Document:

Sublease Agreement by and between Registrant and GPC Biotech

 Exhibit 10.2 
 SUBLEASE 
 This SUBLEASE is made as of April 14,
2005, by and between GPC Biotech, Inc., a Delaware corporation having an address at 610 Lincoln Street, Waltham, Massachusetts 02451 (“Sublessor”) and BG Medicine, Inc., a Delaware corporation having an address at 40 Bear Hill
Road, Waltham, Massachusetts 02451 (“Sublessee”). 
 WITNESSETH: 
 WHEREAS, pursuant to that Lease dated as of March 26, 2001 by and between 610 Lincoln LLC, as landlord (“Prime Lessor”) and
Sublessor, as tenant (such lease and all renewals, modifications and extensions thereof are hereinafter collectively referred to as the “Prime Lease”), a true and complete copy of which is attached hereto as Exhibit A,
whereby Sublessor leases approximately 85,430 square feet of rentable space on floor(s) one, two and three located in the building known as and numbered 610 Lincoln Street, Waltham, Massachusetts 02451 (the “Building”) (all as more
particularly described in the Prime Lease the “Premises”); and 
 WHEREAS, Sublessee desires to sublease a portion of
the Premises from Sublessor and Sublessor is willing to sublease the same, all on the terms and conditions hereinafter set forth; 
 NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties covenant and agree as follows: 
 1. Sublease of Subleased Premises. For the rent and upon the terms and conditions herein, Sublessor hereby subleases to Sublessee, and Sublessee hereby subleases from Sublessor
approximately 10,000 square feet of rentable office space located on the first floor (the “Office Space”) and approximately 11,550 square feet of rentable laboratory space located on the third floor (the “Lab Space”) as shown on
Exhibit B attached hereto (collectively, the “Subleased Premises”). During the term hereof, Sublessee shall have access to the Subleased Premises and the parking lot adjacent to the Building twenty-four (24) hours a
day, 7 days a week, excluding emergency events, which may cause the Building to limit access to tenants, subject to the terms of this Sublease. Sublessee shall have after hour access to the Building by a card key system. Upon the date on which
this Sublease has been fully executed by Sublessor and Sublessee and the Prime Lessor has delivered the “Consent” as hereinafter defined, Sublessee shall have the right to enter the Subleased Premises for the purposes of commencing its
“Improvement Work” as hereinafter defined, inspecting the Subleased Premises, taking measurements and preparing for the move into the Subleased Premises, including installing system furniture and lab equipment. Sublessor shall have the
right to have a representative present any time such early entry right is exercised. If Sublessee enters the Subleased Premises prior to the Commencement Date (as hereunder defined), Sublessee shall be responsible for complying with all of the terms
of this Sublease and the Prime Lease to the extent incorporated herein by reference, other than the payment of Rent (as hereunder defined). 
 2. Term. The Term of this Sublease shall commence, at Sublessee’s option, on May 1, 2005, provided that Prime Lessor has delivered the “Consent” as hereinafter
defined, or upon the later of (i) June 1, 2005; (ii) the date Sublessor delivers the Subleased Premises with Sublessor’s Work (as hereinafter defined) completed except for minor incomplete items or deficiencies, provided that any
such incomplete items or deficiencies shall not hinder Sublessee’s work in or about the Subleased Premises, or prevent Sublessee from operating its business, and provided further that Sublessor shall complete such incomplete items or
deficiencies within thirty (30) days following the Commencement Date; (iii) the date on which this Sublease has been fully executed by Sublessor and Sublessee and the Prime Lessor has delivered the “Consent” as hereinafter
defined; (iv) delivery of a statement of

  

 1 

 
decommissioning from Sublessor to Sublessee from Sublessor’s consultant confirming that the required close-out of radiation survey has been completed and the Subleased Premises qualify for
release under applicable decommissioning regulations; and (v) proof of a valid Sewer Use Discharge Permit in accordance with Paragraph 5(b) of this Sublease (the “Commencement Date”), and shall expire at 11:59 p.m. on the
day that is thirty-eight (38) months from the Commencement Date (the “Expiration Date”) or such earlier date upon which said term may expire, be canceled or be terminated pursuant to any of the terms or provisions of the Prime Lease,
this Sublease or applicable law. If the Prime Lessor has not delivered the “Consent” as hereinafter defined, by May 1, 2005, Sublessee shall have the right to terminate this Sublease by sending written notice to Sublessor. Sublessee
shall have one option to renew this Sublease for one (1) year (the “Extension Term”) exercisable upon Sublessee providing Sublessor with written notice at least six (6) months prior to the expiration of the initial term of this
Sublease, time being of the essence. Notwithstanding the foregoing, if Sublessor desires to reoccupy the Subleased Premises for Sublessor’s own occupancy Sublessor may, at its election, by notice to Sublessee given within fifteen (15) days
after receipt of Sublessee’s notice of exercise of said renewal option, void such exercise and require that this Sublease nevertheless expire on the original Expiration Date as set forth above. In the event of such election by and notice from
Sublessor, this Sublease shall expire on the Expiration Date with the same effect as if Sublessee had no renewal option, except that Sublessor shall in such event be prohibited from subleasing any portion of the Subleased Premises to any unrelated
third party during the Extension Term. Sublessee shall begin paying Base Rent to Sublessor on August 15, 2005 (the “Rent Commencement Date”). Notwithstanding the foregoing, Sublessee shall begin paying additional rent to Sublessor
upon the Commencement Date. Year 1 of the Sublease Term shall consist of twelve calendar months plus any partial month if the Commencement Date is other than the first day of a month. Year 2 of the Sublease Term shall commence upon the first
anniversary of the Commencement Date at which time the Base Rent for the First Floor Office Space shall increase to $19.00 per rentable square foot and the Base Rent for the Third Floor Lab Space shall increase to $23.50 per rentable square foot.
Year 3 of the Sublease Term shall commence upon the second anniversary of the Commencement Date at which time Base Rent for the First Floor Office Space shall increase to $20.00 per rentable square foot and the Base Rent for the Third Floor Lab
Space shall increase to $24.50 per rentable square foot. 
 3. Appurtenant Rights. Sublessee shall have, as
appurtenant to the Subleased Premises, rights to use in common with Sublessor and others entitled thereto Sublessor’s rights in driveways, walkways, hallways, stairways and passenger elevators, freight elevators and loading docks convenient for
access to the Subleased Premises and the lavatories nearest thereto as shown on Exhibit B attached hereto. In addition, Sublessor grants Sublessee the right to use, at no additional cost to Sublessee, in common with others,
parking spaces on a non-exclusive basis in the automobile parking area throughout the term of this Sublease. The words “automobile parking area” shall have the same meaning as set forth under Article XI of the Prime Lease. 

4. Base Rent. Sublessee shall pay to Sublessor the following amounts as base rent (the “Base Rent”) during the
term of this Sublease: 
  

	A.	 1ST FLOOR OFFICE SPACE 

  

										
	 Term
	  	Annual Amount	  	Monthly
Amount	  	P.R.S.F.*
	 Year 1
	  	$	180,000.00	  	$	15,000.00	  	$	18.00
	 Year 2
	  	$	 190,000.00	  	$	 15,833.34	  	$	 19.00
	 Year 3
	  	$	200,000.00	  	$	16,666.67	  	$	20.00
	 Extension Term
	  	$	210,000.00	  	$	17,500.00	  	$	21.00

  

	*	The Base Rent for Office Space is intended to be gross rent (inclusive of Landlord’s Taxes and Landlord’s Operating Expenses), net of tenant electricity.
Sublessee shall pay to Sublessor $10,000.00 annually to be billed on a monthly basis in the amount of $833.34 for electricity consumed in the Office Space. 

  

 2 

	B.	 3RD FLOOR LAB SPACE 

  

										
	 Term
	  	Annual Amount	  	Monthly
Amount	  	P.R.S.F.
	 Year 1
	  	$	259,875.00	  	$	21,656.25	  	$	22.50
	 Year 2
	  	$	271,425.00	  	$	22,618.75	  	$	23.50
	 Year 3
	  	$	282,975.00	  	$	23,581.25	  	$	24.50
	 Extension Term
	  	$	294,525.00	  	$	24,543.75	  	$	25.50

 It is intended by Sublessor and Sublessee that the Base Rent for the Lab Space be net
of all costs and expenses related to the Lab Space. On account of the Lab Space only, Sublessee shall during the Term pay to Sublessor, as additional rent hereunder, (i) the Sublessee’s Percentage (as hereinafter defined) of Common
Expenses (as hereinafter defined), and (ii) one hundred percent (100%) of Sublease Operating Costs (as hereinafter defined). The costs and expenses payable by Sublessee with respect to the Lab Space are collectively referred to herein as
the “Sublessee’s Share.” For purposes of this Sublease, the following terms shall have the following respective meanings: 
  

	 	(i)	“Sublessee’s Percentage” shall mean the rentable square footage of the Lab Space divided by the rentable square footage of the Premises, expressed
as a percentage. As of the Commencement Date, based upon the Lab Space as of such date containing 11,550 square feet and the Premises as of such date containing 85,430 rentable square feet, the Sublessee’s Percentage shall be thirteen point
fifty-two percent (13.52%). 

  

	 	(ii)	“Common Expenses” shall mean Landlord’s Operating Expenses and Landlord’s Taxes, both as defined in the Prime Lease.

  

	 	(iii)	“Sublease Operating Costs” shall mean all charges, costs, expenses and obligations of every kind and nature whatsoever that Sublessor may from time to
time incur pursuant to the terms of the Prime Lease with respect to the Lab Space and Sublessee’s Percentage of the costs detailed in Exhibit D with regard specifically to the Lab Space, or the operation or maintenance
thereof, and not the general operation or maintenance of the Premises or the Subleased Premises. 

 If at any time
Sublessor, in its reasonable judgment, determines that either Sublessor, Sublessee or any other subtenant in the Premises is consuming quantities of electricity in excess of 110% (calculated on a per square foot basis) of the quantities being
consumed by the other parties in those portions of the Premises occupied by such other party, then the party consuming such excessive quantities of electricity shall be responsible for the cost of any such excess consumption. 
 Sublessor may bill Sublessee for Sublessee’s Share based on reasonably estimated projected costs (the “Estimated
Costs”), in which case Sublessee shall pay Sublessee’s Share, as additional rent hereunder, based on such estimated amounts, such estimates to be based on the estimates Sublessee receives from Landlord. At least annually, and not later
than fifteen (15) days after Sublessor’s receipt of Prime Lessor’s annual accounting as more particularly described under Section 2.6.2 of the Prime Lease, Sublessor shall provide to Sublessee copies of all records and documents
relating to the annual accounting including, but not limited to, all materials and reconciliations supplied by the Prime Lessor together with any independent allocation of any electricity charges by Sublessor pursuant to the preceding grammatical
paragraph. If Sublessee disputes any of the charges that Prime Lessor charges to Sublessor under the Prime Lease or that Sublessor charges Sublessee under this Sublease, Sublessee shall provide Sublessor with written notice of such dispute within
twenty (20) days of receiving the records and documents relating to the annual accounting. Upon receipt of Sublessee’s notice of a dispute with respect to the annual accounting Sublessor may elect, at its sole option, to raise such

  

 3 

 
dispute with Prime Lessor or to allow Sublessee to raise such dispute directly with Prime Lessor; provided, however, if Prime Lessor will not allow Sublessee to contest the disputed charges,
Sublessor will contest the disputed charges on behalf of Sublessee. Sublessor shall review the Estimated Costs for the preceding year and compare such Estimated Costs against actual costs and expenses for such preceding year. To the extent
Sublessee’s Share of the Estimated Costs exceeds Sublessee’s Share of the actual costs and expenses, Sublessor shall credit (or promptly refund, as appropriate) such excess amount against amounts due from Sublessee hereunder. To the extent
Sublessee’s Share of actual costs and expenses exceeds Sublessee’s Share of Estimated Costs, Sublessee shall pay Sublessor the amount of such deficiency upon demand as additional rent hereunder. 
 Base Rent and additional rent shall sometimes be referred to as “Rent” herein. All Rent shall be due and payable in monthly
installments in advance on the first day of each calendar month, without demand, deduction, counterclaim or setoff, except as expressly provided for herein. Rent for any partial month shall be prorated and paid on the first day of such month.

 5. Permitted Uses. Sublessee shall use the Subleased Premises only for general office uses including
laboratory use for research and development and the uses permitted under the Prime Lease. Sublessee shall not do, suffer or permit anything to be done in or upon the Subleased Premises or the Premises except in accordance with and as permitted by
the Prime Lease and applicable law. Sublessee shall comply with the certificate of occupancy relating to the Subleased Premises and with all laws, statutes, ordinances, orders, rules, regulations and requirements of all federal, state and municipal
governments and the appropriate agencies, officers, departments, boards and commissions thereof, and the board of fire underwriters and/or the fire insurance rating organization or similar organization performing the same or similar functions,
whether now or hereafter in force, applicable to the Subleased Premises or to Sublessee’s particular manner of use. Except as otherwise expressly provided herein, Sublessee shall apply in its own name for, and obtain at its sole expense, any
and all licenses, permits and other approvals that may be required from governmental authorities in connection with Sublessee’s use of the Subleased Premises. 
 Subject to the terms and conditions hereof, Sublessor has agreed to make available to Sublessee, in connection with Sublessee’s use and occupancy of the Subleased Premises, certain services, and to
authorize Sublessee to use certain permits and licenses, held by Sublessor, including those services and licenses listed on Exhibit D attached hereto, jointly with Sublessor and others who may be authorized by Sublessor from time
to time, as well as the following: 
  

	 	(a)	Sublessor shall provide customary janitorial and custodial services to the Subleased Premises in accordance with the schedule attached hereto as
Exhibit F. 

  

	 	(b)	Sublessor grants Sublessee a license to the use, occupancy and operation of the Subleased Premises under the auspices of all existing municipal, state and federal
licenses and permits held by Sublessor with respect to the use and operation of laboratory and research facilities within the Subleased Premises including the Sewer Use Discharge Permit. Sublessee shall apply in its own name for, and obtain at its
sole expense its own Flammable Storage Permit for the materials and up to the maximum quantities set forth on Exhibit E attached hereto. Sublessor will maintain the Sewer Use Discharge Permit unless the Massachusetts Water
Resource Authority requires otherwise; in such event, Sublessor shall provide written notice thereof to Sublessee and Sublessee shall apply in its own name for, and obtain at its sole expense its own Sewer Use Discharge Permit.

  

	 	(c)	Sublessor grants Sublessee the right to connect to Sublessor’s emergency generator through the outlets existing in the Subleased Premises as of the date hereof.

  

 4 

 6. Condition of Subleased Premises. Sublessee represents that it has made
or caused to be made a thorough examination and inspection of the Subleased Premises and is familiar with the condition of every part thereof. Sublessee agrees that, except as expressly provided herein, (i) it enters into this Sublease without
relying upon any representations, warranties or promises by Sublessor, its agents, representatives, employees, servants or any other person in respect of the Building or the Subleased Premises, (ii) no rights, easements or licenses are acquired
by Sublessee by implication or otherwise except as expressly set forth herein, (iii) Sublessor shall have no obligation to do any work in order to make the Subleased Premises suitable and ready for occupancy and use by Sublessee other than
ensuring that all building systems serving the Subleased Premises are in good working order, decommissioning the Lab Space in accordance with local and state regulations, and performing any of the demising work if required by code to prepare the
Subleased Premises for Sublessee’s use and occupancy including “patch” and paint work, limited to repair and painting of damaged wall areas, for the Office Space and replacing ceiling tiles where needed in the Lab Space (collectively
“Sublessor’s Work”) which Sublessor shall perform at its expense, and (iv) the Subleased Premises are in satisfactory condition. Sublessor shall deliver the Subleased Premises to Sublessee in broom clean condition and with all
building systems serving the Subleased Premises in good working order. If Sublessor has not completed Sublessor’s Work by July 1, 2005, Sublessee shall have the right to terminate this Sublease by sending written notice to Sublessor.

 The taking of possession by Sublessee of the Subleased Premises or any portion thereof delivered by Sublessor to Sublessee
shall be conclusive evidence as against Sublessee, that, at the time such possession was so taken, the Subleased Premises or such portion thereof were in good and satisfactory condition. 
 Following the completion of the Improvement Work, Sublessee shall make no alterations, installations, removals, additions or improvements in
or to the Subleased Premises or any other portion of the Building except with the written consent of Sublessor (excluding cosmetic alterations in the Subleased Premises that do not affect the Building’s structure or base building systems and
cost no more than $50,000.00 in the aggregate for a single project), which consent Sublessor shall grant or deny within fifteen (15) business days of such request and the written consent of Prime Lessor in accordance with Section 5.9 of
the Prime Lease. Notwithstanding the foregoing, Sublessor hereby approves Sublessee’s improvement work (the “Improvement Work”) as set forth on Exhibit C attached hereto; provided, however, Sublessee acknowledges
that it must still obtain Prime Lessor’s consent to such Improvement Work in accordance with Section 5.9 of the Prime Lease. Sublessee’s contractor(s) shall perform the Improvement Work in compliance with the provisions of
Section 5.9 of the Prime Lease. 
 Any work shall be done in accordance with the plans and specifications submitted to and
approved by Sublessor and Prime Lessor, except that Sublessor will not need to approve plans and specifications for minor non-structural modifications that do not affect the Building’s structure or base building systems, provided that Sublessee
must still obtain Prime Lessor’s approval of the plans and specifications. No structural alterations shall be done. All such minor, non-structural modifications made by Sublessee shall be done at Sublessee’s sole cost and expense in a good
and workmanlike manner using new materials of first-class quality consistent with the style and finish of the Subleased Premises. Sublessee shall secure all necessary permits in advance of commencement of any work and shall keep the Subleased
Premises free of any mechanics or other liens and shall hold Sublessor and Prime Lessor harmless from any loss, cost or damage arising out of any work done by Sublessee or its agents or contractors. Sublessee shall have the right to use its own
contractor so long as said Contractor complies with the requirements of the Prime Lease. All contractors working for Sublessee in the Subleased Premises shall be properly insured and shall provide certificates of insurance naming Sublessor and Prime
Lessor as additional insureds prior to commencement of any work. 
 Sublessee shall keep and maintain the Subleased Premises and
the fixtures and equipment therein clean and in good order, repair and condition, except for reasonable wear and tear and damage by fire or other casualty or condemnation. Sublessee shall, at its sole cost and expense, decommission the Lab Space
upon the Expiration Date or such earlier date upon which this Sublease may expire, be canceled or be terminated pursuant to any of the terms or provisions of the Prime Lease, this Sublease or applicable law. 
  

 5 

 7. Insurance. Sublessee shall maintain throughout the term of this Sublease
such insurance in respect of the Subleased Premises and the conduct and operation of business therein, with Sublessor and Prime Lessor listed as additional insureds as is required of “Tenant” pursuant to the terms of the Prime Lease
(including, without limitation, Section 5.5 as hereinafter incorporated by reference) with no penalty to Sublessor or Prime Lessor resulting from deductibles or self-insured retentions effected in Sublessee’s insurance coverage, and with
such other endorsements and provisions as Sublessor or Prime Lessor may reasonably request. If Sublessee fails to procure or maintain such insurance and to pay all premiums and charges therefor within ten (10) days after notice from Sublessor,
Sublessor may (but shall not be obligated to) do so, whereupon Sublessee shall reimburse Sublessor upon demand. All such insurance policies shall, to the extent obtainable, contain endorsements providing that (i) such policies may not be
canceled except upon thirty (30) days’ prior notice to Sublessor and Prime Lessor, (ii) no act or omission of Sublessee shall affect or limit the obligations of the insurer with respect to any other named or additional insured and
(iii) Sublessee shall be solely responsible for the payment of all premiums under such policies and Sublessor, notwithstanding that it is or may be a named insured, shall have no obligation for the payment thereof. Such insurance shall
otherwise be reasonably acceptable to Sublessor in both form and substance. On or before the Commencement Date, Sublessee shall deliver to Sublessor and Prime Lessor a certificate evidencing the foregoing coverages. Any endorsements to such
certificates shall also be delivered to Sublessor and Prime Lessor upon issuance thereof. Sublessee shall procure and pay for renewals of such insurance from time to time before the expiration thereof, and Sublessee shall deliver to Sublessor and
Prime Lessor such renewal certificates at least thirty (30) days before the expiration of any existing policy. In the event Sublessee fails so to deliver any such renewal certificate at least thirty (30) days before the expiration of any
existing policy, Sublessor shall have the right, but not the obligation, to obtain the same if Sublessee does not provide evidence of the same within ten (10) days of request by Sublessor, where upon Sublessee shall reimburse Sublessor upon
demand. 
 Sublessee shall include in all such insurance policies any clauses or endorsements in favor of Prime Lessor
including, but not limited to, waivers of the right of subrogation, which Sublessor is required to provide pursuant to the provisions of the Prime Lease. Sublessor and Sublessee release and waive all claims against each other for loss or damage to
Sublessor’s and Sublessee’s personal property and their respective alterations, if any, in the Subleased Premises, except to the extent arising from any negligence or willful misconduct of Sublessor or Sublessee or any of their respective
employees, agents contractors or invitees. 
 8. Indemnification. Sublessee agrees to protect, defend (with
counsel reasonably approved by Sublessor), indemnify and hold Sublessor and Prime Lessor and their respective officers, agents and employees harmless from and against any and all liability, claims, suits, demands, judgments, costs, losses, interest
and expenses (except to the extent arising from any negligence or willful misconduct of Prime Lessor or Sublessor or their contractors, agents or employees), arising: (i) from the conduct or management of or from any work or thing whatsoever
done in the Subleased Premises during the term hereof; (ii) from any condition arising, and any injury to or death of persons, damage to property or other event occurring or resulting from an occurrence in the Subleased Premises during the term
hereof; and (iii) from any breach or default on the part of Sublessee in the performance of any covenant or agreement on the part of Sublessee to be performed pursuant to the terms of this Sublease or from any willful misconduct or negligence
on the part of Sublessee or any of its agents, employees, licensees or assignees or any person claiming through or under Sublessee. Sublessee further agrees to indemnify Sublessor and Prime Lessor and their respective officers, agents and employees
from and against any and all liability, claims, suits, demands, judgments, costs, losses, interest and expenses (including, without being limited to, reasonable attorneys’ fees and expenses), incurred in connection

  

 6 

 
with any such indemnified claim or any action or proceeding brought in connection therewith. The provisions of this Paragraph are intended to supplement any other indemnification provisions
contained in this Sublease and in the Prime Lease to the extent incorporated by reference herein. Any non-liability, indemnity or hold harmless provisions in the Prime Lease for the benefit of Prime Lessor that are incorporated herein by reference
shall be deemed to inure to the benefit of Sublessor and Prime Lessor. 
 Sublessor agrees to protect, defend (with counsel
reasonably approved by Sublessee), indemnify and hold Sublessee and its officers, agents and employees harmless from and against any and all claims, costs, expenses, losses and liabilities (except to the extent arising from the negligence or willful
misconduct of Sublessee or its contractors, agents or employees) arising: (i) from any injury to or death of persons or damage to property occurring or resulting from an occurrence in the Premises or the Building caused by the negligence or
willful misconduct of Sublessor, its contractors, agents, employees, licensees or assignees or any person claiming through or under Sublessor during the term hereof and (ii) from any breach or default on the part of Sublessor in the performance
of any covenant or agreement on the part of Sublessor to be performed pursuant to the terms of this Sublease. 
 9. No
Assignment or Subletting. Sublessee shall not assign, sell, mortgage, pledge or in any manner transfer this Sublease or any interest herein, or the term or estate granted hereby or the rentals hereunder, or sublet the Subleased Premises or
any part thereof, or grant any concession or license or otherwise permit occupancy of all or any part of the Subleased Premises by any person, without the prior written consent of Prime Lessor and Sublessor, which consent of Sublessor shall not be
unreasonably withheld, conditioned or delayed. If Sublessor does not either grant or withhold its consent to a proposed assignment, subletting, concession or license within thirty (30) days of receipt of Sublessee’s request for such
consent, Sublessor’s consent shall be deemed approved; provided, however, Sublessee must still obtain Prime Lessor’s consent to such proposed assignment, subletting, concession or license. Neither the consent of Sublessor or Prime Lessor
to an assignment, subletting, concession, or license, nor the references in this Sublease to assignees, subtenants, concessionaires or licensees, shall in any way be construed to relieve Sublessee of the requirement of obtaining the consent of
Sublessor and Prime Lessor to any further assignment or subletting or to the making of any assignment, subletting, concession or license for all or any part of the Subleased Premises. Notwithstanding any assignment or subletting, including, without
limitation, any assignment or subletting permitted or consented to, the original Sublessee named herein and any other person(s) who at any time was or were Sublessee shall remain fully liable under this Sublease. If this Sublease is assigned, or if
the Subleased Premises or any part thereof is underlet or occupied by any person or entity other than Sublessee, Sublessor may, after default by Sublessee, following notice and the expiration of any cure period, collect rent from the assignee,
undertenant or occupant, and apply the net amount collected to the rents payable by Sublessee hereunder, but no assignment, underletting, occupancy or collection shall be deemed a waiver of the provisions hereof, the acceptance of the assignee,
undertenant or occupant as tenant, or a release of Sublessee from the further performance by Sublessee of the covenants hereunder to be performed on the part of Sublessee. Any attempted assignment or subletting without the prior written consent of
the Sublessor and the Prime Lessor shall be void. Notwithstanding the provisions of this Paragraph 9, this Sublease may be assigned, or the Subleased Premises may be sublet, in whole or in part, after prior notice to Sublessor but without the
consent of Sublessor and without any termination right of Sublessor being applicable thereto, (i) to any corporation or other entity into which or with which Sublessee may be merged or consolidated or to any corporation or entity to which all
or substantially all of the Sublessee’s assets or capital stock will be transferred, or (ii) to any corporation which is an affiliate, subsidiary, parent or successor of Sublessee, provided in all cases the surviving corporation or entity
shall provide reasonable evidence that it has creditworthiness at least equal to the greater of (i) the net worth of Sublessee as of the date of such corporate transaction, and (ii) as of the date of this Sublease, and shall agree in
writing with Sublessor to be bound by all of the terms and conditions of this Sublease (all of the foregoing being referred to as a “Permitted Transfer”). 
  

 7 

 10. Primacy and Incorporation of Prime Lease.
 (a) This Sublease is and shall be subject and subordinate to the Prime Lease and to all matters to which the Prime Lease is or shall be
subject and subordinate, and to all amendments, modifications, renewals and extensions of or to the Prime Lease and Sublessor purports hereby to convey, and Sublessee takes hereby, no greater rights then those accorded to or taken by Sublessor as
“Tenant” under the terms of the Prime Lease. To the extent incorporated herein, Sublessee covenants and agrees that it will perform and observe all of the provisions contained in the Prime Lease to be performed and observed by the
“Tenant” thereunder as applicable to the Premises, other than the payment of rent. Notwithstanding the foregoing, Sublessee shall have no obligation to (i) cure any default of Sublessor under the Prime Lease unless caused by
Sublessee’s default under this Sublease, (ii) perform any obligation of Sublessor under the Prime Lease which arose prior to the Commencement Date and Sublessor failed to perform, (iii) repair any damage to the Premises caused by
Sublessor, (iv) remove any alterations or additions installed within the Premises prior to the Commencement Date, (v) indemnify Sublessor or Prime Lessor with respect to any negligence or willful misconduct of Sublessor, its agents,
employees or contractors, or (vi) discharge any liens on the Premises or the Building which arise out of any work performed, or claimed to be performed, by or at the direction of Sublessor. Except to the extent inconsistent with the context
hereof, capitalized terms used and not otherwise defined herein shall have the meanings ascribed to them in the Prime Lease. Further, except as set forth below, the terms, covenants and conditions of the Prime Lease are incorporated herein by
reference as if such terms, covenants and conditions were stated herein to be the terms, covenants and conditions of this Sublease, so that except to the extent that they are inconsistent with or modified by the provisions of this Sublease, for the
purpose of incorporation by reference each and every referenced term, covenant and condition of the Prime Lease binding upon or inuring to the benefit of the “Landlord” thereunder shall, in respect of this Sublease and the Subleased
Premises, be binding upon or inure to the benefit of Sublessor, and each and every referenced term, covenant and condition of the Prime Lease binding upon or inuring to the benefit of the “Tenant” thereunder shall, in respect of this
Sublease, be binding upon or inure to the benefit of Sublessee, with the same force and effect as if such terms, covenants and conditions were completely set forth in this Sublease. Notwithstanding the foregoing, for purposes of this Sublease, as to
such incorporated terms, covenants and conditions: 
  

	 	(i)	references in the Prime Lease to the “Premises”, “Premises A” and “Premises B” shall be deemed to refer to the “Subleased
Premises” hereunder; 

  

	 	(ii)	references in the Prime Lease to “Landlord” and to “Tenant” shall be deemed to refer to “Sublessor” and “Sublessee” hereunder,
respectively, except that where the terms “Landlord” is used in the context of ownership or management of the entire Building, such term shall be deemed to mean “Prime Lessor”; 

  

	 	(iii)	references in the Prime Lease to “this Lease” shall be deemed to refer to “this Sublease” (except when such reference in the Prime Lease is, by its
terms (unless modified by this Sublease), a reference to any other section of the Prime Lease, in which event such reference shall be deemed to refer to the particular section of the Prime Lease); 

  

	 	(iv)	references in the Prime Lease to the “Term Commencement Date” shall be deemed to refer to the “Commencement Date” hereunder;

  

	 	(v)	references in the Prime Lease to the “Rent Commencement Date” shall be deemed to refer to the “Rent Commencement Date” hereunder;

  

 8 

	 	(vi)	references in the Prime Lease to the “Annual Fixed Rent”, “Additional Rent” and “rent” shall be deemed to refer to the “Base
Rent”, “additional rent” and “Rent”, respectively, as defined hereunder 

  

	 	(vii)	references in the Prime Lease to the “Term” shall be deemed to refer to the “Term” of this Sublease. 

 Notwithstanding the foregoing, the following provisions of the Prime Lease, Exhibits and Schedules annexed thereto are not incorporated
herein by reference and shall not, except as to definitions set forth therein, have any applicability to this Sublease: Articles/Sections: 1.1 (except, however, the definitions of “Land”, “Permitted Uses” and “Public
Liability Insurance” are incorporated herein), 1.2, 2.1, 2.4, 2.5, 2.6.1, 2.6.2, 2.7, III, 4.1.4, the third grammatical paragraph of 4.2, 4.3.3, 4.4, 5.8, 6.1, 6.2, 8.2, 8.5, 8.6, 8.14, 8.17, 8.18, 8.20, 9.1, the last grammatical paragraph of
9.2 and X; and Exhibits A, B, E, F, H, I and J. 
 Where reference is made in the following Sections to “Landlord”,
the same shall be deemed to refer only to “Prime Lessor”: Articles/Sections: 2.2, 2.3, 2.6.3, 2.6.4, IV, 5.3 and XI. 
 Where reference is made in the following Sections to “Landlord”, the same shall be deemed to refer to “Prime Lessor” and “Sublessor”: Articles/Sections: 5.7 and 5.10. 
 (b) Notwithstanding such incorporation by reference, Sublessee acknowledges that pursuant to the Prime Lease, certain services,
repairs, restorations, equipment and access to and for the Premises and insurance coverage of the Building are in fact to be provided by Prime Lessor and Sublessor shall have no obligation during the Term of this Sublease to provide any such
services, repairs, restorations, equipment, access or insurance coverage. Sublessee agrees to look solely to Prime Lessor for the furnishing of such services, repairs, restorations, equipment, access and insurance coverage. Sublessor shall cooperate
reasonably with Sublessee in obtaining for Sublessee’s benefit the performance by Prime Lessor of its obligations under the Prime Lease, but Sublessor shall in no event be liable to Sublessee, nor, except as otherwise expressly set forth in the
casualty or condemnation provisions of the Prime Lease, shall the obligations of Sublessee hereunder be impaired or the performance thereof excused because of any failure or delay on Prime Lessor’s part in furnishing such services, repairs,
restorations, equipment, access or insurance coverage. If Prime Lessor fails to provide to the any of the services described in the Prime Lease, and such failure or any other cause or circumstance (other than Sublessee’s act or default)
materially adversely interferes with Sublessee’s use and enjoyment of the Subleased Premises, then Sublessee shall be entitled to an adjustment of Rent to the extent that Sublessor receives an adjustment of rent under the Prime Lease.

 (c) Notwithstanding anything to the contrary contained in the Prime Lease, the time limits (the “Notice
Periods”) contained in the Prime Lease for the giving of notices, making of demands or performing of any act, condition or covenant on the part of the “Tenant” (including any grace periods set forth in Article VII of the Prime
Lease), thereunder, or for the exercise by the “Tenant”, thereunder of any right, remedy or option, are changed for the purposes of incorporation herein by reference by shortening the same in each instance by five (5) days (or by
three (3) days if the notice period is ten (10) days or less), so that in each instance Sublessee shall have five (5) (or three (3), as applicable) fewer days to observe or perform hereunder than Sublessor has as the
“Tenant” under the Prime Lease; provided, however, that if the Prime Lease allows a Notice Period of five (5) days or less, then Sublessee shall nevertheless be allowed the number of days equal to one-half of the number
of days in each Notice Period to give any such notices, make any such demands, perform any such acts, conditions or covenants or exercise any such rights, remedies or options; provided, further, that if one-half of the number of days in the Notice
Period is not a whole number, Sublessee shall be allowed the number of days equal to one-half of the number of days in the Notice Period rounded up to the next whole number. 
  

 9 

 (d) Notwithstanding anything to the contrary contained in this Sublease (including,
without limitation, the provisions of the Prime Lease incorporated herein by reference), Sublessor makes no representations or warranties whatsoever with respect to the Subleased Premises, this Sublease, the Prime Lease or any other matter, either
express or implied, except as expressly set forth herein, and except that Sublessor represents and warrants, as of the date of execution hereof, (i) that it is the holder of the interest of the “Tenant” under the Prime Lease and said
interest is not the subject of any lien, assignment, conflicting sublease, or other hypothecation or pledge; (ii) that the Prime Lease is in full force and effect, unmodified and constitutes the entire agreement between the Prime Lessor and
Sublessor in respect of the Subleased Premises; (iii) that no notices of default have been served on Sublessor under the Prime Lease which have not been cured; (iv) that Sublessor shall send Sublessee copies of any notices of default that
may be served on Sublessor under the Prime Lease within three (3) business days of receiving the same; (v) that Sublessor shall not voluntarily surrender the Subleased Premises or terminate the Prime Lease during the Term of the Sublease,
except as provided in Paragraph 21 hereof; and (vi) to the best of Sublessor’s knowledge, neither Sublessor nor Prime Lessor is in default under the Prime Lease. 
 11. Certain Services and Rights. Except to the extent otherwise expressly provided herein, the only services or rights to
which the Sublessee is entitled hereunder, including without limitation rights relating to the repair, maintenance and restoration of the Subleased Premises, are those services and rights to which Sublessor is entitled under the Prime Lease.
Sublessee acknowledges and agrees that Sublessor shall have no obligation to furnish any services whatsoever to Sublessee, any such obligation being that of the Prime Lessor under the Prime Lease, and that, as set forth in Paragraph 11(b)
hereof, the sole obligation of Sublessor hereunder with respect to such services is to cooperate reasonably with Sublessee to obtain Prime Lessor’s performance. 
 12. Compliance with Prime Lease. Sublessee shall neither do nor permit anything to be done which would cause the Prime Lease to be terminated or forfeited by reason of any right of
termination or forfeiture reserved or vested in Prime Lessor under the Prime Lease, and Sublessee shall defend, indemnify and hold Sublessor harmless from and against any and all liability, claims, suits, demands, judgments, costs, losses, interest
and expenses (including, without being limited to, reasonable attorneys’ fees and expenses) of any kind whatsoever by reason of any breach or default on the part of Sublessee by reason of which the Prime Lease may be terminated or forfeited.
Sublessee covenants and agrees that Sublessee will not do anything which would constitute a default under the provisions of the Prime Lease or omit to do anything which Sublessee is obligated to do under the terms of this Sublease, that would
constitute a default under the Prime Lease. Sublessor covenants and agrees that Sublessor will not do anything which would constitute a default (beyond any applicable grace or cure period under the Prime Lease) under the provisions of the Prime
Lease or omit to do anything which Sublessor is obligated to do under the terms of this Sublease (beyond any applicable grace or cure period), which omission would constitute a default under the Prime Lease nor shall Sublessor voluntarily surrender
or terminate the Prime Lease (except pursuant to the express provisions thereof or Paragraph 21 hereof), nor shall Sublessor agree to modify or amend the Prime Lease in any way that will reduce the rights or increase the obligations of
Sublessee under this Sublease. 
 13. Default. In the event that Sublessee shall default in any of its
obligations hereunder beyond applicable cure periods, including any default of the nature described in the Prime Lease beyond applicable cure periods, Sublessor shall have available to it all of the rights and remedies available to Prime Lessor
under the Prime Lease, including without limitation Article VII thereof as and to the extent incorporated herein by reference, as though Sublessor were the “Landlord” thereunder and Sublessee the “Tenant” thereunder.
Sublessee further agrees to reimburse Sublessor for all actual and out-of-pocket costs and expenses, including reasonable attorneys’ fees, incurred by Sublessor in asserting or enforcing its rights hereunder against Sublessee or any other
party. 
  

