, except in those
areas specifically designated by Lessor for such purposes. 

  

	26.	 Lessor may from time to time adopt appropriate systems and procedures for the security or safety of the
Building, its occupants, entry and use, or its contents, provided that Lessee shall have access to the Building 24 hours per day, 7 days a week. Lessee, lessee’s agents, employees, contractors, guests and invitees shall comply with
Lessor’s reasonable requirements relative thereto. 

  

	27.	 Lessees shall carry out lessee’s permitted repair, maintenance, alterations, and improvements in the
Premises only during times agreed to in advance by Lessor and in a manner which will not interfere with the rights of other lessees in the Building. 

  

	28.	 Canvassing, soliciting, and peddling in or about the Building is prohibited. Lessees shall cooperate and use
best efforts to prevent the same. 

  

	29.	 At no time shall Lessees permit or shall lessee’s agents, employees, contractors, guests, or invitees
smoke in any Common Area of the Building, unless such Common Area has been declared a designated smoking area by Lessor. 

  

	30.	 All deliveries to or from the Premises shall be made only at such times, in the areas and through the entrances
and exits designated for such purposes by Lessor. Lessee shall not permit the process of receiving deliveries to or from the Premises outside of said areas or in a manner, which may interfere with the use by any other lessee of its premises or of
any Common Areas, any pedestrian use of such area, or any use, which is inconsistent with good business practice. 

  

	31.	 The work of cleaning personnel shall not be hindered by lessees after 5:30 PM, and such cleaning work may be
done at any time when the offices are vacant. Windows, doors and fixtures may be cleaned at any time. Lessees shall provide adequate waste and rubbish receptacles necessary to prevent unreasonable hardship to Lessor regarding cleaning service.

  
 52 

 EXHIBIT F 

CLEAN CERTIFICATE 
 Registered Industrial
Hygienist Name: 
 Building/Room Number: [Description of Sublet Premises to be inserted here] 

All of the items below have been completed and are ready for the inspection/sign-off by the approved Registered
Industrial Hygienist. 
 1) Radioactive Materials: 
 X All
equipment that is or was used for holding, handling or shielding radioactives which is to remain in the Sublet Premises has been cleaned. 
 X All
radioactive signage has been removed. 
 X A termination survey has been completed and documented by a registered industrial hygienist and a copy is
attached hereto. 
 I certify that the above tasks have been completed. 

                          
                                         
                                         
                                Registered Industrial Hygienist 

Date: 
 Registered Industrial Hygienist Approval 

Biological Hazardous Materials 
 X All equipment that contained
BIOHAZARDS was cleaned inside and out with an EPA approved disinfectant. 
 X All BIOHAZARD labels have been-removed. X All BIOHAZARDS have been removed.

 X All countertop bench papers have been removed and counters wiped down with an EP A approved disinfectant. 

X Every surface, especially shelves, drawers and bench tops (and under benchtop equipment) has been cleaned for razor blades, needles, syringes, pipettes,
scalpels, microscope slides, cover slips and other sharp objects. These items have been properly disposed of in sharps containers. 
 X The Sublet Premises
including the walls, floors, glass and other surfaces and all fixtures and equipment in or serving the Sublet Premises have been cleaned using an EP A approved disinfectant and all Hazardous Substances have been removed therefrom. 

I certify that the above tasks have been completed. 

  
 53 

                          
                                         
                                         
                                         
       Registered Industrial Hygienist 
 Date: 

Hazardous Materials 
 X All containers of hazardous waste or
materials have been removed. 
 X All Hazardous Substances (as said term is define in the Consent to which this is attached) in the Sublet Premises have been
removed from the Sublet Premises and the Property. 
 X All FUME HOODS display certification of decontamination or suitable alternative as provided by the
undersigned Registered Industrial Hygienist. 
 I certificate that the above tasks have been completed. 

                          
                                         
                                     Registered Industrial

 Hygienist Date: 

  
 54 

 EXHIBIT G 

PROPOSED 2011 OPERATING EXPENSE BUDGET 

  
 55 

 Projected Budget for 85 Bolton St., Cambridge, MA 

 

																					
	 	  	 Base Op Ex

Annually
	 	  	Per Sq Ft	 	  	RE Taxes
Annually	 	  	Util & Spec Equip
Exp Annually	 	  	Per Sq Ft	 
	 Expenses;
	  				  				  				  				  			
