Document:

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                                                                    Exhibit 10.5

                            OASIS SEMICONDUCTOR, INC.

                        2004 EMPLOYEE STOCK PURCHASE PLAN

The purpose of this Plan is to provide eligible employees of Oasis
Semiconductor, Inc. (the "Company") and certain of its subsidiaries with
opportunities to purchase shares of the Company's common stock, $.001 par value
(the "Common Stock"), commencing on the first date that the Common Stock is
publicly traded following the Company's initial public offering ("IPO") (the
"Commencement Date"). An aggregate of Two Hundred Fifty Thousand (250,000)
shares of Common Stock have been approved for this purpose. This Plan is
intended to qualify as an "employee stock purchase plan" as defined in Section
423 of the Internal Revenue Code of 1986, as amended (the "Code"), and the
regulations promulgated thereunder, and shall be interpreted consistent
therewith.

     1.     ADMINISTRATION. The Plan will be administered by the Company's Board
of Directors (the "Board") or by a Committee appointed by the Board (the
"Committee"). The Board or the Committee has authority to make rules and
regulations for the administration of the Plan and its interpretation and
decisions with regard thereto shall be final and conclusive.

     2.     ELIGIBILITY. All employees of the Company, including Directors who
are employees, and all employees of any subsidiary of the Company (as defined in
Section 424(f) of the Code) designated by the Board or the Committee from time
to time (a "Designated Subsidiary"), are eligible to participate in any one or
more of the offerings of Options (as defined in Section 9) to purchase Common
Stock under the Plan provided that:

                  (a)   they are customarily employed by the Company or a
     Designated Subsidiary for more than 20 hours a week and for more than five
     months in a calendar year; and

                  (b)   they have been employed by the Company or a Designated
     Subsidiary for at least six months prior to enrolling in the Plan; and

                  (c)   they are employees of the Company or a Designated
     Subsidiary on the first day of the applicable Plan Period (as defined
     below).

     No employee may be granted an option hereunder if such employee,
immediately after the option is granted, owns 5% or more of the total combined
voting power or value of the stock of the Company or any subsidiary. For
purposes of the preceding sentence, the attribution rules of Section 424(d) of
the Code shall apply in determining the stock ownership of an employee, and all
stock which the employee has a contractual right to purchase shall be treated as
stock owned by the employee.

     3.     OFFERINGS. The Company may make one or more offerings ("Offerings")
to employees to purchase stock under this Plan. Offerings will begin on such day
or days, if any, as the Board or Committee, in its discretion, may determine
(the "Offering Commencement

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Dates"). Each Offering Commencement Date will begin a twelve-month period (a
"Plan Period") during which payroll deductions will be made and held for the
purchase of Common Stock at the end of the Plan Period; provided, however, that
the Board or the Committee may, at its discretion, choose a Plan Period of less
than 12 months for any Offering.

     4.     PARTICIPATION. An employee eligible on the Offering Commencement
Date of any Offering may participate in such Offering by completing and
forwarding a payroll deduction authorization form to the employee's appropriate
payroll office at least five business days prior to the applicable Offering
Commencement Date. The form will authorize a regular payroll deduction from the
Compensation received by the employee during the Plan Period. Unless an employee
files a new form or withdraws from the Plan, his deductions and purchases will
continue at the same rate for future Offerings under the Plan as long as the
Plan remains in effect. The term "Compensation" means the amount of money
reportable on the employee's Federal Income Tax Withholding Statement, excluding
overtime, shift premium, incentive or bonus awards, allowances and
reimbursements for expenses such as relocation allowances for travel expenses,
income or gains on the exercise of Company stock options or stock appreciation
rights, and similar items, whether or not shown on the employee's Federal Income
Tax Withholding Statement, but including, in the case of salespersons, sales
commissions to the extent determined by the Board or the Committee.

     5.     DEDUCTIONS. The Company will maintain payroll deduction accounts for
all participating employees. With respect to any Offering made under this Plan,
an employee may authorize a payroll deduction in any dollar amount up to a
maximum of 10% of the Compensation he or she receives during the Plan Period or
such shorter period during which deductions from payroll are made. Payroll
deductions may be at the rate of 1%, 2%, 3%, 4%, 5%, 6%, 7%, 8%, 9%, or 10% of
Compensation with any change in compensation during the Plan Period to result in
an automatic corresponding change in the dollar amount withheld. The minimum
payroll deduction is such percentage of compensation as may be established from
time to time by the Board or the Committee.

     6.     DEDUCTION CHANGES. An employee may decrease or discontinue his
payroll deduction once during any Plan Period, by filing a new payroll deduction
authorization form. However, an employee may not increase his payroll deduction
during a Plan Period. If an employee elects to discontinue his payroll
deductions during a Plan Period, but does not elect to withdraw his funds
pursuant to Section 8 hereof, funds deducted prior to his election to
discontinue will be applied to the purchase of Common Stock on the Exercise Date
(as defined below).

     7.     INTEREST. Interest will not be paid on any employee accounts, except
to the extent that the Board or the Committee, in its sole discretion, elects to
credit employee accounts with interest at such per annum rate as it may from
time to time determine.

     8.     WITHDRAWAL OF FUNDS. An employee may at any time prior to the close
of business on the last business day in a Plan Period and for any reason
permanently draw out the balance accumulated in the employee's account and
thereby withdraw from participation in an Offering.

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Partial withdrawals are not permitted. The employee may not begin participation
again during the remainder of the Plan Period. The employee may participate in
any subsequent Offering in accordance with terms and conditions established by
the Board or the Committee.

     9.     PURCHASE OF SHARES. On the Offering Commencement Date of each Plan
Period, the Company will grant to each eligible employee who is then a
participant in the Plan an option ("Option") to purchase on the last business
day of such Plan Period (the "Exercise Date"), at the Option Price hereinafter
provided for, the largest number of whole shares of Common Stock of the Company
as does not exceed the number of shares determined by multiplying $2,083 by the
number of full months in the Offering Period and dividing the result by the
closing price (as defined below) on the Offering Commencement Date of such Plan
Period.

     Notwithstanding the above, no employee may be granted an Option (as defined
in Section 9) which permits his rights to purchase Common Stock under this Plan
and any other employee stock purchase plan (as defined in Section 423(b) of the
Code) of the Company and its subsidiaries, to accrue at a rate which exceeds
$25,000 of the fair market value of such Common Stock (determined at the
Offering Commencement Date of the Plan Period) for each calendar year in which
the Option is outstanding at any time.

     The purchase price for each share purchased will be 85% of the closing
price of the Common Stock on (i) the first business day of such Plan Period or
(ii) the Exercise Date, whichever closing price shall be less. Such closing
price shall be (a) the closing price on any national securities exchange on
which the Common Stock is listed, (b) the closing price of the Common Stock on
the Nasdaq National Market or (c) the average of the closing bid and asked
prices in the over-the-counter-market, whichever is applicable, as published in
THE WALL STREET JOURNAL. If no sales of Common Stock were made on such a day,
the price of the Common Stock for purposes of clauses (a) and (b) above shall be
the reported price for the next preceding day on which sales were made.

     Each employee who continues to be a participant in the Plan on the Exercise
Date shall be deemed to have exercised his Option at the Option Price on such
date and shall be deemed to have purchased from the Company the number of full
shares of Common Stock reserved for the purpose of the Plan that his accumulated
payroll deductions on such date will pay for, but not in excess of the maximum
number determined in the manner set forth above.

     Any balance remaining in an employee's payroll deduction account at the end
of a Plan Period will be automatically refunded to the employee, except that any
balance which is less than the purchase price of one share of Common Stock will
be carried forward into the employee's payroll deduction account for the
following Offering, unless the employee elects not to participate in the
following Offering under the Plan, in which case the balance in the employee's
account shall be refunded.

     10.    ISSUANCE OF CERTIFICATES. Certificates representing shares of Common
Stock purchased under the Plan may be issued only in the name of the employee,
in the name of the employee and another person of legal age as joint tenants
with rights of survivorship, or (in the

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Company's sole discretion) in the name of a brokerage firm, bank or other
nominee holder designated by the employee. The Company may, in its sole
discretion and in compliance with applicable laws, authorize the use of book
entry registration of shares in lieu of issuing stock certificates.

     11.    RIGHTS ON RETIREMENT, DEATH OR TERMINATION OF EMPLOYMENT. In the
event of a participating employee's termination of employment prior to the last
business day of a Plan Period, no payroll deduction shall be taken from any pay
due and owing to an employee and the balance in the employee's account shall be
paid to the employee or, in the event of the employee's death, (a) to a
beneficiary previously designated in a revocable notice signed by the employee
(with any spousal consent required under state law) or (b) in the absence of
such a designated beneficiary, to the executor or administrator of the
employee's estate or (c) if no such executor or administrator has been appointed
to the knowledge of the Company, to such other person(s) as the Company may, in
its discretion, designate. If, prior to the last business day of the Plan
Period, the Designated Subsidiary by which an employee is employed shall cease
to be a subsidiary of the Company, or if the employee is transferred to a
subsidiary of the Company that is not a Designated Subsidiary, the employee
shall be deemed to have terminated employment for the purposes of this Plan.

     12.    OPTIONEES NOT STOCKHOLDERS. Neither the granting of an Option to an
employee nor the deductions from his pay shall constitute such employee a
stockholder of the shares of Common Stock covered by an Option under this Plan
until such shares have been purchased by and issued to him.

     13.    RIGHTS NOT TRANSFERABLE. Rights under this Plan are not transferable
by a participating employee other than by will or the laws of descent and
distribution, and are exercisable during the employee's lifetime only by the
employee.

     14.    APPLICATION OF FUNDS. All funds received or held by the Company
under this Plan may be combined with other corporate funds and may be used for
any corporate purpose.

     15.    ADJUSTMENT IN CASE OF CHANGES AFFECTING COMMON STOCK. In the event
of a subdivision of outstanding shares of Common Stock, or the payment of a
dividend in Common Stock, the number of shares approved for this Plan, and the
share limitation set forth in Section 9, shall be increased proportionately, and
such other adjustment shall be made as may be deemed equitable by the Board or
the Committee. In the event of any other change affecting the Common Stock, such
adjustment shall be made as may be deemed equitable by the Board or the
Committee to give proper effect to such event.

     16.    MERGER. If the Company shall at any time merge or consolidate with
another corporation and the holders of the capital stock of the Company
immediately prior to such merger or consolidation continue to hold at least 80%
by voting power of the capital stock of the surviving corporation ("Continuity
of Control"), the holder of each Option then outstanding will thereafter be
entitled to receive at the next Exercise Date upon the exercise of such Option
for each share as to which such Option shall be exercised the securities or
property which a holder of

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one share of the Common Stock was entitled to upon and at the time of such
merger or consolidation, and the Board or the Committee shall take such steps in
connection with such merger or consolidation as the Board or the Committee shall
deem necessary to assure that the provisions of Section 15 shall thereafter be
applicable, as nearly as reasonably may be, in relation to the said securities
or property as to which such holder of such Option might thereafter be entitled
to receive thereunder.

     In the event of a merger or consolidation of the Company with or into
another corporation which does not involve Continuity of Control, or of a sale
of all or substantially all of the assets of the Company while unexercised
Options remain outstanding under the Plan, (a) subject to the provisions of
clauses (b) and (c), after the effective date of such transaction, each holder
of an outstanding Option shall be entitled, upon exercise of such Option, to
receive in lieu of shares of Common Stock, shares of such stock or other
securities as the holders of shares of Common Stock received pursuant to the
terms of such transaction; or (b) all outstanding Options may be cancelled by
the Board or the Committee as of a date prior to the effective date of any such
transaction and all payroll deductions shall be paid out to the participating
employees; or (c) all outstanding Options may be cancelled by the Board or the
Committee as of the effective date of any such transaction, provided that notice
of such cancellation shall be given to each holder of an Option, and each holder
of an Option shall have the right to exercise such Option in full based on
payroll deductions then credited to his account as of a date determined by the
Board or the Committee, which date shall not be less than ten (10) days
preceding the effective date of such transaction.

     17.    AMENDMENT OF THE PLAN. The Board may at any time, and from time to
time, amend this Plan in any respect, except that (a) if the approval of any
such amendment by the shareholders of the Company is required by Section 423 of
the Code, such amendment shall not be effected without such approval, and (b) in
no event may any amendment be made which would cause the Plan to fail to comply
with Section 423 of the Code.

     18.    INSUFFICIENT SHARES. In the event that the total number of shares of
Common Stock specified in elections to be purchased under any Offering plus the
number of shares purchased under previous Offerings under this Plan exceeds the
maximum number of shares issuable under this Plan, the Board or the Committee
will allot the shares then available on a pro rata basis.

     19.    TERMINATION OF THE PLAN. This Plan may be terminated at any time by
the Board. Upon termination of this Plan all amounts in the accounts of
participating employees shall be promptly refunded.

     20.    GOVERNMENTAL REGULATIONS. The Company's obligation to sell and
deliver Common Stock under this Plan is subject to listing on a national stock
exchange or quotation on the Nasdaq National Market (to the extent the Common
Stock is then so listed or quoted) and the approval of all governmental
authorities required in connection with the authorization, issuance or sale of
such stock.

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     21.    GOVERNING LAW. The Plan shall be governed by Delaware law except to
the extent that such law is preempted by federal law.

     22.    ISSUANCE OF SHARES. Shares may be issued upon exercise of an Option
from authorized but unissued Common Stock, from shares held in the treasury of
the Company, or from any other proper source.

     23.    NOTIFICATION UPON SALE OF SHARES. Each employee agrees, by entering
the Plan, to promptly give the Company notice of any disposition of shares
purchased under the Plan where such disposition occurs within two years after
the date of grant of the Option pursuant to which such shares were purchased.

     24.    WITHHOLDING. Each employee shall, no later than the date of the
event creating the tax liability, make provision satisfactory to the Board for
payment of any taxes required by law to be withheld in connection with any
transaction related to Options granted to or shares acquired by such employee
pursuant to the Plan. The Company may, to the extent permitted by law, deduct
any such taxes from any payment of any kind otherwise due to an employee.

     25.    EFFECTIVE DATE AND APPROVAL OF SHAREHOLDERS. The Plan shall take
effect on the Commencement Date subject to approval by the shareholders of the
Company as required by Section 423 of the Code, which approval must occur within
twelve months of the adoption of the Plan by the Board.

Adopted by the Board of Directors on March 11, 2004.

Approved by the stockholders as of ______________, 2004.

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                                                                    Exhibit 10.7

                         WALTHAM WESTON CORPORATE CENTER

                                 201 JONES ROAD
                             WALTHAM, MASSACHUSETTS

                          LEASE DATED January 14, 2002

        THIS INSTRUMENT IS AN INDENTURE OF LEASE in which the Landlord and the
Tenant are the parties hereinafter named, and which relates to space in a
certain building (the "Building") known as, and with an address at, 201 Jones
Road, Waltham, Massachusetts.

        The parties to this Indenture of Lease hereby agree with each other as
follows:

                                    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:                            STONY BROOK ASSOCIATES LLC, a
                                              Delaware limited liability company

         LANDLORD'S ORIGINAL                  c/o Boston Properties Limited
         ADDRESS:                             Partnership
                                              111 Huntington Avenue, Suite 300
                                              Boston, Massachusetts 02199-7610

         LANDLORD'S CONSTRUCTION              Jeffrey J. Lowenberg
         REPRESENTATIVE:

         TENANT:                              OASIS SEMICONDUCTOR, INC., a
                                              Delaware corporation

         TENANT'S ORIGINAL                    128 Wheeler Road
         ADDRESS:                             Burlington, Massachusetts 01803

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         TENANT'S CONSTRUCTION                William H. Wrean, Jr.
         REPRESENTATIVE:

         SCHEDULED TERM COMMENCEMENT DATE:    March 4, 2002
         COMMENCEMENT DATE:

         COMMENCEMENT DATE:                   As defined in Sections 2.4 and
                                              3.2.

         OUTSIDE COMPLETION DATE:             June 1, 2002

         TERM (SOMETIMES CALLED               Seventy-two (72) calendar months
         THE "ORIGINAL TERM"):                (plus the partial month, if any,
                                              immediately following the
                                              Commencement Date), unless
                                              extended or sooner terminated as
                                              provided in this Lease.

         EXTENSION OPTION:                    One (1) period of five (5) years
                                              as provided in and on the terms
                                              set forth in Section 8.20 hereof
                                              (sometimes called the "Extended
                                              Term").

         LEASE TERM:                          The total of the Original Term
                                              and, if elected, the Extended
                                              Term.

         THE SITE:                            That certain parcel of land known
                                              as and numbered 201 Jones Road,
                                              Waltham, Middlesex County,
                                              Massachusetts, being more
                                              particularly described in Exhibit
                                              A attached hereto.