 10 

 14. Brokerage. Sublessee and Sublessor represent that they have not dealt
with any broker in connection with this Sublease other than CB Richard Ellis/Whittier Partners and Richards Barry Joyce & Partners (the “Brokers”). Each party agrees to indemnify and hold harmless the other from and against any
and liability, claims, suits, demands, judgments, costs, losses, interest and expenses (including, without being limited to, reasonable attorneys’ fees and expenses) which the indemnified party may be subject to or suffer by reason of any claim
made by any person, firm or corporation other than the Brokers for any commission, expense or other compensation as a result of the execution and delivery of this Sublease, which is based on alleged conversations or negotiations by said person, firm
or corporation with the indemnifying party. Sublessor shall pay the Brokers the brokerage commission, or other compensation due the Brokers in connection with this Sublease under separate agreements between and among Sublessor and Brokers and shall
indemnify and hold Sublessee harmless from and against any and all liability, claims, suits, demands, judgments, costs, losses, interest and expenses (including, without being limited to, reasonable attorneys’ fees and expenses) which Sublessee
may be subject to or suffer by reason of any claim made by the Brokers for any commission, fee or other compensation as a result of the execution and delivery of this Sublease, other than a claim based upon any agreement with Sublessee or
Sublessee’s agents, representatives or employees. 
 15. Security Deposit. On the date of execution of
this Sublease by Sublessee, Sublessee at its sole cost and expense shall deliver to Sublessor, in a form and from a financial institution acceptable to Sublessor, an irrevocable, unconditional standby letter of credit in the amount of $36,667.00
(the “Letter of Credit”), as security for the full and faithful performance and observance by Sublessee of Sublessee’s covenants and obligations under this Sublease (the “Security Deposit”). Sublessee shall be solely
responsible for all costs and expenses of obtaining, amending, renewing, replacing and/or transferring such Letter of Credit. The Letter of Credit shall have an expiration date not earlier than thirty (30) days following the expiration of the
Term of this Sublease. Upon the occurrence of an Event of Default, including, but not limited to, the non-payment of Rent specified in Paragraph 4 hereof, Sublessor may, without giving notice to Sublessee, draw upon the Letter of Credit to the
extent required for the payment of any Rent or any other sums as to which Sublessee is in default or for any sum which Sublessor may expend or may be required to expend by reason of Sublessee’s default in respect of any of the terms, covenants
and conditions of this Sublease, including, but not limited to, any damages or deficiency in the reletting of all or any portion of the Premises, whether such damages or deficiency accrue before or after summary proceedings or other re-entry by
Sublessor. If Sublessor draws upon the Letter of Credit to cure any default, Sublessee shall cause the Letter of Credit to be restored to its original amount and failure to do so within ten (10) days after receiving written notice from
Sublessor shall be deemed an Event of Default hereunder. Sublessee understands that its potential liability under this Sublease is not limited to the amount of the Security Deposit. Use of said Security Deposit by Sublessor shall not constitute a
waiver, but is in addition to other remedies to Sublessor under this Sublease and under law. In the event of any transfer of Sublessor’s interest in the Premises, Sublessor shall either return the Security Deposit to Sublessee or assign its
interest in the Security Deposit to the transferee or assignee and Sublessor shall thereupon be released by Sublessee from all liability for the return or payment thereof; and Sublessee shall look solely to the new sublessor for the return or
payment of the same; and the provisions hereof shall apply to every transfer or assignment made of the same to a new sublessor. Sublessee shall not assign or encumber or attempt to assign or encumber the Security Deposit and neither Sublessor nor
its successors or assigns shall be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. 
 16. Notices. All notices, consents, approvals, demands, bills, statements and requests which are required or desired to be given by either party to the other hereunder shall be in writing and shall be governed by
Section 8.3 of the Prime Lease as incorporated herein by reference, except that the mailing addresses for Sublessor and Sublessee shall initially be those first set forth above, and after the Commencement Date, to Sublessee at the Subleased
Premises, with a copy to William T. Whelan, Esquire, Mintz, Levin, Cohn, Ferris, Glovsky & Popeo, P.C., One Financial Center, Boston, Massachusetts 02111. Communications and payments to the Prime Lessor shall be given in accordance with,
and subject to, Section 8.3 of the Prime Lease. 
  

 11 

 17. Interpretation. This Sublease shall be construed without regard to any
presumption or other rule requiring construction against the party causing this Sublease to be drafted. Each covenant, agreement, obligation or other provision of this Sublease shall be deemed and construed as a separate and independent covenant of
the party bound by, undertaking or making the same, which covenant, agreement, obligation or other provision shall be construed and interpreted in the context of the Sublease as a whole. All terms and words used in this Sublease, regardless of the
number or gender in which they are used, shall be deemed to include any other number and any other gender as the context may require. The word “person” as used in this Sublease shall mean a natural person or persons, a partnership, a
corporation or any other form of business or legal association or entity. Terms used herein and not defined shall have the meaning set forth in the Prime Lease. 
 18. Fire or Casualty; Eminent Domain. In the event the Subleased Premises (or access thereto or systems serving the same) are subjected to a fire or other casualty or to a taking by
eminent domain that interferes with the use and enjoyment by Sublessee of a material portion of the Subleased Premises, Sublessee shall be entitled to an equitable adjustment of Rent until tenantable occupancy is restored. At any time that such
interference has not been remedied and tenantable occupancy restored after ninety (90) days from the date such interference was first experienced, Sublessee may, by notice to Sublessor, terminate this Sublease. In the event of any taking of the
Subleased Premises, Sublessee assigns to Prime Lessor any right Sublessee may have to any damages or award, except that Sublessee shall be entitled to any award made on account of Sublessee’s personal property or for Sublessee’s moving
expenses. Sublessee shall not make claims against Sublessor, Prime Lessor or the condemning authority for damages. 
 19. Signage. Subject to the consent of Prime Lessor as required under the Prime Lease, if any, Sublessee has the right, at its sole cost and expense, to install signage (i) consistent with Sublessor’s signage and
that of any other subtenants on the Building lobby directory and on the first and third floor entrances to the Subleased Premises and (ii) on a portion of Sublessor’s space on the monument sign equal in size to its pro rata share of the
Premises. 
 20. Right to Cure Sublessee’s Defaults. (a) If Sublessee shall at any time fail to make
any payment or perform any other obligation of Sublessee hereunder after any applicable notice and cure periods, then Sublessor shall have the right, but not the obligation, after notice to Sublessee, or without notice to Sublessee in the case of
any emergency, and without waiving or releasing Sublessee from any obligations of Sublessee hereunder, to make such payment or perform such other obligation of Sublessee in such manner and to such extent as Sublessor shall deem necessary, and in
exercising any such right, to pay any incidental costs and expenses, employ attorneys, and incur and pay reasonable attorneys’ fees. Sublessee shall pay to Sublessor upon demand as additional rent all sums so paid by Sublessor and all
incidental costs and expenses of Sublessor in connection therewith, together with interest thereon at an annual rate equal to the rate four percent (4%) above the base rate or prime rate then reported in the Wall Street Journal, or the
maximum rate permitted by law. Such interest shall be payable with respect to the period commencing on the date such expenditures are made by Sublessor and ending on the date such amounts are repaid by Sublessee. The provisions of this Paragraph
shall survive the Expiration Date or the sooner termination of this Sublease. 
 (b) If (i) Sublessor fails to perform
any of its obligations under the Prime Lease (other than by reason of Sublessee’s acts or omissions or events of a nature beyond Sublessor’s reasonable control) and the Prime Lessor has given a notice of default with respect thereto, which
failure has not been cured within the applicable grace and cure periods under the Prime Lease; (ii) Sublessee is not in default under this Sublease beyond any applicable notice and/or cure period; (iii) such default by Sublessor does not
arise out of the acts or omissions of Sublessee, its agents, contractors, employees,

  

 12 

 
sublessees or licensees; (iv) Sublessee notifies Sublessor after the expiration of the applicable grace and cure periods under the Prime Lease of such failure and of Sublessee’s
intention to cure same, which notice shall specify that such notice is being given in accordance with this Paragraph 20(b); and (v) such failure continues for not less than ten (10) business days from the date Sublessor receives such
notice from Sublessee, then at Sublessee’s election (if Sublessee elects to exercise its cure rights hereunder), Sublessee may take such actions as may be reasonably necessary to cure such failure and Sublessor shall reimburse Sublessee for the
reasonable out-of-pocket costs incurred by Sublessee in performing same within thirty (30) days after receipt by Sublessor of a written statement from Sublessee as to the amount of such costs. 
 21. Termination of Prior Leases. If for any reason the term of the Prime Lease shall terminate prior to the Expiration
Date, this Sublease shall thereupon automatically terminate as to the premises demised under the Prime Lease and Sublessor shall not be liable to Sublessee by reason thereof; provided, however, that Sublessor agrees that so long as
Sublessee is not in default hereunder, Sublessor shall not voluntarily surrender or terminate the Prime Lease, except in accordance with rights expressly reserved to Sublessor under Article VI of the Prime Lease in the event of a taking or
casualty. Notwithstanding the foregoing, if the Prime Lease gives Sublessor any right to terminate the Prime Lease in the event of the partial or total damage, destruction, or condemnation of the Subleased Premises or the Building, the exercise of
such right by Sublessor shall not constitute a default or breach hereunder. 
 Upon the expiration or termination of this
Sublease, whether by forfeiture, lapse of time or otherwise, or upon the termination of Sublessee’s right of possession, Sublessee shall (i) remove and restore any and all signage it may have installed and such alterations, installations,
additions and improvements as Sublessor may have specified at the time Sublessor consented to the same and (ii) at once surrender and deliver the Subleased Premises in the condition and repair required by, and in accordance with the provisions
of, this Sublease and the Prime Lease, including without limitation Section 5.10 of the Prime Lease as incorporated herein by reference. If Sublessee shall fail to remove any of Sublessee’s property from the Subleased Premises, such
property shall be deemed abandoned, and Sublessor is hereby authorized, without liability to Sublessee for loss or damage thereto, at the sole risk of Sublessee, to (a) remove and store such property at Sublessee’s expense; (b) retain
such property, in which case all right, title and interest therein shall accrue to Sublessor; or, (c) sell such property and retain the proceeds from such sale, or otherwise dispose or destroy such property. 
 22. Consents and Approvals. All references in this Sublease to the consent or approval of Prime Lessor and/or Sublessor
shall be deemed to mean the written consent or approval of Prime Lessor and/or Sublessor, as the case may be, and no such consent or approval of Prime Lessor and/or Sublessor, as the case may be, shall be effective for any purpose unless such
consent or approval is set forth in a written instrument executed by Prime Lessor and/or Sublessor, as the case may be. In all provisions requiring the approval or consent of Sublessor (whether pursuant to the express terms of this Sublease or the
terms of the Prime Lease incorporated herein), Sublessee shall be required to obtain the approval or consent of Prime Lessor and then to obtain like approval or consent of Sublessor. If Sublessor is required or has determined to give its consent or
approval to a matter as to which consent or approval has been requested by Sublessee, Sublessor shall cooperate reasonably with Sublessee in endeavoring to obtain any required Prime Lessor’s consent or approval upon and subject to the following
terms and conditions: (i) Sublessee shall reimburse Sublessor for any reasonable out-of-pocket costs incurred by Sublessor in connection with seeking such consent or approval, except with respect to the “Consent” (as hereinafter
defined) to this Sublease and any amendments to this Sublease (ii) Sublessor shall not be required to make any payments to Prime Lessor or to enter into any agreements or to modify the Prime Lease, or this Sublease in order to obtain any such
consent or approval, (iii) if Sublessee agrees or is otherwise obligated to make any payments to Sublessor, or Prime Lessor in connection with such request for such consent or approval, Sublessee shall have made

  

 13 

 
arrangements satisfactory to Sublessor for such payments and (iv) Sublessee shall indemnify and hold Sublessor harmless from and against all liability, claims, suits, demands, judgments,
costs, losses, interest and expenses (including, without being limited to, reasonable attorneys’ fees and expenses) Sublessor shall suffer or incur in connection with seeking such consent or approval. Nothing contained in this Article shall be
deemed to require Sublessor to give any consent or approval simply because Prime Lessor has given such consent or approval and, unless provision to the contrary is expressly made herein, Sublessor’s consent may be withheld at its sole election.
Notwithstanding anything to the contrary contained in this Sublease, Sublessee shall not be required to reimburse Sublessor or Prime Lessor for any costs incurred by either of them in connection with seeking the Consent as hereinafter defined.
Except as expressly provided for herein, all references in this Sublease to the consent or approval of Sublessor shall be deemed to mean consent not to be unreasonably withheld, delayed or conditioned. 
 23. No Privity of Estate. Nothing contained in this Sublease shall be construed to create privity of estate or of contract
between Sublessee and Prime Lessor and Prime Lessor is not obligated to recognize or to provide for the non-disturbance of the rights of Sublessee hereunder. 
 24. Successors and Assigns. The provisions of this Sublease, except as herein otherwise specifically provided, shall extend to bind and inure to the benefit of the parties hereto and
their respective personal representatives, heirs, successors and permitted assigns. 
 25. Waiver of Jury Trial and
Right to Counterclaim. The parties hereto hereby waive any rights which they may have to trial by jury in any summary action or other action, proceeding or counterclaim arising out of or in any way connected with this Sublease, the
relationship of Sublessor and Sublessee, the Subleased Premises and the use and occupancy thereof, and any claim for injury or damages. Sublessee also hereby waives all right to assert or interpose a counterclaim in any summary proceeding or other
action or proceeding to recover or obtain possession of the Subleased Premises. The parties hereto hereby waive any rights which they may have to trial by jury in any summary action or other action, proceeding or counterclaim arising out of or in
any way connected with this Sublease, the relationship of Sublessor and Sublessee, the Subleased Premises and the use and occupancy thereof, and any claim for injury or damages. Sublessee also hereby waives all right to assert or interpose a
counterclaim (other than mandatory or compulsory counterclaims) in any summary proceeding or other action or proceeding to recover or obtain possession of the Subleased Premises. 
 26. Estoppel Certificates. Sublessee shall, within ten (10) business days after each and every request by Sublessor,
execute, acknowledge and deliver to Sublessor or any party reasonably designated by Sublessor, without cost or expense to Sublessor, a statement in writing (a) certifying that this Sublease is unmodified and, to the best knowledge of Sublessee,
is in full force and effect (or if there have been modifications, that the same is in full force and effect as modified, and stating such modifications); (b) specifying the dates to which Base Rent, additional and electricity charges have been
paid; (c) stating whether or not, to the best knowledge of Sublessee, Sublessor is in default in the performance or observance of its obligations under this Sublease and, if so, specifying each such default; (d) stating whether or not, to
the best knowledge of Sublessee, any event has occurred which, with the giving of notice or passage of time, or both, would constitute a default by Sublessor under this Sublease, and, if so, specifying each such default; (e) stating whether or
not, to the best knowledge of Sublessee, any event has occurred which, with the giving of notice or passage of time, or both, would constitute a default by Prime Lessor under the Prime Lease with respect to the Subleased Premises, and, if so,
specifying such event; (f) describing all notices of default submitted by Sublessee to Sublessor and Prime Lessor with respect to this Sublease, or the Prime Lease from and after the date hereof; and (g) containing such other information
with respect to the Subleased Premises or this Sublease as Sublessor shall reasonably request. Sublessee hereby acknowledges and agrees that any such statement delivered pursuant to this Paragraph may be relied upon by any prospective assignee,
transferee or mortgagee of the leasehold estate of Sublessor under the Prime Lease. 
  

 14 

 Sublessor shall, within ten (10) business days after each and every request by
Sublessee, execute, acknowledge and deliver to Sublessee or any party reasonably designated by Sublessee, without cost or expense to Sublessee, a statement in writing (a) certifying that this Sublease is unmodified and, to the best knowledge of
Sublessor, is in full force and effect (or if there have been modifications, that the same is in full force and effect as modified, and stating such modifications); (b) specifying the dates to which Base Rent, additional and electricity charges
have been paid; (c) stating whether or not, to the best knowledge of Sublessor, Sublessee is in default in the performance or observance of its obligations under this Sublease and, if so, specifying each such default; (d) stating whether
or not, to the best knowledge of Sublessor, any event has occurred which, with the giving of notice or passage of time, or both, would constitute a default by Sublessee under this Sublease, and, if so, specifying each such default; (e) stating
whether or not, to the best knowledge of Sublessor, any event has occurred which, with the giving of notice or passage of time, or both, would constitute a default by Prime Lessor under the Prime Lease with respect to the Subleased Premises, and, if
so, specifying such event; (f) describing all notices of default submitted by Sublessor to Sublessee and Prime Lessor with respect to this Sublease, or the Prime Lease from and after the date hereof; and (g) containing such other
information with respect to the Subleased Premises or this Sublease as Sublessee shall reasonably request. Sublessor hereby acknowledges and agrees that any such statement delivered pursuant to this Paragraph may be relied upon by any prospective
assignee, transferee or mortgagee of the leasehold estate of Sublessee under the Sublease. 
 27. Consent of Prime
Lessor. This Sublease is subject to the approval and consent of Prime Lessor, which Sublessor agrees to use all reasonable efforts to obtain. This Sublease shall not become effective unless and until a written approval and consent (the
“Consent”) is executed and delivered by the Prime Lessor, which Consent shall consent to this Sublease. After the Sublessor receives the Consent from the Prime Lessor, Sublessor agrees to promptly deliver a fully-executed original of the
Consent to Sublessee. The effectiveness of this Sublease is subject to and conditional upon the receipt by Sublessor and Sublessee of the Consent. To the extent that Sublessor has not already done so, upon execution of this Sublease by Sublessee,
Sublessor will promptly apply to the Prime Lessor for the Consent and Sublessor will promptly inform Sublessee as to receipt of the Consent (if and when it is received) and deliver to Sublessee a copy of the same. If a fully executed original of the
Consent is not delivered to the Sublessee by May 1, 2005, Sublessee shall have the right to terminate this Sublease by promptly sending notice of termination to Sublessor. 
 28. Limitation of Liability. No director, officer, shareholder, employee, adviser or agent of Sublessor shall be personally
liable in any manner or to any extent under or in connection with this Sublease. In no event shall Sublessor or Sublessee or any of their respective directors, officers, shareholders, employees, advisers or agents be responsible for any
consequential, indirect, punitive or special damages or interruption or loss of business, income or profits, or claims for constructive eviction, nor shall Sublessor or Sublessee be liable for loss of or damage to artwork, securities or other
valuables, or for other property not in the nature of ordinary fixtures, furnishings and equipment used in general administrative office activities. 
 29. (Intentionally omitted)
 30. Option to Expand. Sublessee
shall have the right of first negotiation to sublease any additional space on the third floor of the Building (the “Expansion Space”) that “becomes available” during the Term of this Sublease upon and subject to the terms of this
Sublease. Space shall be deemed to “become available” when Sublessor ceases to occupy the same or the sublease for the then current occupant of the space expires or is otherwise terminated and in either case Sublessor determines to offer
some or all thereof on the open market for sublease. Space shall not be deemed to “become available” if the space is: (i) released to the then current tenant of the space by renewal, extension or renegotiation, (ii) subject to a
specific expansion right of another subtenant in the Building existing as of the Commencement Date or subsequently entered into in compliance with this Paragraph 30, or

  

 15 

 
(iii) not leased to a subtenant as of the date of this Sublease (until that space is leased, and then subsequently becomes available). Sublessor agrees that it will not offer any space on
the third floor of the Building that has “become available” without first complying with the terms of this Paragraph 30 unless and until this Sublease has terminated or expired in accordance with the provisions hereof. When any space
on the third floor of the Building becomes available, Sublessor shall give Sublessee not less than thirty (30) days’ prior written notice, which notice shall identify the Expansion Space and the anticipated date the Expansion Space will be
available for Sublessee’s occupancy as set forth in this Sublease. Sublessee shall then have thirty (30) days to negotiate an agreement with Sublessor on the rent and other business terms with respect to the Expansion Space. If Sublessor
and Sublessee reach an agreement with respect to the Expansion Space, (a) the Expansion Space will be deemed a part of the Subleased Premises and all of the terms and conditions of this Sublease shall apply to such Expansion Space, excluding
the agreed upon business terms for the Expansion Space, (b) the commencement date of the Sublease with respect to the Expansion Space shall be the later of (i) thirty (30) days after Sublessor’s initial notice to Sublessee
notifying Sublessee that space on the third floor of the Building has become available or (ii) the date the Expansion Space is vacated (the “Effective Date”), and (c) the Security Deposit will increase in proportion to the
increase in Rent and Sublessee shall provide Sublessor with a replacement letter of credit in the new amount of the Security Deposit prior to the Effective Date. The rights of Sublessee under this Paragraph 30 shall be subject to the following
conditions: (x) that at the time Sublessee exercises its rights hereunder (i) the Prime Lease is in full force and effect; (ii) this Sublease is in full force and effect without default on the part of Sublessee hereunder; and
(iii) the Sublessee originally named hereunder shall be in actual occupancy of 100% of the Subleased Premises; and (y) prior to the Effective Date Sublessee shall deliver to Sublessor a replacement letter of credit in the new amount of the
Security Deposit. If Sublessor and Sublessee do not reach an agreement within thirty (30) days after the Expansion Space “becomes available”, Sublessor shall have the right to sublease the subject Expansion Space to a third party on
any terms Sublessor deems appropriate, to reoccupy the Expansion Space or to leave the Expansion Space vacant. 
 31. Termination Right. During the Term, if Sublessor is unable to accommodate Sublessee’s expansion needs within the Building, if any, with space that is adjacent to or in close proximity to the Subleased Premises and
subject to Sublessee’s reasonable approval or if Sublessor and Sublessee fail to reach agreement after Sublessor notifies Sublessee that certain Expansion Space has become available, then Sublessee shall have a one time right to terminate this
Sublease on the date that is twenty-seven (27) months after the Commencement Date (the “Early Termination Date”), provided that Sublessee provides Sublessor with written notice given at least six (6) months prior to the Early
Termination Date. If the Sublessee elects to terminate this Sublease in accordance with this Paragraph 31, Sublessee shall pay to Sublessor on or before the Early Termination Date an amount equal to all unamortized transactions costs (including
reasonable attorneys’ fees, brokerage commissions and the cost of Sublessor’s Work, but excluding the free rent) with respect to this Sublease plus one month’s Rent, which amount shall not exceed $70,000.00. Sublessor shall, within
sixty (60) days following the Commencement Date hereof, deliver a statement to Sublessee certifying to Sublessee all actual out-of-pocket transaction costs relating to this Sublease. In the event of such election by Sublessee, this Sublease
shall terminate on the Early Termination Date as if the Early Termination Date were the Expiration Date hereof. 
 32. Hazardous Materials. Sublessee shall not cause or permit any hazardous or toxic wastes, hazardous or toxic substances or hazardous or toxic materials (collectively, “Hazardous Materials”) to be used,
generated, stored or disposed of on, under or about, or transported to or from, the Subleased Premises (collectively, “Hazardous Materials Activities”), except in compliance with all applicable Regulations and the Prime Lease,
provided that Sublessee provides Sublessor with prior notification of such Hazardous Materials before using, storing or disposing of the same in, on, under or about the Subleased Premises. If Sublessor consents to any such Hazardous Materials
Activities, the Sublessee shall conduct them in compliance (at Sublessee’s expense) with all applicable Regulations, as

  

 16 

 
hereinafter defined, and use all necessary and appropriate precautions to prevent any spill, discharge, release or exposure to persons or property. Sublessor shall not be liable to Sublessee for
any loss, cost, expense, claim, damage or liability arising out of any Hazardous Materials Activities by Sublessee, Sublessee’s employees, agents, contractors, licensees, customers or invitees, whether or not consented to by the Sublessor. For
purposes hereof, Hazardous Materials shall include, but not be limited to, (i) substances defined as “hazardous substances”, “toxic substances”, or “hazardous wastes” in (a) the federal
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, (b) the federal Hazardous Materials Transportation Act, as amended, (c) the federal Resource Conservation and Recovery Act, as amended
(“RCRA”); (ii) those substances defined as “hazardous wastes” in the Massachusetts Hazardous Waste Facility Siting Act, as amended (Massachusetts General Laws Chapter 21D); (iii) those substances defined
as “hazardous materials” or “oil” in Massachusetts General Laws Chapter 21E, as amended; (iv) those substances regulated by any other federal, state, county, municipal or local laws relating to the environment
or health and human safety (whether now existing or hereinafter enacted or promulgated); and (v) such substances as are defined in any regulations adopted and publications promulgated pursuant to any of said laws (collectively,
“Regulations”). Sublessor hereby consents to Sublessee’s use of the Hazardous Materials listed on Exhibit E attached hereto and to normal quantities of cleaning fluid and office supplies which may constitute
Hazardous Materials but which are customarily present in premises devoted to office use, provided that such use is in compliance with all Regulations and shall be subject to all of the other provisions of this Paragraph 32, except that
Sublessee shall not be required to provide Sublessor with the aforesaid list of the types and quantities of such cleaning fluids and office supplies. Sublessee shall also provide Sublessor with a copy of any Hazardous Materials inventory statement
required by any applicable Regulations, and any update filed in accordance with any applicable Regulations. If Sublessee’s activities violate or create a risk of violation of any Regulations or cause a spill, discharge, release or exposure to
any persons or property, Sublessee shall cease such activities immediately upon notice from Sublessor. Sublessee shall immediately notify Sublessor both by telephone and in writing of any spill, discharge, release or exposure of Hazardous Materials
in or about the Subleased Premises or of any condition in or about the Subleased Premises constituting an “imminent hazard” under any Regulations. After giving reasonable notice, except in the event of an emergency, Sublessor and
Sublessor’s representatives and employees may enter the Subleased Premises when accompanied by a representative of Sublessee at any time during the Term to inspect Sublessee’s compliance herewith, and may disclose any spill, discharge,
release, or exposure or any violation of any Regulations to any governmental agency with jurisdiction. 
 Sublessee hereby
agrees to defend, indemnify and hold harmless Sublessor, its directors, partners, employees, agents, contractors, subcontractors, licensees, invitees, successors and assigns from and against any and all liability, claims, suits, demands, judgments,
costs, losses, interest and expenses (including, without being limited to, reasonable attorneys’ fees and expenses incurred in the investigation, defense and settlement of claims or remediation of contamination) incurred by such indemnified
parties as a result of or in connection with Sublessee’s use of Hazardous Materials (except for Hazardous Materials or Wastes existing at the Subleased Premises prior to the date of this Sublease) or as a result of or in connection with
activities prohibited under this Paragraph 32. Sublessee shall bear, pay and discharge, as and when the same become due and payable, any and all such judgments or claims for damages, penalties or otherwise against such indemnified parties,
shall hold such indemnified parties harmless against all claims, losses, damages, liabilities, costs and expenses, and shall assume the burden and expense of defending all suits, administrative proceedings, and negotiations of any description with
any and all persons, political subdivisions or government agencies arising out of any of the occurrences set forth in this Paragraph 32. 
  

 17 

 IN WITNESS WHEREOF, Sublessor and Sublessee have executed this Sublease as a sealed
instrument as of the date first written above. 
  

			
	 GPC Biotech, Inc.,
     (Sublessor)

		
	By:	 	/s/ SEBASTIAN MEIER-EWERT
		 	 Name: Sebastian Meier-Ewert
 Title: SVP, CSO & COO

	
	 BG Medicine, Inc.,
     (Sublessee)

		
	By:	 	/s/ PIETER MUNTENDAM
		 	 Name: Pieter Muntendam
 Title: President

  

 18 

 EXHIBIT A 
 PRIME LEASE 

 Exhibit A 
 HOBBS BROOK OFFICE PARK 
 610 Lincoln Street 
 Waltham, Massachusetts 
 OFFICE LEASE 
 GPC Biotech Inc., as Tenant 

 HOBBS BROOK OFFICE PARK 
 Waltham, Massachusetts 
 LEASE dated March 26,
2001 
 ARTICLE I 
 REFERENCE DATA 
 1.1 SUBJECTS REFERRED TO
 Each reference in this Lease to any of the following subjects shall be construed to incorporate the data stated for that subject in this
Article. 
  

			
	 LANDLORD:
	  	610 Lincoln LLC
		
	 LANDLORD’S ADDRESS:
	  	 P. O. Box 549249
 Waltham,
Massachusetts 02454
 Attention: Real Estate Manager

		
	 TENANT:
	  	GPC Biotech Inc., a Delaware corporation
		
	 TENANT’S ORIGINAL ADDRESS:
	  	 One Kendall Square, Building 600
 Cambridge, Massachusetts 02139

		
	 TENANT PLAN DELIVERY DATE:
	  	On or before the date thirty (30) days after the date of execution of this Lease
		
	 ESTIMATED DELIVERY DATES:
	  	
		
	 PREMISES A:
	  	April 20, 2001
		
	 PREMISES B:
	  	September 1, 2002
		
	 TERM COMMENCEMENT DATE:
	  	The date of Delivery of Premises A
		
	 TERM EXPIRATION DATE:
	  	Last day of the tenth (10th) Lease Year
		
	 TERM:
	  	From the Term Commencement Date to the Term Expiration Date
		
	 ANNUAL FIXED RENT:
	  	From the Premises A Rent Commencement Date through the last day of the third Lease Year:
                 per square foot of Rentable Floor Area of the applicable Premises, provided that Annual Fixed Rent for Premises B shall not commence until the Area
B Rent Commencement Date;
		
		  	                 per square foot of Rentable Floor Area of the Premises for Lease Years
4-7;
		
		  	                 per square foot of Rentable Floor Area of the Premises for Lease Years
8-10.
		
	 RENT COMMENCEMENT DATES:
	  	
		
	 PREMISES A:
	  	Delivery Date of Premises A
		
	 PREMISES B:
	  	Delivery Date of Premises B

  

 1 

			
	 LEASE YEAR:
	  	The first Lease Year of the Term shall commence on the Rent Commencement Date for Premises A and end on the last day of the month in which the first (1st) anniversary of the Rent
Commencement Date for Premises A shall occur (unless the Rent Commencement Date shall occur on the first day of a month, in which case the first Lease Year shall end on the day before the first (1st) anniversary of the Rent Commencement Date).
Subsequent Lease Years shall commence on the day after the last day of the first Lease Year or an anniversary thereof, and shall end on an anniversary of the last day of the first Lease Year.
		
	 SECURITY DEPOSIT:
	  	Letter of Credit in the initial amount of          subject to reduction as set forth in Section 8.18
		
	 LAND:
	  	The land upon which the Building is situated including parking areas, garages, drives, walks, landscaped areas and other common areas serving the Building.
		
	 BUILDING:
	  	The entire building known and numbered as 610 Lincoln Street, Waltham, Massachusetts and all improvements on the Land but excluding any parking garage.
		
	 TOTAL RENTABLE FLOOR AREA OF BUILDING:
	  	85,430 square feet.
		
	 PREMISES:
	  	The space delineated on Exhibit A.
		
	 RENTABLE FLOOR AREA OF PREMISES:
	  	
		
	 PREMISES A:
	  	37,290 square feet of Rentable Floor Area consisting of a portion of the first floor and the entire second floor of the Building
		
	 PREMISES B:
	  	48,140 square feet of Rentable Floor Area consisting of the balance of the first floor and the entire third floor of the Building
		
	 TOTAL PREMISES RENTABLE FLOOR AREA:
	  	85,430 square feet of Rentable Floor Area.
		
	 PERMITTED USES:
	  	General office uses including laboratory use for research and development purposes, subject to compliance by Tenant with all applicable laws and permitting requirements

		
	 PUBLIC LIABILITY INSURANCE:
	  	$5,000,000.00
		
	 BROKER:
	  	R.M. Bradley & Co., Inc. and Insignia/ESG
		
	 TENANT’S AUTHORIZED REPRESENTATIVE:
	  	James E. Melanson

  

 2 

 1.2 EXHIBITS
 The following is a list of Exhibits attached to this Lease. 
 Exhibit A: Plan of Premises. 
 Exhibit B: Intentionally deleted. 
 Exhibit C: Legal Holidays.

 Exhibit D: Landlord’s Cleaning Specifications. 
 Exhibit E: Lessee Estoppel. 
 Exhibit F: Non-disturbance and Attornment Agreement. 
 Exhibit G:
Rules and Regulations. 
 Exhibit H: Tenant’s Personal Property. 
 Exhibit I: Statement of Landlord’s Operating Expenses and Landlord’s Taxes for the Calendar Year 1999. 

Exhibit J: Combined Tenant Estoppel and Subordination, Non-Disturbance and Attornment Agreement. 
 ARTICLE II 
 PREMISES; TERM; RENT; OPERATING 
 EXPENSES; AND ELECTRICITY 
 2.1 PREMISES AND EXCLUSIONS 
 Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises. The Premises shall be delivered in two phases. The Premises shall initially consist of Premises A, as shown as Exhibit
A, until the Premises B Rent Commencement Date. From and after the Premises B Rent Commencement Date, Premises B shall be added to and included in the Premises, and the Premises thereafter shall consist of the entire Building. Until the Delivery
Date for Premises B, the Premises exclude common areas and facilities of the Building, including without limitation exterior faces of exterior walls, the common stairways and stairwells, entranceways and any lobby and courtyard areas, elevators and
elevator wells, fan rooms, electric and telephone closets, janitor closets, freight elevator vestibules, and pipes, ducts, conduits, wires and appurtenant fixtures serving other parts of the Building (exclusively or in common) and other common areas
and facilities. If the Premises include less than the entire rentable area of any floor, then the Premises also exclude the common corridors, elevator lobby and toilets located on such floor. Tenant shall have access to the Premises 24 hours per
day, 7 days per week, subject to Landlord’s security procedures. 
 This Lease is subject to all easements, restrictions,
agreements, and encumbrances of record to the extent in force and applicable. Subject to Tenant’s obtaining all necessary permits and approvals to operate the Premises for the Permitted Uses, to the knowledge of Landlord, such easements,
restrictions, agreements and encumbrances of record do not materially and adversely affect the use and occupancy of the Premises for general office purposes, and the Special Permit dated March 9, 1992 allows Tenant to operate the Premises for
the Permitted Uses. 
 With respect to any improvements or alterations proposed to be made to the Premises by Transform
Pharmaceuticals, Inc. or Alterex, Inc. (current occupants thereof) that (i) require the consent of Landlord and (ii) are requested after the date of this Lease, Landlord shall notify Tenant of said request and submit to Tenant
for review and approval any proposed plans or other materials submitted to Landlord. To the extent said proposed improvements or alterations are acceptable to Landlord, Landlord shall not grant its consent to said improvements or alterations until
Landlord first obtains Tenant’s consent thereto, subject, however, to Landlord’s obligations under its respective leases with Transform Pharmaceuticals, Inc. and Alterex, Inc. 
 2.2 APPURTENANT RIGHTS
 Tenant shall have, as appurtenant to the Premises, rights to use in common (subject to reasonable rules of general applicability to tenants and other users of the Building from time to time made by
Landlord of which Tenant is given notice): (a) the common lobbies, corridors, stairways, elevators and loading platform, and the pipes, ducts, conduits, wires and appurtenant meters and equipment serving the Premises in common with others;
(b) common driveways and walkways necessary for access to the Building; (c) if the Premises include less than the entire rentable floor area of any floor, the common toilets, corridors and elevator lobby on such floor and serving the
Premises; and (d) all other areas or facilities in the Building from time to time intended for general use by Tenant, other Building tenants, and Landlord; and (e) the right to parting as set forth in Article XI hereof. 
  