	 Wages: Superintendent + Labor
	  	$	75,000	 	  	$	1.60	 	  				  	$	 	 	  	$	 	 
	 Electricity
	  	$	40,000	 	  	$	0.86	 	  				  	$	140,000	 	  	$	2.99	 
	 Gas
	  	$	29,000	 	  	$	0.62	 	  				  	$	60,000	 	  	$	1.28	 
	 Telephone
	  	$	1,000	 	  	$	0.02	 	  				  				  	$	 	 
	 Water & Sewer
	  	$	3,600	 	  	$	0.08	 	  				  				  	$	 	 
	 Janitorial Contract
	  	$	15,600	 	  	$	0.33	 	  				  				  	$	 	 
	 Trash Removal
	  	$	6,000	 	  	$	0.13	 	  				  				  	$	 	 
	 Exterminating
	  	$	600	 	  	$	0.01	 	  				  				  	$	 	 
	 Security Contract/Systems
	  	$	600	 	  	$	0.01	 	  				  				  	$	 	 
	 Fire Alarm Systems
	  	$	1,200	 	  	$	0.03	 	  				  				  	$	 	 
	 Snow Removal
	  	$	6,000	 	  	$	0.13	 	  				  				  	$	 	 
	 General R&M Supplies
	  	$	4,000	 	  	$	0.09	 	  				  				  	$	 	 
	 Plumbing Contract
	  	$	2,500	 	  	$	0.05	 	  				  				  	$	 	 
	 Electrical Contract
	  	$	3,000	 	  	$	0.06	 	  				  				  	$	 	 
	 HVAC Contract
	  	$	10,000	 	  	$	0.21	 	  				  				  	$	 	 
	 Elevator Contract
	  	$	3,000	 	  	$	0.06	 	  				  				  	$	 	 
	 Autoclave/Glass wash service contract
	  	$	 	 	  	$	 	 	  				  	$	4,000	 	  	$	0.09	 
	 Waste water treat plant mgmVtesting
	  	$	 	 	  	$	 	 	  				  	$	12,000	 	  	$	0.26	 
	 Other service contracts
	  	$	 	 	  	$	 	 	  				  	$	6,000	 	  	$	0.13	 
	 Medical Air system
	  				  	$	 	 	  				  	$	1,000	 	  	$	0.02	 
	 Lab vacuum system
	  				  	$	 	 	  				  	$	1,000	 	  	$	0.02	 
	 Emegency Generator
	  				  	$	 	 	  				  	$	3,000	 	  	$	0.06	 
	 RODI System
	  				  	$	 	 	  				  	$	3,000	 	  	$	0.06	 
	 IMndow Cleaning
	  	$	600	 	  	$	0.01	 	  				  				  	$	 	 
	 RoofR&M
	  	$	2,500	 	  	$	0.05	 	  				  				  	$	 	 
	 Misc. Operating
	  	$	1,200	 	  	$	0.03	 	  				  				  	$	 	 
	 Landscaping
	  	$	3,000	 	  	$	0.06	 	  				  				  	$	 	 
	 Sign Expense
	  	$	400	 	  	$	0.01	 	  				  				  	$	 	 
	 Building R&M Interior
	  	$	20,000	 	  	$	0.43	 	  				  				  	$	 	 
	 Building R&M Exterior
	  	$	5,000	 	  	$	0.11	 	  				  				  	$	 	 
	 Sprinkler Systems
	  	$	1,500	 	  	$	0.03	 	  				  				  	$	 	 
	 Operations Management
	  	$	60,000	 	  	$	1.28	 	  				  				  	$	 	 
	 Operations Consulting
	  				  	$	 	 	  				  	$	10,000	 	  	$	0.21	 
	 Administrative Management Fee
	  	$	35,000	 	  	$	0.75	 	  				  				  	$	 	 
	 Insurance
	  	$	12,000	 	  	$	0.26	 	  				  				  	$	 	 
	 R.E. Taxes
	  	$	 	 	  	$	 	 	  	$	102,878.00	 	  				  	$	 	 
	 License & Fees
	  	$	1,000	 	  	$	0.02	 	  				  				  	$	 	 
	 Office Supplies
	  	$	400	 	  	$	0.01	 	  				  				  	$	 	 
	 Professional Fees
	  	$	1,200	 	  	$	0.03	 	  				  				  	$	 	 
	 Environmental Compliance/Audit fees
	  	$	 	 	  	$	 	 	  				  	$	7 500	 	  	$	0.16	 
		  	  
	  
	 	  				  				  	  
	  
	 	  			
	 Total Reimbursable
	  	$	344,900	 	  	$	7.37	 	  	$	102,878 	 	  	$	247,500	 	  	$	5.29	 
	 Total Operating Expenses
	  	$	7.37	 	  				  	$	2.20 	 	  	$	5.29 	 	  	$	14.87	 

 LEASE MODIFICATION 

THE FOLLOWING “LEASE MODIFICATION” DATED September 6, 2011, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE). 

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, for certain premises at 85 Bolton Street, Cambridge, MA, which
premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these
modifications stated below and to make such other modifications as are expressly stated herein: 
 1. “Reference Data”. The following terms shall
have the definitions set forth in this Section 1.0: 
  

			
	PREMISES AND RENTABLE AREA OF THE PREMISES:	  	Agreed to be 4,000 gross rentable square feet on the first (1st ) floor of the Building (Lab 116 and 118) and on the second (2nd
) floor of the building (offices 221-225) as shown on Exhibit A. It is agreed that on January 1, 2012, Lab 110 of 370 gross rentable square feet shall be added to the gross rentable square for a
total of 4,370 gross rentable square feet. The rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the rentable area of the Premises is as stated herein.
		
	BUILDING	  	The building located at 85-95 Bolton Street, Cambridge, Massachusetts.
		
	RENT ABLE AREA OF BUILDING:	  	46,771 square feet.
		
	LAND:	  	The parcel of land on which the Building is located more fully described on Exhibit B hereto.
		
	INITIAL TERM:	  	An initial term commencing on the Commencement Date and expiring twenty four (24) calendar months from the Commencement Date.
		
	TERM:	  	The Initial Term and any proper extension thereof in accordance with the terms of this Lease.
		
	RIGHT OF FIRST OFFER	  	Option B: In the event that the current tenant vacated the space, Landlord shall offer Tenant the Right of First Offer on the second floor lab space. Building (Lab 238, 239 and 247) on the second (2nd) floor of the building.
		
	COMMENCEMENT	  	July 1, 2011
	DATE:	  	
		
	RENT COMMENCEMENT	  	July 1, 2011.
	DATE:	  	

 BASIC RENT 
  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic Rent
Monthly	 
	 Rent from July I, 2011 to December 31, 2011:
	  	$	98,000.00	 	  	$	8,166.67	 
	 Rent from January I , 2012 to June 30, 2012:
	  	$	107,065.00	 	  	$	8,922.08	 
	 Rent from July I, 2012 to June 30, 2013;
	  	$	111,435.00	 	  	$	9,286.25	 

  

			
	LESSEE’S SHARE:	  	
		
	From July 1, 2011 to December 31, 2011	  	8.55%
		
	From January 1, 2012 to June 30, 2013	  	9.34%
		
	LESSEE’S SHARE (TAXES):	  	
		
	From July 1, 2011 to December 31, 2011	  	8.55%
		
	From January 1, 2012 to June 30, 2013	  	9.34%
		
	LESSEE’S SHARE	  	
	(OPERATING EXPENSES)	  	
		
	From July 1, 2011 to December 31, 2011	  	8.55%
		
	From January 1, 2012 to June 30, 2013	  	9.34%
		
	SECURITY DEPOSIT:	  	$39,500.00.
		
	PERMITTED USE:	  	General Office and laboratory uses, in each case, to the extent permitted as a matter of right under the zoning ordinance of the City of Cambridge and subject to all the provisions of this Lease. General Office use shall not extend
to more than forty (40%) percent of the floor area of the Premises. Other than the MWRA Permit, any and all local, state or federal operational permits shall be the sole responsibility of the Lessee. Any and all uses which require a zoning variance,
zoning change, special permit or other type of zoning approval relief shall be subject to the approval of the Lessor in its reasonable discretion and shall be the responsibility of the Lessee. Notwithstanding the forgoing, no use involving the
presence, storage, generation or release of any radioactive or nuclear materials shall be permitted.

 4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms,
covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein. 