         THE BUILDING:                        The Building known as and numbered
                                              201 Jones Road, Waltham,
                                              Massachusetts. The Building is
                                              appropriately labeled on Exhibit
                                              A-1 attached hereto and hereby
                                              made a part hereof.

         THE COMPLEX:                         The Building together with all
                                              parking areas, decks and
                                              structures and the Site.

         TENANT'S SPACE:                      A portion of the first (1st) floor
                                              of the Building in accordance with
                                              the floor plan annexed hereto as
                                              Exhibit D and incorporated herein
                                              by reference.

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         NUMBER OF                            Twenty-nine (29)
         PARKING SPACES:

         ANNUAL FIXED RENT:                   (a) For the period commencing on
                                              the Commencement Date and ending
                                              on the last day of the
                                              twenty-fourth (24th) full calendar
                                              month of the Original Term of this
                                              Lease at the annual rate of
                                              $235,296.00 (being the product of
                                              (i) $32.00 and (ii) the "Rentable
                                              Floor Area of Tenant's Space"
                                              (hereinafter defined in this
                                              Section 1.1)).

                                              (b) For the period commencing on
                                              the first day of the twenty-fifth
                                              (25th) full calendar month of the
                                              Original Term of this Lease and
                                              ending on the last day of the
                                              forty-eighth (48th) full calendar
                                              month of the Original Term of this
                                              Lease at the annual rate of
                                              $246,325.50 (being the product of
                                              (i) $33.50 and (ii) the Rentable
                                              Floor Area of Tenant's Space).

                                              (c) For the period commencing on
                                              the first day of the forty-ninth
                                              (49th) full calendar month of the
                                              Original Term of this Lease and
                                              ending on the last day of the
                                              seventy-second (72nd) full
                                              calendar month of the Original
                                              Term of this Lease at the annual
                                              rate of $275,355.00 (being the
                                              product of (i) $35.00 and (ii) the
                                              Rentable Floor Area of Tenant's
                                              Space).

                                              (d) During the Extended Term (if
                                              exercised), as determined pursuant
                                              to Section 8.20.

         TENANT ELECTRICITY:                  Initially as provided in
                                              Section 2.5 subject to adjustment
                                              as provided in Section 2.8.

         ADDITIONAL RENT:                     All charges and other sums payable
                                              by Tenant as set forth in this
                                              Lease, in addition to Annual Fixed
                                              Rent.

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         RENTABLE FLOOR AREA OF               7,353 square feet, determined
         TENANT'S SPACE                       in accordance with the measurement
         (SOMETIMES ALSO                      method described in Exhibit A-2
         CALLED RENTABLE FLOOR                attached hereto.
         AREA OF THE PREMISES):

         TOTAL RENTABLE FLOOR                 304,000 square feet.
         AREA OF THE BUILDING:

         PERMITTED USE:                       General office purposes, together
                                              with ancillary (i) laboratory use
                                              for developing, constructing and
                                              testing silicon chip boards and
                                              (ii) repackaging and shipping of
                                              semiconductor chips manufactured
                                              off-site (the "Ancillary Uses"),
                                              provided, however, that (x) such
                                              Ancillary Uses are permitted under
                                              the Zoning Ordinance for the City
                                              of Waltham as from time to time in
                                              effect and (y) no more than 500
                                              square feet of rentable floor area
                                              of the Premises are devoted
                                              thereto at any given time.

         INITIAL MINIMUM                      $3,000,000.00 combined single
         LIMITS OF TENANT'S                   limit per occurrence on a per
         COMMERCIAL GENERAL                   location basis.
         LIABILITY INSURANCE:

         BROKER:                              Trammell Crow Company

         SECURITY DEPOSIT:                    $78,432.00 (subject to reduction
                                              as provided in Section 8.21)

1.2     EXHIBITS. There are incorporated as part of this Lease:

         EXHIBIT A                            Description of Site

         EXHIBIT A-1                          Site Plan of Complex

         EXHIBIT A-2                          Measurement Method

         EXHIBIT B                            Plan of Landlord's Work

         EXHIBIT C                            Landlord's Services

         EXHIBIT D                            Floor Plan

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         EXHIBIT E                            Form of Commencement Date
                                              Agreement

         EXHIBIT F                            Broker Determination

1.3     TABLE OF ARTICLES AND SECTIONS

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        ARTICLE I-REFERENCE DATA

         1.1      Subjects Referred to

         1.2      Exhibits

         1.3      Table of Articles and Sections

         ARTICLE II-BUILDING, PREMISES, TERM AND RENT

         2.1      The Premises

         2.1.1    Relocation of Tenant's Space

         2.2      Rights To Use Common Facilities

         2.2.1    Tenant's Parking

         2.3      Landlord's Reservations

         2.4      Habendum

         2.5      Fixed Rent Payments

         2.6      Operating Expenses

         2.7      Real Estate Taxes

         2.8      Tenant Electricity

         ARTICLE III-CONDITION OF PREMISES; ALTERATIONS

         3.1      Substantial Completion

         3.2      Delays

         3.3      General Provisions Applicable to Construction

         3.4      Tenant Plan Excess Costs

         3.5      Alterations
</Table>

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        ARTICLE IV-LANDLORD'S COVENANTS; INTERRUPTIONS AND DELAYS

         4.1      Landlord's Covenants

         4.1.1    Services Furnished by Landlord

         4.1.2    Additional Services Available to Tenant

         4.1.3    Roof, Exterior Wall, Floor Slab and Common Facility Repairs

         4.1.4    Directory and Door Signs

         4.1.5    Compliance with Laws

         4.2      Interruptions and Delays in Services and Repairs, etc.

         4.3      Landlord's Insurance

         4.4      Landlord's Indemnity

         ARTICLE V-TENANT'S COVENANTS

         5.1      Payments

         5.2      Repair and Yield Up

         5.3      Use

         5.4      Obstructions; Items Visible From Exterior; Rules and Regulations

         5.5      Safety Appliances; Licenses

         5.6      Assignment; Sublease

         5.7      Indemnity; Insurance

         5.8      Personal Property at Tenant's Risk

         5.9      Right of Entry

         5.10     Floor Load; Prevention of Vibration and Noise

         5.11     Personal Property Taxes

         5.12     Compliance with Laws

         5.13     Payment of Litigation Expenses
</Table>

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         ARTICLE VI-CASUALTY AND TAKING

         6.0      Landlord's Restoration Estimate

         6.1      Damage Resulting from Casualty

         6.2      Uninsured Casualty

         6.3      Rights of Termination for Taking

         6.4      Award

         ARTICLE VII-DEFAULT

         7.1      Tenant's Default

         7.2      Landlord's Default

         ARTICLE VIII-MISCELLANEOUS PROVISIONS

         8.1      Extra Hazardous Use

         8.2      Waiver

         8.3      Cumulative Remedies

         8.4      Quiet Enjoyment

         8.5      Notice To Mortgagee and Ground Lessor

         8.6      Assignment of Rents

         8.7      Surrender

         8.8      Brokerage

         8.9      Invalidity of Particular Provisions

         8.10     Provisions Binding, Etc.

         8.11     Recording

         8.12     Notices

         8.13     When Lease Becomes Binding

         8.14     Section Headings

         8.15     Rights of Mortgagee
</Table>

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         <S>      <C>
         8.16     Status Reports and Financial Statements

         8.17     Self-Help

         8.18     Holding Over

         8.19     Non-Subrogation

         8.20     Extension Option

         8.21     Security Deposit

         8.22     Late Payment

         8.23     Extension Option

         8.24     Security Deposit

         8.25     Late Payment

         8.26     Tenant's Payments

         8.27     Waiver of Trial by Jury

         8.28     Governing Law

         8.29     Indirect or Consequential Damages
</Table>

                                   ARTICLE II

                        BUILDING, PREMISES, TERM AND RENT

2.1     THE PREMISES. Landlord hereby demises and leases to Tenant, and Tenant
        hereby hires and accepts from Landlord, Tenant's Space in the Building
        excluding exterior faces of exterior walls, the common stairways and
        stairwells, elevators and elevator wells, fan rooms; electric and
        telephone closets, janitor closets, freight elevator vestibules, and
        pipes, ducts, conduits, wires and appurtenant fixtures serving
        exclusively or in common other parts of the Building and if Tenant's
        Space includes less than the entire rentable area of any floor,
        excluding the common corridors, elevator lobbies and toilets located on
        such floor.

        Tenant's Space with such exclusions is hereinafter referred to as the
        "Premises". The term "Building" means the Building identified on the
        first page, and which is the subject of this Lease; the term "Site"
        means all, and also any part of the Land described in Exhibit A, plus
        any additions or reductions thereto resulting from the acquisition of
        adjacent property by Landlord or from the change of any abutting street
        line and all parking areas and structures. The term "Property" means the
        Building and the Site.

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2.1.1   RELOCATION OF TENANT'S SPACE. (A) In the event that at any time during
        the Lease Term Landlord shall enter into a lease with a third party for
        premises within the Building consisting of at least 200,000 square feet
        of rentable floor area, Tenant shall at Landlord's request relocate from
        the Premises then demised to Tenant under this Lease (the "Original
        Premises") to other premises (the "Relocated Premises") within the
        Building and upon such relocation the Relocated Premises shall become
        the premises demised under this Lease and wherever the term "Premises"
        is used herein the same thereafter shall mean and refer to the Relocated
        Premises. The Relocated Premises shall be in an area of the Building as
        designated by Landlord, provided that a minimum of fifty percent (50%)
        of the window line of the Relocated Premises shall be on the
        south-facing elevation of the Building. Upon any such relocation
        contemplated by this subsection (A), Tenant shall enter into an
        amendment to this Lease confirming such relocation, but the failure to
        enter into such amendment shall not affect in any manner the relocation
        of the Premises demised under this Lease from the Original Premises to
        the Relocated Premises.

        (B) (i) In the event that at any time prior to January 1, 2003 Landlord
        shall enter into a lease with a third party for premises within the
        Building consisting of at least 250,000 square feet of rentable floor
        area, Landlord shall provide Tenant with no less than six (6) months'
        prior written notice ("Landlord's Relocation Notice") that Landlord
        intends to relocate Tenant from the Original Premises to other Class A
        premises (as determined in accordance with prevailing industry standards
        in the Boston West Suburban Market) consisting of no less than 7,000 and
        no more than 8,000 square feet of rentable floor area and having an
        exterior window line (the "New Premises") in any designated building
        owned by Landlord or its affiliates in the Town of Lexington or the City
        of Waltham, Massachusetts. Landlord's Relocation Notice shall specify an
        effective date for Tenant to be relocated to the New Premises (the
        "Effective Date"), which such date shall be no earlier than March 1,
        2003. Tenant shall have the option, to be exercised within thirty (30)
        days after its receipt of Landlord's Relocation Notice to either (x)
        accept the New Premises or (y) terminate this Lease effective at any
        time, at Tenant's election, after Tenant's receipt of Landlord's
        Relocation Notice (provided, however, that (i) such effective date of
        termination (i) shall in no event be later than the Effective Date set
        forth in Landlord's Relocation Notice and (ii) shall not be prior to
        March 1, 2003 unless Tenant so chooses).

            (ii)  If Tenant shall accept the New Premises, Tenant shall
        relocate from the Original Premises to the New Premises on or before the
        Effective Date specified in Landlord's Relocation Notice. Tenant shall
        enter into a new lease with the owner of the Building which the New
        Premises are located (the "New Lease"), which such lease shall be on all
        the terms and conditions set forth in this Lease (with such changes as
        are necessary to reflect the fact that the New Premises are located in a
        different Building); provided, however that the annual fixed rent for
        the New Premises shall be the lesser of (x) the prevailing market rent
        for premises in the building in which the New Premises are located
        (which such prevailing market rent shall be determined in the manner set
        forth in Exhibit F attached hereto) and (y) the Annual Fixed Rent then
        payable by Tenant under this Lease (it being understood and agreed that
        in the event that the applicable rental rate is determined pursuant to
        subsection (y) and the rentable floor area of the New Premises is
        greater than that of the Original Premises, Tenant shall only be
        required to pay rent for

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<Page>

        the New Premises based on the rentable floor area of the Original
        Premises). Upon the full execution of the New Lease and the commencement
        thereof, this Lease shall be terminated and of no further force and
        effect.

        If Tenant shall elect to terminate this Lease instead of accepting the
        New Premises, Landlord shall pay to Tenant on the Effective Date a
        termination fee equal to four (4) months of the Annual Fixed Rent at the
        rate then payable by Tenant under this Lease (the "Termination
        Payment"), which such payment shall be Landlord's sole obligation to
        Tenant in connection with the termination of this Lease. Tenant shall
        quit and vacate the Premises on or prior to the Effective Date and
        surrender the same to Landlord in the condition required by the
        applicable provisions of this Lease. Notwithstanding the payment by
        Landlord of the Termination Payment, Tenant shall remain liable to
        Landlord for all Annual Fixed Rent and Additional Rent accruing through
        the Effective Date.

        (A)  In the event of a relocation pursuant to subsection (A) or (B)
        above, Landlord, at its sole cost and expense, shall place the Relocated
        Premises or the New Premises, as the case may be, into substantially
        equivalent condition to that in which the Original Premises were in
        prior to such relocation, and Landlord shall also reimburse Tenant for
        Tenant's out-of-pocket moving and relocation (phone, computer, etc.
        installation and change-over) expenses in so relocating to the Relocated
        Premises or the New Premises (including, in the case of New Premises,
        costs of stationary, business cards, promotional materials and similar
        business materials, if any, including Tenant's address), upon billing
        therefor from Tenant, which billing shall include reasonable evidence
        thereof in the form of paid invoices, receipts and the like. Tenant
        shall not be required to vacate the Original Premises and to relocate to
        the Relocated Premises or the New Premises until the Relocated Premises
        or the New Premises shall be substantially complete, subject to punch
        list items and items of long-lead time.

2.2     RIGHTS TO USE COMMON FACILITIES. Subject to Landlord's right to change
        or alter any of the following in Landlord's discretion as herein
        provided, Tenant shall have, as appurtenant to the Premises, the non-
        exclusive right to use in common with others, subject to reasonable
        rules of general applicability to tenants of the Building from time to
        time made by Landlord of which Tenant is given reasonable prior notice
        (a) the common lobbies, corridors, stairways, elevators and loading
        platform of the Building, and the pipes, ducts, conduits, wires and
        appurtenant meters and equipment serving the Premises in common with
        others, (b) common walkways and driveways necessary for access to the
        Building, and (c) if the Premises include less than the entire rentable
        floor area of any floor, the common toilets, corridors and elevator
        lobby of such floor. Notwithstanding anything to the contrary herein,
        Landlord has no obligation to allow any particular telecommunication
        service provider to have access to the Building or to the Premises
        except as may be required by applicable law. If Landlord permits such
        access, Landlord may condition such access upon the payment to Landlord
        by the service provider of fees assessed by Landlord in its sole
        discretion.

2.2.1   TENANT'S PARKING. In addition, Tenant shall have the right to use in the
        parking area, without charge during the Original Term (except as set
        forth in Section 2.6 below), twenty-four (24) hours per day, seven (7)
        days per week, the Number of Parking Spaces

                                       10
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        (referred to in Section 1.1) for the parking of automobiles, in common
        with use by other tenants from time to time of the Complex, provided,
        however, that Landlord shall not be obligated to furnish stalls or
        spaces on the Site specifically designated for Tenant's use. Tenant
        covenants and agrees that it and all persons claiming by, through and
        under it, shall at all times abide by all reasonable rules and
        regulations promulgated by Landlord and made known to Tenant with
        respect to the use of the parking areas on the Site. The parking
        privileges granted herein are non-transferable except to a permitted
        assignee or subtenant as provided in Section 5.6 through Section 5.6.5.
        Further, Landlord assumes no responsibility whatsoever for loss or
        damage due to fire, theft or otherwise to any automobile(s) parked on
        the Site or to any personal property therein, however caused, unless
        caused by the gross negligence or willful misconduct of Landlord, its
        agents, servants or employees, and Tenant covenants and agrees, upon
        request from Landlord from time to time, to notify its officers,
        employees, agents and invitees of such limitation of liability. Tenant
        acknowledges and agrees that a license only is hereby granted, and no
        bailment is intended or shall be created.

2.3     LANDLORD'S RESERVATIONS. Landlord reserves the right from time to time,
        without unreasonable interference with 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
        Building, and (b) to alter or relocate any other common facility,
        provided that substitutions are substantially equivalent or better.
        Installations, replacements and relocations referred to in clause (a)
        above shall be located so far as practicable in the central core area of
        the Building, above ceiling surfaces, below floor surfaces or within
        perimeter walls of the Premises. Landlord shall provide Tenant with
        reasonable prior notice (except in event of an emergency) of any such
        installation, replacement or relocation affecting the Premises and shall
        use reasonable efforts to schedule the making thereof so as to minimize
        to the extent practicable, the interference with Tenant's business
        operations.