 3 

 2.3 RESERVATIONS
 Landlord reserves the right from time to time, without unreasonable (except in emergency) interruption of Tenant’s use: (a) to
install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building, or either, pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises or the Building so long as such
installation, maintenance, repair, replacement and relocation does not materially interfere with Tenant’s use of the Premises for the Permitted Use; and (b) to alter or relocate any other common facility, including without limitation any
lobby and courtyard areas so long as such alteration or relocation does not materially interfere with Tenant’s use of the Premises for the Permitted Use and does not substantially decrease the Rentable Floor Area of the Premises. Installations,
replacements and relocations referred to in clause (a) above shall be located as far as practicable in the central core area of the Building, above ceiling surfaces, below floor surfaces or within perimeter walls of the Premises. 
 2.4 TERM
 The Term Commencement Date shall be the Delivery Date of Premises A. The Delivery Date for Premises A shall be the date upon which Landlord delivers Premises A to Tenant in “broom clean” condition, of any occupants, with systems
and equipment serving the same in good and operational condition, which date is anticipated to occur on or before April 20, 2001. If there is a holding over or retention of possession of Premises A or any portion thereof, by any prior tenant or
occupant, or if Landlord shall otherwise be unable to deliver possession of Premises A due to causes beyond its reasonable control by September 30, 2001, Tenant may terminate this Lease for the entire Premises by notice delivered to Landlord within
thirty (30) days of such date, provided however that if Landlord delivers Premises A to Tenant within said thirty (30) days after receipt of Tenant’s notice of termination, the termination notice shall be deemed to be void and of no force or
effect. 
 The Delivery Date for Premises B shall be the date upon which Landlord delivers Premises B to Tenant in “broom
clean” condition, free of any occupants, with systems and equipment serving the same in good and operational condition, which date is anticipated to occur on September 1, 2002. If there is a holding over or retention of possession of Premises B
or any portion thereof, by any prior tenant or occupant, or if Landlord shall otherwise be unable to deliver possession of Premises B due to causes beyond its reasonable control, then Landlord shall not be subject to any liability for the failure or
delay in giving possession, but Annual Fixed Rent and Additional Rent shall be proportionately abated based on the area not delivered until the same is available for delivery to Tenant. Landlord hereby agrees to commerce and prosecute eviction
proceedings against any tenant or other occupant holding over in Premises B for more than forty (40) days following expiration of the prior leases. 
 Notwithstanding anything in the Lease to the contrary, the Delivery Date for Premises A and the Delivery Date for Premises B shall not occur until: 
 (i) Landlord has provided Tenant a statement of decommissioning certifying that the Premises comply with the regulations of the United
States Nuclear Regulatory Commission and/or the Radiation Control Program of the Massachusetts Department of Public Health, as evidenced by a letter from Landlord’s consultant confirming that the required close-out of radiation survey has been
completed and the Premises qualify for release under such applicable decommissioning regulations, and 
 (ii) (a) Landlord has
caused the Premises to be inspected by a qualified professional for the presence of any hazardous materials or substances, which professional shall prepare a written report setting forth such professional’s evaluation of whether any portion of
the Premises are contaminated (the “Contaminated Areas”) by any such hazardous materials or substances which require cleanup and/or remediation under applicable laws set forth in Section 5.2 (the “Baseline Assessment”), (b)
Landlord has delivered a copy of the Baseline Assessment to Tenant, (c) Landlord has caused to be performed at no cost to Tenant any cleanup and/or remedial measures recommended in the Baseline Assessment and (d) such cleanup and/or remedial
measures recommended by the Baseline Assessment have been completed to the reasonable satisfaction of Tenant. 
 Upon request by
Landlord, Tenant shall execute a memorandum or other documentation setting forth the Term Commencement Date and the Rent Commencement Dates for Premises A and Premises B, as determined hereunder by Landlord, which Landlord may, at its option, record
at the appropriate land records office. 
  

 4 

 2.4.1 EXTENSION OPTION. Tenant shall have the option to extend the Term for two
additional five-year extension terms (the “First Extension Term” and “Second Extension Term,” respectively; each an “Extension Term”) by notice given to Landlord at least twelve (12) months before the expiration of the
initial Term and the First Extension Term, if any. Tenant’s election shall be exercised, and Annual Fixed Rent for each Extension Term determined, as set forth below. If Tenant fails timely to exercise its option for the First Extension Term,
Tenant shall have no further extension rights hereunder. 
 Tenant’s option so to extend the Term shall be void, at
Landlord’s election, if Tenant is in default (continuing beyond any applicable notice and cure period) at the time Tenant elects to extend the Term or at the time the Term would expire but for such extension. Any extension of the Term shall be
applicable to the entire Premises. During each Extension Term, if any, all provisions of this Lease shall apply except that Tenant shall have no further option to extend the Term after the Second Extension Term. 
 During each Extension Term, Tenant shall pay Annual Fixed Rent equal to the then prevailing market rate for a five-year lease of biotech
facilities in the greater Boston, Massachusetts “Metro-West” area (such area not to include Cambridge, Massachusetts) comparable to the Premises in terms of location within a building, finish, age, building quality and amenities for a
tenant of equal size and financial strength as Tenant as of such date. 
 Landlord shall notify Tenant of its estimate of the
prevailing market rate within ten (10) days after Tenant exercises the extension option. Tenant shall have the option to accept or reject by written notice Landlord’s estimate, or to withdraw its exercise of the extension option. In the event
Tenant rejects Landlord’s estimate then the prevailing market rate shall be arbitrated in accordance with the following procedure. Each of Landlord and Tenant, within twenty (20) days after notice by Tenant disputing Landlord’s estimate of
the prevailing market rate, shall appoint as an arbitrator an MAI appraiser with at least ten years experience as an appraiser of Boston office buildings, including first class suburban office buildings, and shall give notice of such appointment to
the other party. If either Landlord or Tenant shall fail timely to appoint an arbitrator, the other may apply to the Boston Office of the American Arbitration Association (“AAA”) for appointment of such an arbitrator if the arbitrator has
not been appointed within five business days after notice of such failure has been given to the delinquent party. The two arbitrators shall, within five business days after appointment of the second arbitrator, appoint a third arbitrator who shall
be similarly qualified. If the two arbitrators are unable to agree timely on the selection of the third arbitrator, then both arbitrators together may request such appointment from the Boston office of the AAA. The arbitration shall be conducted in
accordance with the Commercial Arbitration Rules of the AAA insofar as such rules are not inconsistent with the provisions of this Lease (in which case the provisions of this Lease shall govern), and the arbitrators shall be charged to reach a
majority decision in accordance with the standards provided in this Lease. The prevailing market rent rate shall be in accordance with the arbitrators’ decision and shall then be the Annual Fixed Rent for the

  

 5 

 
Extension Term. The cost of the arbitration (exclusive of each party’s witness and attorneys fees, which shall be paid by such party) shall be borne equally by the parties. If the AAA shall
cease to provide arbitration for commercial disputes in Boston, the second or third arbitrator, as the case may be, shall be appointed by any successor organization providing substantially the same services, and in the absence of such an
organization, by a court of competent jurisdiction under the arbitration act of The Commonwealth of Massachusetts. 
 For any
portion of the Extension Term during which the prevailing market rent is in dispute hereunder, Tenant shall make payment on account of Annual Fixed Rent at the rate payable for the preceding lease year and the parties shall adjust for over or under
payments within twenty days after the decision of the arbitrators is announced. 
 Promptly after the Annual Fixed Rent is
determined for any Extension Term, Landlord and Tenant shall enter into an amendment of this Lease confirming the extension of the Term and the new rate for Annual Fixed Rent. 
 2.5 ANNUAL FIXED RENT 
 Tenant covenants and agrees to pay the Annual Rent in Section 1.1 to Landlord in advance in equal installments on the first day of each calendar month during the Term commencing on the respective Rent
Commencement Dates for monthly Premises A and Premises B, except that if the Delivery Date for Premises A occurs prior to June 1, 2001, Tenant’s obligation to pay Annual Fixed Rent shall not commence until June 1, 2001. All payments shall be
due without billing or demand and without deduction, setoff or counterclaim. Tenant shall make payment for any portion of a month at the beginning or end of the Term on a per diem basis. All payments shall be payable to Landlord at its Address, both
as specified in Section 1.1, or to such other entities at such other places as Landlord may from time to time designate. 
 Without limiting the foregoing, Tenant’s obligation so to pay rent, or to pay any additional charge hereunder, shall not be discharged or otherwise affected by any law or regulation now or hereafter applicable to the Premises, or any
law or regulation now or hereafter restricting Tenant’s use, or (except as expressly provided herein) any casualty or taking, or any failure by Landlord to perform any covenant contained herein, or any other breach of this Lease or occurrence;
and Tenant waives all rights now or hereafter existing to terminate or cancel this Lease or quit or surrender the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover rent or
additional charges, except as specifically provided herein. The term “rent” as used herein shall mean Annual Fixed Rent, Operating Expenses, Taxes, and any additional amounts or charges due from Tenant under this Lease. 
 2.6 ADDITIONAL CHARGES—OPERATING EXPENSES AND TAXES 
 2.6.1 ADDITIONAL CHARGES—GENERAL COVENANT. Tenant covenants and agrees to pay to Landlord, as additional charges
(“Additional Rent”), its proportionate share of: (i) Landlord’s Operating Expenses and (ii) Landlord’s Taxes. As of the 
 Delivery Date for Premises B, Tenant’s proportionate share shall be one hundred percent (100%). 
  

 6 

 Appropriate adjustments shall be made on a per diem basis for any portion of a year at the
beginning or end of the Term. 
 2.6.2 PAYMENT. Additional Rent for Operating Expenses and Taxes under this Section 2.6
shall be paid for any portion of a month at the beginning of the Term and thereafter in monthly installments on the first day of each calendar month in amounts reasonably estimated by Landlord for the then current calendar year. Landlord may from
time to time revise such estimates based on available information relating to Landlord’s Operating Expenses and Taxes or otherwise affecting the calculation hereunder. Within 90 days after the end of each calendar year, Landlord will provide
Tenant with an accounting of Landlord’s Operating Expenses and Taxes, in a form similar to the statement attached hereto as Exhibit I, and other data necessary to calculate Additional Rent hereunder for such calendar year prepared in accordance
herewith and otherwise in accordance with generally accepted accounting principles. Such statement shall be an audited statement if requested by Tenant. There shall be an adjustment between Landlord and Tenant for the calendar year covered by such
accounting to the end that Landlord shall have received the exact amount of Additional Rent due hereunder. Any overpayments by Tenant hereunder shall be credited against the next payments of additional charges due under this Section 2.6, or, at the
end of the Term, paid by Landlord within thirty (30) days, provided there are no outstanding amounts due Landlord under this Lease at such time. Any underpayments by Tenant shall be due and payable within ten (10) days of delivery of Landlord’s
statement. With respect to the calendar year in which the Term ends, the adjustment shall be pro rated for the portion of the year included in the Term, but shall take place nevertheless at the times provided in the preceding sentences. 

Upon request by Tenant made within sixty (60) days after delivery to Tenant of Landlord’s accounting, Landlord will make available
for review by Tenant, for a period ending sixty (60) days after such request by Tenant, in Landlord’s offices, all records and documents used in preparing Landlord’s annual accounting for the calendar year just ended. If Tenant does not
object to Landlord’s accounting of Operating Expenses and Taxes within sixty (60) days after issuance thereof, listing specific items of dispute and the grounds therefor, such accounting shall be deemed conclusive between the parties.
Tenant’s review of Landlord’s books and records shall (i) be on a confidential basis and may be used only for the purpose of determining the correct amount of Additional Rent for Landlord’s Taxes and Operating Expenses due under this
Lease, and each person participating in Tenant’s audit shall sign a confidentiality agreement to that effect, and (ii) be reviewed by Tenant’s employees or a national public accounting firm which is not compensated on a contingency fee
basis or in any other manner which is dependent upon the results of such review (Tenant shall deliver the fee agreement or other similar evidence to Landlord upon request). Each party shall make any payments required under Landlord’s original
accounting at the times set forth in the prior paragraph, notwithstanding that Tenant may then or thereafter exercise its rights under this paragraph, with any further adjustment eventually determined to be necessary for any item raised by Tenant
under this paragraph to be paid within thirty (30) days of such determination. 
 If the Additional Rent due as finally determined for such
calendar year is less than the Additional Rent paid by Tenant, Landlord shall refund to Tenant the difference in one lump sum within thirty (30) days after Tenant’s request. Tenant shall pay the costs of the audit unless Landlord’s
Operating Expenses and Landlord’s Taxes determined by the audit are more than five percent (5%) greater than Landlord’s Operating Expenses and Landlord’s Taxes as originally submitted by Landlord, in which case Landlord shall pay
the costs of the audit. 
  

 7 

 2.6.3 “LANDLORD’S OPERATING
EXPENSES”—DEFINITION. “Landlord’s Operating Expenses” means all costs of Landlord in owning, servicing, operating, managing, maintaining, and repairing the Building, Land and all improvements thereon and providing
services to tenants including, without limitation, the costs of the following: (i) supplies, materials and equipment purchased or rented, total wage and salary costs paid to, and all contract payments made on account of, all persons engaged at
or below the level of property manager in the operation, maintenance, security, cleaning and repair of the Building and Land, including Social Security, old age and unemployment taxes and so-called “fringe benefits”; (ii) building
services furnished to tenants of the Building at Landlord’s expense (including the types of services provided to Tenant pursuant to Section 4.1 hereof) and maintenance and repair of and services provided to or on behalf of the Building
performed by Landlord’s employees or by other persons under contract with Landlord; (iii) utilities consumed and expenses incurred in the operation, maintenance and repair of the Building including, without limitation, oil, gas,
electricity (other than electricity to tenants in their Premises if Tenant is directly responsible for payment under this Lease on account of electricity consumed by Tenant), water, sewer, snow and ice removal; (iv) casualty, liability and
other insurance, and unreimbursed costs incurred by Landlord which are subject to an insurance deductible; (v) costs of operating any cafeteria, other food service facility, day care facility, or physical fitness facility for use of tenants
generally; and (vi) management fees not to exceed four percent (4%) of Fixed Annual Rent and Additional Rent (excluding Landlord’s Taxes) of the Tenant and other tenants of the Building. Landlord shall allocate the Building’s
interest in the cost of any common areas and facilities shared with other buildings in Hobbs Brook Office Park, including, but not limited to, the parking area, prior to Landlord calculating Landlord’s Operating Expenses. If Landlord, in its
sole discretion, installs a new or replacement capital item for the purpose of reducing or conserving the use of energy in the Building, complying with any building code or other law, regulation, or legal requirement, complying with requirements of
any insurer, or otherwise relating to the operation of the Building, the cost of such item amortized over the useful economic life of such item as determined in accordance with generally accepted accounting principles, and the annual amortization of
such improvement, together with interest thereon at a rate equal to the then current prime sending rate plus two percent (2%) reported by the Wall Street Journal (or another comparable publication reasonably selected by Landlord), shall
be deemed a Landlord’s Operating Expense in each calendar year, during which such cost of improvement is amortized. Landlord’s Operating Expenses shall not include Landlord’s Taxes, any costs or expenses incurred by Landlord in the
construction and development of the Building including construction for tenants, including Tenant, for which Landlord is entitled to reimbursement; payments of principal, interest or other charges on mortgages; salaries of executives or principals
of Landlord above the level of Property Manager (except as the same may be reflected in the management fee for the Building or attributable to actual Building operations); costs incurred in connection with the making of repairs or replacements which
are the obligation of another tenant or occupant of the Building; advertising, marketing, promotional, public relations or brokerage fees, commissions or expenditures; interest or penalties for any late or failed payments by Landlord under any
contract or agreement; costs (including, without limitation, attorneys’ fees and disbursements) in excess of reasonable insurance deductible amounts incurred in connection with any judgment, settlement or arbitration award resulting from any
negligence or willful misconduct of Landlord, its agents, employees or contractors; costs of electricity, utilities or other services furnished directly to any premises of other tenants of the Building where such utility or other service is
separately metered to the Premises or Tenant pays a separate charge therefor; costs incurred in connection with Landlord’s preparation, negotiation, dispute resolution and/or enforcement of leases, including court costs and attorneys’ fees
and disbursements in connection with any summary proceeding to dispossess any tenant, or incurred in connection with disputes with prospective tenants, leasing agents, purchasers or mortgagees; costs of repairs, restoration or replacements
occasioned by fire or other casualty, in excess of reasonable insurance deductible amounts, or caused by the exercise of the right of eminent domain; legal and other professional fees relating to matters which are excluded from Operating Expenses
for the Building; depreciation;

  

 8 

 
amounts other than the management fee specified above paid to subsidiaries or affiliates of Landlord for services rendered to the Building to the extent such amounts exceed the competitive costs
for delivery of such services were they not provided by such related parties; expenditures for new or replacement capital items other than those which are permitted above; attorneys’ fees, costs and disbursements incurred in connection
with matters relating to the formation of Landlord as an entity and maintaining its continued existence as an entity; costs resulting from Landlord’s breach of this Lease or imposed upon Landlord by any governmental authority as a result of the
violation of any law, statute or ordinance by Landlord or its agents or employees; rent paid by Landlord under any ground lease of the Land; costs and expenses incurred in connection with the financing or refinancing of the Building and/or the Land
or the sale of the Building and/or the Land; and Landlord’s general corporate overhead, including, without limitation, the cost of Landlord’s general corporate accounting and the cost of Landlord’s income tax returns. 
 Prior to the Premises B Delivery Date, Tenant shall be entitled to use the glass washing facilities located in the Building and the cost of
Tenant’s use of such facilities shall be billed to Tenant as Additional Rent. After the Premises B Delivery Date, such glass washing facilities shall become part of the Premises and, subject to the terms of the Lease, Tenant shall maintain
exclusive use and control of such glass washing facilities. 
 2.6.4 “LANDLORD’S
TAXES”—DEFINITION. “Landlord’s Taxes” means all taxes, assessments and similar charges assessed or imposed on the Land for the then current calendar year by any governmental authority attributable to the Building
((including personal property associated therewith). The amount of any special taxes, special assessments and agreed or governmentally imposed “in lieu of tax” or similar charges shall be included in Landlord’s Taxes for any year but
shall be limited to the amount of the installment (plus any interest, other than penalty interest, payable thereon) of such special tax, special assessment or such charge required to be paid during or with respect to the year in question.
Landlord’s Taxes include expenses, including reasonable fees of attorneys, appraisers and other consultants, incurred in connection with any efforts to obtain abatements or reduction or to assure maintenance of Landlord’s Taxes for any
year wholly or partially included in the Term, whether or not successful and whether or not such efforts involved filing of actual abatement applications or initiation of formal proceedings. If Landlord obtains such abatement or reduction, Tenant
shall be entitled to its proportionate share of such abatement or reduction. Landlord’s Taxes exclude income taxes of general application and all estate, succession, inheritance and transfer taxes. If at any time during the Term there shall be
assessed on Landlord, in addition to or in lieu of the whole or any part of the ad valorem tax on real or personal property, a capital levy or other tax on the gross rents or other measures of building operations, or a governmental income,
franchise, excise or similar tax, assessment, levy, charge or fee measured by or based, in whole or in part, upon Building valuation, gross rents or other measures of building operations or benefits of governmental services furnished to the
Building, then any and all of such taxes, assessments, levies, charges and fees, to the extent so measured or based, shall be included within the term Landlord’s Taxes, but only to the extent that the same would be payable if the Building and
Land were the only property of Landlord. 
 2.7 ELECTRICITY
 Landlord shall furnish to Tenant throughout the Term electricity for the operation of its business in the Premises including lighting
fixtures, and 120 volt current for the operation of all office fixtures and equipment. Tenant covenants and agrees to pay, as an additional charge, the cost of such electricity, which shall be separately metered and billed to Tenant monthly.

  

 9 

 ARTICLE III 
 CONSTRUCTION OF PREMISES 
 3.1 CONDITION OF
PREMISES
 The Premises are being leased in their “as-is” condition without representation or warranty by
Landlord, and Landlord shall not be required to perform any work in connection with Tenant’s occupancy of the Premises, except that Landlord shall, prior to the Premises A Delivery Date, remove the free standing equipment from the cafeteria
area. Landlord shall reimburse Tenant in a mutually agreed upon amount for work undertaken by Tenant to replace and restore the finish work in the connecting corridor from 610A Lincoln Street to the fire stair, pursuant to a plan prepared by Tenant
and agreed to by Landlord. 
 3.2 LEASEHOLD IMPROVEMENTS
 Tenant shall perform any work necessary to prepare the Premises for Tenant’s occupancy in accordance with all of the terms and
provisions of this Lease, including Section 5.9. 
 3.3 ENTRY BY TENANT PRIOR TO TERM COMMENCEMENT
DATE
 With Landlord’s prior written consent, Tenant shall have the right to enter the Premises prior to the Term
Commencement Date, subject to Section 5.5 and all other provisions of this Lease but without payment of rent, to perform such work or decoration as is to be performed by, or under the direction or control of, Tenant. Such right of entry shall
be deemed a license from Landlord to Tenant, and entry thereunder shall be at the risk of Tenant. 
 3.4 CONCLUSIVENESS
OF LANDLORD’S PERFORMANCE
 By taking possession of the Premises, Tenant accepts the improvements in the condition in
which they may then be subject to Section 4.1.4, and waives any right or claim against Landlord arising out of the condition of the Premises, including the improvements thereon, the appurtenances thereto, and the equipment thereof. 

ARTICLE IV 
 LANDLORD’S COVENANTS 
 4.1 LANDLORD’S COVENANTS
 4.1.1 BUILDING SERVICES. Landlord shall furnish services, utilities, facilities and supplies set forth in
this Section 4.1.1 and in Exhibit D. Exhibit D is intended to add detail to the provisions of the main body of the Lease, and in case of conflict, the provisions of the main body of the Lease shall control. Tenant may obtain
additional services, utilities, facilities and supplies from time to time upon reasonable advance request or Landlord may furnish the same without request if Landlord determines that Tenant’s use or occupancy of the Premises necessitates the
same (for example where the condition of the Premises necessitates additional cleaning services), and, in either case, the cost of the same at reasonable rates from time to time established by Landlord shall constitute additional charges due by
Tenant hereunder, payable upon billing. 
 4.1.1.1 WATER CHARGES. Landlord shall furnish hot and
cold water for ordinary office cleaning, toilet, lavatory and drinking purposes. If Tenant requires, uses or consumes water for any other purpose, Landlord may assess on Tenant reasonable charges for additional water. 
 4.1.1.2 ELEVATOR SERVICE. Landlord shall provide necessary elevator service utilizing all of the elevators
in the Building on Mondays through Fridays excepting legal holidays, a list of which is attached as Exhibit C from 8:00 a.m. to 6:00 p.m. and on Saturdays

  

 10 

 
from 8:00 a.m. to 1:00 p.m. (such hours on such days being referred to as “business days”) and have at least one elevator serving the Premises in operation available for
Tenant’s non-exclusive use at all other times. 
 4.1.1.3 CLEANING. Landlord shall cause
the common areas of the Building to be kept reasonably clean and in the condition of a first-class office building in the greater Boston “Metro West” area, and Tenant shall provide all janitorial services to the Premises and shall keep,
maintain, and repair the Premises in good order. Cleaning standards shall be in accordance with Exhibit D. 
 4.1.1.4 HEAT AND AIR-CONDITIONING. Landlord shall, through the Building heating and air-conditioning system, furnish to and distribute in the Premises twenty-four (24) hours per day, seven (7) days per week, heat
during the normal heating season and air-conditioning when air-conditioning may reasonably be required for the comfortable occupancy of the Premises by Tenant. Landlord shall not be required to furnish heat and air-conditioning in the Premises in
excess of the capacity of the equipment presently installed in the Building. If Tenant requires additional air-conditioning for business machines, meeting rooms or other purposes, or because of occupancy or unusual electrical loads, any additional
air-conditioning units, chillers, condensers, compressors, ducts, piping and other equipment and facilities will be installed and maintained by Landlord at Tenant’s sole cost, but only to the extent that the same are compatible with the
Building and its mechanical systems. 
 4.1.1.5 ENERGY CONSERVATION. Tenant agrees to cooperate
with Landlord and to abide by all non-discriminatory Building regulations which Landlord may, from time to time, prescribe for the proper functioning and protection of the heating and air-conditioning systems and in order to maximize the effect
thereof and to conserve heat and air-conditioning so long as such regulations do not materially interfere with the Tenant’s use and occupancy of the Premises. Notwithstanding anything to the contrary in this Section 4.1.1 or otherwise in
this Lease, Landlord may institute such policies, programs and measures as may be in Landlord’s reasonable judgment necessary, required or expedient for the conservation or preservation of energy or energy services, or as may be necessary to
comply with applicable codes, rules, regulations or standards. 
 4.1.2 REPAIRS. Except as
otherwise provided in this Lease, and except for repairs to items referred to below necessitated by Tenant’s act or neglect (which cost thereof shall be Tenant’s obligation under Section 5.1), Landlord shall maintain repair and
replace the roofs, foundations, exterior walls, exterior windows, floor slabs, core walls, building systems and common areas and facilities in the Building as may be necessary to keep them in good condition. 
 4.1.3 QUIET ENJOYMENT. Landlord covenants that Tenant, on paying the rent and performing the tenant
obligations in this Lease, shall peacefully and quietly have, hold and enjoy the Premises, free from any claim by Landlord or persons claiming under Landlord, but subject to all of the terms and provisions hereof, provisions of law and rights of
record to which this Lease is or may become subordinate. This covenant is in lieu of any other so-called quiet enjoyment covenant, either express or implied. 
 4.1.4 BUILDING SYSTEMS. Landlord covenants that all systems in the Building, including, but not limited to,
HVAC, elevator services, water and sewer, parking and all fixtures and equipment in the Premises, including, but not limited to, those used for laboratory or research and development purposes, shall be in good working order and condition as of the
Delivery Date of Premises A for Premises A and as of the Delivery Date for Premises B for Premises B. 
  

 11 

 4.2 INTERRUPTION
 Landlord shall not be liable to Tenant for any compensation or reduction of rent by reason of inconvenience or annoyance or for loss of
business arising from the necessity of Landlord or its agents entering the Premises for any of the purposes authorized in this Lease or for repairing the Premises or from repairs by Landlord of any portion of the Building however the necessity may
occur. In case Landlord is prevented or delayed from diligent construction of improvements, making any repairs, alterations or improvements, or furnishing any services or performing any other covenant or duty to be performed on Landlord’s part,
by reason of any cause reasonably beyond Landlord’s control, Landlord shall not be liable to Tenant therefor, nor, except as otherwise provided in this Section 4.2 below, and in Section 6.1, shall Tenant be entitled to any abatement
or reduction of rent by reason thereof, nor shall the same give rise to a claim in Tenant’s favor that such failure constitutes actual or constructive, total or partial, eviction from the Premises. In no event shall Landlord be liable for
indirect or consequential damages arising out of any default by Landlord or otherwise. 
 Landlord reserves the right to stop
any service or utility system, when necessary by reason of accident or emergency, or until necessary repairs have been completed; provided, however, that in each instance of stoppage, Landlord shall exercise reasonable diligence to eliminate the
cause thereof. Except in case of emergency repairs, Landlord will give Tenant reasonable advance notice of any contemplated stoppage and will use reasonable efforts to avoid unnecessary interruption of Tenant’s use of the Premises by reason
thereof. 
 The foregoing notwithstanding, if Landlord fails for any reason within Landlord’s control
to provide any service to be supplied by Landlord under the Lease which is necessary for Tenant’s reasonable use of the Premises (such as HVAC, elevator service, electricity, water, or structural repairs), and Tenant is unable to use the
Premises on account of such failure, Tenant shall be entitled to a proportional abatement of Annual Fixed Rent and Additional Rent based on the portion of the Premises which is not used by Tenant, unless Landlord cannot repair such services or
utility systems due to force majeure or delays caused by Tenant. This abatement shall begin on the thirtieth (30th
) consecutive business day from Tenant’s written notice to Landlord of the failure. The abatement shall end when the services are restored sufficient to permit use of the Premises.

 4.3. INSURANCE AND INDEMNITY
 4.3.1 Property Insurance. Landlord agrees to maintain throughout the Term, with companies licensed and
approved to write insurance in Massachusetts, property insurance against direct physical loss or damage to the Building on an “all risks,” agreed amount basis in an amount required by Landlord’s mortgagee (currently, the full
replacement value of the Building). Landlord shall not be required to carry insurance with respect to any property which Tenant is required to insure pursuant to Section 5.5. 
 4.3.2 Liability Insurance. Throughout the Term, Landlord shall maintain in a responsible company or
companies liability insurance against claims, demands or actions for injury, death, and property damage in amounts not less than $3,000,000 in the aggregate. 
 4.3.3 Indemnity. Landlord shall save Tenant and its agents and employees harmless and indemnified (and shall
defend the same) against any claim, loss or cost to the extent arising out of the negligence or willful misconduct of Landlord or its agents, employees, or contractors. 
 4.4 HAZARDOUS MATERIALS
 Landlord represents that, to the best of
Landlord’s knowledge, based on the Baseline Assessment performed in connection with this Lease, the Premises and Building do not contain any friable asbestos, oil or other hazardous material, except as set forth in the Baseline Assessment, and
there has not been any oil or hazardous materials released on the Land which requires remediation or removal under

  

 12 

 
Massachusetts General Laws Chapter 21E. If Landlord shall learn of any such release after the date of this Lease, Landlord shall undertake, at no cost to Tenant, or cause the responsible parties
to undertake, remediation or removal actions as required by applicable law, subject in all events to Section 5.2 below. 
 ARTICLE V 
 TENANTS ADDITIONAL COVENANTS 
 5.1 MAINTENANCE AND REPAIR
 Except for damage by fire or casualty and reasonable wear and tear, Tenant shall at all times keep the Premises clean, neat and in as good repair, order and condition as the same are at the beginning of
the Term or may be put in thereafter. The foregoing shall include without limitation Tenant’s obligation to maintain floors and floor coverings, to paint and repair interior walls and doors, to replace and repair ceiling tiles, lights and light
fixtures, drains and the like, not part of the common facilities and clean the Premises to the extent such cleaning is not to be performed by Landlord under Exhibit D. 
 5.2 USE, WASTE AND NUISANCE
 Throughout the Term, Tenant shall use the Premises for the Permitted Uses only, and shall not use the Premises for any other purpose. Tenant shall not injure, overload, deface or commit waste in the
Premises or any part of the improvement on the Land, nor permit the emission therefrom of any objectionable noise, light or odor, nor use or permit any use of the Premises which is contrary to law or ordinance or which is liable to invalidate or
increase the premium for any insurance on the Building or its contents or which is liable to render necessary any alterations or additions in the Building, except as permitted pursuant to Section 5.9, nor obstruct in any manner any portion of
the Building. If Tenant’s use of the Premises results in an increase in the premium for any insurance on the Building or the contents thereof, Landlord shall notify Tenant of such increase and Tenant shall pay same as additional charges. Tenant
may not without Landlord’s consent install in the Premises any pay telephones, vending machines, water fountains, refrigerators, sinks or cooking equipment provided that Landlord’s consent will not be unreasonably withheld with respect to
items designed for the convenience of Tenant’s employees which are customary for office employees or laboratory use. 
 Tenant shall not (either with or without negligence) cause or permit the escape, disposal or release of any biologically or chemically active or other hazardous substances, or materials. Tenant shall not allow the storage or use of such
substances or materials in any manner not sanctioned by law or by the highest standards prevailing in the life sciences industry (which are applicable to the Building) for the storage and use of such substances or materials, nor allow to be brought
into the Building any such materials or substances except to use in the ordinary course of Tenant’s business, and after written notice is given to Landlord of the identity of such substances or materials as provided herein. Prior to the
Premises A Rent Commencement Date, Tenant shall provide Landlord with copies of all applicable permits in connection with Tenant’s use in, on or around the Premises of hazardous substances or any other substances regulated under Federal, state
or local law. On the anniversary date of each Lease Year, Tenant shall annually certify to Landlord the type and quantity of hazardous substances used in, on or around the Premises. Without limitation, hazardous substances and materials shall
include those described in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. §9601 et seq., the Resource Conservation and Recovery Act, as amended, 42 U.S.C. §6901 et seq., the
Massachusetts Hazardous Waste Management Act, as amended, M.G.L. Chapter 21C, and the Massachusetts Oil and Hazardous Material Release Prevention Act, as amended, M.G.L. Chapter 21E, and the regulations adopted under these acts. If any lender or
governmental agency shall ever require testing to ascertain whether or not there has been any release of hazardous materials, then the reasonable costs thereof shall be reimbursed by Tenant to Landlord upon demand as additional charges if such
requirement applies to the Premises, and if the requirement applies to the

  

 13 

 
Building generally, then such costs shall be included in Landlord’s Operating Expenses. In addition, Tenant shall execute affidavits, representations and the like from time to time at
Landlord’s reasonable request concerning Tenant’s best knowledge and belief regarding the presence of hazardous substances or materials on the Premises. In all events, Tenant shall indemnify Landlord in the manner elsewhere provided from
any release of hazardous materials on the Premises occurring while Tenant is in possession of the Premises, or elsewhere if caused by Tenant or persons acting under Tenant. 
 5.3 RULES AND REGULATIONS
 Tenant shall conform to all reasonable non-discriminatory rules and regulations now or hereafter promulgated by Landlord for the care and use of the Premises and the Building and attached hereto as
Exhibit G. If there is a conflict between such rules and regulations and the Lease, the terms of the Lease shall prevail. 
 5.4 SAFETY APPLIANCES
 Tenant shall keep the Premises equipped with all safety appliances and permits
which, as a result of Tenant’s particular activities, are required by law or ordinance or any order or regulation of any public authority, shall keep the Premises equipped at all times with adequate fire extinguishers and other such equipment
reasonably required by Landlord, and, subject to Section 5.10, shall make all repairs, alterations, replacements, or additions so required as a result of Tenant’s particular activities. 
 5.5 INDEMNIFICATION AND INSURANCE
 Tenant shall save Landlord, its mortgagees, agents, employees, independent contractors, invitees, and any other parties reasonably designated by Landlord from time to time (collectively, the
“Indemnitees”) harmless and indemnified (and shall defend the Indemnitees with counsel reasonably approved by the Indemnitees) against any claim, loss or cost arising in whole or in part out of any injury, loss, theft or damage to any
person or property while on or in the Premises, or in transit thereto or therefrom, or out of any condition within or around the Premises, except to the extent arising from the negligence or willful misconduct of the Indemnitees, and to any person
or property anywhere occasioned by any act, omission, neglect or default of Tenant or of employees, agents, independent contractors or invitees of Tenant or any person acting under Tenant. In addition to the foregoing, Landlord may make all repairs
and replacements to the improvements on the Land resulting from acts or omissions of Tenant’s employees, agents, independent contractors or invitees or any other persons acting under Tenant (including damage and breakage occurring as a result
of work performed by or for Tenant and when Tenant’s property is being moved into or out of the Building) and Landlord may recover all reasonable costs and expenses thereof from Tenant as additional charges. Throughout the Term (and such
earlier or further time as Tenant or any person claiming through Tenant enters upon or occupies any part of the Premises whether pursuant to a license or otherwise) Tenant shall maintain in a responsible company or companies approved by Landlord,
liability insurance in form satisfactory to Landlord (which may be in the form of an umbrella policy containing an agreed-upon amount endorsement specific to the Premises), written on an occurrence basis, insuring the Indemnitees and other parties
designated by Landlord, and Tenant, as their respective interests may appear, against all claims, demands or actions for injury, death, and property damage in amounts not less than those specified in Section 1.1 (as such amounts may, from time
to time, be reasonably increased by Landlord). All insurance to be maintained by Tenant under this Section 5.5 shall provide that it will not be subject to cancellation, termination, or change except after at least 30 days’ prior
written notice to the Indemnitees and other parties designated by Landlord. The policy or policies or a duly executed certificate or certificates for the same (together with satisfactory evidence of the payment of the premium thereon if requested by
Landlord) shall be deposited with Landlord and other parties designated by Landlord at the beginning of the Term and, upon renewals of such policies, not less than 30 days prior to the expiration of the term of such coverage. If Tenant fails to
comply with any of the foregoing requirements, Landlord may obtain such insurance on behalf of Tenant and may keep the

  