5. This is legally binding agreement. Consult legal council if you do not understand. 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will 

 

							
	  
	 		  	 /s/ Elisabet de los Pinos
	  	                
	Lessor	 	                            	  	Lessee	  	
				
	  
 Lessor
	 		  	  
 Lessee
	  	
				
	  
	 		  	 9/26/11
	  	
				
	Date	 		  	Date	  	

 LEASE MODIFICATION 

THE FOLLOWING “LEASE MODIFICATION” DATED October 17, 2011, between Bolton Street Partners , LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE). 

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, for certain premises at 85 Bolton Street, Cambridge, MA, which
premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these
modifications stated below and lo make such other modifications as are expressly stated here in: 
  

	I.	 “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0:

  

			
	PREMISES AND
RENTABLE AREA OF
THE PREMISES :	  	Agreed to be 4,000 gross rentable square feet on the first (1st) floor of the Building (Lab 116 and 118) and on the second
(2nd) floor of the building (offices 221-225) as shown on Exhibit A. It is agreed that on January 1, 2012, Lab 110 of 370 gross rentable square feet
shall be added to the gross rentable square for a total of 4,370 gross rentable square feet. Additionally, it is agreed that on January 1, 2012, Lab 119 of 910 gross rentable square feet shall be added to the gross rentable square for a total
of 5,280 gross rentable square feet. The payment of base rent for Lab 119 shall not begin until March 1, 2012. The rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the rentable area of the Premises is
as stated herein.
		
	BUILDING	  	The building located at 85-95 Bolton Street, Cambridge, Massachusetts.
		
	 RENTABLE AREA OF
 BUILDING :
	  	46,771 square feet.
		
	LAND:	  	The parcel of land on which the Building is located more fully described on Exhibit B hereto.
		
	INITIAL TERM :	  	An initial term commencing on the Commencement Date and expiring twenty four (24) calendar months from the Commencement Date.
		
	TERM :	  	The Initial Term and any proper extension thereof in accordance with the terms of this Lease .
		
	RIGHT OF FIRST OFFER	  	Option B: In the event that the current tenant vacated the space, Landlord shall offer Tenant the Right of First Offer on the second floor lab space. Building (Lab 238, 239 and 247) on the second (2nd) floor of the building.
		
	COMMENCEMENT
DATE:	  	July 1, 2011
		
	RENT COMMENCEMENT
DATE:	  	July 1, 2011.

			
		
	BASIC RENT	  	

  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic Rent
Monthly	 
	 Rent from July 1, 2011 to December 31. 2011:
	  	$	98,000.00	 	  	$	8,166.67	 
	 Rent from January 1, 2012 to February 28, 2012;
	  	$	107,065.00	 	  	$	8,922.08	 
	 Rent from March 1, 2012 to June 30, 2012;
	  	$	129,360.00	 	  	$	10,780.00	 
	 Rent from July 1, 2012 to June 30, 2013;
	  	$	134,640.00	 	  	$	11,220.00	 

  

			
	LESSEE’S SHARE:	  	
		
	From July 1, 20 11 to December 31, 2011	  	8.55%
		
	From January 1, 2012 to June 30, 2013	  	11.29%
		
	LESSEE’S SHARE (TAXES):	  	
		
	From July 1, 2011 to December 31, 2011	  	8.55%
		
		  	11.29%
		
	From January 1, 2012 to June 30, 2013	  	
		
	LESSEE’S SHARE	  	
		
	(OPERATING EXPENSES)	  	
		
		  	8.55%
		
	From July 1, 201 I to December 31, 2011	  	11.29%
		
	From January 1, 20 I 2 to June 30, 2013	  	$39,500.00.
		
	SECURITY DEPOSIT:	  	General Office and laboratory uses, in each
	PERMITTED USE:	  	case, to the extent permitted as a matter of right under the zoning ordinance of the City of Cambridge and subject to all the provisions of this Lease. General Office use shall not extend to more than forty (40%) percent of the
floor area of the Premises. Other than the MWRA Permit, any and all local, state or federal operational permits shall be the sole responsibility of the Lessee. Any and all uses which require a zoning variance, zoning change, special permit or
other type of zoning approval relief shall be subject to the approval of the Lessor in its reasonable discretion and shall be the responsibility of the Lessee. Notwithstanding the forgoing, no use involving the presence, storage, generation or
release of any radioactive or nuclear materials shall be permitted.

 4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein
all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein . 

5. This is legally binding agreement. Consult legal council if you do not understand . 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will. 

 

					
	 /s/ Illegible
	  		  	 /s/ Elisabet de los Pinos

	Lessor	  		  	Lessee
			
	  
 Lessor
	  		  	  
 Lessee

			
	 10/18/11
	  	                                      
              	  	 10/18/11

	Date	  		  	Date

 LEASE MODIFICATION 

THE FOLLOWING “LEASE MODIFICATION” DATED January 23, 2013, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE). 

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011 for certain
premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the
Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein: 
 1.
“Reference Data”. The following terms shall have the definitions set forth in this Section 1.0: 
  

			
	 PREMISES AND
 RENTABLE AREA OF

THE PREMISES:
	  	Agreed to be 6,213 gross rentable square feet on the first (1st) floor of the Building (Labs 116, 118, 119, 142, 150 and 110) and on the second (2nd) floor of the building (Offices 221-225). The rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the rentable area
of the Premises is as stated herein.
		
	BUILDING	  	The building located at 85-95 Bolton Street,
		  	Cambridge, Massachusetts.
		
	 RENTABLE AREA OF
 BUILDING:
	  	46,771 square feet.
		
	LAND:	  	The parcel of land on which the Building is located more fully described on Exhibit B hereto.
	TERM:	  	July 1, 2013 to June 30, 2014.
		
	COMMENCEMENT DATE:	  	July 1, 2011
		
	RENT COMMENCEMENT DATE:	  	July 1, 2011.

 BASIC RENT 
  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic Rent
Monthly	 
	 Rent from July 1, 2013 to June 30, 2014;
	  	$	164,644.50	 	  	$	13,720.38	 

  

			
	LESSEE’S SHARE:	  	
		
	From January 1, 2012 to June 30, 2014	  	13.28%
		
	LESSEE’S SHARE (TAXES):	  	
		
	From January 1, 2012 to June 30, 2014	  	13.28%
		
	LESSEE’S SHARE	  	
		
	(OPERATING EXPENSES)	  	
		
	From January 1, 2012 to June 30, 2014	  	13.28%
		
	SECURITY DEPOSIT:	  	$39,500.00.
		