2.4     HABENDUM. Tenant shall have and hold the Premises for a period
        commencing on the earlier of (a) that date on which the Premises are
        ready for occupancy as in Section 3.1 provided, or (b) that date on
        which Tenant commences occupancy of any portion of the Premises for the
        Permitted Uses (as applicable, the "Commencement Date"), and continuing
        for the Lease Term unless sooner terminated as provided in Article VI or
        Article VII or unless extended as provided in Section 8.20.

        As soon as may be convenient after the date has been determined on which
        the Original Term commences as aforesaid, Landlord and Tenant agree to
        join with each other in the execution of a written Declaration, in the
        form of Exhibit E, in which the date on which the Original Term
        commences as aforesaid and the Original Term of this Lease shall be
        stated. If Tenant fails to execute such Declaration, the Commencement
        Date and Original Term shall be as reasonably determined by Landlord in
        accordance with the terms of this Lease.

2.5     FIXED RENT PAYMENTS. Tenant agrees to pay to Landlord, or as directed by
        Landlord, at the address specified in this Section 2.5, or at such other
        place as Landlord

                                       11
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        shall from time to time designate by not less than thirty (30) days
        advance written notice, (1) (a) on the Commencement Date (defined in
        Section 1.1 hereof) and thereafter monthly, in advance, on the first day
        of each and every calendar month during the Original Term, a sum equal
        to one twelfth (1/12th) of the Annual Fixed Rent (sometimes hereinafter
        referred to as "fixed rent") and (b) on the Commencement Date and
        thereafter monthly, in advance, on the first day of each and every
        calendar month during the Original Term, a sum equal to one twelfth
        (1/12th) of $.85 per annum for each square foot of Rentable Floor Area
        of Tenant's Space for tenant electricity subject to adjustment as
        provided in Section 2.8 and (2) on the first day of each and every
        calendar month during the Extended Term (if exercised), a sum equal to
        (a) one twelfth (1/12th) of the annual fixed rent as determined in
        Section 8.20 for the Extended Term plus (b) then applicable monthly
        electricity charges (subject to adjustment for electricity as provided
        in Section 2.8 hereof). Until notice of some other designation is given,
        fixed rent and all other charges for which provision is herein made
        shall be paid by remittance to or for the order of Boston Properties
        Limited Partnership at P.O. Box 3557, Boston, Massachusetts 02241-3557,
        and all remittances received by Boston Properties Limited Partnership,
        as Agents as aforesaid, or by any subsequently designated recipient,
        shall be treated as payment to Landlord.

        Annual Fixed Rent for any partial month shall be paid by Tenant to
        Landlord at such rate on a pro rata basis, and, if the Commencement Date
        is a day other than the first day of a calendar month, the first payment
        of Annual Fixed Rent which Tenant shall make to Landlord shall be a
        payment equal to a proportionate part of such monthly Annual Fixed Rent
        for the partial month from the Commencement Date to the first day of the
        succeeding calendar month.

        Additional Rent payable by Tenant on a monthly basis, as hereinafter
        provided, likewise shall be prorated, and the first payment on account
        thereof shall be determined in similar fashion but shall commence on the
        Commencement Date; and other provisions of this Lease calling for
        monthly payments shall be read as incorporating this undertaking by
        Tenant.

        The Annual Fixed Rent and all other charges for which provision is
        herein made shall be paid by Tenant to Landlord, without offset,
        deduction or abatement except as otherwise specifically set forth in
        this Lease.

2.6     OPERATING EXPENSES. "Landlord's Operating Expenses" means the customary
        and reasonable costs of operation of the Building and the Site which
        shall exclude costs of special services rendered to tenants (including
        Tenant) for which a separate charge is made, but shall include, without
        limitation, the following: premiums for insurance carried with respect
        to the Building and the Site (including, without limitation, liability
        insurance, insurance against loss in case of fire or casualty and
        insurance of monthly installments of fixed rent and any Additional Rent
        which may be due under this Lease and other leases of space in the
        Building for not more than 12 months in the case of both fixed rent and
        Additional Rent and if there be any first mortgage of the Property,
        including such insurance as may be required by the holder of such first
        mortgage); compensation and all fringe benefits, worker's compensation
        insurance premiums and

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<Page>

        payroll taxes paid to, for or with respect to all persons to the extent
        engaged in the operating, maintaining or cleaning of the Building or
        Site, water, sewer, electric, gas, oil and telephone charges (excluding
        utility charges separately chargeable to tenants for additional or
        special services); cost of building and cleaning supplies and equipment;
        cost of maintenance, cleaning and repairs (other than repairs not
        properly chargeable against income or reimbursed from contractors under
        guarantees); cost of snow removal and care of landscaping; payments
        under service contracts with independent contractors; management fees at
        reasonable rates consistent with the type of occupancy and the service
        rendered and comparable to management fees for similar buildings in the
        Waltham, Massachusetts area; and all other reasonable and necessary
        expenses paid in connection with the operation, cleaning and maintenance
        of the Building and the Site and properly chargeable against income,
        provided, however, there shall be included (a) depreciation for capital
        expenditures made by Landlord (i) to reduce Landlord's Operating
        Expenses if Landlord shall have reasonably determined that the annual
        reduction in Landlord's Operating Expenses shall exceed depreciation
        therefor or (ii) except as set forth in Section 4.1.5 below, to comply
        with applicable laws, rules, regulations, requirements, statutes,
        ordinances, by-laws and court decisions of all public authorities which
        are now in force or hereafter become applicable to the Building or the
        Site; plus (b) in the case of both (i) and (ii) an interest factor,
        reasonably determined by Landlord, as being the interest rate then
        charged for long term mortgages by institutional lenders on like
        properties within the locality in which the Building is located;
        depreciation in the case of both (i) and (ii) shall be determined by
        dividing the original cost of such capital expenditure by the number of
        years of useful life of the capital item acquired and the useful life
        shall be reasonably determined by Landlord in accordance with generally
        accepted accounting principles and practices in effect at the time of
        acquisition of the capital item.

        Notwithstanding anything to the contrary set forth in this Lease,
        Landlord's Operating Expenses shall not include: leasing commissions;
        rent concessions to other occupants of the Building or the Site; tenant
        improvement costs for other occupants of the Building or the Site; or
        capital expenditures except to the extent expressly provided above.

        "Operating Expenses Allocable to the Premises" shall mean the same
        proportion of Landlord's Operating Expenses for and pertaining to the
        Building and the Site as the Rentable Floor Area of Tenant's Space bears
        to the Total Rentable Floor Area of the Building.

        "Base Operating Expenses" shall mean Landlord's Operating Expenses for
        calendar year 2002 (that is the period beginning January 1, 2002 and
        ending December 31, 2002).

        "Base Operating Expenses Allocable to the Premises" shall mean the same
        proportion of Base Operating Expenses for and pertaining to the Building
        and the Site as the Rentable Floor Area of Tenant's Space bears to the
        Total Rentable Floor Area of the Building.

        If with respect to any calendar year falling within the Lease Term, or
        fraction of a calendar year falling within the Lease Term at the
        beginning or end thereof, the Operating Expenses Allocable to the
        Premises for a full calendar year exceed Base

                                       13
<Page>

        Operating Expenses Allocable to the Premises, or for any such fraction
        of a calendar year exceed the corresponding fraction of Base Operating
        Expenses Allocable to the Premises, then Tenant shall pay to Landlord,
        as Additional Rent, the amount of such excess. Such payments shall be
        made at the times and in the manner hereinafter provided in this Section
        2.6. (Base Operating Expenses Allocable to the Premises do not include
        the $.85 for tenant electricity to be paid by Tenant at the time of
        payment of Annual Fixed Rent and for which provision is made in Section
        2.5 hereof, separate provision being made in Section 2.8 of this Lease
        for adjustments to electricity costs.)

        Not later than one hundred and twenty (120) days after the end of the
        first calendar year or fraction thereof ending December 31 and of each
        succeeding calendar year during the Lease Term or fraction thereof at
        the end of the Lease Term, Landlord shall render Tenant a statement in
        reasonable detail and according to usual accounting practices certified
        by a representative of Landlord, showing for the preceding calendar year
        or fraction thereof, as the case may be, Landlord's Operating Expenses
        and Operating Expenses Allocable to the Premises. Said statement to be
        rendered to Tenant shall also show for the preceding year or fraction
        thereof as the case may be the amounts of operating expenses already
        paid by Tenant as Additional Rent, and the amount of operating expenses
        remaining due from, or overpaid by, Tenant for the year or other period
        covered by the statement. Within thirty (30) days after the date of
        delivery of such statement, Tenant shall pay to Landlord the balance of
        the amounts, if any, required to be paid pursuant to the above
        provisions of this Section 2.6 with respect to the preceding year or
        fraction thereof, or Landlord shall credit any amounts due from it to
        Tenant pursuant to the above provisions of this Section 2.6 against (i)
        monthly installments of fixed rent next thereafter coming due or (ii)
        any sums then due from Tenant to Landlord under this Lease (or refund
        such portion of the overpayment as aforesaid if the Lease Term has ended
        and Tenant has no further obligation to Landlord).

        In addition, Tenant shall make payments monthly on account of the excess
        of Operating Expenses Allocable to the Premises over Base Operating
        Expenses Allocable to the Premises anticipated for the then current year
        at the time and in the fashion herein provided for the payment of fixed
        rent. The amount to be paid to Landlord shall be an amount reasonably
        estimated annually by Landlord to be sufficient to cover, in the
        aggregate, a sum equal to Tenant's share of such increases in operating
        expenses for each calendar year during the Lease Term, but in no event
        shall such monthly payments for estimated costs be more than one hundred
        five percent (105%) of the actual excess of Operating Expenses Allocable
        to the Premises over Base Operating Expenses Allocable to the Premises
        for the immediately preceding calendar year.

        Notwithstanding the foregoing provisions, no decrease in Landlord's
        Operating Expenses shall result in a reduction of the amount otherwise
        payable by Tenant if and to the extent said decrease is attributable to
        vacancies in the Buildings rather than to any other causes.

        In the event that on average less than ninety-five percent (95%) of the
        Rentable Floor Area of the Building is leased during any calendar year
        during the Lease Term (including, without limitation, calendar year 2002
        for purposes of calculating Base Operating Expenses), Landlord's
        Operating Expenses for such calendar year shall be

                                       14
<Page>

        determined by Landlord to be an amount equal to the Landlord's Operating
        Expenses which would normally be expected to have been charged had
        ninety-five percent (95%) of the Rentable Floor Area of the Building
        been leased during such calendar year.

        Upon no less than five (5) business days prior notice to Landlord,
        Tenant, at Tenant's expense, may examine Landlord's books and records
        regarding such statement at any reasonable time specified by Landlord
        during Landlord's business hours at a place designated by Landlord, but
        Landlord need not retain such books or records for more than three (3)
        years after the close of the applicable calendar year. Tenant shall hold
        such books and records in confidence and not disclose the same to any
        other party, including, without limitation, any other tenant in the
        Building.

2.7     REAL ESTATE TAXES. If with respect to any full Tax Year or fraction of a
        Tax Year falling within the Term, Landlord's Tax Expenses Allocable to
        the Premises as hereinafter defined for a full Tax Year exceed $4.00 per
        square foot of Rentable Floor Area of Tenant's Space, or for any such
        fraction of a Tax Year exceed the corresponding fraction of $4.00 per
        square foot of Rentable Floor Area of Tenant's Space, then Tenant shall
        pay to Landlord, as Additional Rent, the amount of such excess.
        Notwithstanding the foregoing, it is understood and agreed that Tenant
        shall not be responsible for any payments on account of Landlord's Tax
        Expenses Allocable to the Premises in excess of the $4.00 amount set
        forth above until January 1, 2004. Not later than ninety (90) days after
        Landlord's Tax Expenses Allocable to the Premises are determined for the
        first such Tax Year or fraction thereof and for each succeeding Tax Year
        or fraction thereof during the Lease Term, Landlord shall render Tenant
        a statement in reasonable detail certified by a representative of
        Landlord showing for the preceding year or fraction thereof, as the case
        may be, real estate taxes on the Building and the Site and abatements
        and refunds of any taxes and assessments for the preceding year or any
        prior years. Reasonable expenditures for legal fees and for other
        expenses incurred in obtaining the tax refund or abatement may be
        charged against the tax refund or abatement before the adjustments are
        made for the Tax Year. Said statement to be rendered to Tenant shall
        also show for the preceding year or fraction thereof as the case may be
        the amounts of real estate taxes already paid by Tenant as Additional
        Rent, and the amount of real estate taxes remaining due from, or
        overpaid by, Tenant for the year or other period covered by the
        statement. Within thirty (30) days after the date of delivery of the
        foregoing statement, Tenant shall pay to Landlord the balance of the
        amounts, if any, required to be paid pursuant to the above provisions of
        this Section 2.7 with respect to the preceding year or fraction thereof,
        or Landlord shall credit any amounts due from it to Tenant pursuant to
        the provisions of this Section 2.7 against (i) monthly installments of
        fixed rent next thereafter coming due or (ii) any sums then due from
        Tenant to Landlord under this Lease (or refund such portion of the
        over-payment as aforesaid if the Lease Term has ended and Tenant has no
        further obligation to Landlord).

        In addition, payments by Tenant on account of increases in real estate
        taxes anticipated for the then current year shall be made monthly at the
        time and in the fashion herein provided for the payment of fixed rent.
        The amount so to be paid to Landlord shall be an amount reasonably
        estimated by Landlord to be sufficient to provide Landlord, in the

                                       15
<Page>

        aggregate, a sum equal to Tenant's share of such increases, at least ten
        (10) days before the day on which such payments by Landlord would become
        delinquent.

        To the extent that real estate taxes shall be payable to the taxing
        authority in installments with respect to periods less than a Tax Year,
        the foregoing statement shall be rendered and payments made on account
        of such installments. Landlord shall consider paying real estate taxes
        over the longest period of time permitted without the payment of any
        penalty or interest, to the extent such payment terms are deemed to be
        consistent with Landlord's customary financial management practices.
        Notwithstanding the foregoing provisions, no decrease in Landlord's Tax
        Expenses with respect to any Tax Year shall result in a reduction of the
        amount otherwise payable by Tenant if and to the extent said decrease is
        attributable to vacancies in the Building or partial completion of the
        Building rather than to any other causes.

        Terms used herein are defined as follows:

               (i)    "Tax Year" means the twelve-month period beginning July 1
                      each year during the Lease Term or if the appropriate
                      governmental tax fiscal period shall begin on any date
                      other than July 1, such other date.

               (ii)   "Landlord's Tax Expenses Allocable to the Premises" shall
                      mean the same proportion of Landlord's Tax Expenses for
                      and pertaining to the Building and the Site as the
                      Rentable Floor Area of Tenant's Space bears to the Total
                      Rentable Floor Area of the Building.

               (iii)  "Landlord's Tax Expenses" with respect to any Tax Year
                      means the aggregate real estate taxes on the Building and
                      Site with respect to that Tax Year, reduced by any
                      abatement or refund receipts with respect to that Tax
                      Year.

               (iv)   "Real estate taxes" means all taxes and special
                      assessments of every kind and nature and user fees and
                      other like fees assessed by any governmental authority on
                      the Building or Site which the Landlord shall become
                      obligated to pay because of or in connection with the
                      ownership, leasing and operation of the Site, the Building
                      and the Property (including without limitation, if
                      applicable, the excise prescribed by Massachusetts General
                      Laws Chapter 121A, Section 10 and amounts in excess
                      thereof paid to the City of Waltham pursuant to agreement
                      between Landlord and the City) and reasonable expenses of
                      any proceedings for abatement of taxes. The amount of
                      special taxes or special assessments to be included shall
                      be limited to the amount of the installment (plus any
                      interest, other than penalty interest, payable thereon) of
                      such special tax or special assessment required to be paid
                      during the year in respect of which such taxes are being
                      determined. There shall be excluded from such taxes all
                      income, estate, excise, gift, franchise, income, gross
                      receipt, profit, succession, inheritance and transfer
                      taxes; provided, however, that if at any time during the
                      Lease Term the present system of ad valorem taxation of
                      real property shall be changed so that in lieu of the
                      whole or any part of the ad valorem tax on real

                                       16
<Page>

                      property, there shall be assessed on Landlord a capital
                      levy or other tax on the gross rents received with respect
                      to the Site or Building or Property, or a federal, state,
                      county, municipal, or other local income, franchise,
                      excise or similar tax, assessment, levy or charge distinct
                      from any now in effect in the jurisdiction in which the
                      Property is located) measured by or based, in whole or in
                      part, upon any such gross rents, then any and all of such
                      taxes, assessments, levies or charges, to the extent so
                      measured or based, shall be deemed to be included within
                      the term "real estate taxes" but only to the extent that
                      the same would be payable if the Site and Buildings were
                      the only property of Landlord.