 14 

 
same in effect, and Tenant shall pay Landlord, as additional charges (which shall constitute rent hereunder), the premium cost thereof upon demand. The covenants of this Section 5.5 shall
survive the expiration of the Term or earlier termination of this Lease. 
 5.6 TENANT’S PROPERTY
 All furnishings, fixtures, equipment, effects and property of Tenant and of all persons claiming through Tenant which from time to time may
be on the Premises or elsewhere in the Building or in transit thereto or therefrom shall be at the sole risk of Tenant and shall be kept insured by Tenant throughout the term at Tenant’s expense and in prudent amounts, and 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, by theft or from any other cause, no part of said loss or damage is to be charged to or be borne by
Landlord. 
 5.7 ENTRY FOR REPAIRS AND INSPECTIONS
 Tenant shall permit Landlord and its agents to enter and examine the Premises at reasonable times and upon prior notice to Tenant, except in
an emergency and, if Landlord shall so elect, to make any repairs or replacements Landlord may deem necessary or desirable, to remove at Tenant’s expense any alterations, additions, signs, curtains, blinds, shades, awnings, aerials, flagpoles,
or the like not consented to in writing (to the extent such consent is required by this Lease), and to show the Premises to prospective tenants during the eighteen months preceding expiration of the Term and to prospective purchasers and mortgagees
at all times. In case of an emergency in the Premises or in the Building, Landlord or its representative may enter the Premises (forcibly, if necessary) at any time to take such measures as may be needed to deal with such emergency. 
 5.8 ASSIGNMENT, SUBLETTING
 Tenant shall not assign this Lease, or sublet or license the Premises or any portion thereof, or permit the occupancy of all or any portion of the Premises by anybody other than Tenant (all or any of the
foregoing actions are referred to as “Transfers” and all or any of assignees, subtenants, licensees, and other such parties are referred to as “Transferees”) without obtaining, on each occasion, the prior consent of the Landlord,
which consent shall not be unreasonably withheld. Notwithstanding the provisions of this Section 5.8, this Lease may be assigned, or the Premises may be sublet, in whole or in part, after prior notice to Landlord but without consent of the
Landlord and without any termination right of the Landlord being applicable thereto, (i) to any corporation or other entity into or with which Tenant may be merged or consolidated or to any corporation or entity to which all or substantially
all of the Tenant’s assets or capital stock will be transferred, or (ii) to any corporation which is an affiliate, subsidiary, parent or successor of Tenant, provided in all such cases the surviving corporation or entity shall provide
reasonable evidence that it has a creditworthiness at least equal to the greater of (i) the net worth of Tenant as of the date of such corporate transaction, and (ii) as of the date of this Lease and shall agree in writing with the Landlord to be
bound by all of the terms and conditions of this Lease (all of the foregoing being referred to as a “Permitted Transfer”). Unless Landlord’s consent specifically provides otherwise with respect to a particular proposed Transferee,
Tenant shall not offer to make or enter into negotiations with respect to a Transfer to any of the following: (i) a tenant in the Hobbs Brook Office Park; (ii) any party with whom Landlord or any affiliate of Landlord is then negotiating with
respect to space in the Hobbs Brook Office Park; or (iii) any party which would be of such type, character or condition as to be inappropriate, in Landlord’s judgment, as a tenant for a first class office building. Notwithstanding the
foregoing, Tenant may, without Landlord’s consent, offer to make or make a Transfer of a portion of the Premises to Transform Pharmaceuticals, Inc. and/or Alterex, Inc., current tenants of the Building. Tenant’s request for consent to a
Transfer shall include a copy of the proposed Transfer instrument, if available, or else a statement of the proposed Transfer in detail satisfactory to Landlord, together with reasonably detailed financial, business and other information about the
proposed Transferee. Any Transfer, except Permitted Transfers, made without Landlord’s consent shall be void. Landlord shall have the option (but not the obligation) to terminate the Lease with respect to a Transfer of the entire Premises which
Tenant proposes effective upon the date of the proposed Transfer and continuing for the proposed term thereof by giving Tenant notice of such termination within 60 days after Landlord’s receipt of Tenant’s request. Tenant, however, shall
have the right to withdraw such request if Landlord gives Tenant notice of its right to recapture the Premises. If Tenant does make a Transfer hereunder, and, in the event that any assignee or subtenant pays to Tenant any amounts in excess of the
Annual Fixed Rent, Additional Rent, and all other payments then payable hereunder, or pro rata portion thereof on a square footage basis for any portion of the Premises (such excess being hereinafter referred to as “Sublease Profits”),
Tenant shall promptly pay fifty percent (50%) of said Sublease Profits to Landlord as and when received by Tenant after deduction of Tenant’s Sublease Costs (as hereinafter defined). The term “Sublease Costs” shall mean and refer to
Tenant’s reasonable legal, brokerage and construction costs and expenses incurred in good faith in view of the size and expected term of any applicable sublease or assignment and the then unamortized costs of any build-out work incurred by
Tenant to prepare the Premises for Tenant’s initial occupancy of the Premises. Sublease Costs shall be amortized on a straight line basis over the term of the applicable sublease or assignment. If the amount of rent and other charges payable
under a Transfer is not readily ascertainable, such amount may, at Landlord’s option, be deemed to equal the fair market rent then obtainable for the space in question. Such fair market rent is to be determined pursuant to the arbitration
provision as set forth in Section 7.3. 
         Tenant shall pay to Landlord, as an additional charge,
Landlord’s reasonable legal fees and other expenses incurred in connection with any proposed Transfer, including fees for review of documents and investigations of proposed Transferees not to exceed $1,000.00 per Transfer. Notwithstanding any
such Transfer, the original Tenant named herein shall remain directly and primarily obligated under this Lease. 
 If Tenant
enters into any Transfer with respect to the Premises (or any part thereof), Landlord may, at any time and from time to time, require that such Transferee agree directly with Landlord to be liable, jointly and severally with Tenant, to the extent of
the obligation undertaken by or attributable to such Transferee, for the performance of Tenant’s agreements under this Lease (including payment of rent and other charges under the Transfer), and every Transfer shall so provide, without
relieving or modifying Tenant’s liability hereunder. Landlord may collect rent and other charges from the Transferee and apply the net amount collected to the rent and other charges hereunder, but no such assignment or collection shall be
deemed a waiver of the provisions of Section 5.8, or the acceptance of the Transferee, as a tenant, or a release of Tenant from direct and primary liability for the further performance of Tenant’s covenants hereunder. The consent by
Landlord to a particular Transfer shall not relieve Tenant from the requirement of obtaining the consent of Landlord to any further Transfer. 
  

 15 

 5.9 ALTERATIONS
 Tenant shall make no alterations, additions or improvements to the Premises without the prior written consent of Landlord and only in
accordance with complete construction documents approved in advance by Landlord. Notwithstanding the foregoing, after notice to Landlord but without any requirement for Landlord’s consent (except in connection with approval of Tenant’s
contractors), Tenant may perform cosmetic alterations in the Premises which do not affect the Building’s structure or base building systems and costs no more than fifty thousand dollars ($50,000.00) in the aggregate for a single project. All
such alterations, additions and improvements shall be done only by contractors approved in advance by Landlord. Tenant shall obtain all necessary permits before undertaking any such alterations, additions or improvements and shall carry such
insurance and obtain such payment, performance and lien bonds as Landlord shall reasonably require. Any alterations, additions and improvements to the Premises, except movable furniture and trade fixtures, shall belong to Landlord upon the
expiration or early termination of the Lease. All alterations, additions and improvements to the Premises shall be at Tenant’s sole cost. If any mechanic’s lien (which term shall include all similar liens relating to the furnishing of
labor and materials) is filed against the Building which is claimed to be attributable to Tenant, its agents, employees or contractors, Tenant shall give immediate notice of such lien to Landlord and shall discharge the same by payment or filing any
necessary bond within 10 days after Tenant has notice (from any source) of such lien. Landlord’s approval of the construction documents shall signify Landlord’s consent to the work shown thereon only and Tenant shall be solely
responsible for any errors or omissions contained therein. Landlord’s consents and approvals under this Section 5.9 shall not be unreasonably withheld or delayed. 
 5.10 SURRENDER
 At the expiration of the Term or earlier termination of this Lease, without the requirement of any notice, Tenant shall peaceably surrender the Premises including all improvements thereto and all replacements thereof, including carpeting,
any water or electricity meters, supplementary electrical and HVAC equipment, and all fixtures and partitions, in any way bolted or otherwise attached to the Premises (which shall become the property of Landlord) except such items as Landlord shall
direct Tenant to remove, the Premises and improvements to be in the condition in which the same are required to be maintained under Section 5.1. Prior to the surrender of the Premises, Tenant shall perform a final assessment similar in scope to
the Baseline Assessment performed pursuant to Section 2.4 (“Final Assessment”). If the Final Assessment reveals any Hazardous Materials not required by law to be removed or abated (for example, because the amount, type or level of
Hazardous Materials falls below regulation under law), at surrender, Tenant shall not be required to remove such Hazardous Materials, provided, that such amount, type or levels of Hazardous Materials has not changed since the date of the
Baseline Assessment, and if the amount or levels of Hazardous Materials outlined in the Baseline Assessment has increased since the Baseline Assessment, Tenant shall cause the clean-up and removal of such Hazardous Materials to those levels set
forth in the Baseline Assessment. Tenant shall, at the time of surrender, remove only those improvements, goods, effects and fixtures (including cabling) which (i) Landlord directs Tenant to remove as provided in this Section 5.10 at the
time Tenant installs such improvements, goods, effects and fixtures, provided that Landlord has received notice and information with respect to such installation and (ii) such improvements listed on Exhibit H (Tenant’s Personal
Property). Tenant shall make any repairs to the Premises and other areas necessitated by such removal and leave the Premises clean and tenantable. Should Tenant fail to remove any of such goods, effects, and fixtures, Landlord may have them removed
forcibly, if necessary, and store any of Tenant’s property in a public warehouse at the risk of Tenant. If such items are not removed from storage within thirty (30) days, such items may be sold by any customary methods in order to pay
storage costs and other expenses of Landlord. The expense of such removal, storage and reasonable repairs necessitated by such removal shall be borne by Tenant or reimbursed by Tenant to Landlord. 
  

 16 

 5.11 PERSONAL PROPERTY TAXES
 Tenant shall pay promptly when due all taxes (and charges in lieu thereof) imposed upon Tenant’s personal property in the Premises, no
matter to whom assessed (including, without limitation, fixtures and equipment). 
 ARTICLE VI 
 CASUALTY AND TAKING 
 6.1 DAMAGE BY FIRE OR CASUALTY
 If the Premises or any part thereof shall be damaged by fire or other
insured casualty, then, subject to the last paragraph of this Section 6.1, Landlord shall proceed with diligence, subject to then applicable statutes, building codes, zoning ordinances and regulations of any governmental authority, and at the
expense of Landlord (but only to the extent of insurance proceeds made available to Landlord by any mortgagee of the Building) to repair or cause to be repaired such damage. All such repairs made necessary by any act or omission of Tenant shall be
made at the Tenant’s expense to the extent that the cost of such repairs are less than the deductible amount in Landlord’s insurance policy. All repairs to and replacements of property which Tenant is entitled to remove shall be made by
and at the expense of Tenant. If the Premises or any part thereof shall have been rendered unfit for use and occupation hereunder by reason of such damage the Annual Fixed Rent or a just and proportionate part thereof, according to the nature and
extent to which the Premises shall have been so rendered unfit, shall be abated until the Premises (except as to the property which is to be repaired by or at the expense of Tenant) shall have been restored as nearly as practicable to the condition
in which they were immediately prior to such fire or other casualty. Tenant hereby covenants and agrees to cooperate fully with adjustment, collection, and recovery of insurance proceeds, which obligation shall survive termination of this Lease, and
further provided that Tenant shall indemnify the Indemnified Parties from any and all loss, cost, damage or expense arising from Tenant’s action or inaction in connection with Tenant’s failure to cooperate with such adjustment, collection,
and recovery of insurance proceeds, and if Tenant fails to cooperate with such adjustment, collection, and recovery of insurance proceeds, there shall be no abatement of rent. Landlord shall not be liable for delays in the making of any such repairs
which are due to government regulation, casualties and strikes, unavailability of labor and materials, delays in obtaining insurance proceeds despite the exercise of all reasonable efforts by Landlord, and other causes beyond the reasonable control
of Landlord, nor shall Landlord be liable for any inconvenience or annoyance to Tenant or injury to the business of Tenant resulting from delays in repairing such damage. 
 Within 30 days after the occurrence of a casualty, Landlord shall provide Tenant with Landlord’s architect’s good faith estimate of the time to complete such repairs and if such estimate (which
shall be non-binding) shall be more than 180 days from the date of the casualty, then Tenant may terminate this Lease by notice given to Landlord within 30 days after Tenant’s receipt of Landlord’s architect’s estimate. 
 If Landlord fails to commence repairs as soon as is reasonably practicable after such damage, and such failure is not due to causes beyond
the control of Landlord, and in any event if Landlord does not commence repairs within sixty (60) days after the casualty, Tenant may elect to terminate this Lease by notice to Landlord. If Landlord, having commenced such repair, has not completed
the repair of such damage by the later of (i) 180 days from the occurrence of such damage, or (ii) the date given in any Landlord’s architect’s repair period estimate under the prior paragraph (the later of such dates is referred to below
as the “Outside Restoration Date”), Tenant may elect to terminate this Lease by notice to Landlord within twenty (20) days after the Outside Restoration Date, the termination to be effective not less than thirty (30) days after the date on
which such termination notice is received by Landlord. The Outside Restoration Date shall be extended for up to ninety (90) days on account of delays beyond the reasonable control of Landlord as described in the next sentence. Delays beyond
Landlord’s reasonable control shall mean delays in the making of repairs which are due to government regulation, casualties and strikes, unavailability of labor and materials, delays in obtaining insurance proceeds despite the exercise of all
reasonable efforts by Landlord, and other causes beyond the reasonable control of Landlord. Landlord shall not be liable for any inconvenience or annoyance to Tenant or injury to the business of Tenant resulting from delays in repairing the damage,
however if the delays continue more than 90 days beyond the initial Outside Restoration Date, Tenant may elect to terminate this Lease in the manner provided above. 
         If (i) the Premises are so damaged by fire or other casualty (whether or not insured) at any time during the last thirty months of the Term that the cost to
repair such damage is reasonably estimated to exceed one-third of the total Annual Fixed Rent payable hereunder for the period from the estimated completion date of repair until the end of the Term, (ii) at any time the Building (or any portion
thereof, whether or not including any portion of the Premises) is so damaged by fire or other casualty (whether or not insured) that substantial alteration or reconstruction or demolition of the Building (or a portion thereof) shall in
Landlord’s judgment be required, or (iii) at any time damage to the Building occurs by fire or other insured casualty and any mortgagee shall refuse to permit insurance proceeds to be utilized for the repair or replacement of such property and
Landlord determines not to repair such damage, then and in any of such events, this Lease and the term hereof may be terminated at the election of Landlord by a notice from Landlord to Tenant within sixty (60) days, or such longer period as is
required to complete arrangements with any mortgagee regarding such situation not to exceed one hundred twenty (120) days, following such fire or other casualty; the effective termination date pursuant to such notice shall be not less than thirty
(30) days after the day on which such termination notice is received by Tenant. In the event of any termination, the Term shall expire as though such effective termination date were the date originally stipulated in Section 1.1 for the end of the
Term and the Annual Fixed Rent and additional charges for Operating Expenses shall be apportioned as of such date. 
 6.2
CONDEMNATION—EMINENT DOMAIN 
 In case during the Term all or any substantial part of the Premises or the Building
are taken by eminent domain or Landlord receives compensable damage by reason of anything lawfully done in pursuance of public or other authority, this Lease shall terminate at Landlord’s election, which may be made (notwithstanding that
Landlord’s entire interest may have been divested) by notice given to Tenant within 90 days after the election to terminate arises, specifying the effective date of termination. The effective date of termination specified by Landlord shall not
be less than 15 nor more than 30 days after the date of notice of such termination. Unless terminated pursuant to the foregoing provisions, this Lease shall remain in full force and effect following any such taking, subject, however, to the
following provisions. If in any such case the Premises are rendered unfit for use and occupation and this Lease is not terminated, Landlord shall use due diligence (following the expiration of the period in which Landlord may terminate this Lease
pursuant to the foregoing provisions of this Section) to put the Premises, or what may remain thereof (excluding any items installed or paid for by Tenant which Tenant may be required to remove pursuant to Section 5.12), into proper condition for
use and occupation and a just proportion of the Annual Fixed Rent and additional charges for Operating Expenses according to the nature and extent of the injury shall be abated until the Premises or such remainder shall have been put by Landlord in
such condition; and in case of a taking which permanently reduces the area of the Premises, a just proportion of the Annual Fixed Rent and additional charges for Landlord’s Operating Expenses shall be abated for the remainder of the Term.

 If the entire Premises or the portions of the Building required for reasonable access to, or the reasonable use of, the
Premises are taken by eminent domain, this Lease shall automatically end on the earlier of: (i) the date title vests; or (ii) the date Tenant is dispossessed by the condemning authority. 
 If the taking of a part of the Premises materially interferes with Tenant’s ability to continue its business operations then Tenant may
end this Lease on the earlier of: (i) the date when title vests; (ii) the date Tenant is dispossessed by the condemning authority; or (iii) sixty (60) days following notice to Tenant of the date when vesting or dispossession is
to occur. If there is a partial taking and this Lease continues, then the Lease shall end as to the part taken and the Annual Fixed Rent shall abate in proportion to the part of the Premises taken. 
 6.3 EMINENT DOMAIN AWARD
 Landlord reserves to itself any and all rights to receive awards made for damages to the Premises, the Building or the leasehold hereby created, or any one or more of them, accruing by reason of exercise
of eminent domain or by reason of anything lawfully done in pursuance of public or other authority. Tenant hereby releases and assigns to Landlord all Tenant’s rights to such awards, and covenants to deliver such further assignments and
assurances thereof as Landlord may from time to time request. Tenant shall be entitled to claim and retain amounts which may be awarded to Tenant (specifically so designated by the court or authority having jurisdiction over the matter) in any
condemnation proceedings due to the taking of its trade fixtures, leasehold improvements, loss of its leasehold estate, relocation expenses, goodwill and such business loss as Tenant shall separately and specifically establish. Landlord agrees that
it shall not discriminate against Tenant in the exercise of any right to terminate this Lease in the event of a condemnation or eminent domain taking. 
 ARTICLE VII 
 DEFAULT 
 7.1 TERMINATION FOR DEFAULT OR INSOLVENCY
 This Lease is upon the condition that (1) if Tenant shall fail to perform or observe any of Tenant’s covenants, and if such failure shall continue, (a) in the case of rent or payment of
additional charges or any sum due Landlord hereunder, for more than ten (10) days after such payment is due, or (b) in any other case, after notice, for more than thirty (30) days (provided that if correction of any such matter
reasonably requires longer than 30 days and Tenant so notifies Landlord within 20 days after

  

 17 

 
Landlord’s notice is given together with an estimate of time required for such cure, Tenant shall be allowed such longer period, but only if cure is begun within such 30-day period and such
delay does not cause increased risk of damage to person or property), or (2) if three or more notices under clause (1) hereof are given in any twelve month period (failure to pay rent or any other sum for more than 3 days after the
particular due date shall have the same effect under this clause (2) as such a notice); (3) if the leasehold hereby created shall be taken on execution, or by other process of law, or if any assignment shall be made of Tenant’s
property for the benefit of creditors; or (4) if a receiver, guardian, conservator, trustee in bankruptcy or similar officer shall be appointed by a court of competent jurisdiction to take charge of all or any part of Tenant’s property and
such appointment is not discharged within 90 days thereafter or if a petition including, without limitation, a petition for reorganization or arrangement is filed by Tenant under any bankruptcy law or is filed against Tenant and not dismissed
within 90 days from the date upon which it is filed, then, and in any of said cases, Landlord may, immediately or at any time thereafter, elect to terminate this Lease by notice of termination, by entry, or by any other means available under
law and may recover possession of the Premises as provided herein. Upon termination by notice, by entry, or by any other means available under law, Landlord shall be entitled immediately, in the case of termination by notice or entry, and otherwise
in accordance with the provisions of law to recover possession of the Premises from Tenant and those claiming through or under the Tenant. Such termination of this Lease and repossession of the Premises shall be without prejudice to any remedies
which Landlord might otherwise have for arrears of rent or for a prior breach of the provisions of this Lease. Tenant waives any statutory notice to quit and equitable rights in the nature of further cure or redemption, and Tenant agrees that upon
Landlord’s termination of this Lease Landlord shall be entitled to re-entry and possession in accordance with the terms hereof. Landlord may, without notice, store Tenant’s personal property (and those of any person claiming under Tenant)
at the expense and risk of Tenant or, if Landlord so elects, Landlord may sell such personal property at public auction or auctions or at private sale or sales after seven days notice to Tenant and apply the net proceeds to the earliest of
installments of rent or other charges owing Landlord. Tenant agrees that a notice by Landlord alleging any default shall, at Landlord’s option (the exercise of such option shall be indicated by the inclusion of the words “notice to
quit” in such notice), constitute a statutory notice to quit. If Landlord exercises its option to designate a notice of default hereunder as a statutory notice to quit, any grace periods provided for herein shall run concurrently with any
statutory notice periods. Landlord and Tenant waive trial by jury in any action to which they are parties. Tenant further agrees that it shall not interpose any non-compulsory counterclaim or set-off in any summary proceeding or in any action based
in whole or in part on non-payment of rent. 
 7.2 REIMBURSEMENT OF LANDLORD’S EXPENSES
 In the case of termination of this Lease pursuant to Section 7.1, Tenant shall reimburse Landlord for all reasonable expenses arising
out of such termination, including without limitation, all costs incurred in collecting amounts due from Tenant under this Lease (including attorneys’ fees, costs of litigation and the like); all reasonable expenses incurred by Landlord in
attempting to relet the Premises or parts thereof (including advertisements, brokerage commissions, Tenant’s allowances, costs of preparing space, and the like); all of Landlord’s then unamortized costs of special inducements provided to
Tenant (including without limitation rent holidays, rent waivers, above building standard leasehold improvements, and the like) and all Landlord’s other reasonable expenditures necessitated by the termination. The reimbursement from Tenant
shall be due and payable immediately from time to time upon notice from Landlord that an expense has been incurred, without regard to whether the expense was incurred before or after the termination. 
  

 18 

 7.3 DAMAGES
 In the event of the termination of this Lease by Landlord, Landlord may elect by written notice to Tenant within one year following such
termination to be indemnified for loss of rent by a lump sum payment representing the then present value of the amount of rent and additional charges which would have been paid in accordance with this Lease for the remainder of the Term or the
Extension Term, as the case may be, minus the then present value of the aggregate fair market rent and additional charges payable for the Premises for the remainder of the Term or the Extension Term, as the case may be; (if less than the rent and
additional charges payable hereunder), estimated as of the date of the termination, and taking into account reasonable projections of vacancy and time required to re-lease the Premises; (For the purposes of calculating the rent which would have been
paid hereunder for the lump sum payment calculation described herein, the last full year’s additional charges under Section 2.6 is to be deemed constant for each year thereafter. The Federal Reserve discount rate (or equivalent) shall be
used in calculating present values.) Should the parties be unable to agree on a fair market rent, the matter shall be submitted, upon the demand of either party, to the Boston, Massachusetts office of the American Arbitration Association, with a
request for arbitration in accordance with the rules of the Association by a single arbitrator who shall be an MAI appraiser with at least ten years experience as an appraiser of major office buildings in the Greater Boston area and shall not have a
prior relationship with either party. The parties agree that a decision of the arbitrator shall be conclusive and binding upon them. If, at the end of the Term, the rent which Landlord has actually received from the Premises is less than the
aggregate fair market rent estimated as aforesaid, Tenant shall thereupon pay Landlord the amount of such difference. Should Landlord fail to make the election provided for in this Section 7.3, Tenant shall indemnify Landlord for the loss of
rent by a payment at the end of each month which would have been included in the Term, representing the difference between the rent which would have been paid in accordance with this Lease (Annual Fixed Rent under Section 2.5, and additional
charges which would have been payable under Section 2.6 to be ascertained monthly) and the rent actually derived from the Premises by Landlord for such month (the amount of rent deemed derived shall be the actual amount less any portion thereof
attributable to Landlord’s reletting expenses described in Section 7.2 which have not been reimbursed by Tenant thereunder). 
 7.4 MITIGATION
 Any obligation under this Lease or otherwise imposed by law upon Landlord to relet the
Premises shall be subject to the right of Landlord (and its affiliates) to lease other available space in Hobbs Brook Office Park and to the reasonable requirements of Landlord to lease to high quality tenants and to lease the Building in a
harmonious manner with an appropriate mix of uses, tenants, floor areas and terms of tenancies, and the like. 
 7.5 CLAIMS IN BANKRUPTCY
 Nothing herein shall limit or prejudice the right of Landlord to prove and
obtain in a proceeding for bankruptcy, insolvency, arrangement or reorganization, by reason of the termination, an amount equal to the maximum allowed by a statute or law in effect at the time when, and governing the proceedings in which, the
damages are to be proved, whether or not the amount is greater to, equal to, or less than the amount of the loss or damage which Landlord has suffered. 
 7.6 INTEREST ON UNPAID AMOUNTS
 If any payment of Annual Fixed Rent,
additional charges, or other payment due from Tenant to Landlord is not paid when due, then without notice and in addition to all other remedies hereunder, Tenant shall pay to Landlord interest on such unpaid amount equal to 1.5% of the amount in
question for each month and for each part thereof during which said delinquency continues; provided, however, in no event shall such interest exceed the maximum amount permitted to be charged by applicable law. 
  

 19 

 ARTICLE VIII 
 MISCELLANEOUS 
 8.1 HOLDOVER
 If Tenant remains in the Premises after the termination or expiration of the Term, such holding over shall be as a tenant at will or tenant
by the month (requiring 30 days notice of termination by either party to the other) at a monthly fixed rent equal to 1.5 times the Annual Fixed Rent due hereunder for the last month of the Term for the first sixty (60) days and thereafter
two times the Annual Fixed Rent, and otherwise subject to all the covenants and conditions (including obligations to pay additional charges under Section 2.6) of this Lease as though it had originally been a monthly tenancy. Notwithstanding the
foregoing, if Landlord desires to regain possession of the Premises promptly after the termination or expiration hereof and prior to acceptance of rent for any period thereafter, Landlord may, at its option, forthwith re-enter and take possession of
the Premises or any part thereof by any legal process in force in The Commonwealth of Massachusetts. 
 Notwithstanding the
establishment of any holdover tenancy following the expiration or earlier termination of the Term, if Tenant fails promptly to vacate the Premises at the expiration or earlier termination of the Term, Tenant shall save Landlord harmless and
indemnified against any claim, loss, cost or expense (including reasonable attorneys’ fees) arising out of Tenant’s failure promptly to vacate the Premises (or any portion thereof). 
 8.2 ESTOPPEL CERTIFICATES
 At Landlord’s request, from time to time, Tenant agrees to execute and deliver to Landlord, within ten (10) business days after such request, a certificate which acknowledges the dates on which
the Term begins and ends, tenancy and possession of the Premises and recites such other facts concerning any provision of the Lease or payments made under the Lease which Landlord or a mortgagee or lender or a purchaser or prospective purchaser of
the Building or any interest therein or any other party may from time to time reasonably request. Tenant acknowledges that the execution and delivery of such certificates in connection with a financing or sale in a prompt manner constitute
requirements of Landlord’s financing and/or property dispositions. Without limitation of the foregoing, Tenant agrees to execute a document in the form of Exhibit E, or whatever other reasonable instruments may be required by the first
mortgagee or junior mortgagee to acknowledge such tenancy in a recordable form, within ten (10) business days after Landlord’s request, correcting as appropriate any representations which are not then correct. 
 8.3 NOTICE
 Any notice, approval, consent and other like communication hereunder from Landlord to Tenant or from Tenant to Landlord shall be effective only if given in writing and shall be deemed duly served if and when hand delivered or if and when
mailed prepaid certified mail or by a nationally recognized overnight carrier, (in any case, whether or not accepted for delivery). Communications to Tenant shall be addressed to Tenant’s Authorized Representative at the Original Address of
Tenant set forth in Section 1.1 prior to the Term Commencement Date and thereafter at the Premises, with a copy to: Thomas G. Schnorr, Esq., Palmer & Dodge LLP; address prior to November 1, 2001, One Beacon Street, Boston, MA
02108; address after November 1, 2001, 111 Huntington Avenue, Boston, MA 02199. Communications to Landlord shall be addressed to the Address of Landlord set forth in Section 1.1. Either party may from time to time designate other addresses
within the continental United States by notice to the other. 
  

 20 

 8.4 LANDLORD’S RIGHT TO CURE
 At any time and with notice to Tenant (except in an emergency), Landlord may, but need not, cure any failure by Tenant to perform its
obligations under this Lease. Whenever Landlord chooses to do so, Tenant shall pay all costs and reasonable expenses incurred by Landlord in curing any such failure, including, without limitation, reasonable attorneys’ fees together with an
administrative charge equal to 15% of such costs and expenses (or such higher percentage as may then be customary with respect to first-class office buildings in the Greater Boston area) and interest as provided in Section 7.6. 
 8.5 SUCCESSORS AND ASSIGNS
 This Lease and the covenants and conditions herein contained shall inure to the benefit of and be binding upon Landlord, its successors and assigns, and shall be binding upon Tenant, its successors and
assigns, and shall inure to the benefit of Tenant and only such Transferees of Tenant as are permitted hereunder. The term “Landlord” means the original Landlord named herein, its successors and assigns. The term “Tenant” means
the original Tenant named herein and its permitted successors and assigns. 
 8.6 BROKERAGE
 Landlord and Tenant each warrant to the other that it has had no dealings with any broker or agent in connection with this Lease or any
other space in the Hobbs Brook Office Park except for any brokers designated in Section 1.1. Landlord and Tenant hereby covenant to pay, hold harmless and indemnify the other from and against any and all costs, expense or liability for any
compensation, commissions and charges claimed by any broker or agent other than any such broker designated in Section 1.1 with respect to this Lease or the negotiation thereof arising from a breach of the foregoing warranty. Landlord shall be
responsible for payment of any brokerage commission to any broker designated in Section 1.1. 
 8.7 WAIVER
 The failure of Landlord or of Tenant to seek redress for violation of, or to insist upon
strict performance of, any covenant or condition of this Lease, or, with respect to such failure of Landlord, any of the Rules and Regulations referred to in Section 5.3, whether heretofore or hereafter adopted by Landlord, shall not be deemed
a waiver of such violation nor prevent a subsequent act, which would have originally constituted a violation, from having all the effect of an original violation, nor shall the failure of Landlord to enforce any of said Rules and Regulations against
any other tenant of the Building be deemed a waiver of any such Rules or Regulations. The receipt by Landlord of Annual Fixed Rent or additional charges with knowledge of the breach of any covenant of this Lease shall not be deemed waiver of such
breach. No provision of this Lease shall be deemed to have been waived by Landlord, or by Tenant, unless such waiver be in writing signed by the party to be charged. No consent or waiver, express or implied, by Landlord or Tenant to or of any breach
of any agreement or duty shall be construed as a waiver or consent to or of any other breach of the same or any other agreement or duty. 
 8.8 ACCORD AND SATISFACTION
 No acceptance by Landlord of a lesser sum
than the Annual Fixed Rent and additional charges then due shall be deemed to be other than on account of the earliest installment of such rent and charges due, nor shall any endorsement or statement on any check or any letter accompanying any check
or payment as rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such installment or pursue any other remedy provided in this Lease. The
delivery of keys to Landlord shall not operate as a termination of this Lease or a surrender of the Premises. 
 8.9 REMEDIES CUMULATIVE
 The specific remedies to which Landlord may resort under the terms of this Lease
are cumulative and are not intended to be exclusive of any other remedies to which it may be lawfully entitled in case of any breach or threatened breach by Tenant of any provisions of this Lease. In addition to the other remedies provided in this
Lease, Landlord shall be entitled to the restraint by injunction of the violation or attempted or threatened violation of any of the covenants or conditions of this Lease or to a decree compelling specific performance of any such covenants or
conditions. 
  

 21 

 8.10 PARTIAL INVALIDITY
 If any term of this Lease, or the application thereof to any person or circumstance, shall to any extent be invalid or unenforceable, the
remainder of this Lease, or the application of such term to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term of this Lease shall be valid and enforceable to the
fullest extent permitted by law. 
 8.11 WAIVERS OF SUBROGATION
 Any insurance carried by either party with respect to the Premises or property therein or occurrences thereon shall, if it can be so written
without additional premium or with an additional premium which the other party agrees to pay, include a clause or endorsement denying to the insurer rights of subrogation against the other party to the extent rights have been waived by the insured
hereunder prior to occurrence of injury or loss. Each party, notwithstanding any provisions of this Lease to the contrary, hereby waives any rights of recovery against the other for injury or loss due to hazards covered by such insurance to the
extent of the indemnification received thereunder. 
 8.12 ENTIRE AGREEMENT
 This Lease contains all of the agreements between Landlord and Tenant with respect to the Premises and supersedes all prior writings and
dealings between them with respect thereto. 
 8.13 NO AGREEMENT UNTIL SIGNED
 The submission of this Lease or a summary of some or all of its provisions for examination does not constitute a reservation of or option
for the Premises or an offer to lease and no legal obligations shall arise with respect to the Premises or other matters herein until this Lease is executed and delivered by Landlord and Tenant. 
 8.14 TENANT’S AUTHORIZED REPRESENTATIVE
 Tenant designates the person named from time to time as Tenant’s Authorized Representative to take all acts of Tenant hereunder. Landlord may rely on the acts of such Authorized Representative
without further inquiry or evidence of authority. Tenant’s Authorized Representative shall be the person so designated in Section 1.1 and such successors as may be named from time to time by the then current Tenant’s Authorized
Representative or by Tenant’s president. 
 8.15 NOTICE OF LEASE
 Landlord and Tenant agree not to record this Lease. If appropriate, both parties will, within ten (10) days after the request of
either, execute, acknowledge and deliver a Notice of Lease and a Notice of Termination of Lease Term, each in recordable form. Such notices shall contain only the information required by law for recording. 
 8.16 TENANT AS BUSINESS ENTITY
 If Tenant is a business entity, then the person or persons executing this Lease on behalf of Tenant jointly and severally warrant and represent in their individual capacities that (a) Tenant is duly
organized, validly existing and in good standing under the laws of the jurisdiction in which such entity was organized; (b) Tenant has the authority to own its property and to carry on its business as contemplated under this Lease;
(c) Tenant is in material compliance with all laws and orders of public authorities applicable to Tenant; (d) Tenant has duly executed and delivered this lease; (e) the execution, delivery and performance by Tenant of this Lease
(i) are within the powers of Tenant, (ii) have been duly authorized by all requisite action, (iii) will not violate any provision of law or any

  

 22 

 
order of any court or agency of government, or any agreement or other instrument to which Tenant is a party or by which it or any of its property is bound, and (iv) will not result in the
imposition of any lien or charge on any of Tenant’s property, except by the provisions of this Lease; and (v) the Lease is a valid and binding obligation of Tenant in accordance with its terms. Tenant, if a business entity, agrees that
breach of the foregoing warranty and representation shall at Landlord’s election be a default under this Lease for which there shall be no cure. This warranty and representation shall survive the termination of the Term. 
 8.17 RELOCATION Intentionally omitted 
 8.18 LETTER OF CREDIT SECURITY DEPOSIT
 Within ten (10) business
days after the date of this Lease but in any event prior to occupancy of any portion of the Premises, Tenant shall pay to Landlord as a security deposit for the performance of the obligations of Tenant hereunder the amount of $3,000,000.00 (the
“Initial Letter of Credit Security Deposit”) in the form of a letter of credit in accordance with the provisions of this Section 8.18. 
 (a) Tenant shall deliver to Landlord the Initial Letter of Credit Security Deposit containing all of the following terms and satisfying all of the following conditions (which terms and conditions are
hereinafter referred to as the “Letter of Credit Terms and Conditions”): (i) the letter of credit shall be irrevocable, (ii) the letter of credit shall only require the presentation to the issuer of a duly authorized certificate
of the holder of the letter of credit stating that a default has occurred under this Lease, that all applicable notice and cure periods have expired without cure, and stating the amount of the default and requested draw, (iii) the letter of credit
shall be payable to Landlord or its successors in interest as the Landlord under this Lease and shall be freely transferable without cost to Landlord, to any such successor or any lender holding a collateral assignment of Landlord’s interest in
the Lease, (iv) the letter of credit shall be in the amount required under this Section 8.18, (v) the letter of credit shall be for a term of not less than 12 months, (vi) the letter of credit shall be in form and substance reasonably acceptable to
Landlord, and (vii) the letter of credit shall be drawn on a commercial bank or savings and loan association which is reasonably acceptable to Landlord and is doing business in a major northeastern United States city (Initial Letter of Credit
Security Deposit and every renewal thereof and every new letter of credit in replacement or substitution thereof, are hereinafter referred to as the “Letter of Credit Security Deposit”). 
 Not less than thirty (30) days before the expiration of the Initial Letter of Credit Security Deposit and every renewal thereof, Tenant
shall deliver to Landlord a renewal of the Letter of Credit Security Deposit or new Letter of Credit Security Deposit, in either case, except as otherwise expressly provided herein, containing and satisfying the Letter of Credit Terms and
Conditions. Notwithstanding the foregoing, the Letter of Credit Security Deposit to be delivered by Tenant for the final period of 12 or fewer months before the expiration of the Term of this Lease shall be for a term ending not sooner than 30 days
after the expiration of the Term of this Lease. 
 Landlord shall be entitled to draw upon the Letter of Credit Security Deposit
(i) for the full amount of the then applicable Letter of Credit Security Deposit, if, not less than 30 days before the expiration of the term of the then current Letter of Credit Security Deposit, Tenant has not delivered to Landlord a new Letter of
Credit Security Deposit, or renewals thereof, as required under this Section 8.18 and/or (ii) for the full amount of any amount then due under the Lease, including without limitation damages provided for under Section 7.3 of the Lease. If all or any
part of the Letter of Credit Security Deposit is applied to an obligation of Tenant hereunder, Tenant shall within ten (10) days of written demand by Landlord restore the Letter of Credit. Security Deposit to its original amount (except for pro-rata
reductions as hereinafter set forth). 
 In the event that Tenant is the subject of a voluntary or involuntary petition (not
dismissed within ninety (90) days) in bankruptcy under Title 11 of the United States Code or any other bankruptcy, insolvency, reorganization, moratorium, or similar state or federal laws affecting the rights of creditors (the “Insolvency
Laws”), the Landlord shall have the right, subject to the Insolvency Laws, before and after the filing of any bankruptcy petition or any other petition for relief from creditors, to draw down the full amount of the Letter of Credit Security
Deposit, and the entire amount of the Letter of Credit Security Deposit shall be applied first against the Landlord’s pre-petition claim (including, without limitation, damages for the rejection of the Lease), and second, any balance of the
Letter of Credit Security Deposit remaining after payment in full of said pre-petition claim shall be held as security for payment and performance of the Tenant’s post-petition covenants and obligations to Landlord. Without derogating from
Landlord’s right to so draw down and immediately take the full amount of the Letter of Credit Security Deposit, only if (i) any involuntary petition filed against Tenant under any of the Insolvency Laws is dismissed within 90 days after such
involuntary petition is first filed, and (ii) upon the dismissal of such involuntary petition there exists no breach of any covenant or obligation of Tenant hereunder through the time when Tenant restores the Letter of Credit Security Deposit
pursuant to the following clause (iii), and (iii) Tenant restores the then-required full amount of the security deposit (either in cash or a new Letter of Credit Security Deposit) required hereunder (which security deposit shall comply in all
respects with the requirements of this Section 8.18 therefor), then, simultaneously with such restoration of the security deposit required hereunder, Landlord shall return to Tenant, within ninety (90) days thereafter all or any portion of the
amount drawn down from the Letter of Credit Security Deposit as a result of the filing of such involuntary petition against Tenant, which Landlord has not used to cure any other default of this Lease. 
  