	PERMITTED USE:	  	General Office and laboratory uses, in each case, to the extent permitted as a matter of right under the zoning ordinance of the City of Cambridge and subject to all the provisions of this Lease. General Office use shall not extend
to more than forty (40%) percent of the floor area of the Premises. Other than the MWRA Permit, any and all local, state or federal operational permits shall be the sole responsibility of the Lessee. Any and all uses which require a zoning variance,
zoning change, special permit or other type of zoning approval relief shall be subject to the approval of the Lessor in its reasonable discretion and shall be the responsibility of the Lessee. Notwithstanding the forgoing, no use involving the
presence, storage, generation or release of any radioactive or nuclear materials shall be permitted.

 4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein
all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein 

5. This is legally binding agreement. Consult legal council if you do not understand 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own

  

					
	 /s/ Illegible
	 		  	 /s/ Elisabet de los Pinos

	Lessor	 		  	Lessee
			
	  
	 		  	  

	Lessor	 		  	Lessee
			
	  
	 		  	 2/15/2013

	Date	 		  	Date

 4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms,
covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein 

5. This is legally binding agreement. Consult legal council if you do not understand 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will. 

 

					
	 /s/ Illegible
	 		  	 /s/ Elisabet de los Pinos

	Lessor	 		  	Lessee
			
	  
	 		  	  

	Lessor	 		  	Lessee
			
	 2/15/13
	 		  	 2/15/2013

	Date	 		  	Date

 LEASE MODIFICATION 

THE FOLLOWING “LEASE MODIFICATION” DATED March 21, 2014, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE). 

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011 and
January 23, 2013, for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in ‘The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto
desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein: 

1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0: 

 

			
	 PREMISES AND RENTABLE
 AREA OF THE
PREMISES:
	  	Agreed to be 5,302 gross rentable square feet on the first (1st) floor of the Building (Labs 116, 118, 119, and 110) and on the second (2nd) floor of the building (Offices 22 1-225). The
rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the rentable area of the Premises is as stated herein.
		
	BUILDING:	  	The building located at 85-95 Bolton Street, Cambridge, Massachusetts
		
	LAND:	  	46,771 square feet.
		
	NEW TERM:	  	The term shall be from July 1, 2014 to June 30, 2015 and the arrangement shall be a Tenant at Will arrangement shall commence on July 1, 2014 and shall continue month to month; provided, however, the. Tenant may terminate
this Tenant-at-Will arrangement at any time with ninety (90) days advanced written notice to the Landlord. The Landlord may not exercise this early termination
right.
		
	COMMENCEMENT DATE:	  	July 1, 2011
	  
 Basic Rent
	  	

  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic Rent
Monthly	 
	 Rent from July 1, 2013 to June 30, 2014;
	  	$	140,503.00	 	  	$	11,708.58	 
	 Rent from July 1, 2014 to June 30, 2015 shall be month to month with a three (3) month
termination option by written notice to landlord;
	  	$	145,805.00	 	  	$	12,150.42	 

 LESSEE’S SHARE: 
  

			
	LESSEE’S SHARE:	  	
		
	From October 1, 2013 to June 30, 2015	  	11.34%
		
	LESSEE’S SHARE (TAXES):	  	
		
	From October 1, 2013 to June 30, 2015	  	11.34%
		
	LESSEE’S SHARE	  	
		
	(OPERATING EXPENSES)	  	
		
	From October 1, 2013 to June 30, 2015	  	11.34%
		
	SECURITY DEPOSIT:	  	$39,500.00
		
	PERMITTED USE:	  	General Office and laboratory uses, in each case, to the extent permitted as a matter of right under the zoning ordinance of the City of Cambridge and subject to all the provisions of this Lease. General Office use shall not extend
to more than forty (40%) percent of the floor area of the Premises. Other than the MWRA Permit, any and all local, state or federal operational permits shall be the sole responsibility of the Lessee. Any and all uses which require a zoning variance,
zoning change, special permit or other type of zoning approval relief shall be subject to the approval of the Lessor in its reasonable discretion and shall be the responsibility of the Lessee. Notwithstanding the forgoing, no use involving the
presence, storage, generation or release of any radioactive or nuclear materials shall be permitted.

 4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and
agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same arc inconsistent with, or specifically modified by the provisions contained herein. 

5. This is legally binding agreement. Consult legal counsel if you do not understand. 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will. 

 

			
	Lessor: Bolton Street Partners, LLC	  	Lessee: Aura Biosciences, Inc.
		
	By:/s/
Illegible                                        
	  	 By: /s/ Elisabet de los
Pinos                                        

	(name)                     (title)	  	(name)             (title) CEO
	Hereunto Duly Authorized	  	Hereunto Duly Authorized
		
	Date: March 27, 2014	  	Date: March 27, 2014

 LEASE MODIFICATION 

THE FOLLOWING “LEASE MODIFICATION” DATED August 5, 2015, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc . (LESSEE).

 The parties to this Lease Modification previously entered into a Lease elated June 9, 2011 , and modified on September 16 and October 17, 2011,
January 23, 2013 and March 21, 2014, for certain premises at 85 Bolton Street, Cambridge, MA. which premises is described in “The Lease” and arc referred to there in, and will be referred to herein, as the “Demised Premises”. The
parties hereto desire to renew and modify the Lease and to replace the Section; of Lease with these modifications stated below and to make such other modifications as am expressly stated herein: 

 

	1.	 “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0:

  

			
	PREMISES AND RENTABLE AREA OF THE PREMISES:	  	Agreed to be 5,302 gross rentable square feet on the first (1st) floor of the Building (Labs 116, 118, 119, and 110) and on the second (2nd) floor of the building (Offices 221-225). The rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the rentable area of the Premises is as stated herein.
		
	BUILDING	  	The building located at 85-95 Bolton Street, Cambridge, Massachusetts.
		
	RENTABLE AREA OF BUILDING:	  	46,771 square feet.
		
	LAND:	  	The parcel of land on which the Building is located more fully described on Exhibit B hereto.
		
	NEW TERM:	  	The term shall be from August l, 2015 to June 30, 2016 and the arrangement shall be a Tenant at Will arrangement shall commence on August 1, 2015 and shall continue month to month. The Landlord may terminate this Tenant at Will
arrangement at any time with 120 days advanced notice to the Tenant. The Tenant may terminate this Tenant at Will arrangement at any time with 120 days advanced notice from to the Landlord. The Tenant at Will arrangement may not be terminated before
December 31, 2015.
		