2.8     TENANT ELECTRICITY. Tenant shall pay to Landlord, as Additional Rent, on
        or before the thirtieth (30th) day following receipt by Tenant of the
        statement referred to below in this Section 2.8, its equitable share of
        the cost of electricity furnished to tenants in the Building (but
        expressly excluding utility charges separately chargeable to other
        tenants). Tenant shall pay an initial base amount of $.85 per square
        foot of the Rentable Floor Area of Tenant's Space per year, as provided
        for in Section 2.5 hereof. The base amount so to be paid to Landlord
        shall be an amount from time to time reasonably estimated by Landlord to
        be sufficient to cover, in the aggregate, a sum equal to Tenant's
        equitable share of electricity costs for each calendar year during the
        Term. If the Landlord shall reasonably determine that the cost of the
        electricity furnished to the Tenant at the Premises exceeds the amount
        being paid under Sections 2.5 and 2.8, then the Landlord may charge the
        Tenant for such excess and the Tenant shall promptly pay the same upon
        billing therefor.

        Not later than ninety (90) days after the end of the first calendar year
        or fraction thereof ending December 31 and of each succeeding calendar
        year during the Lease Term or fraction thereof at the end of the Lease
        Term, Landlord shall render Tenant a reasonably detailed accounting
        certified by a representative of Landlord showing for the preceding
        calendar year, or fraction thereof, as the case may be, the costs of
        furnishing electricity to tenants in the Building, net of payments
        received for utility charges separately chargeable to other tenants.
        Said statement to be rendered to Tenant (x) shall include copies of all
        relevant utility bills and (y) also shall show for the preceding year or
        fraction thereof, as the case may be, the amount already paid by Tenant
        on account of electricity, and the amount remaining due from, or
        overpaid by, Tenant for the year or other period covered by the
        statement. Within thirty (30) days after the date of delivery of such
        statement, Tenant shall pay to Landlord, as Additional Rent, the balance
        of the amounts, if any, in excess of the monthly payments made by Tenant
        with respect to the preceding year or fraction thereof, or Landlord
        shall credit any overpayments made by Tenant with respect to the
        preceding year or fraction thereof against (i) monthly installments of
        electricity costs next thereafter coming due or (ii) any sums then due
        from Tenant to Landlord under this Lease (or refund such portion of the
        overpayment as aforesaid if the Lease Term has ended and Tenant has no
        further obligation to Landlord).

                                       17
<Page>

                                   ARTICLE III

                       CONDITION OF PREMISES; ALTERATIONS

3.1     SUBSTANTIAL COMPLETION.

        (A)     Landlord shall perform, at Landlord's sole cost, the work shown
        on the plans (the "Plans") listed on Exhibit B annexed hereto
        ("Landlord's Work"); provided, however, that the Landlord shall have no
        responsibility for the installation or connection of Tenant's computer,
        telephone, other communication equipment, systems or wiring. To the
        extent that Tenant requests any additional items of work beyond those
        items described in Exhibit B and Exhibit B-1, Tenant shall be
        responsible for all costs associated therewith (such costs being
        hereinafter referred to as "Tenant Plan Excess Costs").

        (A)     Subject to delays due to governmental regulation, unusual
        scarcity of or inability to obtain labor or materials, labor
        difficulties, casualty or other causes reasonably beyond Landlord's
        control or attributable to Tenant's action or inaction (collectively
        "Landlord's Force Majeure") Landlord shall use reasonable speed and
        diligence in the performance of Landlord's Work, but Tenant shall have
        no claim against Landlord for failure so to complete construction of
        Landlord's Work in the Premises, except for the right to terminate this
        Lease, without further liability to either party, in accordance with the
        provisions hereinafter specified in Section 3.2.

        The Premises shall be treated as having been substantially completed and
        be deemed ready for Tenant's occupancy on the later of:

        (a)     The date on which Tenant has been notified in writing that
                Landlord's Work, together with common facilities for access and
                services to the Premises, has been completed (or would have been
                completed except for Tenant Delay) except for items of work and
                adjustment of equipment and fixtures which can be completed
                after occupancy has been taken without causing substantial
                interference with Tenant's use of the Premises (i.e. so-called
                "punch list" items) and immaterial items of work for which there
                is a long lead time in obtaining the materials therefor or which
                are specially or specifically manufactured, produced or milled
                for the work in or to the Premises and require additional time
                for receipt or installation ("long lead" items), or

        (b)     The date when Tenant has been notified in writing that
                permission has been obtained from the applicable governmental
                authority, to the extent required by law, for occupancy by
                Tenant of the Premises for the Permitted Use.

        Landlord shall complete as soon as conditions practically permit all
        punch list and long-lead items, and Tenant shall cooperate with Landlord
        in providing access as may be required to complete such punch list and
        long-lead items in a normal manner. Landlord shall permit Tenant access
        for installing Tenant's trade fixtures and installing or connecting
        Tenant's computer, telephone, other communication equipment, systems or
        wiring in portions of the Premises prior to substantial completion when
        it can be done

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        without material interference with remaining work or with the
        maintenance of harmonious labor relations. In the event of any dispute
        as to the date on which Landlord's Work has been completed as described
        in subsection 3.1(B)(a) above, the reasonable determination of
        Landlord's architect as to such date shall be deemed conclusive and
        binding on both Landlord and Tenant.

        Tenant agrees that no delay by it, or anyone employed by it, in
        performing work to prepare the Premises for occupancy (including,
        without limitation, the failure to timely pay Tenant Plan Excess Costs
        under Section 3.4 below and the work in installing Tenant's trade
        fixtures) (collectively a "Tenant Delay") shall delay commencement of
        the Original Term or the obligation to pay rent, regardless of the
        reason for such delay or whether or not it is within the control of
        Tenant or any such employee, and Landlord's Work shall be deemed
        completed as of the date when the same would have been substantially
        completed except for Tenant Delay, as determined by Landlord in the
        reasonable exercise of its good faith business judgment. Nothing
        contained in this paragraph shall limit or qualify or prejudice any
        other covenants, agreements, terms, provisions and conditions contained
        in this Lease.

3.2     DELAYS.

        (A) Notwithstanding anything contained in this Lease to the contrary, if
        Landlord shall have failed to substantially complete the Landlord's Work
        in the Premises described in the Plans (excluding punch list items and
        long lead items) on or before the Scheduled Term Commencement Date set
        forth in Section 1.1 above (which date shall be extended automatically
        for such periods of time as Landlord is prevented from proceeding with
        or completing the same by reason of (i) Landlord's Force Majeure or (ii)
        any Tenant Delays, without limiting Landlord's other rights on account
        thereof), the Annual Fixed Rent and payments on account of Operating
        Expenses Allocable to the Premises and Landlord's Tax Expenses Allocable
        to the Premises shall be abated by one day for each day beyond the
        Scheduled Term Commencement Date (as so extended) that substantial
        completion is delayed.

        (A)     If Landlord shall have failed substantially to complete
        Landlord's Work in the Premises described in the Plans on or before the
        Outside Completion Date as defined in Section 1.1 hereof (which date
        shall be extended automatically for such periods of time as Landlord is
        prevented from proceeding with or completing the same by reason of
        Landlord's Force Majeure as defined in Section 3.1, but no longer than
        one hundred eighty (180) days) Tenant shall have the right to terminate
        this Lease by giving notice to Landlord of Tenant's desire to do so
        before such completion and within the time period from the Outside
        Completion Date (as so extended) until the date which is thirty (30)
        days subsequent to the Outside Completion Date (as so extended); and,
        upon the giving of such notice, this Lease shall cease and come to an
        end without further liability or obligation on the part of either party
        (also specifically terminating Tenant's liability and obligation under
        that letter agreement with Landlord dated on or about November 26, 2001,
        with respect to indemnity for design work costs); and such right of
        termination shall be Tenant's sole and exclusive remedy for Landlord's
        failure so to complete Landlord's Work within such time. Each day of
        Tenant Delay shall be deemed

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        conclusively to cause an equivalent day of delay by Landlord in
        substantially completing Landlord's Work pursuant to Section 3.1, and
        thereby automatically extend for each such equivalent day of delay the
        date of the Outside Completion Date.

3.3     GENERAL PROVISIONS APPLICABLE TO CONSTRUCTION.

        All construction work required or permitted by this Lease shall be done
        in a good and workmanlike manner and in compliance with all applicable
        laws, ordinances, rules, regulations, statutes, by-laws, court
        decisions, and orders and requirements of all public authorities ("Legal
        Requirements") and all requirements of insurers of the Building
        ("Insurance Requirements"). All of Tenant's work shall be coordinated
        with any work being performed by or for Landlord and in such manner as
        to maintain harmonious labor relations. Each party may inspect the work
        of the other at reasonable times and shall promptly give notice of
        observed defects. Each party authorizes the other to rely in connection
        with design and construction upon approval and other actions on the
        party's behalf by any Construction Representative of the party named in
        Section 1.1 or any person hereafter designated in substitution or
        addition by notice to the party relying. Except as otherwise provided in
        Article IV, any work required of Landlord pursuant to this Article III
        shall be deemed approved by Tenant when Tenant commences occupancy of
        the Premises for the Permitted Use, except for items which are then
        uncompleted (including punch list items and long lead items) and as to
        which Tenant shall have given Landlord notice prior to such date.

3.4     TENANT PLAN EXCESS COSTS. To the extent, if any, that there are Tenant
        Plan Excess Costs, Tenant shall pay Landlord, as Additional Rent, fifty
        percent (50%) of the Tenant Plan Excess Costs prior to the commencement
        of Landlord's Work, and Tenant shall reimburse Landlord, as Additional
        Rent, within ten (10) days after the billing therefor by Landlord, from
        time to time during the performance of Landlord's Work, on account of
        the reminder of the Tenant Plan Excess Costs an amount equal to the
        product of (i) the cost of Landlord's Work performed during the period
        described in such bill, multiplied by (ii) a fraction, the numerator of
        which is the amount of the remainder of the Tenant Plan Excess Costs and
        the denominator of which is the total estimated cost of Landlord's Work,
        with any remaining Tenant Plan Excess Costs being due upon the
        substantial completion of Landlord's Work.

3.5     ALTERATIONS. Tenant shall not make alterations and additions to Tenant's
        space except in accordance with plans and specifications therefor first
        approved by Landlord, which approval shall not be unreasonably withheld,
        conditioned or delayed. However, Landlord's determination of matters
        relating to aesthetic issues relating to alterations, additions or
        improvements which are clearly visible outside the Premises shall be in
        Landlord's sole discretion. Without limiting such standard Landlord
        shall not be deemed unreasonable for withholding approval of any
        alterations or additions which (a) in Landlord's opinion might adversely
        affect any structural or exterior element of the Building, any area or
        element outside of the Premises, or any facility serving any area of the
        Building outside of the Premises, or (b) involve or affect the exterior
        design, size, height, or other exterior dimensions of the Building or
        (c) will require unusual expense to readapt the Premises to normal
        office use on Lease termination or expiration or

                                       20
<Page>

        materially increase the cost of construction or of insurance or taxes on
        the Building or of the services called for by Section 4.1 unless Tenant
        first gives assurance acceptable to Landlord for payment of such
        increased cost and that such readaptation will be made prior to such
        termination or expiration without expense to Landlord, (d) enlarge the
        Rentable Floor Area of the Premises, or (e) are inconsistent, in
        Landlord's reasonable judgment, with alterations satisfying Landlord's
        reasonable standards for new alterations in the Building. Landlord's
        review and approval of any such plans and specifications and consent to
        perform work described therein shall not be deemed an agreement by
        Landlord that such plans, specifications and work conform with
        applicable Legal Requirements and Insurance Requirements nor deemed a
        waiver of Tenant's obligations under this Lease with respect to
        applicable Legal Requirements and Insurance Requirements nor impose any
        liability or obligation upon Landlord with respect to the completeness,
        design sufficiency or compliance of such plans, specifications and work
        with applicable Legal Requirements and Insurance Requirements. All
        alterations and additions shall be part of the Building unless Landlord
        shall specify, at the time approval of Tenant's plans is granted, that
        the same shall be removed pursuant to Section 5.2. All of Tenant's
        alterations and additions and installation of furnishings shall be
        coordinated with any work being performed by Landlord and in such manner
        as to maintain harmonious labor relations and not to damage the
        Buildings or Site or interfere with construction or operation of the
        Buildings and other improvements to the Site and, except for
        installation of furnishings, shall be performed by Landlord's general
        contractor or by contractors or workmen first approved by Landlord.
        Except for work by Landlord's general contractor, Tenant, before its
        work is started, shall secure all licenses and permits necessary
        therefor; deliver to Landlord a statement of the names of all its
        contractors and subcontractors and the estimated cost of all labor and
        material to be furnished by them and security satisfactory to Landlord
        protecting Landlord against liens arising out of the furnishing of such
        labor and material; and cause each contractor to carry workmen's
        compensation insurance in statutory amounts covering all the
        contractor's and subcontractor's employees and commercial general
        liability insurance or comprehensive general liability insurance with a
        broad form comprehensive liability endorsement with such limits as
        Landlord may reasonably require, but in no event less than $2,000,000.00
        combined single limit per occurrence on a per location basis (all such
        insurance to be written in companies approved by Landlord in its
        reasonable discretion and naming and insuring Landlord and Landlord's
        managing agent as additional insureds and insuring Tenant as well as the
        contractors), and to deliver to Landlord certificates of all such
        insurance. Tenant agrees to pay promptly when due the entire cost of any
        work done on the Premises by Tenant, its agents, employees, or
        independent contractors, and not to cause or permit any liens for labor
        or materials performed or furnished in connection therewith to attach to
        the Premises or the Buildings or the Site and immediately to discharge
        or bond over any such liens which may so attach. Tenant shall pay, as
        Additional Rent, 100% of any real estate taxes on the Complex during the
        Lease Term which shall, at any time after commencement of the Lease
        Term, result from any alteration, addition or improvement to the
        Premises made by Tenant.

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                                   ARTICLE IV

                 LANDLORD'S COVENANTS; INTERRUPTIONS AND DELAYS

4.1     LANDLORD COVENANTS:

4.1.1   SERVICES FURNISHED BY LANDLORD. To furnish services, utilities,
facilities and supplies set forth in Exhibit C equal to those customarily
provided by landlords in high quality buildings in the Boston West Suburban
Market subject to escalation reimbursement in accordance with Section 2.6.

4.1.2   ADDITIONAL SERVICES AVAILABLE TO TENANT. To furnish, at Tenant's
expense, reasonable additional Building operation services which are usual and
customary in similar office buildings in the Boston West Suburban Market upon
reasonable advance request of Tenant at reasonable and equitable rates from time
to time established by Landlord. Tenant agrees to pay to Landlord, as Additional
Rent, the cost of any such additional Building services requested by Tenant and
for the cost of any additions, alterations, improvements or other work performed
by Landlord in the Premises at the request of Tenant within thirty (30) days
after being billed therefor.

4.1.3   ROOF, EXTERIOR WALL, FLOOR SLAB AND COMMON FACILITY REPAIRS. Except for
(a) normal and reasonable wear and use and (b) damage caused by fire and
casualty and by eminent domain, and except as otherwise provided in Article VI
and subject to the escalation provisions of Section 2.6, (i) to make such
repairs to the roof, exterior walls, structural portions, foundations, floor
slabs and common areas and facilities as may be necessary to keep them in
serviceable condition and (ii) to maintain the Building (exclusive of Tenant's
responsibilities under this Lease) in a first class manner comparable to the
maintenance of similar properties in the Boston West Suburban Market.

4.1.4   DIRECTORY AND DOOR SIGNS. To provide and install, at Landlord's expense,
letters or numerals in the Building directory in the main lobby and on the doors
of the Premises to identify Tenant's official name; all such letters and
numerals shall be in the building standard graphics and no others shall be used
or permitted on such signage.