 23 

 (b) Tenant shall not have the right to call upon Landlord to apply all or any part of the
security deposit to cure any default (beyond applicable notice and cure) or to fulfill any obligation of Tenant, but such use shall be solely in the discretion of Landlord. 
 (c) Upon any conveyance by Landlord of its interest under this Lease, the security deposit then held by Landlord shall be delivered by
Landlord to Landlord’s grantee or transferee. Upon any such delivery and the written acknowledgment by such grantee or transferee of its receipt and that it shall continue to hold such security deposit as required by the terms and provisions of
this Lease, Tenant hereby releases Landlord herein named (and each subsequent transferor) of any and all liability with respect to the security deposit, its application and return, and Tenant agrees to look solely to such grantee or transferee so
long as Tenant receives a copy of such acknowledgment. 
 (d) In the event Tenant leases additional space from Landlord during
the Lease Term (in addition to the Premises defined in Section 1.1 hereof), the security deposit shall be increased to reflect an amount equal to the cost of the Tenant Improvement Allowance for such additional space or in the event the additional
space is taken as-is, the security deposits for such additional space shall be in an amount equal to the increase in one-month’s payment of Annual Fixed Rent. 
 (e) So long as Tenant is not then in default of any of its obligations under this Lease, and no event has occurred or condition exists which with notice and the passage of time would constitute such a
default, Tenant shall be permitted to reduce the amount of the Initial Letter of Credit Security Deposit on each anniversary of the Premises A Rent Commencement Date by a percentage equal to one divided by the number of years then remaining in the
Term (initially ten (10) years, as it may be extended) but determined without regard to any then-unexercised extension option. For example, as of the second anniversary of the Premises A Rent Commencement Date, the Initial Letter of Credit Security
Deposit may be reduced as of that date by 12.5% of the then current amount (one divided by 8 years) and by an additional 14.28% of the then current amount on the third anniversary of the Term Commencement Date (one divided by 7 years), and so on.

 (f) Tenant shall have the right to convert the Letter of Credit Security Deposit into a cash security deposit. Said cash
security deposit may be mingled with other funds of Landlord and no fiduciary relationship shall be created with respect to such deposit. If Tenant shall default (including applicable notice and cure periods), Landlord may, but shall not be obliged
to, apply the cash security deposit to the extent necessary to cure the default, and Tenant shall be obliged to reinstate such cash security deposit to the then currently-required amount (as reduced according to the applicable schedule in
(e) above) thereof upon written demand. Upon a reduction of the cash security deposit upon the terms and conditions in (e) above, Landlord shall pay Tenant, the amount of such reduction within thirty (30) days. Within thirty
(30) days after the expiration or sooner termination of the Term, the cash security deposit or the letter of credit security deposit, as the case may be, to the extent not applied, shall be returned to the Tenant, without interest. 

8.19 MISCELLANEOUS PROVISIONS
 This Lease may be executed in counterparts and shall constitute the agreement of Landlord and Tenant whether or not their signatures appear in a single copy hereof. This Lease shall be construed as a
sealed instrument and shall be governed exclusively by the provisions hereof and by the laws of The Commonwealth of Massachusetts as the same may from time to time exist. The titles are for convenience only and shall not be considered a part of the
Lease. Where the phrases “persons acting under Tenant” or “persons claiming under Tenant” or similar phrases are used, the persons included shall be all employees, agents, independent contractors and invitees of Tenant or of any
Transferee of Tenant. The enumeration of specific examples of or inclusions in a general provision shall not be construed as a limitation of the general provision. If Tenant is granted any extension option, expansion option or other right or option,
the exercise of such right or option (and notice thereof) must be unconditional to be effective, time always being of the essence to the exercise of such right or option; and if Tenant purports to condition the exercise of any option or to vary its
terms in any manner, then the option granted shall be void and the purported exercise shall be ineffective. Unless otherwise stated herein, any consent or approval required hereunder may be given or withheld in the sole absolute discretion of the
party whose consent or approval is required. Nothing herein shall be construed as creating the relationship between Landlord and Tenant of principal and agent, or of partners or joint venturers or any relationship other than landlord and tenant.
This Lease and all consents, notices, approvals and all other documents relating hereto may be reproduced by any party by photographic, 
  

 24 

 
microfilm, microfiche or other reproduction process and the originals thereof may be destroyed; and each party agrees that any reproductions shall be admissible in evidence as the original itself
in any judicial or administrative proceeding (whether or not the original is in existence and whether or not reproduction was made in the regular course of business) and that any further reproduction of such reproduction shall likewise be admissible
in evidence. This Lease may be amended only by a writing signed by all of the parties hereto. 
 8.20 SIGNAGE AND
BUILDING NAME
 Tenant shall have the right to install its logo on the monument sign of the Building, to be listed with the
other tenants of the Building, at its sole cost and expense. At Tenant’s initial occupancy, Landlord shall provide Tenant with standard building directory and lobby signage. Tenant shall have the non-exclusive right to install additional
interior signage in the Building consistent with the signage permitted other office tenants of the Building. All signage shall be subject to the prior written approval of Landlord, such approval not to be unreasonably withheld or delayed, and in
compliance with all governmental laws. 
 ARTICLE IX 
 LANDLORD’S LIABILITY AND ASSIGNMENT FOR FINANCING 
 9.1 LANDLORD’S LIABILITY
 Tenant agrees from time to time to look only to Landlord’s interest in
the Land and Building for satisfaction of any claim against Landlord hereunder or under any other instrument related to the Lease (including any separate agreements among the parties and any notices or certificates delivered by Landlord) and not to
any other property or assets of Landlord. If Landlord from time to time transfers its interest in the Land and Building (or part thereof which includes the Premises), then from and after each such transfer Tenant shall look solely to the interests
in the Land and Building of each of Landlord’s transferees for the performance of all of the obligations of Landlord hereunder (or under any related instrument). The obligations of Landlord shall not be binding on any partners (or trustees or
beneficiaries) of Landlord or of any successor, individually, but only upon Landlord’s or such successor’s interest described above. 
 In no event shall Landlord ever be liable for any indirect or consequential damages. 
 9.2 ASSIGNMENT OF RENTS
 If, at any time and from time to time, Landlord assigns this Lease or the rents
payable hereunder to the holder of any mortgage on the Building, or to any other party for the purpose of securing financing (the holder of any such mortgage and any other such financing party are referred to herein as the “Financing
Party”), whether such assignment is conditional in nature or otherwise, the following provisions shall apply: 
 (i) Such assignment to the Financing Party shall not be deemed an assumption by the Financing Party of any obligations of Landlord hereunder unless such Financing Party shall, by written notice to Tenant, specifically otherwise elect;

 (ii) Except as provided in (i) above and (iii) below, the Financing Party shall be treated as
having assumed Landlord’s obligations hereunder (subject to Section 9.1) only upon foreclosure of its mortgage (or voluntary conveyance by deed in lieu thereof) and the taking of possession of the Premises from and after foreclosure and,
with respect to obligations regarding return of the security deposit, only upon receipt of the funds constituting such security deposit; 
 (iii) Subject to Section 9.1, the Financing Party shall be responsible for only such breaches under the Lease by Landlord which occur during the period of ownership by the Financing Party after
such foreclosure (or voluntary conveyance by deed in lieu thereof) and taking of possession, and defaults which are continuing as of such date, as aforesaid; 
  

 25 

 (iv) In the event Tenant alleges that Landlord is in default under any
of Landlord’s obligations under this Lease, Tenant agrees to give the holder of any mortgage, by registered mail, a copy of any notice of default which is served upon the Landlord, provided that prior to such notice, Tenant has been notified,
in writing, (whether by way of notice of an assignment of lease, request to execute an estoppel letter, or otherwise) of the address of any such holder. Tenant further agrees that if Landlord shall have failed to cure such default within the time
provided by law or such additional time as may be provided in such notice to Landlord, such holder shall have sixty (60) days after the last date on which Landlord could have cured such default within which such holder will be permitted to cure
such default. If such default cannot be cured within such sixty-day period, then such holder shall have such additional time as may be necessary to cure such default, if within such sixty day period such holder has commenced and is diligently
pursuing the remedies necessary to effect such cure (including, but not limited to, commencement of foreclosure proceedings, if necessary, to effect such cure), in which event Tenant shall have no right with respect to such default while such
remedies are being diligently pursued by such holder. 
 In all events, any liability of a Financing Party shall be limited to
the interest of such Financing Party in the Land and Building, and in no event shall a Financing Party ever be liable for any indirect or consequential damages. 
 Tenant hereby agrees to enter into such agreements or instruments as may, from time to time, be reasonably requested in confirmation of the foregoing. 
 Without limiting the generality of the foregoing, Tenant acknowledges that Landlord’s interest in this Lease has been assigned to
Principal Mutual Life Insurance Company (“Principal”) pursuant to an Assignment of Leases and Rents dated November 25, 1996 (“Lease Assignment”) and recorded with the Middlesex South Registry of Deeds as Instrument Number
737 on November 25, 1996. Until the Lease Assignment is discharged of record, Tenant shall, upon notice by Principal, make payments under this Lease as directed by Principal. Unless and until such notice is given by Principal, all payments
shall be made as set forth in Section 2.5. 
 ARTICLE X 
 SUBORDINATION AND NON-DISTURBANCE 
 This Lease shall
be subject and subordinate to any first mortgage and to any junior mortgage that has been approved by the first mortgagee that may now be placed upon the Building and/or the Land and to any and all advances to be made under such mortgages and to the
interest thereon, and all renewals, extensions and consolidations thereof. Any mortgagee may elect to give this Lease priority to its mortgage, except that the Lease shall not have priority to (i) the prior right, claim and lien of such
mortgagees in, to and upon any insurance proceeds and the disposition thereof under the mortgage; (ii) the prior right, claim and lien of such mortgagees in, to and upon any award or compensation heretofore or hereafter to be made for any
taking by eminent domain of any part of the Premises, and to the right of disposition thereof under the mortgage; and (iii) any lien, right, power or interest, if any, which may have arisen or intervened in the period between the recording of
the mortgages and the execution of this Lease, or any lien or judgment which may arise any time under the terms of this Lease. In the event of such election and upon notification by such mortgagee, this Lease shall be deemed prior in lien to the
said mortgage. This Section shall be self-operative, but in confirmation thereof, Tenant shall execute and deliver a Non-disturbance, and Attornment Agreement (an “SNDA”) substantially in the form attached hereto as Exhibit F. With
respect to any future mortgagee, Tenant shall agree to subordinate this Lease upon the execution of an SNDA reasonably mutually agreeable to the parties, in recordable form, and containing substantially the same terms and provisions as those set
forth in Exhibit J hereto. Landlord shall use diligent efforts to obtain a non-disturbance agreement from its current mortgagee prior to Tenant’s occupancy of the Premises, and all future mortgagees and ground lessors, if any. 

 

 26 

 ARTICLE XI 
 PARKING 
 11.1 GENERAL
 Landlord agrees to provide an automobile parking area during the term of this Lease for the benefit and use of the customers and employees
of Tenant, and other tenants and occupants of the Building. Tenant shall have the right to use, in common with others, parking spaces on a non-exclusive basis in the automobile parking area throughout the Term of this Lease. Wherever the words
“automobile parking area” are used in this Lease, it is intended that the same shall include, whether in a surface parking area or a parking structure, the automobile parking stalls, driveways, entrances, exits, sidewalks, landscaped
areas, pedestrian passageways in conjunction (herewith and other areas designated for parking. Landlord shall keep the automobile parking area neat, clean and in good repair, properly lighted, paved and landscaped and Landlord shall be responsible
for plowing and removing snow and ice in the automobile parking area. Nothing contained herein shall be deemed to create liability upon Landlord for any damage to motor vehicles of customers or employees or from loss of property from within such
motor vehicles, unless caused by the negligence of Landlord, its agents, servants and employees. Landlord shall have the right to establish and enforce against all users of the automobile parking area, such reasonable rules and regulations as may be
deemed necessary and advisable for the proper and efficient operation and maintenance of the automobile parking area, including the hours during which the automobile parking area shall be open for use. 
 Landlord may establish for the automobile parking area, a system or systems of charged validation or other operation including, but not
limited to, a system of charges against nonvalidated parking checks of users. Tenant shall comply with such system, and all rules and regulations established by Landlord in conjunction with such system, and shall cause its customers and employees to
comply therewith; provided, however, that such system and such rules and regulations shall apply equally and without discrimination to all persons entitled to the use of the automobile parking area, and provided that at all times Tenant and its
agents, servants, employees, licensees, invitees and guests shall be entitled to park in the automobile parking area free of any charge or fee. 
 Landlord shall at all times during the term hereof have the sole and exclusive control of the automobile parking area, and may at any time during the term hereof exclude and restrain any person from use
thereof; excepting, however, Tenant and its employees, bona fide customers, patrons and service suppliers of Tenant and other tenants of Landlord who make use of said area in accordance with any non-discriminatory rules and regulations established
by Landlord from time to time with respect thereto. Landlord shall also have the right to designate certain automobile parking areas as being for the exclusive use of one or more of the Tenants of Landlord, provided, however, that Landlord shall not
offer on an exclusive basis any parking spaces immediately adjacent to the Building. The rights of Tenant referred to in this Article shall at all times be subject to the rights of Landlord and the other tenants of Landlord to use the same in common
with Tenant, and it shall be the duty of Tenant to keep all of said area free and clear of any obstructions created or permitted by Tenant or resulting from Tenant’s operations and to permit the use of any of said area only for normal parking
and ingress and egress by said customers, patrons and service suppliers to and from the Building. 
 Landlord shall at all times
have the right and privilege of determining the nature and extent of the automobile parking area, whether the same shall be surface, underground or other structure, and of making such changes therein from time to time which in its opinion are deemed
to be desirable and for the best interests of all persons using the automobile parking area. 
  

 27 

 11.2 EMPLOYEE PARKING
 It is understood and agreed that the employees of Tenant and the other tenants of Landlord within the Building shall not be permitted to
park their automobiles in the portions of the automobile parking area which may from time to time be designated for patrons of the Building and that Landlord shall at all times have the right to establish nondiscriminatory rules and regulations for
employee parking. 
 11.3 PATRON PARKING
 Landlord agrees to provide within the automobile parking area parking spaces for the patrons of Tenant and other tenants in the Building in
sufficient number as from time to time Landlord shall deem appropriate. 
 11.4 OTHER PARKING USERS
 Landlord may authorize persons other than those described above, including occupants of other buildings, to utilize said automobile parking
area. 
 Executed to take effect as a sealed instrument. 
  

			
	LANDLORD:
	
	 610 Lincoln LLC

		
	 By:
	 	/s/ DONALD G. OLDMIXON
		 	 Donald G. Oldmixon
 Manager

	
	TENANT:
	
	GPC Biotech Inc.
		
	 By:
	 	/s/ BERND R. SEIZINGER
		 	 Name: Bernd R. Seizinger
 Title: President/Vice-President

		
	 By:
	 	/s/ BERND R. SEIZINGER
		 	 Name: Bernd R. Seizinger
 Title: Treasurer/Assistant Treasurer

  

 28 

 EXHIBIT A 
 Plan of Premises 
  

 29 

 EXHIBIT A-1 
 Premises A 
 

 
  

 A-1 

 EXHIBIT A-1 
 Premises A 
 

 
  

 A-1 

 EXHIBIT A-2 
 Premises B 
 

 
  

 A-2 

 EXHIBIT A-2 
 Premises B 
 

 
  

 A-2 

 EXHIBIT B 
 [Intentionally Omitted.] 
  

 30 

 EXHIBIT C 
 Legal Holidays 
 Hobbs Brook Office Park—Year 2001

 New Year’s Day 
 President’s Day 
 Patriot’s Day 
 Memorial Day 
 July 4th

 Labor Day 
 Thanksgiving 
 Day after Thanksgiving 
 Christmas Day 
  

 31 

 EXHIBIT D 
 Cleaning Specifications 
 DAILY: 
  

	1.	Sweep, dry mop, or vacuum all floor areas of resilient wood or carpet, remove any gum and tar matter which has adhered to the floor. 

  

	2.	Clean all stairwells and stairs as required by type. 

  

	3.	Damp mop all non-resilient floors such as: concrete, terrazzo and ceramic tile. 

  

	4.	Vacuum and spot clean all carpet areas. 

  

	5.	Empty and damp wipe all ashtrays and waste baskets and remove all trash. Replace plastic liners as needed. 

  

	6.	All glass entrance doors and interior glass doors and hardware are to be cleaned on both sides. 

  

	7.	Dust all horizontal surfaces with treated dust cloth or feather duster, including furniture, files, equipment, blinds, oak trim, convector covers and louvers that can
be reached without a ladder. 

  

	8.	Brush all fabric covered chairs with a lint brush as needed. 

  

	9.	Damp wipe all telephones, including dials and crevices as needed. 

  

	10.	Spot wash to remove smudges, marks and fingerprints from such areas as walls, equipment, doors, partitions and light switches within reach. 

  

	11.	Wash water fountains, chalkboards, cafeteria tables and chairs. 

  

	12.	Clean and vacuum freight and passenger elevator cabs and landing doors including elevator door tracts. 

 RESTROOMS: 
  

	13.	Refill all soap, toilet, sanitary napkin and towel dispensers. Replace plastic liners and waxed bags in sanitary disposal units. 

  

	14.	Damp mop floors and wash baseboards using detergent disinfectant. 

  

	15.	Clean mirrors, soap dispensers, shelves, wash basins, exposed plumbing, dispenser and disposal container exteriors using detergent disinfectant and water. Damp wipe all
ledges, toilet stalls and doors. Spot clean light switches, doors and walls. 

  

	16.	Clean toilets and urinals with detergent disinfectant, beginning with seats and working down. Pour one ounce of bowl cleaner into urinal after cleaning and do not
flush. 

 WEEKLY: 
  

	1.	Spot clean carpet stains. 

  

	2.	Wash glass in display windows, building directory, entrance doors and frames and show windows, both sides. 

  

	3.	Spot wash interior partition glass and door glass to remove smudge marks. 

  

 32 

 MONTHLY: 
  

	1.	Scrub and recondition resilient floor areas using buffable non-slip type floor finish (product to be approved by building management). 

  

	2.	Dust all ceiling and wall air supply and exhaust diffusers or grills. 

  

	3.	Wash all interior glass, both sides. 

 QUARTERLY: 
  

	1.	High dust all horizontal and vertical surfaces not reached in nightly cleaning such as: pipes, light fixtures, door frames, picture frames and other wall hangings.

  

	2.	Vacuum/dust all open book shelves. 

  

	3.	Wash and polish vertical terrazzo or marble surfaces. 

  

	4.	Damp wash diffusers, vents, grills and other such items, including surrounding wall or ceiling areas that are soiled. 

 SEMI-ANNUALLY: 
  

	1.	Vacuum drapes, blinds, cornices and wall hangings. 

  

	2.	Dust all storage areas, including shelves and contents such as: supply and stock closets and damp mop floor areas. 

  

	3.	Strip and refinish all resilient floor areas using buffable non-slip floor finish (product will be approved by building management). 

 ANNUALLY: 
  

	1.	Wash light fixtures, including reflectors, globes, diffusers and trim. 

  

	2.	Wash walls in corridors, lounges, classrooms, demonstration areas, cafeterias and washrooms. 

  

	3.	Clean all vertical surfaces not attended to in nightly, weekly, quarterly or semi-annual cleaning. 

  

 33 

 EXHIBIT E 
 Lessee’s Estoppel 
 D-751267 
  

	To:	Principal Life Insurance Company, an Iowa corporation, its successors and assigns (“Lender”) 

	 	c/o Principal Capital Management, LLC 

	 	711 High Street 

	 	Des Moines, Iowa 50392-1450 

	 	ATTN: Commercial Real Estate 

  

	Re:	Lease (the “Lease”) dated                     ,
2000 between 

	 	                                       
                      as landlord (“Lessor”) and 

	 	                                       
                      as tenant (“Lessee”) of certain real 

	 	property in the Country of Middlesex, State of Massachusetts, having a street address of 

	 	                                       
                      (the “Property”). 

 Lessee hereby certifies the following representations with respect to the Lease are accurate and complete as of the date hereof with the understanding that Lender will rely upon the representations in
connection with [a loan to Lessor (the “Loan”) and accepting an assignment of the Lessor’s interest in the Lease as additional security for making the Loan] [Lender’s review of a Subordination, Non-disturbance and Attornment
Agreement]: 
 1. The following are the pertinent terms of the Lease: 
 a. Current monthly payment of Annual 
  

	 	 	Fixed
Rent:                                        
        ____________________ 

 b. Term Commencement
Date:                     ____________________ 
 c. Termination Expiration Date:                   ____________________ 
 2. Lessee has accepted the Property and taken possession thereof without any existing condition or qualification. Both Lessor and Lessee
have completed and complied with all required conditions precedent to such acceptance and possession. 
 3. The monthly rent due
is continuing and is not past due or delinquent in any respect. Lessee has not prepaid any of the rents under the Lease more than one (1) month in advance. As of the date hereof, Lessee has no defense as to its obligations under the Lease and
asserts no set-off, claim or counterclaim against Lessor. 
 4. Neither Lessee nor Lessor is in default under the Lease. The
Lease is in full force and effect and has not been supplemented or amended, nor has any portion of the Property leased by Lessee been sublet, except:
                                         
                   . 
  

 34 

 IN WITNESS WHEREOF, this certificate has been duly executed and delivered by the authorized
officers of the undersigned as of this          day of                     , 2001. 

 

			
	Lessee:
	
	  

		
	 By
	 	  

		 	Name:
		 	Title:
		
	 By
	 	  

		 	Name:
		 	Title:

  

 35 

 EXHIBIT F 
 Non-disturbance, and Attornment Agreement 
 Record and return to:

 Principal Life Insurance Company 
 c/o Principal Capital Management, LLC 
 801 Grand Avenue 
 Des Moines, IA 50392-1450 
 ATTN: Rena Krebsbach 
 NON-DISTURBANCE 
 AND
ATTORNMENT AGREEMENT 
 Loan No. 751267 
 THIS AGREEMENT, made and entered into as of the          day of
                    , 2001, by and between PRINCIPAL LIFE INSURANCE COMPANY, an Iowa corporation with a principal office at c/o Principal
Capital Management, LLC, 801 Grand Avenue, Des Moines, Iowa 50392-1450 (hereinafter called “Lender”)                     ,
                    , with its principal office at P.O. Box 549249, Waltham, Massachusetts 02454-549249 (hereinafter called
“Lessor”)                      and
                    , with its principal office at
                     (hereinafter called “Lessee”); 
 WITNESSETH: 
 WHEREAS, Lessee has by a written lease dated
                    , 20     (hereinafter called the “Lease”) leased from Lessor all or part of certain
real estate and improvements thereon located in the city of Waltham, state of Massachusetts, as more particularly described in Exhibit A attached hereto (the “Demised Premises”); and 
 WHEREAS, Lessor has previously encumbered the Demised Premises as security for a loan (the “Loan”) from Lender to Lessor in the
form of a Mortgage and Security Agreement (hereinafter called the “Mortgage”); and 
 WHEREAS, Lessee, Lessor and
Lender have agreed to the following with respect to their mutual rights and obligations pursuant to the Lease and the Mortgage; 
  

 36 

 NOW, THEREFORE, for and in consideration of Ten Dollars ($10.00) paid by each party to the
other and the mutual covenants and agreements herein contained and other good and valuable consideration, the receipt whereof is hereby acknowledged, the parties hereto do hereby covenant and agree as follows: 
 (1) In the event of any foreclosure of the Mortgage or any conveyance in lieu of foreclosure, provided that the Lessee shall not then be in
default beyond any grace period under the Lease and that the Lease shall then be in full force and effect, then Lender shall neither terminate the Lease nor join Lessee in foreclosure proceedings, nor disturb Lessee’s possession of the Demised
Premises or any of Lessee’s rights and privileges under the Lease, and the Lease shall continue in full force and effect as a direct lease between Lessee and Lender. Lender further agrees not to join Lessee in any foreclosure proceeding except
to the extent necessary under applicable law, but such joinder shall not be in derogation of the rights of Lessee as set forth in this Agreement. 
 (2) After the receipt by Lessee of notice from Lender of any foreclosure of the Mortgage or any conveyance of the Demised Premises in lieu of foreclosure, Lessee will thereafter attorn to and recognize
Lender or any purchaser at any foreclosure sale or otherwise as its substitute lessor on the terms and conditions set forth in the Lease provided that such substitute lessor recognizes all of Lessee’s rights and privileges under the Lease.

 (3) Lessee hereby agrees that if Lessee has the right to terminate the Lease or to claim a partial or total eviction, or to
abate or reduce rent due to a Lessor default under the Lease, Lessee will not exercise such right until it has given written notice to Lender, and Lender has failed within thirty (30) days after both receipt of such notice and the date when it shall
have become entitled to remedy the same, to commence to cure such default and thereafter diligently prosecute such cure to completion within ninety (90) days of Lender’s commencement to cure such default. 
 (4) Lessee agrees that if the Lease is terminated pursuant to the terms of Section 7.1 thereof, or otherwise, Lessee will remit any payments
made in connection with such termination directly and immediately to Lender. 
 Lessor hereby agrees that such payments shall be
held by Lender in an interest bearing account as additional security for the Loan, and applied at Lender’s sole discretion. The funds shall be governed by the terms of that certain Escrow Security Agreement between Lessor and Lender.

 (5) This Agreement and its terms shall be governed by the laws of the state where the Demised Premises are located and shall
be binding upon and inure to the benefit of Lender, Lessor and Lessee and their respective successors and assigns, including, without limitation, any purchaser at any foreclosure sale or otherwise. This Agreement may not be modified orally or in any
manner other than by an agreement, in writing, signed by the parties. 
 (6) This Agreement may be executed in counterparts,
each of which shall be deemed to be an original, and such counterparts when taken together shall constitute but one agreement. 
  

 37 

 IN WITNESS WHEREOF, this Agreement has been fully executed under seal on the day and year
first above written. 
  

			
	 PRINCIPAL LIFE INSURANCE COMPANY,
 an Iowa corporation, Lender

		
	 By:
	 	PRINCIPAL CAPITAL MANAGEMENT, LLC, a Delaware limited liability company, its authorized signatory
		
		 	By                                       
                                         
      
		 	       Name:
		 	       Title:
		
		 	 By                                       
                                         
      

		 	       Name:
		 	       Title:
	
	                    , Lessee
		
	 By
	 	  

	Name:	 	
	Title:	 	
		
	 By
	 	  

	Name:	 	
	Title:	 	
	
	                    , Lessor
		
	 By
	 	  

	Name:	 	
	Title:	 	
		
	 By
	 	  

	Name:	 	
	Title:	 	

  

 38 

							
	 STATE OF IOWA
	 	)	 		 	
		 	)	 		 	
	 COUNTY OF POLK
	 	)	 		 	

 On this      day of
                    ,
                    , before me, a Notary Public in and for said County, personally appeared
                                 and
                                         
                to me personally known to be the identical persons whose names are subscribed to the instrument, who being each by me duly sworn did say that they are the
                                         
        and
                                        ,
respectively, of PRINCIPAL CAPITAL MANAGEMENT, LLC, a Delaware limited liability company, and that the seal affixed to the said instrument is the seal of said company and that said instrument was signed and sealed on behalf of the said company by
authority of its Member, and the aforesaid officers each acknowledged the execution of said instrument to be the voluntary act and deed of said company, by it and by each of them voluntarily executed, as authorized signatory for Principal Life
Insurance Company. 
  

	
	  

	Notary Public in and for Polk County, Iowa
	

 COMMONWEALTH OF MASSACHUSETTS 
  

			
	                                        
 , ss
	 	                                       
         ,                 

 Then personally appears the above named
                                        
of                      and acknowledged the foregoing instrument to be their free act and deed as said
                     of
                    , before me, 
  

	
	  

	Notary Public
	My commission expires:

  

 39 

 COMMONWEALTH OF MASSACHUSETTS 
  

			
	                                        
 , ss
	 	                                       
         ,                 

 Then personally appears the above named
                                     and
                         of
                                     and acknowledged the
foregoing instrument to be their free act and deed as said
                                        
and
                                        
of                     , before me, 
  

	
	  

	Notary Public
	My commission expires:

  

 40 

 EXHIBIT G 
 Rules and Regulations 
 Hobbs Brook Office Park

 (The below-listed rules and regulations are subject to reasonable change from time to time at the sole discretion of the
Landlord.) 
 Security/Safety 
 All doors are secured with electronic locks. Tenants shall use card keys for all entry into the buildings during non-business hours. 
 Card keys will be issued upon tenant occupancy. Any new card keys or replacement card keys will be issued upon written request of the
tenant. A fee may be charged for all cards. 
 All keys must be returned to building management whenever there is a change of
status in the employee holding the card (i.e. termination, change of access authority). 
 Tenants must provide automobile
registration information to building management as requested from time to time. 
 All tenants are responsible for complete and
immediate evacuation of the building in the event of an alarm. 
 Parking Regulations 
 All employees, visitors, contractors, vendors and guests of a tenant shall abide by all posted parking regulations. 
 Illegally parked vehicles involving handicapped reserved spaces are subject to ticketing and towing by the City. 
 All other vehicles parked in violation of posted regulations are subject to towing with all costs charged to the owner of the vehicle.

 When leaving any vehicle in the parking areas overnight, the owner must notify the building manager with the make, model,
plate number and other pertinent information as requested. 
 All employees, visitors, contractors, vendors and guests must
cooperate with building management in the event of a snowstorm or other emergency. Snow emergency parking areas are designated for any non-business hours parking for the purpose of allowing snow removal equipment access to parking areas. Any
vehicles parked in non-designated spaces are subject to towing without notice. 
 Trash Removal 
 Disposal of any furniture, crates, computer equipment and other abnormal office trash requires special handling with additional charges to
the tenant. 
 Any items not placed in appropriate trash receptacles or clearly labeled as trash will not be removed from the
office premises. 
 All tenants must cooperate with building management in implementing a recycling program. 
  

 41 

 Move In/Move Out 
  

	1.	Tenant must notify landlord five business days in advance of moving with date of move, tenant contact name and phone number of person responsible for coordinating move,
name of moving company, contact and phone number 

  

	2.	All moves must take place prior to 8:00 a.m. or after 5:00 p.m., Monday through Friday or anytime on weekend days or by special arrangement with building
management. 

  

	3.	Furniture moves must use loading dock entrance, unless other arrangements have been made. 

  

	4.	All common area floors surfaces must be protected with masonite or equivalent. 

  

	5.	All trash generated as a result of the move shall be the responsibility of the tenant. For tenants moving out, space must be left in broom clean condition in accordance
with the lease. However, upon submission of a written request, landlord will dispose of all trash at tenant cost. 

  

	6.	At no time is furniture or equipment to block access of hallways. Under no circumstances is equipment or furniture to be stored in common areas overnight.

  

	7.	Any and all damage to the building or grounds as a result of the move will be the responsibility of tenant. 

  

	8.	Landlord will provide elevator pads. 

  

	9.	Extra security may be required by landlord. If needed, this will be an additional charge to tenant. 

 Construction 
  

	1.	Tenant must obtain approval from Park Management prior to initiating any construction within their leased premises. 

  

	2.	All work shall conform to Building Standards, a copy of which is available from Park Management. 

  

	3.	Tenant shall submit architectural plans stamped by a registered architect to landlord, subject to landlord’s review, prior to commencement of any construction.

  

	4.	All work performed by outside trades require appropriate building permits from the City which must be on file with Park Management prior to commencement.

  

	5.	All construction contractors must be approved by landlord prior to execution of any contracts to perform work in the Park. 

  

	6.	If contractors not hired by Park Management perform work, a certificate of insurance must be submitted to Park Management prior to commencement of work.

  

	7.	A Project Manager will be assigned to all construction related projects. A construction management fee may be charged if warranted. In the event tenant has questions or
concerns regarding elements of project, tenant shall contact the project manager or his supervisor only. 

  

	8.	Any work related to project which must be performed by landlord (i.e. sprinkler shut down, relocate heat sensors) must be requested by tenant in writing as a request
and will be charged to tenant. 

  

	9.	Park Management shall have the authority to stop work in progress if it is determined not in conformance with building standards of town building codes.

  

	10.	Upon completion of work, Park Management shall have the right to inspect all work. Any work completed which does not conform to building standard or building code shall
be rejected as non-tenantable and the space shall not be occupied until such time that it meets all requirements. 

  

 42 

 Smoking 
 The building is a non-smoking facility. All employees, contractors, visitors and guest must exit the building before smoking. Smoking in not allowed at the main entrance to the building. Everyone must use
the designated smoking areas and must dispose of all smoking material properly. All tenant management is required to cooperate in enforcing any reasonable smoking regulations. 
  