	COMMENCEMENT DATE:	  	July l, 2011
		
	RENT COMMENCEMENT	  	July 1, 2011.

	
	DATE:
	BASIC RENT

  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic Rent
Monthly	 
	 Rent from August 1, 2015 to December 31, 2015.
	  	$	159,060.00	 	  	$	13,255.00	 
	 Rent from January 1, 2016 to March 31, 2016.
	  	$	169,664.00	 	  	$	14,138.67	 

  

			
	LESSEE’S SHARE:	  	
		
	From October 1, 2013 lo June 10,	  	11.34%
		
	2016 LESSEE’S SHARE (TAXES):	  	
		
	From October 1, 2013 to June 30, 20	  	11.34%
		
	IGLESSEE’S SHARE	  	
		
	(OPERATING EXPENSES)	  	
		
	From October 1, 2013 lo June 30,	  	11.34%
	2016	  	  
 $39,500.00.

		
	 SECURITY DEPOSIT:
  

PERMITTED USE:
	  	General Office and laboratory uses, in each case, to the extent permitted as a matter of right under the zoning ordinance of the City of Cambridge and subject to all the provisions of this Lease. General Office use shall not extend
to more than forty (40%) percent of the floor area of the Premises. Other than the MWRA Permit, any and all local, state or federal operational permits shall be the sole responsibility of the Lessee. Any and all uses which require a zoning variance,
zoning change, special permit or other type of zoning approval relief shall be subject to the approval of the Lessor in its reasonable discretion and shall be the responsibility of the Lessee. Notwithstanding the forgoing, no use involving the
presence, storage, generation or release of any radioactive or nuclear materials shall be permitted.

 2. This LEASE MODIFICATION hereby incorporates as if set forth fully herein
all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein. 

3. This is legally binding agreement. Consult legal council if you do not understand. 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will. 

 

					
	 /s/ Illegible
	 		 	 /s/ Elisabet de los Pinos

	Lessor	 		 	Lessee
		 		 	    Elisabet de los Pinos/CEO
	Lessor	 		 	Lessee
	   8/18/15
	 		 	   8/17/15

	Date	 		 	Date

 LEASE MODIFICATION 

THE FOLLOWING “LEASE MODIFICATION” DATED December 14, 2015, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE) . 

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011, January 23,
2013, March 21, 2014 and August 5, 2015, for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised
Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein: 

1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0: 

 

			
	PREMISES AND RENTABLE AREA OF THE PREMISES:	  	Agreed to be 5,302 gross rentable square feet on the first (1st) floor of the Building (Labs 116, 118, 119, and 110) and on the second (2nd) floor of the building (Offices 221-225). It is agreed that Labs 130, 131 and 132 will be added on February 1, 2016 for an agreed to be 8,074 gross
rentable square feet, and The Lessee shall the option to take Office 210-215 and Office 216-217 for an occupancy of November 1, 2016 to March 1, 2017 depending
on when N-12 vacates the space. Lessee gross square feet would increase 1,677 gross rental square feet or a total of 9,751 gross rentable square feet, if the option is exercised. Lessee must notify Lessor in
writing by written notice within 21 days of receiving written notice from Lessor that the space is becomes available. The rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the rentable area of the Premises
is as stated herein.
		
	BUILDING	  	The building located at 85-95 Bolton Street, Cambridge, Massachusetts.
		
	RENTABLE AREA OF BUILDING:	  	46,771 square feet.
		
	LAND:	  	The parcel of land on which the Building is located more fully described on Exhibit B hereto.
		
	NEW TERM:	  	The new term shall be from January 1, 2016 to January 31, 2018.
		
	COMMENCEMENT DATE:	  	July 1, 2011
		
	RENT COMMENCEMENT DATE:	  	July 1, 2011.

			
		
	BASIC RENT	  	

  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic Rent
Monthly	 
	 Rent from January 1, 2016 to January 31, 2016.
	  	$	169,664.00	 	  	$	14,138.67	 
	 Rent from February 1, 2016 to January 31, 2017.
	  	$	282,590.00	 	  	$	23,549.17	 
	 Rent from February 1, 2017 to January 31, 2018.
	  	$	290,664.00	 	  	$	24,222.00	 

  

			
	LESSEE’S SHARE:	  	
		
	From October 1, 2013 to January 31, 2016	  	11.34%
		
	From February 1, 2016 to January 31, 2018	  	17.26%
		
	If Option for Offices 210-217 is exercised.	  	20.85%
		
	LESSEE’S SHARE (TAXES):	  	
		
	From October 1, 2013 to January 31, 2016	  	11.34%
		
	From February 1, 2016 to January 31, 2018	  	17.26%
		
	If Option for Offices 210-217 is exercised.	  	20.85%
		
	LESSEE’S SHARE	  	
		
	(OPERATING EXPENSES)	  	
		
	From October 1, 2013 to January 31, 2016	  	11.34%
		
	From February 1, 2016 to January 31, 2018	  	17.26%
		
	If Option for Offices 210-217 is exercised.	  	20.85%
		
	SECURITY DEPOSIT:	  	Current Security Deposit is $39,500 which will be increased to $75,000.00 by February 1, 2016 .
		
	PERMITTED USE:	  	General Office and laboratory uses, in each case, to the extent permitted as a matter of right under the zoning ordinance of the City of Cambridge and subject to all the provisions of this Lease. General Office use shall not extend
to more than forty (40%) percent of the floor area of the Premises. Other than the MWRA Permit, any and all local, state or federal operational permits shall be the sole responsibility of the Lessee. Any and all uses which require a zoning variance,
zoning change, special permit or other type of zoning approval relief shall be subject to the approval of the Lessor in its reasonable discretion and shall be the responsibility of the Lessee Notwithstanding the forgoing, no use involving the
presence, storage, generation or release of any radioactive or nuclear materials shall be permitted

 2, This LEASE MODIFICATION hereby incorporates as if set forth fully herein
all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein 

3_ This is legally binding agreement Consult legal council if you do not understand. 

4. Lessor’s Work LESSOR agrees to complete the following work at LESSOR cost: 

 

	 	a	 Paint the current labs (1 16-1 19), The painting will be completed by
February 15, 2016. 