4.1.5   COMPLIANCE WITH LAWS. Landlord at Landlord's expense, shall be
responsible for the common areas of the Building complying on the Commencement
Date and thereafter with applicable Legal Requirements (including, without
limitation, the requirements of the Federal Americans With Disabilities Act (the
"ADA") and the Massachusetts Architectural Access Board (the "MAAB")), in effect
on the Commencement Date; provided, however, that notwithstanding the foregoing,
Tenant at Tenant's expense, shall be responsible for (i) any additions,
alterations or improvements performed by or at the request of Tenant or any
assignee of subtenant of Tenant complying with applicable Legal Requirements
(including, without limitation, the ADA and the requirements of the MAAB) and
(ii) compliance with applicable Legal Requirements (including, without
limitation, the ADA and the requirements of the MAAB) required because of
"Tenant's Specific Use of the Premises" (as defined below) or any such tenant
improvements. The term "Tenant's Specific Use of the Premises" as used in this
Lease shall not refer to the general office use of the Premises, but shall refer
to the specific products and operations Tenant and any

                                       22
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assignee and subtenant of Tenant use in the Premises and the manner in which
Tenant and any assignee and subtenant of Tenant use such products and conduct
such operations.

4.2     INTERRUPTIONS AND DELAYS IN SERVICES AND REPAIRS, ETC. 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 in this Lease authorized, or for repairing the
        Premises or any portion of the Building however the necessity may occur.
        In case Landlord is prevented or delayed from 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, including without
        limitation the causes set forth in Section 3.2 hereof as being
        reasonably beyond Landlord's control, Landlord shall not be liable to
        Tenant therefor, nor, except as expressly otherwise provided in Article
        VI, 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.

        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 inconvenience to Tenant by
        reason thereof.

        In the event that the electrical, heating, ventilating, air
        conditioning, or all elevator service to the Premises shall be shut down
        for more than thirty (30) consecutive business days, and Tenant is
        reasonably unable to use the Premises for the conduct of its business
        operations on account of such failure, then Tenant shall be entitled to
        an abatement of Annual Fixed Rent and Additional Rent for Landlord's
        Operating Expenses and Landlord's Tax Expenses based on the portion of
        the Premises which Tenant is thus prevented from using. Notwithstanding
        anything herein contained to the contrary, in no event shall any of the
        events referred to in this Section give rise to a claim in Tenant's
        favor that such failure constitutes actual or constructive, total or
        partial, eviction from the Premises.

4.3     LANDLORD'S INSURANCE. Landlord shall carry at all times during the Lease
        Term (i) commercial general liability insurance with respect to the
        Building in an amount not less than $5,000,000.00 combined single limit
        per occurrence, (ii) insurance against loss or damage with respect to
        the Building covered by the so-called "all risk" type insurance coverage
        in an amount equal to at least the replacement value of the Building.
        Landlord may also maintain such other insurance as may from time to time
        be required by a mortgagee holding a mortgage lien on the Building.
        Further, Landlord may also maintain such insurance against loss of
        annual fixed rent and additional rent and such other risks and perils as
        Landlord deems proper. Any and all such insurance (i) may be maintained
        under a blanket policy affecting other properties of Landlord and/or its
        affiliated business

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        organizations, (ii) may be written with deductibles as determined by
        Landlord and (iii) shall be subject to escalation reimbursement in
        accordance with Section 2.6.

4.4     LANDLORD'S INDEMNITY. Subject to the limitations of Section 8.4 hereof,
        to the maximum extent this agreement is effective according to law and
        to the extent not resulting from any act, omission, fault, negligence or
        misconduct of Tenant or its contractors, agents, licensees, invitees,
        servants or employees, Landlord agrees to indemnify and save harmless
        Tenant from and against any claim arising from any injury to any person
        occurring in the Premises, in the Building or on the Site after the date
        that possession of the Premises is first delivered to Tenant and until
        the expiration or earlier termination of the Lease Term, to the extent
        such injury results from the gross negligence of Landlord or Landlord's
        employees provided, however that in no event shall the aforesaid
        indemnity render Landlord responsible or liable for any loss or damage
        to fixtures or personal property of Tenant; and provided, further, that
        the provisions of this Section shall not be applicable (i) to the holder
        of any mortgage now or hereafter on the Site or the Building (whether or
        not such holder shall be a mortgagee in possession of or shall have
        exercised any rights under a conditional, collateral or other assignment
        of leases and/or rents respecting, the Site and/or Building) or (ii) any
        person acquiring title as a result of, or subsequent to, a foreclosure
        of any such mortgage or a deed in lieu of foreclosure, except to the
        extent of liability insurance maintained by the foregoing.

                                    ARTICLE V

                               TENANT'S COVENANTS

        Tenant covenants during the Lease Term and such further time as Tenant
        occupies any part of the Premises:

5.1     PAYMENTS. To pay when due all fixed rent and Additional Rent and all
        charges for utility services rendered to the Premises (except as
        otherwise provided in Exhibit C) and, as further Additional Rent, all
        charges for additional services rendered pursuant to Section 4.1.2.

5.2     REPAIR AND YIELD UP. Except as otherwise provided in Article VI and
        Section 4.1.3 to keep the non-structural, interior portions of the
        Premises in good order, repair and condition, reasonable wear and tear
        only excepted, and all glass in windows (except glass in exterior walls
        unless the damage thereto is attributable to Tenant's negligence or
        misuse) and doors of the Premises whole and in good condition with glass
        of the same type and quality as that injured or broken, damage by fire
        or taking under the power of eminent domain only excepted, and at the
        expiration or termination of this Lease peaceably to yield up the
        Premises all construction, work, improvements, and all alterations and
        additions thereto in good order, repair and condition, reasonable wear
        and tear and damage by casualty or taking only excepted, first removing
        all goods and effects of Tenant and, to the extent specified by Landlord
        by notice to Tenant given pursuant to Section 3.5 hereof, the wiring for
        Tenant's computer, telephone and other communication systems and
        equipment and all alterations and additions made by Tenant and all
        partitions, and repairing any damage caused by such removal and
        restoring the Premises

                                       24
<Page>

        and leaving them clean and neat. Tenant shall not permit or commit any
        waste, and Tenant shall be responsible for the cost of repairs which may
        be made necessary by reason of damage to common areas in the Building,
        to the Site or to the other building caused by Tenant, Tenant's agents,
        contractors, employees, sublessees, licensees, concessionaires or
        invitees.

5.3     USE. Continuously from the commencement of the Lease Term to use and
        occupy the Premises for the Permitted Use only, and not to injure or
        deface the Premises, the Building, the Site or any other part of the
        Complex nor to permit in the Premises or on the Site any auction sale,
        vending machine, or inflammable fluids or chemicals, or nuisance, or the
        emission from the Premises of any objectionable noise or odor, and not
        to use or devote the Premises or any part thereof for any purpose other
        than the Permitted Uses, nor any use thereof which is inconsistent with
        the maintenance of the Building as an office building of the first class
        in the quality of its maintenance, use and occupancy, or which is
        contrary to law or ordinance or liable to invalidate or increase the
        premiums for any insurance on the Building or its contents or liable to
        render necessary any alteration or addition to the Building. Further,
        (i) Tenant shall not, nor shall Tenant permit its employees, invitees,
        agents, independent contractors, contractors, assignees or subtenants
        to, keep, maintain, store or dispose of (into the sewage or waste
        disposal system or otherwise) or engage in any activity which might
        produce or generate any substance which is now, or which at the time of
        such production or generation is hereafter, classified as a hazardous
        material, waste or substance (collectively "Hazardous Materials"), under
        federal, state or local laws, rules and regulations, including, without
        limitation, 42 U.S.C. Section 6901 et seq., 42 U.S.C. Section 9601 et
        seq., 42 U.S.C. Section 2601 et seq., 49 U.S.C. Section 1802 et seq. and
        Massachusetts General Laws, Chapter 21E and the rules and regulations
        promulgated under any of the foregoing, as such laws, rules and
        regulations may be amended from time to time (collectively "Hazardous
        Materials Laws"), (ii) Tenant shall immediately notify Landlord of any
        incident known to Tenant in, on or about the Premises, or otherwise
        caused by Tenant in on or about the Premises, the Building or the Site
        that would require the filing of a notice under any Hazardous Materials
        Laws, (iii) Tenant shall comply and shall cause its employees, invitees,
        agents, independent contractors, contractors, assignees and subtenants
        to comply with each of the foregoing and (iv) Landlord shall have the
        right to make such inspections (including testing) as Landlord shall
        elect from time to time to determine that Tenant is complying with the
        foregoing. Notwithstanding anything to the contrary contained herein, in
        no event shall Tenant have any liability under this Lease with respect
        to Hazardous Materials generated or otherwise brought onto the Premises,
        Building, Complex or Site by anyone other than Tenant's employees,
        invitees, agents, independent contractors, contractors, assignees or
        subtenants.

        Subject to the limitations of Section 8.4 below, Landlord agrees to
        indemnify and save Tenant harmless from liability, loss and/or damage to
        persons or property and from any claims, actions proceedings and
        expenses in connection therewith resulting from the presence of
        Hazardous Materials in the Building or on the Site; provided, however,
        that (i) the foregoing indemnity shall not apply to Hazardous Materials
        which are in the Building or on the Site because of the action or
        inaction of any tenant or occupant in the Complex, including Tenant, or
        any employee, agent or contractor thereof and (ii) in no

                                       25
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        event shall the foregoing indemnity render Landlord liable for any loss
        or damage to Tenant's Property.

5.4     OBSTRUCTIONS; ITEMS VISIBLE FROM EXTERIOR; RULES AND REGULATIONS. Not to
        obstruct in any manner any portion of the Building not hereby leased or
        any portion thereof or of the other building or of the Site used by
        Tenant in common with others; not without prior consent of Landlord to
        permit the painting or placing of any signs, curtains, blinds, shades,
        awnings, aerials or flagpoles, or the like, visible from outside the
        Premises; and to comply with all reasonable Rules and Regulations now or
        hereafter made by Landlord, of which Tenant has been given notice, for
        the care and use of the Building and Site and their facilities and
        approaches; Landlord shall not be liable to Tenant for the failure of
        other occupants of the Buildings to conform to such Rules and
        Regulations.

5.5     SAFETY APPLIANCES. To keep the Premises equipped with all safety
        appliances required by any public authority because of any use made by
        Tenant other than normal office use, and to procure all licenses and
        permits so required because of such use and, if requested by Landlord,
        to do any work so required because of such use, it being understood that
        the foregoing provisions shall not be construed to broaden in any way
        Tenant's Permitted Use.

5.6     ASSIGNMENT; SUBLEASE. Except as otherwise expressly provided herein,
        Tenant covenants and agrees that it shall not assign, mortgage, pledge,
        hypothecate or otherwise transfer this Lease and/or Tenant's interest in
        this Lease or sublet (which term, without limitation, shall include
        granting of concessions, licenses or the like) the whole or any part of
        the Premises. Any assignment, mortgage, pledge, hypothecation, transfer
        or subletting not expressly permitted in or consented to by Landlord
        under Sections 5.6.1 - 5.6.5 shall be void, ab initio; shall be of no
        force and effect; and shall confer no rights on or in favor of third
        parties. In addition, Landlord shall be entitled to seek specific
        performance of or other equitable relief with respect to the provisions
        hereof.

5.6.1   Notwithstanding the foregoing provisions of Section 5.6 above and the
        provisions of Section 5.6.2 below, BUT subject to the provisions of
        Sections 5.6.3, 5.6.4 and 5.6.5, below Tenant shall have the right to
        assign this Lease or to sublet the Premises (in whole or in part) to any
        parent or subsidiary corporation of Tenant or to any corporation into
        which Tenant may be converted or with which it may merge, provided that
        the entity to which this Lease is so assigned or which so sublets the
        Premises has a credit worthiness (e.g. assets on a pro forma basis using
        generally accepted accounting principles consistently applied and using
        the most recent financial statements) which is the same or better than
        the Tenant as of the date of this Lease. If any parent or subsidiary
        corporation of Tenant to which this Lease is assigned or the Premises
        sublet (in whole or in part) shall cease to be such a parent or
        subsidiary corporation, such cessation shall be considered an assignment
        or subletting requiring Landlord's consent.

5.6.1.1 Notwithstanding the provisions of Section 5.6 above, in the event Tenant
        desires to assign this Lease or to sublet the whole (but not part) of
        the Premises (no partial subletting being permitted other than as
        provided in Section 5.6.1), Tenant shall notify

                                       26
<Page>

        Landlord thereof in writing and Landlord shall have the right at its
        sole option, to be exercised within thirty (30) days after receipt of
        Tenant's notice, to terminate this Lease as of a date specified in a
        notice to Tenant, which date shall not be earlier than sixty (60) days
        nor later than one hundred and twenty (120) days after Landlord's notice
        to Tenant; provided, however, that upon the termination date as set
        forth in Landlord's notice, all obligations relating to the period after
        such termination date (but not those relating to the period before such
        termination date) shall cease and promptly upon being billed therefor by
        Landlord, Tenant shall make payment of all Annual Fixed Rent and
        Additional Rent due (subject to adjustments as provided herein) from
        Tenant through the termination date. If Landlord notifies Tenant of
        Landlord's election to terminate this Lease pursuant to this Section
        5.6.1.1, Tenant shall have the right, by notice to Landlord given within
        ten (10) days after receipt by Tenant of Landlord's notice of
        termination, to withdraw Tenant's request to assign this Lease or sublet
        the Premises, as the case may be, in which event Landlord's election to
        terminate shall be rendered null and void. In the event that Landlord
        shall not exercise its termination rights as aforesaid, or shall fail to
        give any or timely notice pursuant to this Section the provisions of
        Sections 5.6.2-5.6.5 shall be applicable. This Section 5.6.1.1 shall not
        be applicable to an assignment or sublease pursuant to Section 5.6.1.

5.6.2   Notwithstanding the provisions of Section 5.6 above, BUT subject to the
        provisions of this Section 5.6.2 and the provisions of Sections 5.6.3,
        5.6.4 and 5.6.5 below, in the event that Landlord shall not have
        exercised the termination right as set forth in Section 5.6.1.1, or
        shall have failed to give any or timely notice under Section 5.6.1.1,
        then for a period of one hundred twenty (120) days (i) after the receipt
        of Landlord's notice stating that Landlord does not elect the
        termination right, or (ii) after the expiration of the thirty (30) day
        period referred to in Section 5.6.1.1, in the event Landlord shall not
        give any or timely notice under Section 5.6.1.1 as the case may be,
        Tenant shall have the right to assign this Lease or sublet the whole
        (but not part) of the Premises in accordance with Tenant's notice to
        Landlord given as provided in Section 5.6.3 provided that, in each
        instance, Tenant first obtains the express prior written consent of
        Landlord, which consent shall not be unreasonably withheld, conditioned
        or delayed. Without limiting the foregoing standard, Landlord shall not
        be deemed to be unreasonably withholding its consent to such a proposed
        assignment or subleasing if:

                (a)     the proposed assignee or subtenant is a tenant in the
                        Building or elsewhere on the Site or is in active
                        negotiation with Landlord for premises in the Building
                        or elsewhere on the Site or is not of a character
                        consistent with the operation of a first class office
                        building (by way of example Landlord shall not be deemed
                        to be unreasonably withholding its consent to an
                        assignment or subleasing to any governmental or
                        quasi-governmental agency), or

                (b)     the proposed assignee or subtenant does not possess
                        adequate financial capability to perform the Tenant
                        obligations as and when due or required, or

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                (c)     the assignee or subtenant proposes to use the Premises
                        (or part thereof) for a purpose other than the purpose
                        for which the Premises may be used as stated in Section
                        1.1 hereof, or

                (d)     the character of the business to be conducted or the
                        proposed use of the Premises by the proposed subtenant
                        or assignee shall (i) be likely to increase Landlord's
                        Operating Expenses beyond that which Landlord now incurs
                        for use by Tenant; (ii) be likely to increase the burden
                        on elevators or other Building systems or equipment over
                        the burden prior to such proposed subletting or
                        assignment; or (iii) violate or be likely to violate any
                        provisions or restrictions contained herein relating to
                        the use or occupancy of the Premises, or

                (e)     there shall be existing an Event of Default (defined in
                        Section 7.1), or

                (f)     any part of the rent payable under the proposed
                        assignment or sublease shall be based in whole or in
                        part on the income or profits derived from the Premises
                        or if any proposed assignment or sublease shall
                        potentially have any adverse effect on the real estate
                        investment trust qualification requirements applicable
                        to Landlord and its affiliates.

5.6.3   Tenant shall give Landlord notice of any proposed sublease or
        assignment, and said notice shall specify the provisions of the proposed
        assignment or subletting, including (a) the name and address of the
        proposed assignee or subtenant, (b) in the case of a proposed assignment
        or subletting pursuant to Section 5.6.2, such information as to the
        proposed assignee's or proposed subtenant's net worth and financial
        capability and standing as may reasonably be required for Landlord to
        make the determination referred to in Section 5.6.2 above (provided,
        however, that Landlord shall hold such information confidential having
        the right to release same to its officers, accountants, attorneys and
        mortgage lenders on a confidential basis), (c) all of the terms and
        provisions upon which the proposed assignment or subletting is to be
        made, (d) in the case of a proposed assignment or subletting pursuant to
        Section 5.6.2, all other information necessary to make the determination
        referred to in Section 5.6.2 above and (e) in the case of a proposed
        assignment or subletting pursuant to Section 5.6.1 above, such
        information as may be reasonably required by Landlord to determine that
        such proposed assignment or subletting complies with the requirements of
        said Section 5.6.1. No partial subletting shall be permitted.