 43 

 EXHIBIT H 
 Tenant’s Personal Property 
  

							
	 	  	             GPC
Blotach Inc.
           Major Equipment Moved to Waltham
                 June 2001

	 ASSET #
	  	 DESCRIPTION
	 	ASSET #	  	 DESCRIPTION

				
	E-000754	  	Top count Scintillation Counter	 	E-000044	  	Beckman GS-6KR Centrifuge
	E-000340	  	MultiProbe	 	E-000072	  	Beckman J6-MC Centrifuge
	E-000250	  	Scintillation Counter	 	E-000034	  	Beckman GS-6KR Centrifuge
	E-000457	  	Zymark Robots	 	E-000622	  	Beckman Optima Centrifuge
	E-000533	  	Zymark Robots	 	E-000752	  	Beckman GS-6KR Centrifuge
	E-000196	  	Labline Env. Mdl. 4628 shaker-floor	 	E-000069	  	Beckman XL-80 Centrifuge
	E-000863	  	Laconco Freeze dryer	 	E-000071	  	Beckman J2-MI Centrifuge
	E-000002	  	VWRbrand Model 1555 incubators	 	E-000526	  	Beckman GS-8KR Centrifuge
	E-000229	  	VWRbrand Model 1555 incubators	 	E-000033	  	Beckman GS-15R Centrifuge
	E-000205	  	UltraLum UV Multilinker	 	E-000232	  	Benchtop incubator
	E-000693	  	Brinkman refrigerated centrifuge	 	E-000671	  	Benchtop incubator
	E-000395	  	VWRbrand Model 1545 incubator	 	E-000122	  	Benchtop incubator
	E-000628	  	Spectronics Spectrophotometer 20D+	 	E-000543	  	Benchtop incubator
	E-000592	  	IEC Clinical centrifuge	 	E-000947	  	Rotometer w/access.
	E-000987	  	BOD Incubator	 	E-000103	  	Nikon Microscope
	E-000020	  	VWRbrand Model 1545 incubator	 	E-000901	  	Nikon Microscope
	E-000725	  	VWRbrand Model 1545 incubator	 	E-000856	  	Nikon Microscope
	E-000509	  	Labline Env. Mdl. 4828 shaker-floor	 	E-000248	  	Nikon Microscope
	E-000797	  	Labline Env. Mdl. 3525 shaker-floor	 	E-000519	  	Nikon Microscope
	E-000799	  	Spectronics Spectrophotometer 20D+	 	E-000248	  	Nikon Microscope
	E-000185	  	6’ Biological safety cabinet SG800A	 	E-000247	  	Nikon Microscope
	E-000462	  	Waterjacketed incubator	 	E-000101	  	Zeiss Microscope w/microinjector
	E-000212	  	8’ Biological safety cabinet 1166	 	E-000102	  	Zeiss Microscope w/microinjector
	E-000880	  	6’ Biological safety cabinet 1284	 	E-000785	  	HPLC System
	E-000377	  	4’ Laminar flow hood	 	E-000362	  	NMR
	E-000213	  	Dual waterjacketed CO2 incubators	 	E-000312	  	Quadra 96 pipeting system
	E-000214	  	Dual waterjacketed CO2 incubators	 	E-000522	  	Quadra 96 pipeting system
	E-000358	  	Dual waterjacketed CO2 incubators	 	E-000611	  	Quadra 96 pipeting system
	E-000860	  	Dual waterjacketed CO2 incubators	 	E-000946	  	Victor Plate stacker
	E-000570	  	Dual waterjacketed CO2 incubators	 	E-000787	  	FTIR Specto System
	E-000744	  	Dual waterjacketed CO2 incubators	 	E-000812	  	MultiDrop System
	E-000447	  	 Savant Speed Vac system
	 	E-000900	  	Assist Microplate handler system
	E-000857	  	Savant Speed Vac system	 	E-000682	  	Dash 96 Stacker

  

 44 

							
	E-000823	  	Savant Speed Vac system	 	E-000357	  	Stacker for below plate washer
	E-000669	  	Savant Speed Vac system	 	E-000267	  	M96 Microplate washer w/ access
	E-000090	  	Gel Drying System	 	No Tag found	  	Imaging System
	E-000450	  	Backman GS-6KR Centrifuge	 	E-000235	  	DNA Sequencer, Model 373
	E-000524	  	BioCad System	 		  	
	E-000988	  	Mass Spec System	 		  	
	E-000554	  	BioCad System	 		  	
	E-000770	  	Expedite System	 		  	
	E-000091	  	Spectrophotometer	 		  	
	E-000490	  	Gel Doc system	 		  	
	E-000125	  	New Brunswick G25 shaker	 		  	
	E-000121	  	New Brunswick G25 shaker	 		  	
	E-000578	  	New Brunswick G25 shaker	 		  	
	E-000851	  	New Brunswick C25K Refrig. shaker	 		  	
	E-000093	  	BD FacScan System	 		  	
	E-000548	  	UV-VIS system	 		  	
	E-000354	  	HPLC System	 		  	
	E-000814	  	Hoefer Orbital shakers	 		  	
	E-000835	  	Hoefer Orbital shakers	 		  	
	E-000269	  	HPLC SmartSystem	 		  	
	E-000636	  	HPLC SmartSystem	 		  	
	E-000720	  	FPLC Systems	 		  	
	E-000832	  	FPLC Systems	 		  	
	E-000523	  	FPLC Systems	 		  	
	E-000822	  	FPLC Systems	 		  	
	E-000438	  	GradiFrac System	 		  	
	VARIOUS	  	Columns from Amicon & others	 		  	
	E-000956	  	Q-Fill System	 		  	
	E-000694	  	Res. Spectrofluorometer	 		  	
	E-000085	  	Cell Disrupter/Sonicator	 		  	
	E-000436	  	Heraus 17RS Contrifuge	 		  	
	E-000341	  	BloStal B Farm. Units	 		  	
	E-000400	  	BloStal B Farm. Units	 		  	
	E-000675	  	Solid phase Synthesis Workstationw/	 		  	
	E-000674	  	accessories	 		  	
	E-000673	  	ditto	 		  	
	E-000491	  	BioImager System w/Pictograph	 		  	
	E-000252	  	BAS1000 Scanner for above	 		  	

  

 45 

 EXHIBIT I 
 Statement of Landlord’s Operating Expenses 
 and
Landlord’s Taxes for the Calendar Year 2000 
  

 46 

					
	 

	  	Ernst & Young LLP	  	Phone:(617)266-2000
	  	200 Clarendon Street	  	Fax: (617)266-5843
	  	Boston	  	www.ey.com
	  	Massachusetts 02116-5072	  	

 Report of Independent Accountants 
 To the Trustees of Middlesex Mutual Building Trust: 
 We have audited, in accordance with generally accepted auditing standards, the financial statements of Middlesex Mutual Building Trust for the year ended December 31,1999, and have issued our report
thereon dated January 28, 2000. We also have audited Middlesex Mutual .Building Trust’s schedule of operating expenses and real estate taxes attributable to the operation of the building owned by the trust at 610 Lincoln Street, Waltham,
Massachusetts for the year ended December 31, 1999, as defined in the lease agreements relating to that building. This schedule is the responsibility of the Trust’s management. Our responsibility is to express an opinion on this schedule
based on our audit. 
 We conducted our audit in accordance with generally accepted auditing standards. Those standards require
that we plan and perform the audit to obtain reasonable assurance about whether the schedule of operating expenses and real estate taxes is free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts
and disclosures in the aforementioned schedule. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall schedule presentation. We believe that our audit provides
a reasonable basis for our opinion. 
 In our opinion, the schedule referred to above presents fairly, in all material respects,
the operating expenses and real estate taxes of the building owned by the Trust at 610 Lincoln Street, Waltham, Massachusetts, for the year ended December 31, 1999, as defined in the lease agreements referred to in the first paragraph.

 This report is intended solely for the information and use of the Trustees and management of Middlesex Mutual Building Trust
and the parties to the lease agreements and should not be used for any other purpose. 
 

 
 January 28, 2000 
 Ernst & Young LLP is a member of Ernst & Young International, Ltd. 
  

 47 

 Middlesex Mutual Building Trust 
 610 Lincoln Street 
 Waltham, Massachusetts 
 Operating Expenses and Real Estate Taxes 
 Year ended December 31, 1999 
  

				
	 Operating expenses*;
	  		
	 Salaries, payroll taxes, workers’ compensation insurance and employer’s cost of employee benefits
	  	$	167,575
	 Elevator, air conditioning and ventilating equipment service costs
	  	 	42,737
	 Power, water, fuel and gas
	  	 	194,689
	 Maintenance of building and grounds, supplies, protective services, purchase cost or depreciation of small tools and building
service equipment
	  	 	124,869
	 Administrative and management services
	  	 	91,977
	 Contract cleaning
	  	 	42,572
	 Motor vehicle operating expenses, depreciation and insurance
	  	 	7,907
	 Public liability and property insurance
	  	 	7,402
		  	 	 
		  	$	679,728
		  	 	 
	 Real estate taxes
	  	$	207,632
		  	 	 

  

	*	Excluding labor, materials and services performed under special orders for and payable by tenants, and renovation and preparation costs of premises for rental.

  

 48 

 EXHIBIT J 
 Combined Tenant Estoppel and Subordination, 
 Non-Disturbance and Attornment Agreement 
 COMBINED TENANT ESTOPPEL AND 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 This Tenant Estoppel and Subordination, Non-Disturbance and Attornment Agreement (“the Agreement”), dated the      day of
                    , 2001, is executed by and among Security Life of Denver Insurance Company, with its principal office at c/o ING Investment
Management, 5780 Powers Ferry Road, NW, Suite 300, Atlanta, Georgia 30327-4349 (“Lender”), GPC Biotech Inc., a Delaware corporation (“Tenant”); and 610 Lincoln LLC, a Delaware Limited Liability Company (“Borrower”).

 RECITALS 
 WHEREAS, Tenant has entered into a certain Lease dated                     , 2001, (the “Lease”) with Borrower covering certain
premises designated as space “                    ” (the “Premises”) in that certain [Type of Development] located at [Address]
in the City of Waltham, State of Massachusetts and commonly known as [Name of Project] and being more particularly described on Exhibit A attached hereto (the “Property”). 
 WHEREAS, Borrower, as Landlord under the Lease, intends to grant a first lien interest in the Property and the Premises to Lender by delivery of a Mortgage, Security Agreement, Financing Statement and
Fixture Filing to be recorded in the Official Records of Middlesex County, Commonwealth of Massachusetts (the “Mortgage”) and an Assignment of Rents and Leases (the “Assignment”), and the granting of such first lien interest and
the delivery and recording of the Mortgage and the Assignment are express conditions to the Lender’s willingness to proceed with the funding of a loan to the Borrower secured by the Property. 
 WHEREAS, Tenant desires to be assured of continued possession of the Premises under the terms of the Lease and subject to this Agreement and the terms of
the Mortgage and Assignment. 
 NOW, THEREFORE, in consideration of the sum of One Dollar ($1.00) by each party in hand paid to the other, the
receipt of which is hereby acknowledged, and in consideration of the mutual promises, covenants, and agreements herein contained, the parties hereto, intending to be legally bound hereby, promise, covenant and agree as follows: 
 ARTICLE ONE 
  

	1.	Tenant Certifications. The Tenant certifies to the Lender that: 

  

	 	a.	The Lease is presently in full force and effect, represents the entire agreement between Tenant and Borrower, as landlord (“Landlord”) and has not been
modified, changed, altered, amended or supplemented in any respect (except as may be indicated at the end of this subparagraph 1a). Tenant has no present (accrued) right to cancel or terminate the Lease under the terms thereof or otherwise. (If any
amendments are listed in this section, the same shall be included in the term “Lease” as used herein.) 

  

 49 

	 	b.	The term of the Lease commenced on              and the Lease terminates on
             and rent has been paid through and including             . If there are any rights of extension or
renewal remaining under the terms of the Lease, the same have not, as of this date, been exercised. 

  

	 	c.	The fixed minimum rent being paid is $             per month, excluding operating expenses, CAM, tax
and insurance costs and similar charges owed pursuant to the Lease. As of the date hereof, Tenant has no accrued right or offset as to any free rent, partial rent, rebate of rent payments or other rental concession, except for the free rent period
set forth in Section 2.5 of the Lease. No rent has been paid in advance of the due date thereof. 

  

	 	d.	The Premises contains 85,430 square feet of space and Tenant is in possession of the Premises and business is being conducted by the Tenant in the Premises on a regular
basis. The construction and delivery of all improvements required by the terms of the Lease, to be made by the Landlord thereunder, including, without limitation, parking and common areas, have been satisfactorily completed and any and all
obligations of Landlord of an inducement nature, concessions, payments or abatements in rent under the Lease, or otherwise, have been paid or satisfied in full by Landlord. 

  

	 	e.	A security deposit of $3,000,000 has been paid to the Borrower as Landlord under the Lease. With the exception of the payment of such security deposit, no rent under
the Lease has been paid in advance of its due date. 

  

	 	f.	No notice of default under the Lease has been given by Tenant to Landlord; no notice of default has been received by Tenant from Landlord and, to the best of
Tenant’s knowledge, information and belief, as of the date hereof (a) no condition exists which might give rise to a default under the Lease and (b) no claim of any nature exists by Tenant under the Lease against Landlord or the
Premises. 

  

	 	g.	The Lease contains and Tenant has no outstanding options to purchase or rights of first refusal to purchase the Premises nor any part of the Property.

  

	 	h.	Tenant has not assigned, mortgaged, sublet, encumbered or otherwise transferred any of its interest under the Lease and has received no notice of any assignment,
mortgage or encumbrance of the Lease by Landlord other than the Mortgage. 

  

 50 

	 	i.	The conduct of Tenant’s business falls within the uses stipulated in the Lease. To the best of Tenant’s knowledge, neither Tenant nor Landlord, is in
violation of any exclusive use, radius or non-competition clause in the Lease. 

 ARTICLE TWO 
  

	1.	Subordination. Subject to the terms of this Agreement, the Lease and all estates, options (including without limitation any purchase options or rights of first refusal
to purchase, if any) liens and charges therein contained or created thereunder is and shall be subject and subordinate to the lien and effect of the Mortgage and to all renewals, modifications, consolidations, replacements and extensions thereof, to
the full extent of the indebtedness secured thereby, with the same force and effect as if the Mortgage has been executed, delivered and duly recorded among the above-mentioned public records, prior to the execution and delivery of the Lease.

  

	2.	Non-Disturbance. In the event Lender takes possession of the Property by a foreclosure of the Mortgage, or takes a deed in lieu of foreclosure, Lender and any successor
to Lender’s interest in the Property agree not to affect or disturb Tenant’s right to possession of the Premises or any of Tenant’s rights and privileges under the Lease in the exercise of Lender’s and any such successor’s
rights so long as Tenant is not in default beyond any notice and cure period under any of the terms, covenants or conditions of the Lease and provided Tenant has not commenced a voluntary case under the Federal Bankruptcy Code that has not been
dismissed within ninety (90) days after the filing thereof, had an order for relief in an involuntary case entered against it that has not been dismissed within ninety (90) days after the filing thereof or taken any action for the purpose
of taking advantage of any law relating to the relief of debtors that is still in effect at the time of such foreclosure or deed in lieu of foreclosure. 

  

	3.	Attornment. Tenant hereby agrees that in the event of a foreclosure sale or deed in lieu of foreclosure, Tenant will and hereby does attorn to the foreclosure successor
so that the Lease and the relationship of Landlord and Tenant shall exist between such foreclosure successor and Tenant; provided, however, that if the foreclosure successor is Lender, its successor or assigns, Lender shall not be:

  

	 	a.	liable for any act or omission of any prior landlord (including the Borrower) except for any defaults of any prior landlord (including Borrower) which are continuing as
of the date of foreclosure or deed in lieu of foreclosure; or 

  

	 	b.	subject to any offsets or defenses which Tenant might have against any prior landlord (including the Borrower) except for any offsets or defenses which have accrued
prior to the date of foreclosure or deed in lieu of foreclosure; or 

  

	 	c.	bound by any rent or additional rent which Tenant might have paid for more than the current month to any prior landlord (including the Borrower); or

  

 51 

	 	d.	liable for repayment of any security deposit not actually paid to Lender; or 

  

	 	e.	bound by any amendment or modification of the Lease made without Lender’s prior written consent except as provided in Section 7 hereof; or

  

	 	f.	bound by any provision in the Lease which obligates the Landlord to construct or complete any building or structure or to make any improvements or to perform any other
construction work (including any work necessary to prepare the Premises for Tenant’s occupancy), except for maintenance and/or repair obligations under the terms of the Lease (if any) and except Borrower’s obligations under
Section 3.1 of the Lease; or 

  

	 	g.	bound by any purchase option or right of first refusal to purchase contained in the Lease, if any, with respect to the Premises or the Property or any part thereof.

 Such attornment shall be deemed effective and self-operative without the necessity of executing any further
instrument immediately upon the Lender’s or foreclosure successor’s succession to the interest of Borrower to the Property. 
  

	4.	Consent to Assignment of Lease; Payment of Rents. Tenant hereby consents to the Assignment by Borrower to Lender of all of the right, title and interest of Landlord in
and to the Lease pursuant to the Assignment. Tenant is hereby advised that said Assignment includes, among other things, the full and complete assignment by Borrower to Lender of all right, power and privilege of Borrower to direct the party to whom
rents and other payments under the Lease are to be paid, which right to direct payment is unconditional and unrestricted and may be exercised by Lender at any time, both before and after the occurrence of any default under the Mortgage. Pursuant to
such right to direct payment, Lender hereby directs Tenant, until further notification by Lender, to pay all rents and other amounts payable by Tenant under the Lease to Borrower. Upon written request by Lender that Tenant pay all rents and other
amounts payable by Tenant under the Lease directly to Lender or any other person, Tenant thereafter shall make all such payments directly to Lender or such other person at the address set forth in such request, until further notification by Lender.
Borrower hereby releases Tenant from liability for any such rent payments made by Tenant to Lender or such other person pursuant to Lender’s written request, and agrees that all such payments shall be credited to Tenant under the Lease as if
Tenant had made such payments directly to Landlord. 

  

	5.	Lender Right to Cure Lease Defaults. If Borrower defaults under the Lease, Tenant shall give written notice to Lender specifying the default, and specifying the steps
necessary to cure the default and Lender shall be given the opportunity without undertaking Borrower’s obligations, to cure such default. Lender shall have thirty (30) 

  

 52 

	    	days after receipt of such notice to cure such default or cause it to be cured, if Lender elects to do so; provided, however, that in the event Lender has begun action
to cure the default, but not completed the same within the thirty (30) day period, the Tenant agrees that Lender shall be permitted such time as is reasonably necessary to complete curing such default; and provided further, however; that if the
default is such that it cannot practically be cured by Lender without taking possession of the Property, Lender shall be permitted such additional time as necessary to acquire possession of the Property by foreclosure or otherwise, in order to cure
such default. During such cure period, Tenant shall not terminate the Lease or exercise any other remedy thereunder with respect to such default; provided; however, that such cure period does not extend beyond ninety (90) days after the date
Lender receives a notice from Tenant of Borrower’s default. 

  

	6.	No Assumption by Lender. Tenant acknowledges and agrees that Lender has not assumed and does not have any obligation or liability under or pursuant to the Lease by
reason of the Mortgage or the Assignment until Lender forecloses the Mortgage or accepts a deed-in-lieu of foreclosure, and then Lender shall be obligated under the Lease subject to the terms of this Agreement. 

  

	7.	Tenant Covenants. Tenant covenants and agrees with Lender that, without the prior written consent of Lender: (a) Tenant will not pay rent under the Lease more than
one calendar month in advance of the accrual thereof; (b) Tenant will not amend, modify or (by agreement with Borrower) terminate the Lease except as expressly permitted in the Lease; (c) Tenant will not assign or pledge the Lease or its
rights or obligations thereunder except as expressly permitted in the Lease; and (d) no waiver by Borrower of any of the material obligations of Tenant under the Lease, and no termination of the Lease by Borrower shall be effective as against
Lender. 

  

	8.	Notices. Tenant shall mail or transmit copies of all written notices (other than routine notices transmitted in the ordinary course of business) it may give Borrower
with respect to the Lease to Lender simultaneously with the delivery or mailing of such notices to Borrower. All notices or other communications which are required or permitted hereunder to be given to any party shall be in writing and shall be
deemed sufficiently given if delivered personally, by nationally recognized overnight courier or by registered or certified mail, return receipt requested, to the address of such party specified below, or to such other address as the addressee may
have specified in a notice duly given to the sender a provided herein: 

  

			
	If to Lender, to:	  	 Security Life to Denver Insurance Company
 c/o ING Investment Management
 5780 Powers Ferry Road, NW, Suite 300
 Atlanta, Georgia 30327-4349
 Attention: Mr. Maurice
Moore

  

 53 

			
	If to Tenant, to:	  	 (prior to the Premises A Delivery Date (as that term is defined in the Lease)
 One Kendall Square, Building 600
 Cambridge, MA
62139
 Attention: James E. Melanson
 (after the Premises A Delivery Date)
 610 Lincoln Street
 Waltham, MA 02451
 Attention: James E. Melanson

		
	With a copy to:	  	 Thomas G. Schmorr, Esq.
 Palmer
& Dodge, LLP
 (Address prior to 11/01/01)
 One Beacon Street
 Boston, MA 02108
 (Address after 11/01/01)
 111 Huntington Avenue
 Boston, MA 02199

		
	If to Borrower, to:	  	 610 Lincoln LLC
 225 Wyman
Street
 Waltham, Massachusetts 02451

  

	9.	Miscellaneous. 

  

	 	a.	This Agreement shall be governed by, and construed in accordance with, the laws of the Commonwealth of Massachusetts. This Agreement may be executed in any number of
counterparts and all of such counterparts shall together constitute one and the same instrument. 

  

	 	b.	Tenant hereby acknowledges and agrees that (i) any foreclosure successor shall have the right to assign its rights and obligations under the Lease to any other
person to whom the Property is transferred, and upon such assignment such foreclosure successor shall have no further obligation or liability under the Lease, and (ii) the obligations of any foreclosure successor under the Lease shall not be
personal obligations of such foreclosure successor, and recourse on such obligations may be had only against the right, title and interest of such foreclosure successor in and to the Property, including insurance proceeds and/or condemnation awards
with respect to the Property. 

  

	 	c.	Tenant agrees that, within ten (10) business days after receipt of request therefor from Borrower or Lender, Tenant will execute and deliver to Borrower and Lender
a tenant estoppel certificate stating that, to the best of the Tenant’s Knowledge: (a) that the Lease is in full force and effect and has not been amended or modified (or stating any such amendment or modification); (b)

  

 54 

	 	    	Borrower is not in default under the Lease, and Tenant has no offsets, defenses or counterclaims against Borrower (or any prior landlord) under the Lease with respect
to the enforcement of Tenant’s obligations thereunder; (c) the date to which the minimum rent and any additional rent or other charges payable under the Lease have been paid; and (d) that Tenant is not in default under the Lease and
no event which with notice or the lapse of time or both would become a default by Tenant under the Lease has occurred (or specifying any such default or event that does exist, and what action Tenant is taking or proposes to take to cure the same).

  

	 	d.	This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective successors and assigns. 

 IN WITNESS WHEREOF, the undersigned have executed this Agreement under seal as of the day and year first above written. 
  

							
	 WITNESS or ATTEST:
	 		 	LENDER:
			
		 		 	SECURITY LIFE OF DENVER INSURANCE COMPANY
		 		 		 	
		 		 	By:   ING Investment Management LLC, a
		 		 	Delaware limited liability company, as Agent
		 		 	  

				
		 		 	By:	 	  

	 (SEAL)
	 		 		 	
		 		 	Title:	 	  

			
	 WITNESS or ATTEST:
	 		 	BORROWER:
			
		 		 	610 LINCOLN LLC
				
		 		 	By:	 	
		 		 	                                       
                                   (SEAL)
				
		 		 	Title:	 	  

  

 55 

							
	 WITNESS or ATTEST:
	  	TENANT:	  	
			
		  	GPC BIOTECH INC.	  	
			
		  	  
	  	
				
		  	By:	 		  	
		
		  	                                       
                              (SEAL)
				
		  	Title:	 	  
	  	

 [Borrower: Please obtain form of notary block for the state in which property is located from
borrower’s counsel – note that the format below is an only example and must be tailored to the specific form used in the state where the property is located. Three (3) blocks are needed, one each for lender, borrower and tenant.]

  

			
	 COMMONWEALTH OF
	  	)
		  	) ss:
	 COUNTY OF MIDDLESEX
	  	)

 On this, the          day of
                    , 2001, before me, a Notary Public, the undersigned officer, personally appeared
                    ,
                     of the within named
                    , who being duly authorized, acknowledged that
                     the foregoing instrument in the capacity therein stated and for the purposes therein stated. 
 IN WITNESS WHEREOF, I hereunto set my hand and official seal. 
  

					
		 	  
	 	
			
		 	 Notary Public
	 	
			
		 	 [Notarial Seal]
	 	
			
		 	 My commission expires:
	 	

  

 56 

					
	 COMMONWEALTH OF
	 	)      	 	
		 	) ss: 	 	
	 COUNTY OF MIDDLESEX
	 	)      	 	

 On this, the         day of
                    , 2001, before me, a Notary Public, the undersigned officer, personally appeared
                            ,
                            of the within named
                            , who being duly authorized, acknowledged that the foregoing instrument in
the capacity therein stated and for the purposes therein stated. 
 IN WITNESS WHEREOF, I hereunto set my hand and official seal. 
  

	
	  
 
	
	 Notary Public

	
	 [Notarial Seal]

	
	 My commission expires:

  

 57 

					
	 COMMONWEALTH OF
	 	)	 	
		 	)  ss:	 	
	 COUNTY OF MIDDLESEX
	 	)    	 	

 On this, the          day of
                    , 2001, before me, a Notary Public, the undersigned officer, personally appeared
                            ,
                            of the within named
                            , who being duly authorized, acknowledged that
            the foregoing instrument in the capacity therein stated and for the purposes therein stated. 
 IN WITNESS WHEREOF, I hereunto set my hand and official seal. 
  

	
	  

	
	 Notary Public

	
	 [Notarial Seal]

	
	 My commission expires:

  

 58 

 EXHIBIT A 
 Legal Description of the Property 
  

 59 

 EXHIBIT B 
 [Floor Plan Identifying Expanded Premises] 
 [Graphic]

  

 60 

 EXHIBIT C 
 Floor Plan Identifying Third Floor Common Space 
 [Graphic]

  

 61 

 EXHIBIT B 
 PLAN SHOWING SUBLEASED PREMISES 
 [Graphic] 

 

 62 

 EXHIBIT C 
 IMPROVEMENT WORK 
 [Graphic] 
  

 63 

 Specific 1st Floor Alterations: 
  

	1)	Enlarge conference room to create a board room 

  

	 	a.	remove wall Al, insert French doors on wall A2 

  

	 	b.	new carpet will be installed 

  

	2)	Create reception area: 

  

	 	a.	remove walls B1, B2, and B3 

  

	 	b.	add door to wall B4 

  

	 	c.	new carpet will be installed 

  

	3)	Create mail/copy room 

  

	 	a.	remove wall C1 to enlarge room 

  

	 	b.	remove and patch door CD1 

  

	 	c.	new carpet will be installed 

  

	4)	Create Data Center: 

  

	 	a.	remove walls Dl, D2, D3 and D4 

  

	 	b.	remove and patch doors DD1, DD2 and DD3 

  

	 	c.	Electrostatic tile flooring will be installed on floor 

  

	 	d.	Additionally electricity will be run to data-room 

  

	 	e.	Windows will be added to wall D5 

  

	 	f.	Walls to be sound-proofed 

  

	5)	Kitchen expansion: 

  

	 	a.	remove wall E1 

  

	 	b.	remove doors ED1 and ED2 and replace with large doorway opening. 

  

	 	c.	New kitchen cabinets, sink and dishwasher will be installed 

  

	 	d.	New tile flooring will be installed 

 General 1st Floor Alterations: 

  

	1)	Data, voice and electrical wiring and outlets will be added through the space to accommodate Sublessee’s needs 

  

	2)	 All carpet flooring throughout the 1st floor space maybe replaced 

  

	3)	All walls will be patch and painted 

  

	4)	Additional lighting and fixtures will be added as required by Sublessee 

 [Graphic] 
 Specific 3rd Floor Alterations: 
  

	1)	Hoods AA, BB, CC and DD to be removed 

  

	2)	Bench EE to be removed. 

  

	 	a.	Electric, plumbing to be capped 

  

	 	b.	Tile flooring to be patched 

  

 64 

 General 3rd Floor Alterations: 
  

	1)	Data, voice and electrical wiring and outlets will be added through the space to accommodate Sublessee’s needs 

  

	2)	Gas lines from tank farm will be added 

  

	3)	 All office carpet flooring throughout the 3rd floor space maybe replaced 

  

	4)	All walls will be patch and painted 

  

	5)	Additional lighting and fixtures will be added as required by Sublessee 

  

 65 

 EXHIBIT D 
 LICENSES AND SERVICES 
 RECEPTION FULLY LOADED FTEs INCLUDING TEMP
COVERAGE 
 MWRA LICENSE FEE—MWRA 
 MWRA TESTING—ANNUAL AND SEMIANNUAL TESTING—GZA 
 MWRA TESTING—SILVER ANALYSIS TESTING—EVOLVE TECHNOLOGIES

 WASTE NEUTRALIZATION MAINTENANCE EQUIP/PERMIT—GPC BIOTECH 
 PERSONNEL COSTS 
 WASTE NEUTRALIZATION MAINTENANCE—CONTRACT COSTS 
 WASTE NEUTRALIZATION—OPERATOR TRAINING COSTS 
 RODI MAINTENANCE—FLUID SOLUTIONS 
 FACILITY CLEANING—NEW ENGLAND CLEANING 
 FACILITY CLEANING—SUPPLIES 
 VACUUM SYSTEM
MAINTENANCE BUDGET 
  

 66 

 EXHIBIT E 
 SUBLESSEE’S PERMITTED HAZARDOUS MATERIALS 
 Sublessee may store
and or use hazardous materials as needed to operate their business provided the use, and storage of said materials is in all respects, in compliance with all applicable local, state and federal regulations. Provided, however that the use of
flammable materials not exceed the limits set below: 
 Flammable materials as noted: 
 BG Medicine Flammables Allocation to be stored and used on the third floor. 
  

					
	 Class 1A
	  	10	  	Gallons
	 Class IB
	  	35	  	Gallons
	 Class 1C
	  	25	  	Gallons
	 Class II
	  	100	  	Gallons
	 Class IIIA
	  	100	  	Gallons
	 Class IIIB
	  	100	  	Gallons
	 Flammable Solids
	  	2	  	Pounds
	 Flammable Gases
	  	250	  	Cubic Feet

  

 67 

 EXHIBIT F 
 JANITORIAL SPECIFICATIONS FOR CLEANING OF SUBLEASED PREMISES 
  

 68 

 SPECIFICATIONS 
 FOR 
 GPC BIOTECH, INC. 
 FOR THE FACILITY LOCATED 
 AT 610 LINCOLN STREET, WALTHAM, MA 
 Competent, trained personnel will
perform the services outlined below, efficiently, and in a professional manner. 
 AREAS TO BE SERVICED: 
 APPROXIMATELY 90,000 SQUARE FEET, LESS 3,000 SQUARE FEET FOR THE ANIMAL FACILITY AND 6,000 SQUARE FEET FOR THE BOILER ROOM GENERAL OFFICES,
PRIVATE OFFICES, EXECUTIVE OFFICES, CONFERENCE ROOMS, LIBRARY, HALLWAYS, CAFETERIA, KITCHENETTE, LOBBY, RECEPTION AREA, RECEIVING, COMPUTER/SERVER ROOMS, RESTROOMS, LABS, SHOWER AREAS, STAIRWAYS, ELEVATORS, ELECTRIC ROOMS AND PENTHOUSE. These are
broken down as follows: 
  

	A:	Common Area A: Ground floor lobby/reception, hallways to and including loading dock, front bathrooms, locker room/bathrooms. Elevators, stairwells first through fourth
floors. Electric rooms and penthouse. 

  

	B:	Common Area B: Third floor reception area and bathrooms. 

  

	C:	“ARI Area”: 5,000 square feet of office space on first floor. Approximately 20,000 square feet of lab/office space on third floor. 

 

	D:	GPC Area: 

 First floor: Animal
facility, glasswash/media prep areas 
 Second floor: (entire floor) Lobby area, bathrooms, offices and laboratories 

Third floor: Approximately 10,000 square feet of lab/office space on the north end of the building 
  

	E.	Vacant Area: Approximately 10,000 square feet of office space on the north end of the first floor. 

 FREQUENCY: Five (5) days per week, Monday through Friday, between the hours of 5:30 P.M. and 9:30 P.M. 
 A. GENERAL, PRIVATE AND EXECUTIVE OFFICES 
 DAILY 
  

	1.	Empty the wastebaskets and replace the plastic liners as needed. 

  

	2.	Spot clean the glass panes on the doors and the partitions. 

  

	3.	Spot vacuum the carpeted-areas. 

 WEEKLY 

  

	1.	Spot clean the walls around the light switches and the wastebaskets, the doors, and the door frames. 

  

	2.	Dust the flat surfaces and equipment, window sills, ledges, baseboards, and other items within reach. 

  

	3.	Vacuum the carpeted areas. 

  

 69 

 MONTHLY 
  

	1.	Dust the ceiling corners and other items outside of reach. 

  

	2.	Wash both sides of the glass panes on the doors and the partitions. 

 B. CONFERENCE ROOMS AND LIBRARY 
 DAILY 
  

	1.	Empty the wastebaskets and replace the plastic liners as needed. 

  

	2.	Spot clean the walls around the light switches and the wastebaskets, the doors, and the door frames. 

  

	3.	Dust the cleared table surfaces, chair rails, baseboards, window sills, ledges, and other items within reach. 

  

	4.	Vacuum the carpeted areas. 

  

	5.	Reset furniture. 

 MONTHLY 
  

	1.	Dust the ceiling corners and other items outside of reach. 

 C. HALLWAYS 
 DAILY 
  

	1.	Spot clean the glass panes on the doors and the partitions. 

  

	2.	Sweep, dry mop or vacuum the resilient tile flooring. 

  

	3.	Spot mop the resilient tile flooring. 

  

	4.	Vacuum the carpeted areas. 

 SEMI-WEEKLY 

  

	1.	Damp mop the resilient tile flooring. 

  

	2.	Spray buff and/or burnish the resilient tile flooring. 

 MONTHLY 
  

	1.	Spot clean the walls, the doors, and the door frame. 

  

	2.	Wash both sides of the glass panes on the doors and the partitions. 

  

	3.	Dust the ceiling corners and other items outside of reach. 

 D. CAFETERIA/KITCHENETTES 
 DAILY 
  

	1.	Empty the waste receptacles and replace the plastic liners. 

  

	2.	Damp wipe the counters, the walls, the sinks, the exterior of the cabinets, the refrigerators, the microwave ovens, and the trash receptacles. 

 

	3.	Damp wipe the tables and spot clean the chairs. 

  

 70 

	4.	Sweep, dry mop or vacuum the resilient tile flooring within the food preparation area, and the serving area. 

  

	5.	Damp mop the resilient tile. 

  

	6.	Vacuum the carpeted area. 

  

	7.	Reset the furniture. 

 MONTHLY

  

	1.	Dust the ceiling comers and other items outside of reach. 

  

	2.	Wash both sides of the glass panes on the doors and the partitions. 

 E. LOBBY AND RECEPTION AREAS 
 DAILY 
  

	1.	Empty the wastebaskets and replace the plastic liners as needed. 

  

	2.	Spot clean the glass panes on the entrance doors. 

  

	3.	Dust and/or damp wipe the baseboards, chair rails, ledges, counters, kick plates, push plates, window frames, and other items within reach. 