  

	 	b	 Paint the new labs (130-132) The painting work will be completed by
February l, 2016 

  

	 	c	 Remove and dispose of walls from Aura current open office space through lo offices 22 l and 222. Final scope of
work to be defined with a meeting between Lessor and Lessee. Repair drywall, carpet and lights and paint the reconfigured office space (22 l-225). The work will be completed within 60 days of a mutually agreed
plan 

 Lessor shall complete any such punch-list items in a reasonably diligent manner, 

5. Broker(s) to be paid by Lessor for the square feet of Lease for the term of February !, 2016 to January 18, 2018. Lessor and
Lessee each represent to the other that they have dealt with no broker in connection with this Lease other than Newmark Knight Frank and Transwestern/RBJ (the “Broker(s)”). If, and only if, this Lease is executed and delivered by both
Lessor and Lessee, Lessor shall pay the Broker a brokerage fee under a separate agreement with the Broker. Lessee agrees to indemnify and hold Lessor harmless from and against any claims for commissions or fees by any person other than the Broker by
reason of any act of Lessee or its representatives. Lessor agrees to indemnify and hold Lessee harmless from and against any claims for commissions or fees by any person by reason of any act of Lessor or its representatives. 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will. 

 

							
	 /s/ Illegible
	 		 		 	 /s/ Elisabet de los Pinos

	Lessor	 		 		 	Lessee
	  
	 		 		 	 Elisabet de los Pinos

	Lessor	 		 		 	Lessee
	 12/23/15
	 		 		 	 12/18/15

	Date	 		 		 	Date

 LEASE MODIFICATION 

THE FOLLOWING “LEASE MODIFICATION” DATED June 19, 2017, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE).

 The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17,
2011, January 23, 2013, March 21, 2014, August 5, 2015 and December 14, 2015 for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The Lease” and are referred to therein, and will be
referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated
herein: 
 1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0: 

 

			
	PREMISES AND RENTABLE AREA OF THE PREMISES:	  	Agreed to be 8,074 gross rentable square feet on the first (1st) floor of the Building (Labs 116, 118, 119, 130, 131, 132 and 110) and on the second (2nd) floor of the building
(Offices 221-225). It is agreed that Labs 116, 118, 130, 131, 132 and 110 will be relinquished on July 31,2017 and It is agreed that Offices Labs 231 and Office
226-228 and 229 will be added on August 1, 2017 for an agreed to be 7,657 gross rentable square feet. The rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the
rentable area of the Premises is as stated herein.
		
	BUILDING	  	The building located at 85-95 Bolton Street, Cambridge, Massachusetts.
		
	RENTABLE AREA OF BUILDING:	  	46,771 square feet.
		
	LAND:	  	The parcel of land on which the Building is located more fully described on Exhibit B hereto.
		
	NEW TERM:	  	The new term shall be from August 1, 2017 to January 31, 2020.
		
	COMMENCEMENT DATE:	  	July 1, 2011
		
	RENT COMMENCEMENT	  	July 1, 2011.

 BASIC RENT 
  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic
Monthly	 
	 Rent up July 31.2017.
	  	$	290,664.00	 	  	$	24.222.00	 
	 Rent from August 1, 2017 to January 31, 2018
	  	$	275,652.00	 	  	$	22,971.00	 
	 Rent from February 1, 2018 to January 31, 2019.
	  	$	283,309.00	 	  	$	23,609.08	 
	 Rent from February 1, 2019 to January 31, 2020
	  	$	290,966.00	 	  	$	24,247.17	 

  

			
	LESSEE’S SHARE:
		
	To July 31, 2017	  	18.37%
		
	From August 1, 2017 to January 31, 2020	  	16.37%
	
	LESSEE’S SHARE (TAXES):
		
	To July 31,2017	  	18.37%
		
	From August 1, 2017 to January 31, 2020	  	16.37%
	
	 LESSEE’S SHARE
 (OPERATING
EXPENSES)

		
	To July 31, 2017	  	18.37%
		
	From August 1, 2017 to January 31,2020	  	16.37%
		
	SECURITY DEPOSIT	  	Current Security Deposit is $39,500 which was be increased to $75,000.00 by February 1, 2016.
		
	PERMITTED USE:	  	General Office and laboratory uses, in each case, to the extent permitted as a matter of right under the zoning ordinance of the City of Cambridge and subject to all the provisions of this Lease. General Office use shall not extend
to more than forty (40%) percent of the floor area of the Premises. Other than the MWRA Permit, any and all local, state or federal operational permits shall be the sole responsibility of the Lessee. Any and all uses which require a zoning variance,
zoning change, special permit or other type of zoning approval relief shall be subject to the approval of the Lessor in its reasonable discretion and shall be the responsibility of the Lessee. Notwithstanding the forgoing, no use involving the
presence, storage, generation or release of any radioactive or nuclear materials shall be permitted.

 2. This LEASE MODIFICATION hereby incorporates as if set forth folly herein all other terms,
covenants and agreements contained in the LEASE together with all addendum s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein. 

3. The Lessor agrees to conduct the maintenance and repair items attached in Exhibit A as part of its building maintenance program. The second
floor bathrooms and hallway carpet will be completed by December 31, 2017 and all work is to be completed by June 30, 2018. 

4. The Lessee shall notify in writing the Lessor by November 15, 2017 as to whether Lessee has closed Lessee’s next round of
financing. If and only if Lessee has not closed Lessee’s next round of financing then Lessee shall have the option of terminating the February 1, 2018 to January 31, 2020 portion of the lease term. If Lessor does not receive written
Notice by November 15, 2018, then the February 1, 2018 to January 31, 2020 term shall be in full effect and binding. 

5. This is legally binding agreement. Consult legal counsel if you do not understand. 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will. 

 

							
	 /s/ Illegible

LESSOR
	 	 

                    
	  	 /s/ Elizabet de los Pinos

LESSEE
	  	 

                

		 		  		  	
	  
 LESSOR
	 		  	 Elizabet de los Pinos

LESSEE
	  	
		 		  		  	
	 8/10/17

DATE
	 		  	 8/3/17

DATE
	  	
		 		  		  	

 Exhibit A - 85 Bolton Street Improvements 

Hallway 
  

	 	•	 	 Replace carpet in the halls in 2nd floor common halls. 