        If Landlord shall consent to the proposed assignment or subletting, as
        the case may be, then, in such event, Tenant may thereafter sublease
        (the whole but not part of the Premises) or assign pursuant to Tenant's
        notice, as given hereunder; provided, however, that if such assignment
        or sublease shall not be executed and delivered to Landlord within
        ninety (90) days after the date of Landlord's consent, the consent shall
        be deemed null and void and the provisions of Section 5.6.1.1 shall be
        applicable.

5.6.4   In addition, in the case of any assignment or subleasing as to which
        Landlord may consent (other than an assignment or subletting permitted
        under Section 5.6.1 hereof)

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        such consent shall be upon the express and further condition, covenant
        and agreement, and Tenant hereby covenants and agrees that, in addition
        to the Annual Fixed Rent, Additional Rent and other charges to be paid
        pursuant to this Lease, fifty percent (50%) of the "Assignment/Sublease
        Profits" (hereinafter defined), if any, shall be paid to Landlord. The
        "Assignment/Sublease Profits" shall be the excess, if any, of (a) the
        "Assignment/Sublease Net Revenues" as hereinafter defined over (b) the
        Annual Fixed Rent and Additional Rent and other charges provided in this
        Lease (provided, however, that for the purpose of calculating the
        Assignment/Sublease Profits in the case of a sublease, appropriate
        proportions in the applicable Annual Fixed Rent, Additional Rent and
        other charges under this Lease shall be made based on the percentage of
        the Premises subleased and on the terms of the sublease). The
        "Assignment/Sublease Net Revenues" shall be the fixed rent, additional
        rent and all other charges and sums payable either initially or over the
        term of the sublease or assignment PLUS all other profits and increases
        to be derived by Tenant as a result of such subletting or assignment,
        less the actual out-of-pocket costs of Tenant incurred in such
        subleasing or assignment (the definition of which shall include but not
        necessarily be limited to rent concessions, brokerage commissions and
        alteration allowances), as set forth in a statement certified by an
        appropriate officer of Tenant and delivered to Landlord within thirty
        (30) days of the full execution of the sublease or assignment document,
        amortized over the term of the sublease or assignment.

        All payments of the Assignment/Sublease Profits due Landlord shall be
        made within ten (10) business days of receipt of same by Tenant.

5.6.5   (A)    It shall be a condition of the validity of any assignment or
               subletting of right under Section 5.6.1 above, or consented to
               under Section 5.6.2 above, that both Tenant and the assignee or
               sublessee enter into a separate written instrument directly with
               Landlord in a form and containing terms and provisions reasonably
               required by Landlord, including, without limitation, the
               agreement of the assignee or sublessee Tenant to be bound
               directly to Landlord for all the obligations of the Tenant
               hereunder, including, without limitation, the obligation (a) to
               pay the rent and other amounts provided for under this Lease (but
               in the case of a partial subletting pursuant to Section 5.6.1,
               such subtenant shall agree on a pro rata basis to be so bound)
               and (b) to comply with the provisions of Sections 5.6 through
               5.6.5 hereof. Such assignment or subletting shall not relieve the
               Tenant named herein of any of the obligations of the Tenant
               hereunder and Tenant shall remain fully and primarily liable
               therefor and the liability of Tenant and such assignee (or
               subtenant, as the case may be) shall be joint and several.
               Further, and notwithstanding the foregoing, the provisions hereof
               shall not constitute a recognition of the assignment or the
               assignee thereunder or the sublease or the subtenant thereunder,
               as the case may be, and at Landlord's option, upon the
               termination of the Lease, the assignment or sublease shall be
               terminated.

        (B)    As Additional Rent, Tenant shall reimburse Landlord promptly for
               reasonable out of pocket legal and other expenses incurred by
               Landlord in connection with any request by Tenant for consent to
               assignment or subletting.

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<Page>

        (C)    If this Lease be assigned, or if the Premises or any part thereof
               be sublet or occupied by anyone other than Tenant, Landlord may
               upon prior notice to Tenant, at any time and from time to time,
               collect rent and other charges from the assignee, sublessee or
               occupant and apply the net amount collected to the rent and other
               charges herein reserved, but no such assignment, subletting,
               occupancy or collection shall be deemed a waiver of this
               covenant, or a waiver of the provisions of Sections 5.6 through
               5.6.5 hereof, or the acceptance of the assignee, sublessee or
               occupant as a tenant or a release of Tenant from the further
               performance by Tenant of covenants on the part of Tenant herein
               contained, the Tenant herein named to remain primarily liable
               under this Lease.

        (D)    The consent by Landlord to an assignment or subletting under any
               of the provisions of Sections 5.6.1 or 5.6.2 shall in no way be
               construed to relieve Tenant from obtaining the express consent in
               writing of Landlord to any further assignment or subletting.

        (E)    On and after the occurrence, and during the continuance, of an
               "Event of Default" (defined in Section 7.1), Landlord shall be
               entitled to one hundred percent (100%) of any Assignment/Sublease
               Profits.

5.7     INDEMNITY; INSURANCE. (A) To defend with counsel first approved by
        Landlord (which approval shall not be unreasonably withheld or delayed),
        save harmless, and indemnify Landlord from any liability for injury,
        loss, accident or damage to any person or property, and from any claims,
        actions, proceedings and expenses and costs in connection therewith
        (including without limitation reasonable counsel fees) (i) arising from
        or claimed to have arisen from (a) the omission, fault, willful act,
        negligence or other misconduct of Tenant or Tenant's contractors,
        licensees, invitees, agents, servants, independent contractors or
        employees or (b) any use made or thing done or occurring on the Premises
        not due to the omission, fault, willful act, negligence or other
        misconduct of Landlord, or (ii) resulting from the failure of Tenant to
        perform and discharge its covenants and obligations under this Lease.

        (B)    To maintain commercial general liability insurance or
        comprehensive general liability insurance written on an occurrence basis
        with a broad form comprehensive liability endorsement covering the
        Premises insuring Landlord and Landlord's managing agent (and such
        persons as are in privity of estate with Landlord and Landlord's
        managing agent as may be set out in notice from time to time) as
        additional insureds as well as Tenant with limits which shall, at the
        commencement of the Lease Term, be at least equal to those stated in
        Section 1.1 and from time to time after the Original Term shall be for
        such higher limits, if any, as are customarily carried in Greater Boston
        by similar tenants with respect to similar properties, and worker's
        compensation insurance with statutory limits covering all of Tenant's
        employees working in the Premises, and to deposit with Landlord on or
        before the Commencement Date and concurrent with all renewals thereof,
        certificates for such insurance, the certificate for the commercial or
        comprehensive general liability insurance bearing the endorsement that
        such policy will not be canceled until after thirty (30) days' written
        notice to Landlord. All insurance required to be maintained by Tenant
        pursuant to this Lease shall be maintained with

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<Page>

        responsible companies qualified to do business, and in good standing, in
        the Commonwealth of Massachusetts and which have a rating of at least
        "A-" and are within a financial size category of not less than "Class
        VIII" in the most current Best's Key Rating Guide or such similar rating
        as may be reasonably selected by Landlord if such Guide is no longer
        published.

5.8     PERSONAL PROPERTY AT TENANT'S RISK. That all of the furnishings,
        fixtures, equipment, effects and property of every kind, nature and
        description of Tenant and of all persons claiming by, through or under
        Tenant which, during the continuance of this Lease or any occupancy of
        the Premises by Tenant or anyone claiming under Tenant, may be on the
        Premises or elsewhere in the Building or on the Site, shall be at the
        sole risk and hazard of Tenant, 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, except that Landlord shall in no
        event be indemnified or held harmless or exonerated from any liability
        to Tenant or to any other person, for any injury, loss, damage or
        liability to the extent such indemnity, hold harmless or exoneration is
        prohibited by law or results from the gross negligence or willful
        misconduct of Landlord, its agents, employees, representatives or
        contractors. Further, Tenant, at Tenant's expense, shall maintain at all
        times during the Lease Term insurance against loss or damage covered by
        so-called "all risk" type insurance coverage with respect to Tenant's
        fixtures, equipment, goods, wares and merchandise, tenant improvements
        made by or paid for by Tenant, and other property of Tenant
        (collectively "Tenant's Property"). Such insurance shall be in an amount
        at least equal to the full replacement cost of Tenant's Property. Tenant
        shall maintain all of its equipment, furniture and furnishings in good
        order and repair, reasonable wear and tear excepted.

5.9     RIGHT OF ENTRY. To permit Landlord and its agents to examine the
        Premises at reasonable times, upon no less than twenty-four (24) hours'
        prior notice to Tenant (except in the event of an emergency) and, if
        Landlord shall so elect, to make any repairs or replacements Landlord
        may deem necessary; to remove, at Tenant's expense, any alterations,
        addition, signs, curtains, blinds, shades, awnings, aerials, flagpoles,
        or the like not consented to in writing; and to show the Premises to
        prospective tenants during the eight (8) months preceding expiration of
        the Term and to prospective purchasers and mortgagees at all reasonable
        times upon reasonable advance notice.

5.10    FLOOR LOAD; PREVENTION OF VIBRATION AND NOISE. Not to place a load upon
        the Premises exceeding an average rate of 70 pounds of live load per
        square foot of floor area (partitions shall be considered as part of the
        live load); and not to move any safe, vault or other heavy equipment in,
        about or out of the Premises except in such manner and at such time as
        Landlord shall in each instance authorize; Tenant's business machines
        and mechanical equipment which cause vibration or noise that may be
        transmitted to the Building structure or to any other space in the
        Building shall be so installed, maintained and used by Tenant so as to
        eliminate such vibration or noise.

5.11    PERSONAL PROPERTY TAXES. To pay promptly when due all taxes which may be
        imposed upon Tenant's Property in the Premises to whomever assessed.

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5.12    COMPLIANCE WITH LAWS. To comply with all applicable Legal Requirements
        now or hereafter in force which shall impose a duty on Landlord or
        Tenant relating to or as a result of the specific use or occupancy of
        the Premises by Tenant, other than the specific obligations undertaken
        by Landlord in Section 4.1.5 of this Lease; provided that Tenant shall
        not be required to make any alterations or additions to the structure,
        roof, exterior and load bearing walls, foundation, structural floor
        slabs and other structural elements of the Building unless the same are
        required by such Legal Requirements as a result of or in connection with
        Tenant's use or occupancy of the Premises beyond normal use of space of
        this kind. Tenant shall promptly pay all fines, penalties and damages
        that may arise out of or be imposed because of its failure to comply
        with the provisions of this Section 5.12.

5.13    PAYMENT OF LITIGATION EXPENSES. As Additional Rent, to pay all
        reasonable costs, counsel and other fees incurred by Landlord in
        connection with the successful enforcement by Landlord of any
        obligations of Tenant under this Lease.

                                   ARTICLE VI

                               CASUALTY AND TAKING

6.0     LANDLORD'S RESTORATION ESTIMATE. In case during the Lease Term the
        Building or the Site are damaged by fire or other casualty, Landlord
        shall within sixty (60) days after the occurrence thereof notify Tenant
        in writing of Landlord's reasonable estimate of the length of time
        necessary to repair or restore such fire or casualty damage from the
        time that repair work would commence ("Landlord's Restoration
        Estimate").

6.1     DAMAGE RESULTING FROM CASUALTY. In case during the Lease Term the
        Building or the Site are damaged aged by fire or casualty and if,
        according to Landlord's Restoration Estimate, such fire or casualty
        damage cannot, in the ordinary course, reasonably be expected to be
        repaired within two hundred forty (240) days from the time that repair
        work would commence, either party may, at its election, terminate this
        Lease by notice given to the other party within thirty (30) days after
        the date of Landlord's Restoration Estimate, specifying the effective
        date of termination. The effective date of termination specified by
        Landlord shall not be less than thirty (30) days nor more than
        forty-five (45) days after the date of notice of such termination.

        In case during the last year of the Lease Term, the Premises are damaged
        by fire or casualty and such fire or casualty damage cannot, in the
        ordinary course, reasonably be expected to be repaired within one
        hundred fifty (150) days (and/or as to special work or work which
        requires long lead time then if such work cannot reasonably be expected
        to be repaired within such additional time as is reasonable under the
        circumstances given the nature of the work) from the time that repair
        work would commence, Tenant may, at its election, terminate this Lease
        by notice given to Landlord within sixty (60) days after the date of
        such fire or other casualty, specifying the effective date of
        termination. The effective date of termination specified by Tenant shall
        be not less than thirty (30) days nor more than forty-five (45) days
        after the date of notice of such termination.

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        Unless terminated pursuant to the foregoing provisions, this Lease shall
        remain in full force and effect following any such damage subject,
        however, to the following provisions.

        If the Building or the Site or any part thereof are damaged by fire or
        other casualty and this Lease is not so terminated, or Landlord or
        Tenant have no right to terminate this Lease, and in any such case the
        holder of any mortgage which includes the Building as a part of the
        mortgaged premises or any ground lessor of any ground lease which
        includes the Site as part of the demised premises allows the net
        insurance proceeds to be applied to the restoration of the Building
        (and/or the Site), Landlord promptly after such damage and the
        determination of the net amount of insurance proceeds available shall
        use due diligence to restore the Premises and the Building in the event
        of damage thereto (excluding Tenant's Property) into proper condition
        for use and occupation and a just proportion of the Annual Fixed Rent,
        Tenant's share of Operating Costs and Tenant's share of real estate
        taxes according to the nature and extent of the injury to the Premises
        shall be abated until the Premises shall have been put by Landlord
        substantially into such condition except for punch list items and long
        lead items. Notwithstanding anything herein contained to the contrary,
        Landlord shall not be obligated to expend for such repair and
        restoration any amount in excess of the net insurance proceeds.

        Unless such restoration is completed within ten (10) months from the
        date of the casualty or taking, such period to be subject, however, to
        extension where the delay in completion of such work is due to causes
        beyond Landlord's reasonable control (but in no event beyond fifteen
        (15) months from the date of the casualty or taking), Tenant, as its
        sole and exclusive remedy, shall have the right to terminate this Lease
        at any time after the expiration of such ten (10) month (as extended)
        period until the restoration is substantially completed, such
        termination to take effect as of the thirtieth (30th) day after the date
        of receipt by Landlord of Tenant's notice, with the same force and
        effect as if such date were the date originally established as the
        expiration date hereof.

6.2     UNINSURED CASUALTY. Notwithstanding anything to the contrary contained
        in this Lease, if the Building or the Premises shall be substantially
        damaged by fire or casualty as the result of a risk not covered by the
        forms of casualty insurance at the time maintained by Landlord and such
        fire or casualty damage cannot, in the ordinary course, reasonably be
        expected to be repaired within ninety (90) days from the time that
        repair work would commence, Landlord may, at its election, terminate the
        Lease Term by notice to the Tenant given within sixty (60) days after
        such loss. If Landlord shall give such notice, then this Lease shall
        terminate as of the date of such notice with the same force and effect
        as if such date were the date originally established as the expiration
        date hereof.

6.3     RIGHTS OF TERMINATION FOR TAKING. If the entire Building, or such
        portion of the Premises as to render the balance (if reconstructed to
        the maximum extent practicable in the circumstances) unsuitable for
        Tenant's purposes, shall be taken by condemnation or right of eminent
        domain, Landlord or Tenant shall have the right to terminate this Lease
        by notice to the other of its desire to do so, provided that such notice
        is given not later than thirty (30) days after Tenant has been deprived
        of possession. If either party shall

                                       33
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        give such notice, then this Lease shall terminate as of the date of such
        notice with the same force and effect as if such date were the date
        originally established as the expiration date hereof.

        Further, if so much of the Building shall be so taken that continued
        operation of the Building would be uneconomic as a result of the taking,
        Landlord shall have the right to terminate this Lease by giving notice
        to Tenant of Landlord's desire to do so not later than thirty (30) days
        after Tenant has been deprived of possession of the Premises (or such
        portion thereof as may be taken). If Landlord shall give such notice,
        then this Lease shall terminate as of the date of such notice with the
        same force and effect as if such date were the date originally
        established as the expiration date hereof.