  

	4.	Sweep, vacuum or dry mop the resilient tile flooring. 

  

	5.	Damp mop the resilient tile flooring. 

  

	6.	Vacuum the carpeted areas. 

 WEEKLY

  

	1.	Polish the wooden furniture and damp wipe the non-wooden furniture. 

  

	2.	Wash both sides of the glass panes on the entrance doors and the sidelights. 

 MONTHLY 
  

	1.	Dust the ceiling corners and other items outside of reach. 

 F. RECEIVING 
 DAILY 
  

	1.	Empty the wastebaskets and replace the liners as needed. 

  

	2.	Sweep floors. 

  

	3.	Spot mop floors. 

  

	4.	Clean waste collection bins. 

 WEEKLY 

  

	1.	Damp mop floors. 

  

 71 

 G. COMPUTER ROOM 
 DAILY 
  

	1.	Empty the wastebaskets and replace the liners as needed. 

  

	2.	Vacuum the resilient tile flooring. 

 MONTHLY

  

	1.	Vacuum the ceiling corners and other items outside of reach. 

 H. RESTROOMS AND SHOWER AREAS (LOCKERROOMS) 
 DAILY 
  

	1.	Clean and disinfect the face bowls. 

  

	2.	Clean and disinfect the toilets, the toilet seats, and the urinals. 

  

	3.	Clean and disinfect the chrome-plated flushometers and piping. 

  

	4.	Clean the mirrors. 

  

	5.	Empty the waste receptacles, clean and disinfect the outside, and replace the plastic liners. 

  

	6.	Empty the sanitary napkin disposal units and replace the disposable liners. 

  

	7.	Replace the hand towels, toilet tissue, and hand soap. 

  

	8.	Spot clean the partitions, walls, entry doors, dispensers, and receptacles. 

  

	9.	Sweep or vacuum the ceramic tile flooring. 

  

	10.	Damp mop the ceramic tile flooring. 

 WEEKLY

  

	1.	Wash and disinfect the shower stalls. 

 MONTHLY 
  

	1.	Wash and disinfect the inside and outside of the waste receptacles and the sanitary napkin dispensers. 

  

	2.	Dust the ceiling corners and other items outside of reach. 

 I. LABS AND RELATED AREAS 
 DAILY 
  

	1.	Empty the wastebaskets and replace the plastic liners as needed. 

  

	2.	Spot clean the glass panes on the doors and the partitions. 

  

	3.	Sweep, dry mop or vacuum the resilient tile flooring. 

  

	4.	Spot mop the resilient tile flooring. 

  

	5.	Pick up and discard broken glass. 

  

	6.	Pick up and discard (triple rinsed) reagent bottles in 55 gallon bins in chemistry. 

  

 72 

 SEMI-WEEKLY 
  

	1.	Damp mop the resilient tile flooring. 

  

	2.	Spray buff and/or burnish the resilient tile flooring. 

 MONTHLY 
  

	1.	Wash both sides of the glass panes on the doors and the partitions. 

  

	2.	Dust the celling corners and other items outside of reach. 

 J. STAIRWAYS 
 DAILY 
  

	1.	Sweep or vacuum the stair treads and the landings. 

  

	2.	Spot mop the stair treads and the landings. 

  

	3.	Vacuum the stair treads and the landings. 

 WEEKLY 
  

	1.	Damp mop the stair treads and the landings. 

  

	2.	Damp wipe the railings, door frames, doors, lighting fixtures, and other items within reach. 

 MONTHLY 
  

	1.	Dust the ceiling corners and other items outside of reach. 

 K. ELEVATOR 
 DAILY 
  

	1.	Damp wipe the interior and the exterior doors and control panels. 

  

	2.	Spot clean the walls in the cab. 

  

	3.	Damp wipe the elevator tracks. 

  

	4.	Vacuum and damp mop the floor surfaces within the cab. 

 WEEKLY 
  

	1.	Vacuum the elevator door track. 

  

	2.	Polish the stainless steel within the cab. 

 MONTHLY 
  

	1.	Dust the ceiling corners within the cab. 

  

	2.	Wash the walls within the cab. 

 L.
GENERAL 
  

	1.	Remove the rubbish to the designated area nightly by 6:00. 

  

	2.	Turn off the required lighting, lock the required doors, and arm the required security system(s). 

  

 73 

	3.	If GPC Biotech participates in a paper recycling program, NECS personnel will be available for emptying the individual recycle wastebaskets into
“Toters” and transporting the “Toters” to the respective location within the facility. 

  

	4.	NECS personnel will adhere to the policies and procedures adopted by GPC Biotech with respect to the cleaning operation of the respective facility.

  

	5.	NECS personnel will notify the GPC Biotech representative on issues regarding security, repairs or any abnormal situations noted by our personnel.

  

	6.	Semi annually, vacuum return and supply registers. 

  

	7.	Provide all cleaning and consumable supplies with the consumable supplies to be invoiced seperately. 

  

 74Loan and Security Agreement

 Exhibit 10.3 
 LOAN AND SECURITY AGREEMENT 
 THIS LOAN AND
SECURITY AGREEMENT (this “Agreement”) dated as of November 9, 2007 (the “Effective Date”) between SILICON VALLEY BANK, a California corporation and with a loan production office located at One Newton
Executive Park, Suite 200, 2221 Washington Street, Newton, Massachusetts 02462 (“Bank”), and BG MEDICINE, INC., a Delaware corporation (“Borrower”), provides the terms on which Bank shall lend to
Borrower and Borrower shall repay Bank. The parties agree as follows: 
  

	 	1	ACCOUNTING AND OTHER TERMS 

 Accounting terms not defined in this Agreement shall be construed following GAAP. Calculations and determinations must be made following GAAP. Capitalized terms not otherwise defined in this Agreement shall have the meanings set forth in
Section 13. All other terms contained in this Agreement, unless otherwise indicated, shall have the meaning provided by the Code to the extent such terms are defined therein. 
  

	 	2	LOAN AND TERMS OF PAYMENT 

 2.1 Promise to Pay. Borrower hereby unconditionally promises to pay Bank the outstanding principal amount of all Credit Extensions and accrued and unpaid interest thereon as and when due in accordance with this Agreement.

  

	 	2.1.1	Bridge Loan. 

 (a) Availability. Subject to the terms and conditions of this Agreement, during the First Draw Period, Bank shall make one (1) Bridge Loan (the “First Bridge Loan Advance”) available to Borrower in an amount up to
Two Million Dollars ($2,000,000.00). During the Second Draw Period, Bank shall make one (1) Bridge Loan (the “Second Bridge Loan Advance”) available to Borrower in an amount up to One Million Dollars ($1,000,000.00). The First Bridge
Loan Advance and Second Bridge Loan Advance are hereinafter referred to, singly or collectively, as the “Bridge Loan Advance”. After repayment, no Bridge Loan Advance may be re-borrowed. 
 (b) Termination; Repayment. The Bridge Loan terminates on the Bridge Loan Maturity Date, when the principal
amount of all Bridge Loan Advances, the unpaid interest thereon, and all other Obligations relating to the Bridge Loan shall be immediately due and payable. 
 2.2 Payment of Interest on the Credit Extensions. 
 (a) Interest Rate. Subject to Section 2.2(b), the principal amount outstanding under the Bridge Loan shall accrue interest at a fixed per annum rate equal to ten and one-quarter of one percent (10.25%), which interest shall
be payable monthly. 
 (b) Default Rate. Immediately upon the occurrence and during the continuance
of an Event of Default, Obligations shall bear interest at a rate per annum which is five percentage points above the rate effective immediately before the Event of Default (the “Default Rate”). Payment or acceptance of the increased
interest rate provided in this Section 2.2(b) is not a permitted alternative to timely payment and shall not constitute a waiver of any Event of Default or otherwise prejudice or limit any rights or remedies of Bank. 
 (c) 360-Day Year. Interest shall be computed on the basis of a 360-day year for the actual number of days
elapsed. 
 (d) Debit of Accounts. Bank may debit any of Borrower’s deposit accounts
excluding the HRP Account, including the Designated Deposit Account, for principal and interest payments or any other amounts Borrower owes Bank when due. These debits shall not constitute a set-off. 

 (e) Payments. Unless otherwise provided, interest is payable
monthly on the Payment Date of each month. Payments of principal and/or interest received after 2:00 P.M. Eastern time are considered received at the opening of business on the next Business Day. When a payment is due on a day that is not a
Business Day, the payment is due the next Business Day and additional fees or interest, as applicable, shall continue to accrue. 
 2.3 Fees. Borrower shall pay to Bank: 
 (a) Bridge Loan Commitment Fee. A
fully earned, non-refundable commitment fee of Twenty Thousand Dollars ($20,000) is earned as of Effective Date and shall be payable as follows: (i) Ten Thousand Dollars ($10,000) has been previously delivered to Bank contemporaneously with the
execution of the term sheet and (ii) Ten Thousand Dollars ($10,000) is payable on the Effective Date. In addition, a fully earned, non-refundable commitment fee of Ten Thousand Dollars ($10,000) is payable on the Funding Date of the Second
Bridge Loan Advance; and 
 (b) Bank Expenses. All Bank Expenses (including reasonable
attorneys’ fees and expenses, plus expenses, for documentation and negotiation of this Agreement) incurred through and after the Effective Date, when due. 
 2.4 Additional Costs. If any new law or regulation increases Bank’s costs or reduces its income for any loan, Borrower shall pay the increase in cost or reduction in income or
additional expense, provided, however, that Borrower shall not be liable for any amount attributable to any period before 180 days prior to the date Bank notifies Borrower of such increased costs. Bank agrees that it shall allocate any increased
costs among its customers similarly affected in good faith and in a manner consistent with Bank’s customary practice. 
  

	 	3	CONDITIONS OF LOANS 

 3.1 Conditions Precedent to Initial Credit Extension. Bank’s obligation to make the initial Credit Extension is subject to the condition precedent that Bank shall have received, in form and substance satisfactory to
Bank, such documents, and completion of such other matters, as Bank may reasonably deem necessary or appropriate, including, without limitation: 
 (a) Duly executed original signatures to the Loan Documents to which it is a party; 
 (b) Duly executed original signatures to the Warrant; 
 (c) Duly executed original signatures to the Control Agreement[s]; 
 (d) Borrower shall have
delivered its Operating Documents and a good standing certificate of Borrower certified by the Secretary of State of the State of Delaware as of a date no earlier than thirty (30) days prior to the Effective Date; 
 (e) Duly executed original signatures to the completed Borrowing Resolutions for Borrower; 
 (f) Bank shall have received certified copies, dated as of a recent date, of financing statement searches, as Bank shall
request, accompanied by written evidence (including any Code termination statements) that the Liens indicated in any such financing statements either constitute Permitted Liens or have been or, in connection with the initial Credit Extension, will
be terminated or released; 
 (g) Borrower shall have delivered a legal opinion of Borrower’s counsel
dated as of the Effective Date together with the duly executed original signatures thereto; 
 (h) Borrower
shall have delivered a copy of its Registration Rights Agreement/Investors’ Rights Agreement/Antidilution Agreement and any amendments thereto; 
 (i) Borrower shall have delivered evidence satisfactory to Bank that the insurance policies required by Section 6.5 hereof are in full force and effect, together with appropriate evidence
showing loss payable and/or additional insured clauses or endorsements in favor of Bank; and 
 (j) Borrower
shall have paid the fees and Bank Expenses then due as specified in Section 2.3 hereof. 
  

 2 

 3.2 Conditions Precedent to all Credit Extensions. Bank’s obligations to
make each Credit Extension, including the initial Credit Extension, is subject to the following: 
 (a) except as otherwise provided in Section 3.4, timely receipt of an executed Payment/Advance Form; 
 (b) the representations and warranties in Section 5 shall be true in all material respects on the date of the Payment/Advance Form and on the Funding Date of each Credit Extension; provided, however, that such materiality
qualifier shall not be applicable to any representations and warranties that already are qualified or modified by materiality in the text thereof; and provided, further that those representations and warranties expressly referring to a specific date
shall be true, accurate and complete in all material respects as of such date, and no Default or Event of Default shall have occurred and be continuing or result from the Credit Extension. Each Credit Extension is Borrower’s representation and
warranty on that date that the representations and warranties in Section 5 remain true in all material respects; provided, however, that such materiality qualifier shall not be applicable to any representations and warranties that already are
qualified or modified by materiality in the text thereof; and provided, further that those representations and warranties expressly referring to a specific date shall be true, accurate and complete in all material respects as of such date; and

 (c) in Bank’s sole discretion, there has not been a Material Adverse Change, nor has there been any
material adverse deviation by Borrower from the most recent business plan of Borrower presented to and accepted by Bank. 
 3.3 Covenant to Deliver. Borrower agrees to deliver to Bank each item required to be delivered to Bank under this Agreement as a condition to any Credit Extension. Borrower expressly agrees that the extension of a Credit
Extension prior to the receipt by Bank of any such item shall not constitute a waiver by Bank of Borrower’s obligation to deliver such item, and any such extension in the absence of a required item shall be in Bank’s sole discretion.

 3.4 Procedures for Borrowing. Subject to the prior satisfaction of all other applicable conditions to the making
of a Bridge Loan Advance set forth in this Agreement, to obtain a Bridge Loan Advance, Borrower shall notify Bank (which notice shall be irrevocable) by electronic mail, facsimile, or telephone by 2:00 P.M. Eastern time on the Funding Date of
the Bridge Loan Advance. Together with any such electronic or facsimile notification, Borrower shall deliver to Bank by electronic mail or facsimile a completed Payment/Advance Form executed by a Responsible Officer or his or her designee. Bank
may rely on any telephone notice given by a person whom Bank believes is a Responsible Officer or designee. Bank shall credit Bridge Loan Advances to the Designated Deposit Account. Bank may make Bridge Loan Advances under this Agreement
based on instructions from a Responsible Officer or his or her designee or without instructions if the Bridge Loan Advances are necessary to meet Obligations which have become due. 
  

	 	4	CREATION OF SECURITY INTEREST 

 4.1 Grant of Security Interest. Borrower hereby grants Bank, to secure the payment and performance in full of all of the Obligations, a continuing security interest in, and pledges to Bank,
the Collateral, wherever located, whether now owned or hereafter acquired or arising, and all proceeds and products thereof. Borrower represents, warrants, and covenants that the security interest granted herein is and shall at all times continue to
be a first priority perfected security interest in the Collateral (subject only to Permitted Liens that may have superior priority to Bank’s Lien under this Agreement). If Borrower shall acquire a commercial tort claim, Borrower shall
promptly notify Bank in a writing signed by Borrower of the general details thereof and grant to Bank in such writing a security interest therein and in the proceeds thereof, all upon the terms of this Agreement, with such writing to be in
form and substance reasonably satisfactory to Bank. 
 If this Agreement is terminated, Bank’s Lien in the Collateral
shall continue until the Obligations (other than inchoate indemnity obligations) are repaid in full in cash. Upon payment in full in cash of the Obligations and at such time as Bank’s obligation to make Credit Extensions has terminated, Bank
shall, at Borrower’s sole cost and expense, release its Liens in the Collateral and all rights therein shall revert to Borrower. 
 4.2 Authorization to File Financing Statements. Borrower hereby authorizes Bank to file financing statements, without notice to Borrower, with all appropriate jurisdictions to perfect or protect Bank’s interest or rights
hereunder, including a notice that any disposition of the Collateral, by either Borrower or any other Person, shall be deemed to violate the rights of Bank under the Code. 
  

 3 

	 	5	REPRESENTATIONS AND WARRANTIES 

 Borrower represents and warrants as follows: 
 5.1 Due Organization and
Authorization. Borrower and each of its Subsidiaries, if any, are duly existing and in good standing, as Registered Organizations in their respective jurisdictions of formation and are qualified and licensed to do business and are in good
standing in any jurisdiction in which the conduct of their business or their ownership of property requires that they be qualified except where the failure to do so could not reasonably be expected to have a material adverse effect on
Borrower’s business. In connection with this Agreement, Borrower has delivered to Bank a completed perfection certificate signed by Borrower (the “Perfection Certificate”). Borrower represents and warrants to Bank that
(a) Borrower’s exact legal name is that indicated on the Perfection Certificate and on the signature page hereof; (b) Borrower is an organization of the type and is organized in the jurisdiction set forth in the Perfection
Certificate; (c) the Perfection Certificate accurately sets forth Borrower’s organizational identification number or accurately states that Borrower has none; (d) the Perfection Certificate accurately sets forth Borrower’s place
of business, or, if more than one, its chief executive office as well as Borrower’s mailing address (if different than its chief executive office); (e) Borrower (and each of its predecessors) has not, in the past five (5) years,
changed its jurisdiction of formation, organizational structure or type, or any organizational number assigned by its jurisdiction; and (f) all other information set forth on the Perfection Certificate pertaining to Borrower and each of its
Subsidiaries is accurate and complete. If Borrower is not now a Registered Organization but later becomes one, Borrower shall promptly notify Bank of such occurrence and provide Bank with Borrower’s organizational identification number.

 The execution, delivery and performance of the Loan Documents have been duly authorized, and do not conflict with
Borrower’s organizational documents, nor constitute an event of default under any material agreement by which Borrower is bound. Borrower is not in default under any agreement to which it is a party or by which it is bound in which the default
could reasonably be expected to have a material adverse effect on Borrower’s business. 
 5.2 Collateral.
Borrower has good title to, has rights in, and the power to transfer each item of the Collateral upon which it purports to grant a Lien hereunder, free and clear of any and all Liens except Permitted Liens. Borrower has no deposit accounts other
than the deposit accounts with Bank, the deposit accounts, if any, described in the Perfection Certificate delivered to Bank in connection herewith, or of which Borrower has given Bank notice and taken such actions as are necessary to give Bank a
perfected security interest therein (with the exception of the HRP Account). 
 The Collateral is not in the possession of any
third party bailee (such as a warehouse) except as otherwise provided in the Perfection Certificate. None of the components of the Collateral shall be maintained at locations other than as provided in the Perfection Certificate or as Borrower has
given Bank notice pursuant to Section 7.2. In the event that Borrower, after the date hereof, intends to store or otherwise deliver any portion of the Collateral to a bailee, then Borrower will first receive the written consent of Bank and such
bailee must execute and deliver a bailee agreement in form and substance satisfactory to Bank in its sole discretion. 
 All Inventory is in all material respects of good and marketable quality, free from material defects. 
 Borrower is
the sole owner of its intellectual property, except for non-exclusive licenses granted to its customers in the ordinary course of business. Each patent is valid and enforceable, and no part of the intellectual property has been judged invalid
or unenforceable, in whole or in part, and to the best of Borrower’s knowledge, no claim has been made that any part of the intellectual property violates the rights of any third party except to the extent such claim could not reasonably
be expected to have a material adverse effect on Borrower’s business. Except as noted on the Perfection Certificate, Borrower is not a party to, nor is bound by, any material license or other agreement with respect to which Borrower is the
licensee that prohibits or otherwise restricts Borrower from granting a security interest in Borrower’s interest in such license or agreement or any other property. Borrower shall provide written notice to Bank within ten (10) days of
entering or becoming bound by any such license or agreement which is reasonably likely to have a material impact on Borrower’s business or financial condition (other than over-the-counter software that is commercially available to the public).
Borrower shall take such steps as Bank requests to obtain the consent of, or waiver by, any person whose consent or waiver is necessary for all such licenses or contract rights to be deemed “Collateral” and for Bank to have a security
interest in it that might otherwise be

  

 4 

 
restricted or prohibited by law or by the terms of any such license or agreement (such consent or authorization may include a licensor’s agreement to a contingent assignment of the
license to Bank if Bank determines that is necessary in its good faith judgment), whether now existing or entered into in the future. 
 5.3 Litigation. Except as set forth in the Perfection Certificate, there are no actions or proceedings pending or, to the knowledge of the Responsible Officers, threatened in writing by or against Borrower or any of its
Subsidiaries involving more than One Hundred Thousand Dollars ($100,000). 
 5.4 No Material Deterioration in Financial
Statements. All consolidated financial statements for Borrower and any of its Subsidiaries delivered to Bank fairly present in all material respects Borrower’s consolidated financial condition and Borrower’s consolidated results of
operations. There has not been any material deterioration in Borrower’s consolidated financial condition since the date of the most recent financial statements submitted to Bank. 
 5.5 Solvency. The fair salable value of Borrower’s assets (including goodwill minus disposition costs) exceeds the fair
value of its liabilities; Borrower is not left with unreasonably small capital after the transactions in this Agreement; and Borrower is able to pay its debts (including trade debts) as they mature. 
 5.6 Regulatory Compliance. Borrower is not an “investment company” or a company “controlled” by an
“investment company” under the Investment Company Act of 1940. Borrower is not engaged as one of its important activities in extending credit for margin stock (under Regulations T and U of the Federal Reserve Board of Governors). Borrower
has complied in all material respects with the Federal Fair Labor Standards Act. Borrower has not violated any laws, ordinances or rules, the violation of which could reasonably be expected to have a material adverse effect on its business. None of
Borrower’s or any of its Subsidiaries’ properties or assets has been used by Borrower or any Subsidiary or, to the best of Borrower’s knowledge, by previous Persons, in disposing, producing, storing, treating, or transporting any
hazardous substance other than legally. Borrower and each of its Subsidiaries have obtained all consents, approvals and authorizations of, made all declarations or filings with, and given all notices to, all government authorities that are necessary
to continue its business as currently conducted. 
 5.7 Subsidiaries; Investments. Borrower does not own any stock,
partnership interest or other equity securities except for Permitted Investments. 
 5.8 Tax Returns and Payments;
Pension Contributions. Except as disclosed in the Perfection Certificate, Borrower has timely filed all required tax returns and reports, and Borrower and its Subsidiaries have timely paid all foreign, federal, state and local taxes,
assessments, deposits and contributions owed by Borrower. Borrower may defer payment of any contested taxes, provided that Borrower (a) in good faith contests its obligation to pay the taxes by appropriate proceedings promptly and
diligently instituted and conducted, (b) notifies Bank in writing of the commencement of, and any material development in, the proceedings, (c) posts bonds or takes any other steps reasonably required to prevent the governmental authority
levying such contested taxes from obtaining a Lien upon any of the Collateral that is other than a “Permitted Lien”. Borrower is unaware of any claims or adjustments proposed for any of Borrower’s prior tax years which could result in
additional taxes becoming due and payable by Borrower. Borrower has paid all amounts necessary to fund all present pension, profit sharing and deferred compensation plans in accordance with their terms, and Borrower has not withdrawn from
participation in, and has not permitted partial or complete termination of, or permitted the occurrence of any other event with respect to, any such plan which could reasonably be expected to result in any liability of Borrower, including any
liability to the Pension Benefit Guaranty Corporation or its successors or any other governmental agency. 
 5.9 Use of
Proceeds. Borrower shall use the proceeds of the Credit Extensions solely as working capital and to fund its general business requirements and not for personal, family, household or agricultural purposes. 
 5.10 Full Disclosure. No written representation, warranty or other statement of Borrower in any certificate or written statement
given to Bank, as of the date such representations, warranties, or other statements were made, taken together with all such written certificates and written statements given to Bank, contains any untrue statement of a material fact or omits to state
a material fact necessary to make the statements contained in the certificates or statements not misleading (it being recognized by Bank that the projections and forecasts provided by Borrower in good faith and based upon reasonable assumptions are
not viewed as facts and that actual results during the period or periods covered by such projections and forecasts may differ from the projected or forecasted results). 
  

 5 

	 	6	AFFIRMATIVE COVENANTS 

 Borrower shall do all of the following: 
 6.1 Government Compliance. Maintain its and all its
Subsidiaries’ legal existence and good standing in their respective jurisdictions of formation and maintain qualification in each jurisdiction in which the failure to so qualify would reasonably be expected to have a material adverse effect on
Borrower’s business or operations. Borrower shall comply, and have each Subsidiary comply, with all laws, ordinances and regulations to which it is subject, the noncompliance with which could have a material adverse effect on Borrower’s
business. 
 6.2 Financial Statements, Reports, Certificates. Deliver to Bank: (i) as soon as available,
but no later than thirty (30) days after the last day of each month, a company prepared consolidated balance sheet and income statement covering Borrower’s consolidated operations during the period certified by a Responsible Officer and in
a form acceptable to Bank; (ii) within five (5) days of delivery, copies of all statements, reports and notices made available to Borrower’s security holders or to any holders of Subordinated Debt; (iii) in the event that
Borrower becomes subject to the reporting requirements under the Securities Exchange Act of 1934, as amended, within five (5) days of filing, all reports on Form 10-K, 10-Q and 8-K filed with the Securities and Exchange Commission or a
link thereto on Borrower’s or another website on the Internet; (iv) a prompt report of any legal actions pending or threatened against Borrower or any of its Subsidiaries that could result in damages or costs to Borrower or any of its
Subsidiaries of One Hundred Thousand Dollars ($100,000) or more; (v) prompt notice of an event that materially and adversely affects the value of the intellectual property taken as a whole; and (vi) budgets, sales projections, operating
plans and other financial information reasonably requested by Bank. 
 6.3 Inventory; Returns. Keep all Inventory in
good and marketable condition, free from material defects. Returns and allowances between Borrower and its Account Debtors shall follow Borrower’s customary practices as they exist at the Effective Date. Borrower must promptly notify Bank of
all returns, recoveries, disputes and claims that involve more than One Hundred Thousand Dollars ($100,000). 
 6.4 Taxes; Pensions. Make, and cause each of its Subsidiaries to make, timely payment of all foreign, federal, state, and local taxes or assessments (other than taxes and assessments which Borrower is contesting pursuant to the
terms of Section 5.8 hereof) and shall deliver to Bank, on demand, appropriate certificates attesting to such payments, and pay all amounts necessary to fund all present pension, profit sharing and deferred compensation plans in accordance with
their terms. 
 6.5 Insurance. Keep its business and the Collateral insured for risks and in amounts standard for
companies in Borrower’s industry and location and as Bank may reasonably request. Insurance policies shall be in a form, with companies, and in amounts that are satisfactory to Bank. All property policies relating to Collateral shall have
a lender’s loss payable endorsement showing Bank as lender loss payee and waive subrogation against Bank, and all liability policies shall show, or have endorsements showing, Bank as an additional insured. All policies (or the loss payable and
additional insured endorsements) shall provide that the insurer must give Bank at least twenty (20) days notice before canceling, amending, or declining to renew its policy. At Bank’s request, Borrower shall deliver certificates of
insurance and evidence of all premium payments. Proceeds payable under any policy shall, at Bank’s option, be payable to Bank on account of the Obligations. Notwithstanding the foregoing, (a) so long as no Event of Default has occurred and
is continuing, Borrower shall have the option of applying the proceeds of any casualty policy up to $50,000, in the aggregate, toward the replacement or repair of destroyed or damaged property; provided that any such replaced or repaired property
(i) shall be of equal or like value as the replaced or repaired Collateral and (ii) shall be deemed Collateral in which Bank has been granted a first priority security interest, and (b) after the occurrence and during the continuance
of an Event of Default, all proceeds payable under such casualty policy shall, at the option of Bank, be payable to Bank on account of the Obligations. If Borrower fails to obtain insurance as required under this Section 6.5 or to pay any
amount or furnish any required proof of payment to third persons and Bank, Bank may make all or part of such payment or obtain such insurance policies required in this Section 6.5, and take any action under the policies Bank deems
prudent. 
 6.6 Operating Accounts. 
 (a) Maintain its depository, operating, and securities accounts with Bank and Bank’s affiliates. 
  

 6 

 (b) Provide Bank five (5) days prior written notice before
establishing any Collateral Account at or with any bank or financial institution other than Bank or its Affiliates. In addition, for each Collateral Account that Borrower at any time maintains, Borrower shall cause the applicable bank or financial
institution (other than Bank) at or with which any Collateral Account is maintained to execute and deliver a Control Agreement or other appropriate instrument with respect to such Collateral Account to perfect Bank’s Lien in such Collateral
Account in accordance with the terms hereunder, which Control Agreement may not be terminated without the prior written consent of the Bank. The provisions of the previous sentence shall not apply to deposit accounts exclusively used for
payroll, payroll taxes and other employee wage and benefit payments to or for the benefit of Borrower’s employees and identified to Bank by Borrower as such. 
 6.7 Protection and Registration of Intellectual Property Rights. Borrower shall: (a) protect, defend and maintain the validity and enforceability of its intellectual property;
(b) promptly advise Bank in writing of material infringements of its intellectual property; and (c) not allow any intellectual property material to Borrower’s business to be abandoned, forfeited or dedicated to the public without
Bank’s written consent. If Borrower decides to register any copyrights or mask works in the United States Copyright Office, Borrower shall: (x) provide Bank with at least fifteen (15) days prior written notice of its intent to
register such copyrights or mask works together with a copy of the application it intends to file with the United States Copyright Office (excluding exhibits thereto); (y) execute an intellectual property security agreement or such other
documents as Bank may reasonably request to maintain the perfection and priority of Bank’s security interest in the copyrights or mask works intended to be registered with the United States Copyright Office; and (z) record such
intellectual property security agreement with the United States Copyright Office contemporaneously with filing the copyright or mask work application(s) with the United States Copyright Office. Borrower shall promptly provide to Bank a copy of the
application(s) filed with the United States Copyright Office together with evidence of the recording of the intellectual property security agreement necessary for Bank to maintain the perfection and priority of its security interest in such
copyrights or mask works. Borrower shall provide written notice to Bank of any application filed by Borrower in the United States Patent and Trademark Office for a patent or to register a trademark or service mark within 30 days after any such
filing. 
 6.8 Litigation Cooperation. From the date hereof and continuing through the termination of this
Agreement, make available to Bank, without expense to Bank, Borrower and its officers, employees and agents and Borrower’s books and records, to the extent that Bank may deem them reasonably necessary to prosecute or defend any third-party
suit or proceeding instituted by or against Bank with respect to any Collateral or relating to Borrower. 
 6.9 Further
Assurances. Execute any further instruments and take further action as Bank reasonably requests to perfect or continue Bank’s Lien in the Collateral or to effect the purposes of this Agreement. 
  

	 	7	NEGATIVE COVENANTS 

 Borrower shall not do any of the following without Bank’s prior written consent: 
 7.1 Dispositions.
Convey, sell, lease, transfer, assign, or otherwise dispose of (collectively, “Transfer”), or permit any of its Subsidiaries to Transfer, all or any part of its business or property, except for Transfers (a) of Inventory in the
ordinary course of business; (b) of worn-out or obsolete Equipment; (c) in connection with Permitted Liens and Permitted Investments; and (d) of non-exclusive licenses for the use of the property of Borrower or its Subsidiaries in the
ordinary course of business. 
 7.2 Changes in Business, Management, Ownership, or Business Locations.
(a) Engage in or permit any of its Subsidiaries to engage in any business other than the businesses currently engaged in by Borrower and such Subsidiary, as applicable, or reasonably related thereto; (b) liquidate or dissolve; or
(c) (i) have a material change in management or (ii) enter into any transaction or series of related transactions in which the stockholders of Borrower immediately prior to the first such transaction own less than 60% of the
voting stock of Borrower immediately after giving effect to such transaction or related series of such transactions (other than by the sale of Borrower’s equity securities in a public offering or to venture capital investors so long as
Borrower identifies to Bank the venture capital investors prior to the closing of the transaction). Borrower shall not, without at least thirty (30) days prior written notice to Bank: (1) add any new offices or business locations,
including warehouses (unless such new offices or business locations contain less than Ten Thousand Dollars ($10,000) in Borrower’s assets or property), (2) change its jurisdiction of organization, (3) change its organizational
structure or type, (4) change its legal name, or (5) change any organizational number (if any) assigned by its jurisdiction of organization. 
  

 7 

 7.3 Mergers or Acquisitions. Merge or consolidate, or permit any of its
Subsidiaries to merge or consolidate, with any other Person, or acquire, or permit any of its Subsidiaries to acquire, all or substantially all of the capital stock or property of another Person. A Subsidiary may merge or consolidate into
another Subsidiary or into Borrower. 
 7.4 Indebtedness. Create, incur, assume, or be liable for any Indebtedness,
or permit any Subsidiary to do so, other than Permitted Indebtedness. 
 7.5 Encumbrance. Create, incur, or allow
any Lien on any of its property, or assign or convey any right to receive income, including the sale of any Accounts, or permit any of its Subsidiaries to do so, except for Permitted Liens, or permit any Collateral not to be subject to the first
priority security interest granted herein. 
 7.6 Maintenance of Collateral Accounts. Maintain any Collateral
Account except pursuant to the terms of Section 6.6(b) hereof. 
 7.7 Distributions; Investments. (a) Directly
or indirectly make any Investment other than Permitted Investments, or permit any of its Subsidiaries to do so; or (b) pay any dividends or make any distribution or payment or redeem, retire or purchase any capital stock provided that
(i) Borrower may convert any of its convertible securities into other securities pursuant to the terms of such convertible securities or otherwise in exchange thereof, (ii) Borrower may pay dividends solely in common stock; and
(iii) Borrower may repurchase the stock of former employees or consultants pursuant to stock repurchase agreements so long as an Event of Default does not exist at the time of such repurchase and would not exist after giving effect to such
repurchase, provided such repurchase does not exceed in the aggregate of Twenty Thousand Dollars ($20,000.00) per fiscal year. 
 7.8 Transactions with Affiliates. Directly or indirectly enter into or permit to exist any material transaction with any Affiliate of Borrower, except for transactions that are in the ordinary course of Borrower’s business,
upon fair and reasonable terms that are no less favorable to Borrower than would be obtained in an arm’s length transaction with a non-affiliated Person. 
 7.9 Subordinated Debt. (a) Make or permit any payment on any Subordinated Debt, except under the terms of the subordination, intercreditor, or other similar agreement to which such
Subordinated Debt is subject, or (b) amend any provision in any document relating to the Subordinated Debt which would increase the amount thereof or adversely affect the subordination thereof to Obligations owed to Bank. 
 7.10 Compliance. Become an “investment company” or a company controlled by an “investment company”, under
the Investment Company Act of 1940 or undertake as one of its important activities extending credit to purchase or carry margin stock (as defined in Regulation U of the Board of Governors of the Federal Reserve System), or use the proceeds of any
Credit Extension for that purpose; fail to meet the minimum funding requirements of ERISA, permit a Reportable Event or Prohibited Transaction, as defined in ERISA, to occur; fail to comply with the Federal Fair Labor Standards Act or violate any
other law or regulation, if the violation could reasonably be expected to have a material adverse effect on Borrower’s business, or permit any of its Subsidiaries to do so; withdraw or permit any Subsidiary to withdraw from participation in,
permit partial or complete termination of, or permit the occurrence of any other event with respect to, any present pension, profit sharing and deferred compensation plan which could reasonably be expected to result in any liability of Borrower,
including any liability to the Pension Benefit Guaranty Corporation or its successors or any other governmental agency. 
  

	 	8	EVENTS OF DEFAULT 

 Any one of the following shall constitute an event of default (an “Event of Default”) under this Agreement: 
 8.1 Payment Default. Borrower fails to (a) make any payment of principal or interest on any Credit Extension on its due date, or (b) pay any other Obligations within three (3) Business Days after such Obligations
are due and payable (which three (3) Business Day grace period will not apply to payments due on the Bridge Loan Maturity Date). During the cure period, the failure to cure the payment default is not an Event of Default (but no Credit Extension
will be made during the cure period); 
  

 8 

 8.2 Covenant Default. 
 (a) Borrower fails or neglects to perform any obligation in Sections 6.2, 6.6 or violates any covenant in
Section 7; or 
 (b) Borrower fails or neglects to perform, keep, or observe any other term, provision,
condition, covenant or agreement contained in this Agreement, any Loan Documents, and as to any default (other than those specified in this Section 8) under such other term, provision, condition, covenant or agreement that can be cured, has
failed to cure the default within ten (10) days after the occurrence thereof; provided, however, that if the default cannot by its nature be cured within the ten (10) day period or cannot after diligent attempts by Borrower be cured within
such ten (10) day period, and such default is likely to be cured within a reasonable time, then Borrower shall have an additional period (which shall not in any case exceed thirty (30) days) to attempt to cure such default, and within such
reasonable time period the failure to cure the default shall not be deemed an Event of Default (but no Credit Extensions shall be made during such cure period). Grace periods provided under this Section shall not apply, among other things, to
financial covenants or any other covenants set forth in subsection (a) above; 
 8.3 Material Adverse
Change. A Material Adverse Change occurs; 
 8.4 Attachment. (a) Any material portion of Borrower’s
assets is attached, seized, levied on, or comes into possession of a trustee or receiver and the attachment, seizure or levy is not removed in ten (10) days; (b) the service of process seeking to attach, by trustee or similar process, any
funds of Borrower, or of any entity under control of Borrower (including a Subsidiary), on deposit with Bank or Bank’s Affiliate; (c) Borrower is enjoined, restrained, or prevented by court order from conducting a material part of its
business; (d) a judgment or other claim in excess of Fifty Thousand Dollars ($50,000) becomes a Lien on any of Borrower’s assets; or (e) a notice of lien, levy, or assessment is filed against any of Borrower’s assets by any
government agency and not paid within ten (10) days after Borrower receives notice. These are not Events of Default if stayed or if a bond is posted pending contest by Borrower (but no Credit Extensions shall be made during the cure period);

 8.5 Insolvency (a) Borrower is unable to pay its debts (including trade debts) as they become due or
otherwise becomes insolvent; (b) Borrower begins an Insolvency Proceeding; or (c) an Insolvency Proceeding is begun against Borrower and not dismissed or stayed within thirty (30) days (but no Credit Extensions shall be made while of
any of the conditions described in clause (a) exist and/or until any Insolvency Proceeding is dismissed); 
 8.6 Other Agreements. There is a default in any agreement to which Borrower or any Guarantor is a party with a third party or parties resulting in a right by such third party or parties, whether or not exercised, to accelerate
the maturity of any Indebtedness in an amount in excess of One Hundred Thousand Dollars ($100,000) or that could have a material adverse effect on Borrower’s business; 
 8.7 Judgments. A judgment or judgments for the payment of money in an amount, individually or in the aggregate, of at least One
Hundred Thousand Dollars ($100,000) (not covered by independent third-party insurance) shall be rendered against Borrower and shall remain unsatisfied and unstayed for a period of twenty (20) days after the entry thereof (provided that no
Credit Extensions will be made prior to the satisfaction or stay of such judgment); 
 8.8 Misrepresentations.
Borrower or any Person acting for Borrower makes any representation, warranty, or other statement now or later in this Agreement, any Loan Document or in any writing delivered to Bank or to induce Bank to enter this Agreement or any Loan Document,
and such representation, warranty, or other statement is incorrect in any material respect when made; or 
 8.9 Subordinated Debt. A default or breach occurs under any agreement between Borrower and any creditor of Borrower that signed a subordination, intercreditor, or other similar agreement with Bank, or any creditor that has
signed such an agreement with Bank breaches any terms of such agreement. 
  