Large Conference Room # 201 (to be completed by June 30th, 2018) 

 

	 	•	 	 Get longer conference table 

 

	 	•	 	 Remove the round table 

 

	 	•	 	 Get telecom phone 

  

	 	•	 	 Replace light bulbs 

  

	 	•	 	 Get new Matching chairs 

Small Conference Room #248 
  

	 	•	 	 Get telecom phone 

  

	 	•	 	 Replace recess light bulbs 

 

	 	•	 	 Remove glass tables in hallway and in conference room 

 

	 	•	 	 Get a 6’ x 2’ rectangular table for supplies, food etc. that would go against the wall

  

	 	•	 	 Replace blinds 

Ladies Bathroom #251 
  

	 	•	 	 Shower tub to be cleaned at least once per week 

 

	 	•	 	 Replace tub mat 

  

	 	•	 	 Lights in locker/tub area need to be fixed/ replaced 

 

	 	•	 	 Replace toilet bowls if stains cannot be removed 

 

	 	•	 	 Sinks to be repaired, cleaned and any dirt, mold removed 

 

	 	•	 	 Broken faucets and rusty strainers to be replaced 

 

	 	•	 	 Replace floor tile 

  

	 	•	 	 The stall wall with holes in needs to be repaired/replaced 

 

	 	•	 	 Replace sanitary container with one that is sealed & (professionally replaced on a regular basis

  

	 	•	 	 Replace the paper towel dispenser to an automatic one or one that the towels fit so you can pull them out without
falling on the floor 

  

	 	•	 	 Paint walls 

Men’s Bathroom (#250) 
  

	 	•	 	 Same upgrades as ladies room with the exception of sanitary container 

Ladies & Gents Bathrooms (#219 & #220) 
  

	 	•	 	 Fix door stopper (#220) 

 

	 	•	 	 Replace toilet bowls if stains cannot be removed 

	 	•	 	 Replace floor tile 

  

	 	•	 	 Sinks to be repaired, cleaned & dirt, mold removed. Replace broken faucets & rusty strainers.

  

	 	•	 	 Fix /reattach shelf below mirror (#220) 

 

	 	•	 	 Paint walls and doors 

Small Kitchen 
  

	 	•	 	 Cupboard doors to be replaced 

 

	 	•	 	 Flooring to be replaced 

 

	 	•	 	 Replace stained ceiling tiles 

 

	 	•	 	 Paint walls 

 LEASE EXTENSION AGREEMENT 

THIS EXTENSION AGREEMENT DATED October 17, 2019, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE). 

The parties to this Lease Extension Agreement previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17,
2011, January 23, 2013, March 21, 2014, August 5, 2015 and December 14, 2015 and June 19, 2017 for certain premises at 85 Bolton Street, Cambridge, MA, which premises are described in “The Lease” and are
referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to expand the Premises, extend the lease term and modify the Lease and to replace the Sections of Lease with these modifications
stated below and to make such other modifications as are expressly stated herein: 
 1. “Reference Data”. The following terms
shall have the definitions set forth in this Section 1.0: 
  

			
	 PREMISES AND
 RENTABLE AREA OF

THE PREMISES:
	  	Agreed to be 7,657 gross rentable square feet on the second (2nd) floor of the Building (Labs 23l and (Offices 221-225 226-229). It is agreed that Labs 253,265, 266 and 253A will be added on February 1,2020 for an agreed to be 8,838 gross rentable square feet. Tenant shall receive one and a half (1.5) months of abated base rent
on the Expansion Premises once they are delivered by the Landlord following completion of the improvements, targeted for December 15, 2019. The rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the
rentable area of the Premises is as stated herein.
		
	EXPANSION:	  	Tenant shall have a Right of First Offer on the Novogy, LifeMine / Proclara Premises within 60 days of written notice that the space will be vacating. The terms and conditions will be the same as this lease modification if
Tenant expands within the first six (6) months from the Lease Extension Commencement Date (February 1, 2020)
		
	BUILDING	  	The building located at 85-95 Bolton Street, Cambridge, Massachusetts.
		
	RENTABLE AREA OF BUILDING:	  	46,771 square feet,

			
	LAND:	  	The parcel of land on which the Building is located more fully described on Exhibit B hereto.
		
	NEW TERM:	  	The extended term shall be from February 1, 2020 to July 31, 2022.
		
	 TERM EXTENSION COMMENCEMENT
 DATE:
	  	February 1, 2020
		
	 TERM EXTENSION
 RENT COMMENCEMENT

DATE:
	  	February 1, 2020

 BASIC RENT FOR EXTENSION TERM 
  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic Rent
Monthly	 
	 Rent from February 1, 2020 to April 30, 2021.
	  	$	353,520.00	 	  	$	29,460.00	 
	 Rent from May 1, 2021 to July 31, 2022.
	  	$	362,358.00	 	  	$	30,196.50	 

  

			
	LESSEE’S SHARE:
		
	From August 1, 2017 to January 31, 2020	  	16.37%
		
	From February 1, 2020 to July 31, 2022	  	18.90%
	
	LESSEE’S SHARE (TAXES):
		
	From August 1, 2017 to January 31, 2020	  	16.37%
		
	From February 1, 2020 to July 31, 2022	  	18.90%
	
	 LESSEE’S SHARE
 (OPERATING
EXPENSES)

		
	From August 1, 2017 to January 31, 2020	  	16.37%
		
	From February 1, 2020 to July 31, 2022	  	18.90%
		
	SECURITY DEPOSIT:	  	Current Security Deposit is $75,000.

			
	LANDLORD’S WORK:	  	 Landlord, at its sole expense, shall perform the following improvements to the Premises:

 
 •   Demise the existing
office Premises by extending the hallway wall all the way to the deck.
  

•   Add HVAC temperature control to the “Barcelona” conference room

 
 •   Add HVAC venting and
temperature control to the “City of Lights” conference room
  

•   Improve HVAC performance and temperature control in the existing office and lab areas.

 
 •   Perform the
improvements to the lab areas (the existing lab 231 and new labs 253, 253A, and 256) as outlined on the attached spreadsheet.

		
	BROKERAGE:	  	Newmark represents both the Landlord (Ryan Weber and Joe Pearce) and Tenant (Dan Krysiak and David Townsend) in this transaction and will be paid a market fee by the Landlord.
		
	PARKING:	  	Tenant’s allocation of parking spaces shall increase based upon the amount of additional space being leased in accordance with the building ratio.