        Should any part of the Premises be so taken or condemned during the
        Lease Term hereof, and should this Lease not be terminated in accordance
        with the foregoing provisions, and the holder of any mortgage which
        includes the Premises as part of the mortgaged premises or any ground
        lessor of any ground lease which includes the Site as part of the
        demised premises allows the net condemnation proceeds to be applied to
        the restoration of the Building, Landlord agrees that after the
        determination of the net amount of condemnation proceeds available to
        Landlord, Landlord shall use due diligence to put what may remain of the
        Premises into proper condition for use and occupation as nearly like the
        condition of the Premises prior to such taking as shall be practicable
        (excluding Tenant's Property). Notwithstanding the foregoing, Landlord
        shall not be obligated to expend for such repair and restoration any
        amount in excess of the net condemnation proceeds made available to it.

        If the Premises shall be affected by any exercise of the power of
        eminent domain, then the Annual Fixed Rent, Tenant's share of operating
        costs and Tenant's share of real estate taxes shall be justly and
        equitably abated and reduced according to the nature and extent of the
        loss of use thereof suffered by Tenant; and in case of a taking which
        permanently reduces the Rentable Floor Area of the Premises, a just
        proportion of the Annual Fixed Rent, Tenant's share of operating costs
        and Tenant's share of real estate taxes shall be abated for the
        remainder of the Lease Term.

6.4     AWARD. Except for Tenant's relocation and personal property expenses
        (each specifically so designated by the court or authority having
        jurisdiction over the matter), Landlord shall have and hereby reserves
        to itself any and all rights to receive awards made for damages to the
        Premises, the Buildings, the Complex and the Site and 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, and Tenant hereby grants,
        releases and assigns to Landlord all Tenant's rights to such awards, and
        covenants to execute and deliver such further assignments and assurances
        thereof as Landlord may from time to time reasonably request, and if
        Tenant shall fail to execute and deliver the same within fifteen (15)
        days after notice from Landlord, Tenant hereby covenants and agrees that
        Landlord shall be irrevocably designated and appointed as its
        attorney-in-fact to execute and deliver in Tenant's name and behalf all
        such further assignments thereof which conform with the provisions
        hereof.

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        Nothing contained herein shall be construed to prevent Tenant from
        prosecuting in any condemnation proceeding a claim for the value of any
        of Tenant's usual trade fixtures installed in the Premises by Tenant at
        Tenant's expense and for relocation and moving expenses, provided that
        such action and any resulting award shall not affect or diminish the
        amount of compensation otherwise recoverable by Landlord from the taking
        authority.

                                   ARTICLE VII

                                     DEFAULT

7.1     TENANT'S DEFAULT. (a) If at any time subsequent to the date of this
        Lease any one or more of the following events (herein sometimes called
        an "Event of Default") shall occur:

                (i)     Tenant shall fail to pay the fixed rent, Additional Rent
                        or other charges for which provision is made herein on
                        or before the date on which the same become due and
                        payable, and the same continues for ten (10) days after
                        notice from Landlord thereof; or

                (ii)    Landlord having rightfully given the notice specified in
                        subdivision (a) above twice in any calendar year, Tenant
                        shall thereafter in the same calendar year fail to pay
                        the fixed rent, Additional Rent or other charges on or
                        before the date on which the same become due and
                        payable; or

                (iii)   Tenant shall assign its interest in this Lease or sublet
                        any portion of the Premises in violation of the
                        requirements of Sections 5.6 through 5.6.5 of this
                        Lease; or

                (iv)    Tenant shall neglect or fail to perform or observe any
                        other covenant herein contained on Tenant's part to be
                        performed or observed and Tenant shall fail to remedy
                        the same within thirty (30) days after notice to Tenant
                        specifying such neglect or failure, or if such failure
                        is of such a nature that Tenant cannot reasonably remedy
                        the same within such thirty (30) day period, Tenant
                        shall fail to commence promptly to remedy the same and
                        to prosecute such remedy to completion with diligence
                        and continuity; or

                (v)     Tenant's leasehold interest in the Premises shall be
                        taken on execution or by other process of law directed
                        against Tenant; or

                (vi)    Tenant shall make an assignment for the benefit of
                        creditors or shall file a voluntary petition in
                        bankruptcy or shall be adjudicated bankrupt or
                        insolvent, or shall file any petition or answer seeking
                        any reorganization, arrangement, composition,
                        readjustment, liquidation, dissolution or similar relief
                        for itself under any present or future Federal, State or
                        other statute, law or regulation for the relief of
                        debtors, or shall seek or consent to or acquiesce in the
                        appointment of any trustee, receiver or liquidator of
                        Tenant or of all or any substantial part of its
                        properties, or shall admit in writing its inability to
                        pay its debts generally as they become due; or

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                (vii)   A petition shall be filed against Tenant in bankruptcy
                        or under any other law seeking any reorganization,
                        arrangement, composition, readjustment, liquidation,
                        dissolution, or similar relief under any present or
                        future Federal, State or other statute, law or
                        regulation and shall remain undismissed or unstayed for
                        an aggregate of sixty (60) days, or if any debtor in
                        possession (whether or not Tenant) trustee, receiver or
                        liquidator of Tenant or of all or any substantial part
                        of its properties or of the Premises shall be appointed
                        without the consent or acquiescence of Tenant and such
                        appointment shall remain unvacated or unstayed for an
                        aggregate of sixty (60) days then, and in any of said
                        cases (notwithstanding any license of a former breach of
                        covenant or waiver of the benefit hereof or consent in a
                        former instance), Landlord lawfully may, immediately or
                        at any time thereafter, and without demand or further
                        notice terminate this Lease by notice to Tenant,
                        specifying a date not less than ten (10) days after the
                        giving of such notice on which this Lease shall
                        terminate, and this Lease shall come to an end on the
                        date specified therein as fully and completely as if
                        such date were the date herein originally fixed for the
                        expiration of the Lease Term (Tenant hereby waiving any
                        rights of redemption), and Tenant will then quit and
                        surrender the Premises to Landlord, but Tenant shall
                        remain liable as hereinafter provided.

        (b)     If this Lease shall have been terminated as provided in this
                Article, then Landlord may, without notice, re-enter the
                Premises, either by force, summary proceedings, ejectment or
                otherwise, and remove and dispossess Tenant and all other
                persons and any and all property from the same, as if this Lease
                had not been made, and Tenant hereby waives the service of
                notice of intention to re-enter or to institute legal
                proceedings to that end.

        (c)     In the event that this Lease is terminated under any of the
                provisions contained in Section 7.1 (a), Tenant covenants and
                agrees forthwith to pay and be liable for, on the days
                originally fixed herein for the payment thereof, amounts equal
                to the several installments of rent and other charges reserved
                as they would, under the terms of this Lease, become due if this
                Lease had not been terminated or if Landlord had not entered or
                re-entered, as aforesaid, and whether the Premises be relet or
                remain vacant, in whole or in part, or for a period less than
                the remainder of the Lease Term, and for the whole thereof, but
                in the event the Premises be relet by Landlord, Tenant shall be
                entitled to a credit in the net amount of rent and other charges
                received by Landlord in reletting, after deduction of all
                expenses incurred in reletting the Premises (including, without
                limitation, remodeling costs, brokerage fees and the like), and
                in collecting the rent in connection therewith, in the following
                manner:

                Amounts received by Landlord after reletting shall first be
                applied against such Landlord's expenses, until the same are
                recovered, and until such recovery, Tenant shall pay, as of each
                day when a payment would fall due under this Lease, the amount
                which Tenant is obligated to pay under the terms of this Lease
                (Tenant's liability prior to any such reletting and such
                recovery not in any way to

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                be diminished as a result of the fact that such reletting might
                be for a rent higher than the rent provided for in this Lease);
                when and if such expenses have been completely recovered, the
                amounts received from reletting by Landlord as have not
                previously been applied shall be credited against Tenant's
                obligations as of each day when a payment would fall due under
                this Lease, and only the net amount thereof shall be payable by
                Tenant. Further, amounts received by Landlord from such
                reletting for any period shall be credited only against
                obligations of Tenant allocable to such period, and shall not be
                credited against obligations of Tenant hereunder accruing
                subsequent or prior to such period; nor shall any credit of any
                kind be due for any period after the date when the term of this
                Lease is scheduled to expire according to its terms.

        (d)     (i)     At any, time after such termination and whether or not
                Landlord shall have collected any damages as aforesaid, as
                liquidated final damages and in lieu of all other damages beyond
                the date of notice from Landlord to Tenant, at Landlord's
                election, Tenant shall pay to Landlord such a sum as at the time
                of the giving of such notice represents the amount of the
                excess, if any, of the total rent and other benefits which would
                have accrued to Landlord under this Lease from the date of such
                notice for what would be the then unexpired Lease Term if the
                Lease terms had been fully complied with by Tenant over and
                above the then fair market rental value (in advance) of the
                Premises for the balance of the Lease Term all discounted to
                present value, less any amounts previously collected by Landlord
                as damages on account of unpaid rent.

        (d)     (ii)    For the purposes of this Article, if Landlord elects to
                require Tenant to pay damages in accordance with the immediately
                preceding paragraph, the total rent shall be computed by
                assuming that Tenant's share of excess taxes, Tenant's share of
                excess operating costs and Tenant's share of excess electrical
                costs would be, for the balance of the unexpired Lease Term from
                the date of such notice, the amount thereof (if any) for the
                immediately preceding annual period payable by Tenant to
                Landlord.

        (e)     In case of any Event of Default, re-entry, dispossession by
                summary proceedings or otherwise, Landlord may (i) re-let the
                Premises or any part or parts thereof, either in the name of
                Landlord or otherwise, for a term or terms which may at
                Landlord's option be equal to or less than or exceed the period
                which would otherwise have constituted the balance of the Lease
                Term and may grant concessions, abatements or free rent to the
                extent that Landlord considers commercially advisable or
                necessary to re-let the same and (ii) may make such alterations,
                repairs and decorations in the Premises as Landlord in its
                reasonable judgment considers commercially advisable or
                necessary for the purpose of reletting the Premises; and the
                making of such alterations, repairs and decorations shall not
                operate or be construed to release Tenant from liability
                hereunder as aforesaid. Landlord shall in no event be liable in
                any way whatsoever for failure to re-let the Premises, or, in
                the event that the Premises are re-let, for failure to collect
                the rent under re-letting. Tenant hereby expressly waives any
                and all rights of redemption granted by or under any present or
                future laws in the event of

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                Tenant being evicted or dispossessed, or in the event of
                Landlord obtaining possession of the Premises, by reason of the
                violation by Tenant of any of the covenants and conditions of
                this Lease.

        (f)     The specified remedies to which Landlord may resort hereunder
                are not intended to be exclusive of any remedies or means of
                redress to which Landlord may at any time be entitled lawfully,
                and Landlord may invoke any remedy (including the remedy of
                specific performance) allowed at law or in equity as if specific
                remedies were not herein provided for. Further, nothing
                contained in this Lease shall limit or prejudice the right of
                Landlord to prove for and obtain in proceedings for bankruptcy
                or insolvency by reason of the termination of this Lease, an
                amount equal to the maximum allowed by any statute or rule of
                law in effect at the time when, and governing the proceedings in
                which, the damages are to be proved, whether or not the amount
                be greater, equal to, or less than the amount of the loss or
                damages referred to above.

        (g)     In lieu of any other damages or indemnity and in lieu of the
                recovery by Landlord of all sums payable under all the foregoing
                provisions of this Section 7.1, Landlord may elect to collect
                from Tenant, by notice to Tenant, at any time after this Lease
                is terminated under any of the provisions contained in this
                Article VII and before full recovery under such foregoing
                provisions, and Tenant shall thereupon pay, as liquidated
                damages, an amount equal to the sum of the Annual Fixed Rent and
                all Additional Rent payable for the twelve (12) months ended
                next prior to such termination plus the amount of Annual Fixed
                Rent and Additional Rent of any kind accrued and unpaid at the
                time of such election plus any and all expenses which the
                Landlord may have incurred for and with respect of the
                collection of any of such rent, less the amount of any amounts
                previously recovered by Landlord on account of unpaid rent;
                provided, however, that if the number of months left in the
                Lease Term at the time of termination is less than twelve (12),
                then the first reference to twelve (12) in this subsection (g)
                shall be replaced with that number of months.

7.2     LANDLORD'S DEFAULT. Landlord shall in no event be in default in the
        performance of any of Landlord's obligations hereunder unless and until
        Landlord shall have failed to promptly perform such obligations, but in
        no event later than thirty (30) days, or such additional time as is
        reasonably required to correct any such default, after notice by Tenant
        to Landlord properly specifying wherein Landlord has failed to perform
        any such obligation.

                                  ARTICLE VIII

8.1     EXTRA HAZARDOUS USE. Tenant covenants and agrees that Tenant will not do
        or permit anything to be done in or upon the Premises, or bring in
        anything or keep anything therein, which shall increase the rate of
        insurance on the Premises or on the Building above the standard rate
        applicable to premises being occupied for the use to which Tenant has
        agreed to devote the Premises; and Tenant further agrees that, in the
        event that Tenant shall do any of the foregoing, Tenant will promptly
        pay to Landlord, on demand, any

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        such increase resulting therefrom, which shall be due and payable as
        Additional Rent thereunder.

8.2     WAIVER. Failure on the part of Landlord or Tenant to complain of any
        action or non-action on the part of the other, no matter how long the
        same may continue, shall never be a waiver by Tenant or Landlord,
        respectively, of any of its rights hereunder. Further, no waiver at any
        time of any of the provisions hereof by Landlord or Tenant shall be
        construed as a waiver of any of the other provisions hereof, and a
        waiver at any time of any of the provisions hereof shall not be
        construed as a waiver at any subsequent time of the same provisions. The
        consent or approval of Landlord or Tenant to or of any action by the
        other requiring such consent or approval shall not be construed to waive
        or render unnecessary Landlord's or Tenant's consent or approval to or
        of subsequent similar act by the other.

        No payment by Tenant, or acceptance by Landlord, of a lesser amount than
        shall be due from Tenant to Landlord shall be treated otherwise than as
        a payment on account. The acceptance by Landlord of a check for a lesser
        amount with an endorsement or statement thereon, or upon any letter
        accompanying such check, that such lesser amount is payment in full,
        shall be given no effect, and Landlord may accept such check without
        prejudice to any other rights or remedies which Landlord may have
        against Tenant.

8.3     CUMULATIVE REMEDIES. Except as expressly provided in this Lease, 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 or means of redress to which such party 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, conditions or provisions of this Lease or to a decree
        compelling specific performance of any such covenants, conditions or
        provisions.

8.4     QUIET ENJOYMENT. Tenant, so long as Tenant is not in default hereunder
        beyond the expiration of all applicable notice and cure periods, shall
        lawfully, peaceably and quietly have, hold, occupy and enjoy the
        Premises during the Term (exclusive of any period during which Tenant is
        holding over after the expiration or termination of this Lease without
        the consent of Landlord), without hindrance or ejection by any persons
        lawfully claiming under Landlord to have title to the Premises superior
        to Tenant, subject, however, to the terms of this Lease; the foregoing
        covenant of quiet enjoyment is in lieu of any other covenant, express or
        implied; and it is understood and agreed that this covenant and any and
        all other covenants of Landlord contained in this Lease shall be binding
        upon Landlord and Landlord's successors, including ground or master
        lessees, only with respect to breaches occurring during Landlord's or
        Landlord's successors' respective ownership of Landlord's interest
        hereunder, as the case may be.

        Further, Tenant specifically agrees to look solely to Landlord's then
        equity interest in the Building at the time owned, or in which Landlord
        holds an interest as ground lessee including any and all proceeds
        therefrom, for recovery of any judgment from Landlord; it being
        specifically agreed that neither Landlord (original or successor), nor
        any

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        beneficiary of any trust of which any person holding Landlord's interest
        is trustee, nor any member, manager, partner, director or stockholder,
        nor Landlord's managing agent, shall ever be personally liable for any
        such judgment, or for the payment of any monetary obligation to Tenant.
        The provision contained in the foregoing sentence is not intended to,
        and shall not, limit any right that Tenant might otherwise have to
        obtain injunctive relief against Landlord or Landlord's successors in
        interest, or any action not involving the personal liability of Landlord
        (original or successor), any successor trustee to the persons named
        herein as Landlord, or any beneficiary of any trust of which any person
        holding Landlord's interest is trustee, or of any manager, member,
        partner, director or stockholder of Landlord or of Landlord's managing
        agent to respond in monetary damages from Landlord's assets other than
        Landlord's equity interest aforesaid in the Building. In no event shall
        Landlord ever be liable to Tenant for any indirect or consequential
        damages or loss of profits or the like. In the event that Landlord shall
        be determined to have acted unreasonably in withholding any consent or
        approval under this Lease, the sole recourse and remedy of Tenant in
        respect thereof shall be to specifically enforce Landlord's obligation
        to grant such consent or approval, and in no event shall the Landlord be
        responsible for any damages of whatever nature in respect of its failure
        to give such consent or approval nor shall the same otherwise affect the
        obligations of Tenant under this Lease or act as any termination of this
        Lease.