	 	9	BANK’S RIGHTS AND REMEDIES 

 9.1 Rights and Remedies. While an Event of Default occurs and continues Bank may, without notice or demand, do any or all of the following: 
 (a) declare all Obligations immediately due and payable (but if an Event of Default described in Section 8.5 occurs
all Obligations are immediately due and payable without any action by Bank); 
  

 9 

 (b) stop advancing money or extending credit for Borrower’s
benefit under this Agreement or under any other agreement between Borrower and Bank; 
 (c) demand that
Borrower (i) deposits cash with Bank in an amount equal to the aggregate amount of any letters of credit remaining undrawn, as collateral security for the repayment of any future drawings under such letters of credit, and Borrower shall
forthwith deposit and pay such amounts, and (ii) pay in advance all letter of credit fees scheduled to be paid or payable over the remaining term of any letters of credit; 
 (d) settle or adjust disputes and claims directly with Account Debtors for amounts on terms and in any order that Bank
considers advisable, notify any Person owing Borrower money of Bank’s security interest in such funds, and verify the amount of such account; 
 (e) make any payments and do any acts it considers necessary or reasonable to protect the Collateral and/or its security interest in the Collateral. Borrower shall assemble the Collateral if Bank
requests and make it available as Bank designates. Bank may enter premises where the Collateral is located, take and maintain possession of any part of the Collateral, and pay, purchase, contest, or compromise any Lien which appears to be
prior or superior to its security interest and pay all expenses incurred. Borrower grants Bank a non-exclusive license to enter and occupy any of its premises, without charge, to exercise any of Bank’s rights or remedies; 
 (f) apply to the Obligations any (i) balances and deposits of Borrower it holds (other than the HRP Account),
or (ii) any amount held by Bank owing to or for the credit or the account of Borrower; 
 (g) ship,
reclaim, recover, store, finish, maintain, repair, prepare for sale, advertise for sale, and sell the Collateral. Bank is hereby granted a non-exclusive, royalty-free license or other right to use, without charge, Borrower’s labels, patents,
copyrights, mask works, rights of use of any name, trade secrets, trade names, trademarks, service marks, and advertising matter, or any similar property as it pertains to the Collateral, in completing production of, advertising for sale, and
selling any Collateral and, in connection with Bank’s exercise of its rights under this Section, Borrower’s rights under all licenses and all franchise agreements inure to Bank’s benefit; 
 (h) place a “hold” on any account maintained with Bank and/or deliver a notice of exclusive control, any
entitlement order, or other directions or instructions pursuant to any Control Agreement or similar agreements providing control of any Collateral; 
 (i) demand and receive possession of Borrower’s Books; and 
 (j) exercise all rights and remedies available to Bank under the Loan Documents or at law or equity, including all remedies provided under the Code (including disposal of the Collateral pursuant to the terms thereof). 
 9.2 Power of Attorney. Borrower hereby irrevocably appoints Bank as its lawful attorney-in-fact, exercisable upon the occurrence
and during the continuance of an Event of Default, to: (a) endorse Borrower’s name on any checks or other forms of payment or security; (b) sign Borrower’s name on any invoice or bill of lading for any Account or drafts
against Account Debtors; (c) settle and adjust disputes and claims about the Accounts directly with Account Debtors, for amounts and on terms Bank determines reasonable; (d) make, settle, and adjust all claims under Borrower’s
insurance policies; (e) pay, contest or settle any Lien, charge, encumbrance, security interest, and adverse claim in or to the Collateral, or any judgment based thereon, or otherwise take any action to terminate or discharge the same; and
(f) transfer the Collateral into the name of Bank or a third party as the Code permits. Borrower hereby appoints Bank as its lawful attorney-in-fact to sign Borrower’s name on any documents necessary to perfect or continue the perfection
of Bank’s security interest in the Collateral regardless of whether an Event of Default has occurred until all Obligations have been satisfied in full and Bank is under no further obligation to make Credit Extensions hereunder. Bank’s
foregoing appointment as Borrower’s attorney in fact, and all of Bank’s rights and powers, coupled with an interest, are irrevocable until all Obligations have been fully repaid and performed and Bank’s obligation to provide Credit
Extensions terminates. 
 9.3 Accounts Verification; Collection. In the event that an Event of Default has occurred
and is continuing, Bank may notify any Person owing Borrower money of Bank’s security interest in such funds and verify the amount of such account. After the occurrence of an Event of Default, any amounts received by Borrower shall be held
in trust by Borrower for Bank, and, if requested by Bank, Borrower shall immediately deliver such receipts to Bank in the form received from the Account Debtor, with proper endorsements for deposit. 
  

 10 

 9.4 Protective Payments. If Borrower fails to obtain the insurance called for by
Section 6.5 or fails to pay any premium thereon or fails to pay any other amount which Borrower is obligated to pay under this Agreement or any other Loan Document, Bank may obtain such insurance or make such payment, and all amounts so
paid by Bank are Bank Expenses and immediately due and payable, bearing interest at the then highest applicable rate charged by Bank, and secured by the Collateral. Bank will make reasonable efforts to provide Borrower with notice of Bank obtaining
such insurance at the time it is obtained or within a reasonable time thereafter. No payments by Bank are deemed an agreement to make similar payments in the future or Bank’s waiver of any Event of Default. 
 9.5 Application of Payments and Proceeds. Unless an Event of Default has occurred and is continuing, Bank shall apply any funds
in its possession, whether from Borrower account balances, payments, or proceeds realized as the result of any collection of Accounts or other disposition of the Collateral, first, to Bank Expenses, including without limitation, the reasonable
costs, expenses, liabilities, obligations and attorneys’ fees incurred by Bank in the exercise of its rights under this Agreement; second, to the interest due upon any of the Obligations; and third, to the principal of the Obligations and any
applicable fees and other charges, in such order as Bank shall determine in its sole discretion. Any surplus shall be paid to Borrower or other Persons legally entitled thereto; Borrower shall remain liable to Bank for any deficiency. If an Event of
Default has occurred and is continuing, Bank may apply any funds in its possession, whether from Borrower account balances, payments, proceeds realized as the result of any collection of Accounts or other disposition of the Collateral, or
otherwise, to the Obligations in such order as Bank shall determine in its sole discretion. Any surplus shall be paid to Borrower or other Persons legally entitled thereto; Borrower shall remain liable to Bank for any deficiency. If Bank, in its
good faith business judgment, directly or indirectly enters into a deferred payment or other credit transaction with any purchaser at any sale of Collateral, Bank shall have the option, exercisable at any time, of either reducing the Obligations by
the principal amount of the purchase price or deferring the reduction of the Obligations until the actual receipt by Bank of cash therefor. 
 9.6 Bank’s Liability for Collateral. So long as Bank complies with reasonable banking practices regarding the safekeeping of the Collateral in the possession or under the control of Bank,
Bank shall not be liable or responsible for: (a) the safekeeping of the Collateral; (b) any loss or damage to the Collateral; (c) any diminution in the value of the Collateral; or (d) any act or default of any carrier,
warehouseman, bailee, or other Person. Borrower bears all risk of loss, damage or destruction of the Collateral. 
 9.7 No Waiver; Remedies Cumulative. Bank’s failure, at any time or times, to require strict performance by Borrower of any provision of this Agreement or any other Loan Document shall not waive, affect, or diminish any
right of Bank thereafter to demand strict performance and compliance herewith or therewith. No waiver hereunder shall be effective unless signed by Bank and then is only effective for the specific instance and purpose for which it is given.
Bank’s rights and remedies under this Agreement and the other Loan Documents are cumulative. Bank has all rights and remedies provided under the Code, by law, or in equity. Bank’s exercise of one right or remedy is not an election, and
Bank’s waiver of any Event of Default is not a continuing waiver. Bank’s delay in exercising any remedy is not a waiver, election, or acquiescence. 
 9.8 Demand Waiver. Borrower waives demand, notice of default or dishonor, notice of payment and nonpayment, notice of any default, nonpayment at maturity, release, compromise, settlement,
extension, or renewal of accounts, documents, instruments, chattel paper, and guarantees held by Bank on which Borrower is liable. 
  

	 	10	NOTICES 

 All
notices, consents, requests, approvals, demands, or other communication (collectively, “Communication”) by any party to this Agreement or any other Loan Document must be in writing and shall be deemed to have been validly served,
given, or delivered: (a) upon the earlier of actual receipt and three (3) Business Days after deposit in the U.S. mail, first class, registered or certified mail return receipt requested, with proper postage prepaid; (b) upon
transmission, when sent by electronic mail or facsimile transmission; (c) one (1) Business Day after deposit with a reputable overnight courier with all charges prepaid; or (d) when delivered, if hand-delivered by messenger, all of
which shall be addressed to the party to be notified and sent to the address, facsimile number, or email address indicated below. Bank or Borrower may change its address or facsimile number by giving the other party written notice thereof in
accordance with the terms of this Section 10. 
  

 11 

			
	If to Borrower:	  	BG Medicine, Inc.
		  	610 Lincoln Street
		  	North Waltham, Massachusetts 02451
		  	Attn: Mark D. Shooman
		  	Fax: (781) 895-1119
		  	Email: mshooman@bg-medicine.com
		
	with a copy to:	  	Mintz, Levin, Cohn, Ferris, Glovsky, and Popeo, PC
		  	One Financial Center
		  	Boston, Massachusetts 02111
		  	Attn: William T. Whelan, Esq.
		  	Fax: (617) 542-2241
		  	Email: WWhelan@Mintz.com
		
	If to Bank:	  	Silicon Valley Bank
		  	One Newton Executive Park, Suite 200
		  	2221 Washington Street
		  	Newton, Massachusetts 02462
		  	Attn: Mr. Tom Davies
		  	Fax: (617) 969-5967
		  	Email: TDavies@svb.com
		
	with a copy to:	  	Riemer & Braunstein LLP
		  	Three Center Plaza
		  	Boston, Massachusetts 02108
		  	Attn: David A. Ephraim, Esquire
		  	Fax: (617) 880-3456
		  	Email: DEphraim@riemerlaw.com

  

 12 

	 	11	CHOICE OF LAW, VENUE AND JURY TRIAL WAIVER 

 Massachusetts law governs the Loan Documents without regard to principles of conflicts of law. Borrower and Bank each submit to the exclusive jurisdiction of the State and Federal courts in Massachusetts;
provided, however, that if for any reason Bank cannot avail itself of such courts in the Commonwealth of Massachusetts, Borrower accepts jurisdiction of the courts and venue in Santa Clara County, California. NOTWITHSTANDING THE FOREGOING, BANK
SHALL HAVE THE RIGHT TO BRING ANY ACTION OR PROCEEDING AGAINST BORROWER OR ITS PROPERTY IN THE COURTS OF ANY OTHER JURISDICTION WHICH BANK DEEMS NECESSARY OR APPROPRIATE IN ORDER TO REALIZE ON THE COLLATERAL OR TO OTHERWISE ENFORCE BANK’S
RIGHTS AGAINST BORROWER OR ITS PROPERTY. 
 TO THE EXTENT PERMITTED BY APPLICABLE LAW, BORROWER AND BANK EACH WAIVE THEIR RIGHT TO A JURY
TRIAL OF ANY CLAIM OR CAUSE OF ACTION ARISING OUT OF OR BASED UPON THIS AGREEMENT, THE LOAN DOCUMENTS OR ANY CONTEMPLATED TRANSACTION, INCLUDING CONTRACT, TORT, BREACH OF DUTY AND ALL OTHER CLAIMS. THIS WAIVER IS A MATERIAL INDUCEMENT FOR BOTH
PARTIES TO ENTER INTO THIS AGREEMENT. EACH PARTY HAS REVIEWED THIS WAIVER WITH ITS COUNSEL. 
  

	 	12	GENERAL PROVISIONS 

 12.1 Successors and Assigns. This Agreement binds and is for the benefit of the successors and permitted assigns of each party. Borrower may not assign this Agreement or any rights or obligations under it without
Bank’s prior written consent (which may be granted or withheld in Bank’s discretion). Bank has the right, without the consent of or notice to Borrower, to sell, transfer, assign, negotiate, or grant participation in all or any
part of, or any interest in, Bank’s obligations, rights, and benefits under this Agreement and the other Loan Documents. 
 12.2 Indemnification. Borrower agrees to indemnify, defend and hold Bank and its directors, officers, employees, agents, attorneys, or any other Person affiliated with or representing Bank harmless against: (a) all
obligations, demands, claims, and liabilities (collectively, “Claims”) asserted by any other party in connection with the transactions contemplated by the Loan Documents; and (b) all losses or Bank Expenses incurred, or paid by Bank
from, following, or arising from transactions between Bank and Borrower (including reasonable attorneys’ fees and expenses), except for Claims and/or losses directly caused by Bank’s gross negligence or willful misconduct. 
 12.3 Time of Essence. Time is of the essence for the performance of all Obligations in this Agreement. 
 12.4 Severability of Provisions. Each provision of this Agreement is severable from every other provision in determining the
enforceability of any provision. 
 12.5 Amendments in Writing; Integration. All amendments to this Agreement must
be in writing signed by both Bank and Borrower. This Agreement and the Loan Documents represent the entire agreement about this subject matter and supersede prior negotiations or agreements. All prior agreements, understandings, representations,
warranties, and negotiations between the parties about the subject matter of this Agreement and the Loan Documents merge into this Agreement and the Loan Documents. 
 12.6 Counterparts. This Agreement may be executed in any number of counterparts and by different parties on separate counterparts, each of which, when executed and delivered, is an
original, and all taken together, constitute one Agreement. 
 12.7 Survival. All covenants, representations and
warranties made in this Agreement continue in full force until this Agreement has terminated pursuant to its terms and all Obligations (other than inchoate indemnity obligations and any other obligations which, by their terms, are to survive the
termination of this Agreement) have been satisfied. The obligation of Borrower in Section 12.2 to indemnify Bank shall survive until the statute of limitations with respect to such claim or cause of action shall have run. 
  

 13 

 12.8 Confidentiality. In handling any confidential information, Bank shall
exercise the same degree of care that it exercises for its own proprietary information, but disclosure of information may be made: (a) to Bank’s Subsidiaries or Affiliates; (b) to prospective transferees or purchasers of any
interest in the Credit Extensions (provided, however, Bank shall use commercially reasonable efforts to obtain such prospective transferee’s or purchaser’s agreement to the terms of this provision); (c) as required by law, regulation,
subpoena, or other order; (d) to Bank’s regulators or as otherwise required in connection with Bank’s examination or audit; and (e) as Bank considers appropriate in exercising remedies under this Agreement. Confidential
information does not include information that either: (i) is in the public domain or in Bank’s possession when disclosed to Bank, or becomes part of the public domain after disclosure to Bank; or (ii) is disclosed to Bank by a
third party, if Bank does not know that the third party is prohibited from disclosing the information. 
 12.9 Right
of Set Off. Borrower hereby grants to Bank, a lien, security interest and right of set off as security for all Obligations to Bank, whether now existing or hereafter arising upon and against all deposits, credits, collateral and property,
now or hereafter in the possession, custody, safekeeping or control of Bank or any entity under the control of Bank (including a Bank subsidiary) or in transit to any of them (with the exception of the HRP Account). At any time after the occurrence
and during the continuance of an Event of Default, without demand or notice, Bank may set off the same or any part thereof and apply the same to any liability or obligation of Borrower even though unmatured and regardless of the adequacy
of any other collateral securing the Obligations. ANY AND ALL RIGHTS TO REQUIRE BANK TO EXERCISE ITS RIGHTS OR REMEDIES WITH RESPECT TO ANY OTHER COLLATERAL WHICH SECURES THE OBLIGATIONS, PRIOR TO EXERCISING ITS RIGHT OF SETOFF WITH RESPECT TO SUCH
DEPOSITS, CREDITS OR OTHER PROPERTY OF BORROWER ARE HEREBY KNOWINGLY, VOLUNTARILY AND IRREVOCABLY WAIVED. 
  

	 	13	DEFINITIONS 

 13.1 Definitions. As used in this Agreement, the following terms have the following meanings: 
 “Account” is any “account” as defined in the Code with such additions to such term as may hereafter be made, and includes, without limitation, all accounts receivable and other sums owing to Borrower.

 “Account Debtor” is any “account debtor” as defined in the Code with such additions to such term
as may hereafter be made. 
 “Affiliate” of any Person is a Person that owns or controls directly or
indirectly the Person, any Person that controls or is controlled by or is under common control with the Person, and each of that Person’s senior executive officers, directors, partners and, for any Person that is a limited liability company,
that Person’s managers and members. 
 “Agreement” is defined in the preamble hereof. 
 “Bank” is defined in the preamble hereof. 
 “Bank Expenses” are all audit fees and expenses, costs, and expenses (including reasonable attorneys’ fees and expenses) for preparing, negotiating, administering, defending and
enforcing the Loan Documents (including, without limitation, those incurred in connection with appeals or Insolvency Proceedings) or otherwise incurred with respect to Borrower. 
 “Borrower” is defined in the preamble hereof. 
 “Borrower’s Books” are all Borrower’s books and records including ledgers, federal and state tax returns, records
regarding Borrower’s assets or liabilities, the Collateral, business operations or financial condition, and all computer programs or storage or any equipment containing such information. 
 “Borrowing Resolutions” are, with respect to any Person, those resolutions adopted by such Person’s Board of Directors
and delivered by such Person to Bank approving the Loan Documents to which such Person is a party and the transactions contemplated thereby, together with a certificate executed by its secretary on behalf of such Person certifying that (a) such
Person has the authority to execute, deliver, and perform its obligations under each of the Loan Documents to which it is a party, (b) that attached as Exhibit A to such certificate is a true, correct, and complete copy of the
resolutions then in full force and effect authorizing and ratifying the execution, delivery,

  

 14 

 
and performance by such Person of the Loan Documents to which it is a party, (c) the name(s) of the Person(s) authorized to execute the Loan Documents on behalf of such Person, together with
a sample of the true signature(s) of such Person(s), and (d) that Bank may conclusively rely on such certificate unless and until such Person shall have delivered to Bank a further certificate canceling or amending such prior certificate.

 “Bridge Loan” is a loan made by Bank pursuant to the terms of Section 2.1.1 hereof.

 “Bridge Loan Advance” is defined in Section 2.1.1 hereof. 
 “Bridge Loan Maturity Date” is, the sooner to occur of (a) five (5) days after the occurrence of the Financing
Event, (b) March 31, 2008, or (c) the Borrower’s initial public offering and sale of its Common Stock or other common voting equity securities pursuant to an effective registration statement under the Securities Act of 1933, as
amended. 
 “Business Day” is any day that is not a Saturday, Sunday or a day on which Bank is closed.

 “Cash Equivalents” are (a) marketable direct obligations issued or unconditionally
guaranteed by the United States or any agency or any State thereof having maturities of not more than one (1) year from the date of acquisition; (b) commercial paper maturing no more than one (1) year after its creation and having the
highest rating from either Standard & Poor’s Ratings Group or Moody’s Investors Service, Inc., and (c) Bank’s certificates of deposit issued maturing no more than one (1) year after issue. 
 “Claims” are defined in Section 12.2. 
 “Code” is the Uniform Commercial Code, as the same may, from time to time, be enacted and in effect in the Commonwealth of Massachusetts; provided, that, to the extent that the Code
is used to define any term herein or in any Loan Document and such term is defined differently in different Articles or Divisions of the Code, the definition of such term contained in Article or Division 9 shall govern; provided further, that
in the event that, by reason of mandatory provisions of law, any or all of the attachment, perfection, or priority of, or remedies with respect to, Bank’s Lien on any Collateral is governed by the Uniform Commercial Code in effect in a
jurisdiction other than the Commonwealth of Massachusetts, the term “Code” shall mean the Uniform Commercial Code as enacted and in effect in such other jurisdiction solely for purposes on the provisions thereof relating to
such attachment, perfection, priority, or remedies and for purposes of definitions relating to such provisions. 
 “Collateral” is any and all properties, rights and assets of Borrower described on Exhibit A. 
 “Collateral Account” is any Deposit Account, Securities Account, or Commodity Account, with the exception of the HRP Account. 
 “Commodity Account” is any “commodity account” as defined in the Code with such additions to such term as may hereafter be made. 
 “Communication” is defined in Section 10. 
 “Contingent Obligation” is, for any Person, any direct or indirect liability, contingent or not, of that Person for
(a) any indebtedness, lease, dividend, letter of credit or other obligation of another such as an obligation directly or indirectly guaranteed, endorsed, co-made, discounted or sold with recourse by that Person, or for which that Person is
directly or indirectly liable; (b) any obligations for undrawn letters of credit for the account of that Person; and (c) all obligations from any interest rate, currency or commodity swap agreement, interest rate cap or collar agreement,
or other agreement or arrangement designated to protect a Person against fluctuation in interest rates, currency exchange rates or commodity prices; but “Contingent Obligation” does not include endorsements in the ordinary course of
business. The amount of a Contingent Obligation is the stated or determined amount of the primary obligation for which the Contingent Obligation is made or, if not determinable, the maximum reasonably anticipated liability for it determined by the
Person in good faith; but the amount may not exceed the maximum of the obligations under any guarantee or other support arrangement. 
 “Control Agreement” is any control agreement entered into among the depository institution at which Borrower maintains a Deposit Account or the securities intermediary or commodity
intermediary at which Borrower maintains a Securities Account or a Commodity Account, Borrower, and Bank pursuant to which Bank obtains control (within the meaning of the Code) over such Deposit Account, Securities Account, or Commodity Account.

  

 15 

 “Credit Extension” is any Bridge Loan Advance, or any other extension of
credit by Bank for Borrower’s benefit. 
 “Default” is any event which with notice or passage of time or
both, would constitute an Event of Default. 
 “Default Rate” is defined in Section 2.2(b). 
 “De Lage Collateral” means the “Equipment” (as defined in that certain Master Lease Agreement by and between De
Lage Landen Financial Services, Inc. and Borrower, dated on or around May 23, 1001, as amended), and the proceeds thereof. 
 “Deposit Account” is any “deposit account” as defined in the Code with such additions to such term as may hereafter be made. 
 “Designated Deposit Account” is Borrower’s deposit account, account number 3300211799, maintained with Bank. 
 “Dollars,” “dollars” and “$” each mean lawful money of the United States.

 “Effective Date” is defined in the preamble of this Agreement. 
 “Equipment” is all “equipment” as defined in the Code with such additions to such term as may hereafter be
made, and includes without limitation all machinery, fixtures, goods, vehicles (including motor vehicles and trailers), and any interest in any of the foregoing. 
 “ERISA” is the Employee Retirement Income Security Act of 1974, and its regulations. 
 “Event of Default” is defined in Section 8. 
 “Financing Event” shall mean the closing by the Borrower of a debt or equity financing after the Effective Date. 
 “First Bridge Loan Advance” is defined in Section 2.1.1. 
 “First Draw Period” is the period of time from the Effective Date through the earliest to occur of (a) November 9, 2007, and (b) an Event of Default. 
 “Funding Date” is any date on which a Credit Extension is made to or on account of Borrower which shall be a Business Day.

 “GAAP” is generally accepted accounting principles set forth in the opinions and pronouncements of the
Accounting Principles Board of the American Institute of Certified Public Accountants and statements and pronouncements of the Financial Accounting Standards Board or in such other statements by such other Person as may be approved by a
significant segment of the accounting profession, which are applicable to the circumstances as of the date of determination. 
 “GE Collateral” means the “Equipment” (as defined in that certain Master Security Agreement by and between General Electric Capital Corporation and Borrower, dated on or around October 3, 2001, as amended
from time to time), and the proceeds thereof. 
 “General Intangibles” is all “general intangibles”
as defined in the Code in effect on the date hereof with such additions to such term as may hereafter be made, and includes without limitation, all copyright rights, copyright applications, copyright registrations and like protections in each
work of authorship and derivative work, whether published or unpublished, any patents, trademarks, service marks and, to the extent permitted under applicable law, any applications therefor, whether registered or not, any trade secret rights,
including any rights to

  

 16 

 
unpatented inventions, payment intangibles, royalties, contract rights, goodwill, franchise agreements, purchase orders, customer lists, route lists, telephone numbers, domain names, claims,
income and other tax refunds, security and other deposits, options to purchase or sell real or personal property, rights in all litigation presently or hereafter pending (whether in contract, tort or otherwise), insurance policies (including without
limitation key man, property damage, and business interruption insurance), payments of insurance and rights to payment of any kind. 
 “HRP Account” shall mean, funds received by Borrower pursuant participation agreements with Philips, Merck, and AstraZeneca to be used in accordance with the terms and conditions of the HRP Initiative, maintained with State
Street Bank and Trust in Borrower’s account number DE1956. 
 “HRP Initiative” means a series of
pre-competitive, multi-party research and development projects, which are administered and coordinated pursuant to participation agreements with Philips, Merck and AstaZeneca to advance the understanding, recognition, and management of
cardiovascular disease. 
 “Indebtedness” is (a) indebtedness for borrowed money or the deferred price of
property or services, such as reimbursement and other obligations for surety bonds and letters of credit, (b) obligations evidenced by notes, bonds, debentures or similar instruments, (c) capital lease obligations, and (d) Contingent
Obligations. 
 “Insolvency Proceeding” is any proceeding by or against any Person under the United States
Bankruptcy Code, or any other bankruptcy or insolvency law, including assignments for the benefit of creditors, compositions, extensions generally with its creditors, or proceedings seeking reorganization, arrangement, or other relief. 

“Inventory” is all “inventory” as defined in the Code in effect on the date hereof with such additions to such
term as may hereafter be made, and includes without limitation all merchandise, raw materials, parts, supplies, packing and shipping materials, work in process and finished products, including without limitation such inventory as is temporarily
out of Borrower’s custody or possession or in transit and including any returned goods and any documents of title representing any of the above. 
 “Investment” is any beneficial ownership interest in any Person (including stock, partnership interest or other securities), and any loan, advance or capital contribution to any Person.

 “IP Agreement” is that certain Intellectual Property Security Agreement executed and delivered by Borrower
to Bank dated as of the Effective Date. 
 “Lien” is a mortgage, lien, deed of trust, charge, pledge, security
interest or other encumbrance. 
 “Loan Documents” are, collectively, this Agreement, the Perfection
Certificate, the IP Agreement, any note, or notes or guaranties executed by Borrower and any other present or future agreement between Borrower for the benefit of Bank in connection with this Agreement, all as amended, restated, or otherwise
modified. 
 “Material Adverse Change” is (a) a material impairment in the perfection or priority of
Bank’s Lien in the Collateral or in the value of such Collateral; (b) a material adverse change in the business, operations, or condition (financial or otherwise) of Borrower; or (c) a material impairment of the prospect of repayment
of any portion of the Obligations. 
 “Obligations” are Borrower’s obligation to pay when due any debts,
principal, interest, Bank Expenses and other amounts Borrower owes Bank now or later, in connection with this Agreement, the Loan Documents, or otherwise, including, without limitation, all obligations relating to letters of credit (including
reimbursement obligations for drawn and undrawn letters of credit), cash management services, and foreign exchange contracts, if any, and including interest accruing after Insolvency Proceedings begin and debts, liabilities, or obligations of
Borrower assigned to Bank, and the performance of Borrower’s duties under the Loan Documents. 
 “Operating
Documents” are, for any Person, such Person’s formation documents, as certified with the Secretary of State of such Person’s state of formation on a date that is no earlier than 30 days prior to the Effective Date, and its bylaws
in current form, each of the foregoing with all current amendments or modifications thereto. 
 “Oracle
Collateral” means the software (as defined in that certain Payment Plan Agreement by and between Oracle Credit Corporation and Borrower, dated on or around May 30, 2007), and the proceeds thereof. 
  

 17 

 “Payment/Advance Form” is that certain form attached hereto as
Exhibit B. 
 “Payment Date” is the first Business Day of each calendar month. 
 “Perfection Certificate” is defined in Section 5.1. 
 “Permitted Indebtedness” is: 
 (a) Borrower’s Indebtedness to Bank under this Agreement and the other Loan Documents; 
 (b) Indebtedness existing on the Effective Date and shown on the Perfection Certificate; 
 (c) Subordinated Debt; 
 (d) unsecured Indebtedness to trade creditors
incurred in the ordinary course of business; 
 (e) Indebtedness incurred as a result of endorsing negotiable instruments
received in the ordinary course of business; 
 (f) Indebtedness secured by Permitted Liens; and 
 (g) extensions, refinancings, modifications, amendments and restatements of any items of Permitted Indebtedness (a) through
(f) above, provided that the principal amount thereof is not increased or the terms thereof are not modified to impose more burdensome terms upon Borrower or its Subsidiary, as the case may be. 
 “Permitted Investments” are: 
 (a) Investments shown on the Perfection Certificate and existing on the Effective Date; and 
 (b) Cash Equivalents. 
 “Permitted Liens” are: 

(a) Liens existing on the Effective Date and shown on the Perfection Certificate or arising under this Agreement and the other Loan
Documents; 
 (b) Liens for taxes, fees, assessments or other government charges or levies, either not delinquent or being
contested in good faith and for which Borrower maintains adequate reserves on Borrower’s Books, if they have no priority over any of Bank’s Liens; 
 (c) purchase money Liens (i) on Equipment acquired or held by Borrower incurred for financing the acquisition of the Equipment securing no more than One Hundred Thousand Dollars ($100,000) in
the aggregate amount outstanding, or (ii) existing on Equipment when acquired, if the Lien is confined to the property and improvements and the proceeds of the Equipment; 
 (d) Liens incurred in the extension, renewal or refinancing of the indebtedness secured by Liens described in (a) through (c),
but any extension, renewal or replacement Lien must be limited to the property encumbered by the existing Lien and the principal amount of the indebtedness may not increase; 
 (e) leases or subleases of real property granted in the ordinary course of business, and leases, subleases, non-exclusive licenses or
sublicenses of property (other than real property or intellectual property) granted in the ordinary course of Borrower’s business, if the leases, subleases, licenses and sublicenses do not prohibit granting Bank a security interest;

 (f) non-exclusive license of intellectual property granted to third parties in the ordinary course of business; and

 (g) judgment liens not constituting an Event of Default under Section 8.4 or 8.7. 
  

 18 

 “Person” is any individual, sole proprietorship, partnership, limited
liability company, joint venture, company, trust, unincorporated organization, association, corporation, institution, public benefit corporation, firm, joint stock company, estate, entity or government agency. 
 “Registered Organization” is any “registered organization” as defined in the Code with such additions to such
term as may hereafter be made 
 “Responsible Officer” is any of the Chief Executive Officer, President,
Chief Financial Officer and Controller of Borrower 
 “Second Bridge Loan Advance” is defined in
Section 2.1.1. 
 “Second Draw Period” is the period of time commencing upon on February 1, 2008
through the earliest to occur of (a) Bridge Loan Maturity Date, and (b) an Event of Default. 
 “Securities
Account” is any “securities account” as defined in the Code with such additions to such term as may hereafter be made. 
 “Subordinated Debt” is indebtedness incurred by Borrower subordinated to all of Borrower’s now or hereafter indebtedness to Bank (pursuant to a subordination, intercreditor, or other
similar agreement in form and substance satisfactory to Bank entered into between Bank and the other creditor), on terms acceptable to Bank. 
 “Subsidiary” is, with respect to any Person, any Person of which more than 50% of the voting stock or other equity interests (in the case of Persons other than corporations) is owned or
controlled, directly or indirectly, by such Person or one or more Affiliates of such Person. 
 “Transfer” is
defined in Section 7.1. 
 “US Bancorp Collateral” means the “Equipment” (as defined in that
certain Lease Agreement by and between US Bancorp Business Equipment Finance Group and Borrower, dated on or around August 26, 2005, as amended), and the proceeds thereof. 
 “Warrant” is that certain Warrant to Purchase Stock dated as of the Effective Date executed by Borrower in favor of Bank.

 Signature page follows. 
  

 19 

 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as a
sealed instrument under the laws of the Commonwealth of Massachusetts as of the Effective Date. 
  

			
	BORROWER:
	
	BG MEDICINE, INC.
		
	By	 	/s/ Mark D. Shooman
	Name:	 	Mark D. Shooman
	Title:	 	CFO
	
	BANK:
	
	SILICON VALLEY BANK
		
	By	 	/s/ Clark Hayes
	Name:	 	Clark Hayes
	Title:	 	RM

 [Signature page to Loan and Security Agreement] 
  

 20 

 EXHIBIT A 
 The Collateral consists of all of Borrower’s right, title and interest in and to the following personal property: 
 All Accounts (including health-care receivables), Inventory, contract rights or rights to payment of money, leases, license agreements,
franchise agreements, General Intangibles, commercial tort claims, documents, instruments (including any promissory notes), chattel paper (whether tangible or electronic), cash, deposit accounts, all certificates of deposit, fixtures, letters of
credit rights (whether or not the letter of credit is evidenced by a writing), securities, and all other investment property, supporting obligations, and financial assets, whether now owned or hereafter acquired, wherever located; and 
 All Borrower’s Books relating to the foregoing, and any and all claims, rights and interests in any of the above and all substitutions
for, additions, attachments, accessories, accessions and improvements to and replacements, products, proceeds and insurance proceeds of any or all of the foregoing. 
 Notwithstanding the foregoing, the Collateral does not include any of the following: (a) the HRP Account, (b) GE Collateral, (c) De Lage Collateral, (e) Oracle Collateral, and the
(d) US Bancorp Collateral. 
  

 1 

 EXHIBIT B 
 Loan Payment/Advance Request Form 
 DEADLINE
FOR SAME DAY PROCESSING IS NOON E.S.T.* 
  

			
	 Fax To:
	  	Date:                                      
                  
	LOAN PAYMENT:	  	

  

									
		 		 	BG Medicine, Inc.
	From Account #	 	 	 		 	To Account #	 	 
		 	(Deposit Account #)	 		 		 	(Loan Account #)

									
					
	 Principal $
	 	 	 		 	and/or Interest $	 	 

									
					
	Authorized Signature:	 	 	 		 	Phone Number:	 	 
	 Print
 Name/Title:
	 	 	 		 		 	

 LOAN ADVANCE: 
 Complete Outgoing Wire Request section below if all or a portion of the funds from this loan advance are for an outgoing wire. 

									
	From Account #	 	 	 		 	To Account #	 	 
		 	(Loan Account #)	 		 		 	(Deposit Account #)
	Amount of Advance $	 	 	 		 		 	

 All Borrower’s representations and warranties in the Loan and Security Agreement are true,
correct and complete in all material respects on the date of the request for an advance; provided, however, that such materiality qualifier shall not be applicable to any representations and warranties that already are qualified or modified by
materiality in the text thereof; and provided, further that those representations and warranties expressly referring to a specific date shall be true, accurate and complete in all material respects as of such date: 
  

									
					
	Authorized Signature:	 	 	 		 	Phone Number:	 	 
	 Print
 Name/Title:
	 	 	 		 		 	

 OUTGOING WIRE REQUEST: 
 Complete only if all or a portion of funds from the loan advance above is to be wired. 
 Deadline for same day processing is noon, E.S.T. 
  

									
	Beneficiary Name:	 	 	 		 	Amount of Wire:
$	 	 
	Beneficiary Bank:	 	 	 		 	Account Number:	 	 
	City and
State:	 	 	 		 		 	

									
	Beneficiary Bank Transit (ABA) #: _________________	 		 	Beneficiary Bank Code (Swift, Sort, Chip, etc.):	 	 
		 		 		 	(For International Wire Only)

  

									
	Intermediary Bank:	 	 	 		 	Transit (ABA) #:	 	 

	
	
	 For Further Credit
to:                                        
                                         
                                         
                                         
                                         
            

	
	Special
Instruction:                                       
                                         
                                         
                                         
                                         
                

 By signing below, I (we) acknowledge and agree that my (our) funds transfer request shall be
processed in accordance with and subject to the terms and conditions set forth in the agreements(s) covering funds transfer service(s), which agreements(s) were previously received and executed by me (us). 
  

									
	Authorized Signature:	 	 	 		 	2nd Signature (if required):	 	 
	Print
Name/Title:	 	 	 		 	Print Name/Title:	 	 
	Telephone #:	 	 	 		 	Telephone #:	 	 

  

	*	Unless otherwise provided for an Advance bearing interest at LIBOR. 

  

 1

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00167-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00167-of-00352.parquet"}]]