			
		
	PERMITTED USE:	  	General Office and laboratory uses, in each case, to the extent permitted as a matter of right under the zoning ordinance of the City of Cambridge and subject to all the provisions of this Lease. General Office use shall not extend
to more than forty (40%) percent of the floor area of the Premises. Other than the M WRA Permit, any and all local, state or federal operational permits shall be the sole responsibility of the Lessee. Any and all uses which require a zoning
variance, zoning change, special permit or other type of zoning approval relief shall be subject to the approval of the Lessor in its reasonable discretion and shall be the responsibility of the Lessee. Notwithstanding the forgoing, no use involving
the presence, storage, generation or release of any radioactive or nuclear materials shall be permitted.

 2. This LEASE EXTENSION AGREEMENT hereby incorporates as if set forth fully herein all other terms, covenants
and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein. 

3. The Lessor agrees to conduct the maintenance and repair items attached in Exhibit A as part of its building maintenance program, which
included exterior paving, repainting and slatting exterior fencing and exterior painting. Build out for Labs 253, 253A, 256, and 231 attached in Exhibit B. 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will. 

 

							
	 /s/ Illegible

LESSOR
	 	             

	  	 /s/ Elizabet de los Pinos

LESSEE
	  	
				
	  
 LESSOR
	 		  	 Elizabet de los Pinos

LESSEE
	  	
				
	  
 DATE
	 		  	 10/17/19

DATE
	  	

 EXHIBIT B 
  

			
	Room 253	  	 install air-in filters in ceiling to prevent contamination

install “emergency” outlets 4/room
 install 220V Power
outlet for centrifuge
 install house airline (for bioreactor) install house vacuum line (for biosafety cabinet)

install gas cylindar station outside of the room (wall stands and thread nylon air hose through ceiling or wall)

install shelving
 install controllable thermostat

sink area with drain and foot pedals di water source

		
	Room 253A	  	 install air-in filters in ceiling to prevent contamination

install “emergency” outlets 4/room
 install 220V Power
outlet for centrifuge
 install house air line
 install house
vacuum line Air exhaust
 Install shelving
 di water
source

		
	Room 256	  	 Freezer and LN2 room
 install 208V 20A
Power outlet for -80c freezer
 Install oxygen sensor (safety)

Remove the sink and install in Room 253.

		
	Room# 231	  	 (current lab space)
 lock doors (side
panel missing pin, unable to securely lock doors at end of day)
 ceiling panels- missing panels in lab, lots of debris from ceiling

locks for freezer chest
 install “emergency” outlets
4/room
 replace air-in filter in current cell culture room

 LEASE MODIFICATION 

THE FOLLOWING “LEASE MODIFICATION” DATED March 10, 2021, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE). 

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011,
January 23, 2013, March 21, 2014, August 5, 2015 and December 14, 2015, June 19, 2017 and October 17, 2019 for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The
Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to
make such other modifications as are expressly stated herein: 
 1. “Reference Data”. The following terms shall have the
definitions set forth in this Section 1.0: 
  

			
	 PREMISES AND
 RENTABLE AREA OF

THE PREMISES:
	  	Agreed to be 8,838 gross rentable square feet on the second (2nd) floor of the Building (Labs 231, 253, 265, 266 and 253A and (Offices
221-225 226-229). It is agreed that Labs 153, 122, 123 will be added on May 1, 2021 for an agreed to be 13, 354 gross rentable square feet. It is agreed that Lab
124 will be added on June 15, 2021 for an agreed to be 14, 354 gross rentable square feet. The rentable area of the Premises includes a common area factor and Lessor and Lessee agree that the rentable area of the Premises is as stated
herein.
		
	BUILDING	  	The building located at 85-95 Bolton Street, Cambridge, Massachusetts.
		
	 RENTABLE AREA OF
 BUILDING:
	  	46,771 square feet.
		
	LAND:	  	The parcel of land on which the Building is located more fully described on Exhibit B hereto.
		
	NEW TERM:	  	The new term shall be from May 1, 2021 to July 31, 2023.

 BASIC RENT 
  

									
	 Rental Period
	  	Basic Rent
Per Annum	 	  	Basic Rent
Monthly	 
	 Rent from May 1, 2021 to June 15, 2021.
	  	$	565,578.00	 	  	$	47,131.50	 
	 Rent from June 15, 2021 to July 31, 2022.
	  	$	610,578.00	 	  	$	50,881.50	 
	 Rent from August 1, 2022 to July 31, 2023.
	  	$	645,930.00	 	  	$	53,827.50	 
	 12 Month Extension Option if exercised.
	  				  			
	 Rent from August 1, 2023 to July 31, 2024.
	  	$	688,992.00	 	  	$	57,416.00	 

  

			
	LESSEE’S SHARE:
		
	From May 1, 2021 to July 31, 2023	  	30.69%
	
	LESSEE’S SHARE (TAXES):
		
	From May 1, 2021 to July 31, 2023	  	30.69%
	
	 LESSEE’S SHARE
 (OPERATING
EXPENSES)

		
	From May 1, 2021 to July 31, 2023	  	30.69%
		
	SECURITY DEPOSIT:	  	Current Security Deposit is $75,000 and will be brought up to $125,000 by May 1, 2021.
		
	PARKING:	  	Tenant’s allocation of parking spaces shall increase based upon the amount of additional space being leased in accordance with the building ratio.

 2. LANDLORD’S WORK: 

Landlord, at its sole expense, shall perform the following improvements to the Premises: 

 

	•	 Add a CO2, Oxygen, air and vac line to room 153. 

 

	•	 Add (2) emergency power outlets to room 153. 

 

	•	 Install HEPA filers to vents in room 153. 

 

	•	 Add a CO2, Oxygen, air and vac line to office area—room 153. 

 

	•	 Add (2) emergency power outlets and (3) 220 v sockets to office area—room 153. 

	•	 Install HEPA filers to vents in office area—room 153. 

 

	•	 Remove one sink from room 153. 

 

	•	 Add a CO2, Oxygen, and air lines to office area—“cell culture room”. 

3. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE
together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein. 

4. This is legally binding agreement. Consult legal counsel if you do not understand. 

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will. 

 

							
	 /s/ Peter Zagorianakos

LESSOR
	 	             

	  	 /s/ Julie B. Feder

LESSEE
	  	
				
		 		  		  	
	 Peter Zagorianakos, CFA

LESSOR
	 		  	 Julie D. Feder, CFO

LESSEE
	  	
				
		 		  		  	
	 3/31/2021

DATE
	 		  	 3/30/2021

DATE
	  	
				
		 		  		  	
	Triad Alpha Partners, LLC	 		  	Aura Biosciences, Inc.

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