8.5     NOTICE TO MORTGAGEE AND GROUND LESSOR. After receiving at least thirty
        (30) days' prior written notice from any person, firm or other entity
        that it holds a mortgage which includes the Premises as part of the
        mortgaged premises, or that it is the ground lessor under a lease with
        Landlord, as ground lessee, which includes the Premises as a part of the
        demised premises, no notice from Tenant to Landlord shall be effective
        unless and until a copy of the same is given to such holder or ground
        lessor, at the name and address set forth in the notice from that holder
        of ground lessor, and the curing of any of Landlord's defaults by such
        holder or ground lessor promptly thereafter (including a reasonable time
        to obtain possession of the premises if the mortgagee or ground lessor
        elects to do so) shall be treated as performance by Landlord. For the
        purposes of this Section 8.5 or Section 8.15, the term "mortgage"
        includes a mortgage on a leasehold interest of Landlord (but not a
        mortgage on Tenant's leasehold interest).

8.6     ASSIGNMENT OF RENTS. With reference to any assignment by Landlord of
        Landlord's interest in this Lease, or the rents payable hereunder,
        conditional in nature or otherwise, which assignment is made to the
        holder of a mortgage or ground lease on property which includes the
        Premises, Tenant agrees:

        (a)     That the execution thereof by Landlord, and the acceptance
                thereof by the holder of such mortgage or the ground lessor,
                shall never be treated as an assumption by such holder or ground
                lessor of any of the obligations of Landlord hereunder, unless
                such holder, or ground lessor, shall, by notice sent to Tenant,
                specifically otherwise elect; and

        (b)     That, except as aforesaid, such holder or ground lessor shall be
                treated as having assumed Landlord's obligations hereunder only
                upon foreclosure of such holder's

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                mortgage and the taking of possession of the Premises, or, in
                the case of a ground lessor, the assumption of Landlord's
                position hereunder by such ground lessor.

                In no event shall the acquisition of title to the Building and
                the land on which the same is located by a purchaser which,
                simultaneously therewith, leases the entire Building or such
                land back to the seller thereof be treated as an assumption by
                such purchaser-lessor, by operation of law or otherwise, of
                Landlord's obligations hereunder, but Tenant shall look solely
                to such seller-lessee, and its successors from time to time in
                title, for performance of Landlord's obligations hereunder
                subject to the provisions of Section 8.4 hereof. In any such
                event, this Lease shall be subject and subordinate to the lease
                to such purchaser provided that such purchaser agrees to
                recognize the right of Tenant to use and occupy the Premises
                upon the payment of rent and other charges payable by Tenant
                under this Lease and the performance by Tenant of Tenant's
                obligations hereunder and provided that Tenant agrees to attorn
                to such purchaser. For all purposes, such seller-lessee, and its
                successors in title, shall be the landlord hereunder unless and
                until Landlord's position shall have been assumed by such
                purchaser-lessor.

8.7     SURRENDER. No act or thing done by Landlord during the Lease Term shall
        be deemed an acceptance of a surrender of the Premises, and no agreement
        to accept such surrender shall be valid, unless in writing signed by
        Landlord. No employee of Landlord or of Landlord's agents shall have any
        power to accept the keys of the Premises prior to the termination of
        this Lease. The delivery of keys to any employee of Landlord or of
        Landlord's agents shall not operate as a termination of the Lease or a
        surrender of the Premises.

8.8     BROKERAGE. (A) Tenant warrants and represents that Tenant has not dealt
        with any broker in connection with the consummation of this Lease other
        than the broker, person or firm, if any, designated in Section 1.1
        hereof; and in the event any claim is made against the Landlord relative
        to dealings by Tenant with brokers other than the Brokers, if any,
        designated in Section 1.1 hereof, Tenant shall defend the claim against
        Landlord with counsel of Tenant's selection first approved by Landlord
        (which approval will not be unreasonably withheld) and save harmless and
        indemnify Landlord on account of loss, cost or damage which may arise by
        reason of such claim.

        (B)    Landlord warrants and represents that Landlord has not dealt with
        any broker in connection with the consummation of this Lease other than
        the broker, person or firm, if any, designated in Section 1.1 hereof,
        and in the event any claim is made against the Tenant relative to
        dealings by Landlord with brokers other than the Brokers, if any,
        designated in Section 1.1 hereof, Landlord shall defend the claim
        against Tenant with counsel of Landlord's selection and save harmless
        and indemnify Tenant on account of loss, cost or damage which may arise
        by reason of such claim. Landlord agrees that it shall be solely
        responsible for the payment of brokerage commissions to the Broker for
        the Lease Term, if any, designated in Section 1.1 hereof.

8.9     INVALIDITY OF PARTICULAR PROVISIONS. If any term or provision of this
        Lease, or the application thereof to any person or circumstance shall,
        to any extent, be invalid or

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        unenforceable, the remainder of this Lease, or the application of such
        term or provision to persons or circumstances other than those as to
        which it is held invalid or unenforceable, shall not be affected
        thereby, and each term and provision of this Lease shall be valid and be
        enforced to the fullest extent permitted by law.

8.10    PROVISIONS BINDING, ETC. The obligations of this Lease shall run with
        the land, and except as herein otherwise provided, the terms hereof
        shall be binding upon and shall inure to the benefit of the successors
        and assigns, respectively, of Landlord and Tenant and, if Tenant shall
        be an individual, upon and to his heirs, executors, administrators,
        successors and assigns. Each term and each provision of this Lease to be
        performed by Tenant shall be construed to be both a covenant and a
        condition. The reference contained to successors and assigns of Tenant
        is not intended to constitute a consent to subletting or assignment by
        Tenant.

8.11    RECORDING. Tenant agrees not to record the within Lease, but each party
        hereto agrees, on the request of the other, to execute a so-called
        Notice of Lease or short form lease in form recordable and complying
        with applicable law and reasonably satisfactory to both Landlord's and
        Tenant's attorneys. In no event shall such document set forth rent or
        other charges payable by Tenant under this Lease; and any such document
        shall expressly state that it is executed pursuant to the provisions
        contained in this Lease, and is not intended to vary the terms and
        conditions of this Lease.

8.12    NOTICES. Whenever, by the terms of this Lease, notice shall or may be
        given either to Landlord or to Tenant, such notice shall be in writing
        and shall be sent by registered or certified mail postage prepaid, hand
        delivered (receipt acknowledged) or by recognized overnight delivery
        service:

        If intended for Landlord, addressed to Landlord at the Original Address
        set forth on the first page of this Lease (or to such other address or
        addresses as may from time to time hereafter be designated by Landlord
        by like notice given upon no less than thirty (30) days prior written
        notice), Attention: General Counsel.

        If intended for Tenant, addressed to Tenant at the Original Address set
        forth in Section 1.1 of this Lease except that from and after the
        Commencement Date the address of Tenant shall be the Premises (or to
        such other address or addresses as may from time to time hereafter be
        designated by Tenant by like notice given upon no less than thirty (30)
        days prior written notice).

        Except as otherwise provided herein, all such notices shall be effective
        when received; provided, that (i) if receipt is refused, notice shall be
        effective upon the first occasion that such receipt is refused or (ii)
        if the notice is unable to be delivered due to a change of address of
        which no notice was given, notice shall be effective upon the date such
        delivery was attempted.

        Where provision is made for the attention of an individual or
        department, the notice shall be effective only if the wrapper in which
        such notice is sent is addressed to the attention of such individual or
        department.

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        Any notice given by an attorney on behalf of Landlord or by Landlord's
        managing agent shall be considered as given by Landlord and shall be
        fully effective.

        Time is of the essence with respect to any and all notices and periods
        for giving notice or taking any action thereto under this Lease.

8.13    WHEN LEASE BECOMES BINDING. Employees or agents of Landlord have no
        authority to make or agree to make a lease or any other agreement or
        undertaking in connection herewith. The submission of this document for
        examination and negotiation does not constitute an offer to lease, or a
        reservation of, or option for, the Premises, and this document shall
        become effective and binding only upon the execution and delivery hereof
        by both Landlord and Tenant. All negotiations, considerations,
        representations and understandings between Landlord and Tenant are
        incorporated herein and may be modified or altered only by written
        agreement between Landlord and Tenant, and no act or omission of any
        employee or agent of Landlord shall alter, change or modify any of the
        provisions hereof.

8.14    SECTION HEADINGS. The titles of the Articles throughout this Lease are
        for convenience and reference only, and the words contained therein
        shall in no way be held to explain, modify, amplify or aid in the
        interpretation, construction or meaning of the provisions of this Lease.

8.15    RIGHTS OF MORTGAGEE. This Lease shall be subject and subordinate to any
        mortgage now or hereafter on the Site or the Building, or both, and to
        each advance made or hereafter to be made under any mortgage, and to all
        renewals, modifications, consolidations, replacements and extensions
        thereof and all substitutions therefor provided that the holder of such
        mortgage agrees to recognize the rights of Tenant under this Lease
        (including the right to use and occupy the Premises) upon the payment of
        rent and other charges payable by Tenant under this Lease and the
        performance by Tenant of Tenant's obligations hereunder. In confirmation
        of such subordination and recognition, Tenant shall execute and deliver
        such instruments of subordination and recognition as such mortgagee may
        reasonably request within ten (10) business days after written request.
        Tenant hereby appoints such mortgagee (from time to time) as Tenant's
        attorney-in-fact to execute such subordination upon default of Tenant in
        complying with such mortgagee's (from time to time) request. In the
        event that any mortgagee or its respective successor in title shall
        succeed to the interest of Landlord, then, this Lease shall nevertheless
        continue in full force and effect and Tenant shall and does hereby agree
        to attorn to such mortgagee or successor and to recognize such mortgagee
        or successor as its landlord. If any holder of a mortgage which includes
        the Premises, executed and recorded prior to the date of this Lease,
        shall so elect, this Lease and the rights of Tenant hereunder, shall be
        superior in right to the rights of such holder, with the same force and
        effect as if this Lease had been executed, delivered and recorded, or a
        statutory Notice hereof recorded, prior to the execution, delivery and
        recording of any such mortgage. The election of any such holder shall
        become effective upon either notice from such holder to Tenant in the
        same fashion as notices from Landlord to Tenant are to be given
        hereunder or by the recording in the appropriate registry or recorder's
        office of an

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        instrument in which such holder subordinates its rights under such
        mortgage to this Lease.

        If in connection with obtaining financing a bank, insurance company,
        pension trust or other institutional lender shall request reasonable
        modifications in this Lease as a condition to such financing, Tenant
        will not unreasonably withhold, delay or condition its consent thereto,
        provided that such modifications do not increase the monetary
        obligations of Tenant hereunder or materially adversely affect the
        leasehold interest hereby created.

8.16    STATUS REPORTS AND FINANCIAL STATEMENTS. Recognizing that Landlord may
        find it necessary to establish to third parties, such as accountants,
        banks, potential or existing mortgagees, potential purchasers or the
        like, the then current status of performance hereunder, Tenant, on the
        request of Landlord made from time to time, but no more frequently than
        every six (6) months, will promptly furnish to Landlord, or any existing
        or potential holder of any mortgage encumbering the Premises, the
        Building, the Site and/or the Complex or any potential purchaser of the
        Premises, the Building, the Site and/or the Complex, (each an
        "Interested Party"), a statement of the status of any matter pertaining
        to this Lease, including, without limitation, acknowledgments that (or
        the extent to which) each party is in compliance with its obligations
        under the terms of this Lease. In addition, Tenant shall deliver to
        Landlord, or any Interested Party designated by Landlord, financial
        statements of Tenant and any guarantor of Tenant's obligations under
        this Lease, as reasonably requested by Landlord in connection with a
        financing, refinancing, sale or other transfer of the Site or any
        portion thereof or interests therein, including, but not limited to
        financial statements for the past three (3) years. Any such status
        statement or financial statement delivered by Tenant pursuant to this
        Section 8.16 may be relied upon by any Interested Party. Landlord shall
        hold any non-public information provided by Tenant in such statements in
        the strictest confidence and shall only disclose the same to those
        parties who need to have access to the information in order to evaluate
        the transaction at issue, which such persons are also subject to an
        obligation of confidentiality, either by contract or by nature of their
        professional relationship with Landlord.

8.17    SELF-HELP. If Tenant shall at any time default in the performance of any
        obligation under this Lease, Landlord shall have the right, but shall
        not be obligated, to enter upon the Premises and to perform such
        obligation notwithstanding the fact that no specific provision for such
        substituted performance by Landlord is made in this Lease with respect
        to such default. In performing such obligation, Landlord may make any
        payment of money or perform any other act. All sums so paid by Landlord
        (together with interest at the rate of two and one-half percentage
        points over the then prevailing prime rate in Boston as set by Fleet
        National Bank or its successor (but in no event greater than the maximum
        rate permitted by applicable law) and all costs and expenses in
        connection with the performance of any such act by Landlord, shall be
        deemed to be Additional Rent under this Lease and shall be payable to
        Landlord immediately on demand. Landlord may exercise the foregoing
        rights without waiving any other of its rights or releasing Tenant from
        any of its obligations under this Lease.

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8.18    HOLDING OVER. Any holding over by Tenant after the expiration of the
        Lease Term shall be treated as a tenancy at sufferance and shall be on
        the terms and conditions as set forth in this Lease, as far as
        applicable except that Tenant shall pay as a use and occupancy charge an
        amount equal to the greater of (x) 150% of the Annual Fixed Rent plus
        Additional Rent calculated (on a daily basis) at the highest rate
        payable under the terms of this Lease, or (y) the fair market rental
        value of the Premises, in each case for the period measured from the day
        on which Tenant's hold-over commences and terminating on the day on
        which Tenant vacates the Premises. In addition, Tenant shall save
        Landlord, its agents and employees harmless and will exonerate, defend
        and indemnify Landlord, its agents and employees from and against any
        and all damages which Landlord may suffer on account of Tenant's
        hold-over in the Premises after the expiration or prior termination of
        the Lease Term. Nothing in the foregoing nor any other term or provision
        of this Lease shall be deemed to permit Tenant to retain possession of
        the Premises or hold over in the Premises after the expiration or
        earlier termination of the Lease Term. All property which remains in the
        Building or the Premises after the expiration or termination of this
        Lease shall be conclusively deemed to be abandoned and may either be
        retained by Landlord as its property or sold or otherwise disposed of in
        such manner as Landlord may see fit. If any part thereof shall be sold,
        then Landlord may receive the proceeds of such sale and apply the same,
        at its option against the expenses of the sale, the cost of moving and
        storage, any arrears of rent or other charges payable hereunder by
        Tenant to Landlord and any damages to which Landlord may be entitled
        under this Lease and at law and in equity.

8.19    NON-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 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. In addition, this
        waiver of rights by Tenant shall apply to, and be for the benefit of,
        Landlord's managing agent.

8.20    EXTENSION OPTION. (A) On the conditions (which conditions Landlord may
        waive by written notice to Tenant) that at the time of exercise of the
        option to extend and at the commencement date of the extension option
        period (i) there exists no Event of Default (defined in Section 7.1),
        (ii) this Lease is still in full force and effect, and (iii) Tenant has
        neither assigned this Lease nor sublet the Premises (except for an
        assignment or subletting permitted without Landlord's consent under
        Section 5.6.1 hereof), Tenant shall have the right to extend the Lease
        Term hereof upon all the same terms, conditions, covenants and
        agreements herein contained (except for the Annual Fixed Rent which
        shall be adjusted during the option periods as hereinbelow set forth)
        for one (1) period of five (5) years as hereinafter set forth. Such
        option period is sometimes herein referred to as the "Extended Term".
        Notwithstanding any implication to the contrary Landlord has no
        obligation to make any additional payment to Tenant in respect of any
        construction

                                       45
<Page>

        allowance or the like or to perform any work to the Premises as a result
        of the exercise by Tenant of any such option.

        (B)   If Tenant desires to exercise said option to extend the Lease
        Term, then Tenant shall give notice (the "Exercise Notice") to Landlord,
        not earlier than twelve (12) months nor later than nine (9) months prior
        to the expiration of the Original Term of this Lease exercising such
        option to extend, which Exercise Notice shall state that Landlord has
        ten (10) business days to respond thereto. Within ten (10) business days
        after Landlord's receipt of the Exercise Notice, Landlord shall provide
        Landlord's quotation to Tenant of a proposed annual rent for the
        Extended Term ("Landlord's Rent Quotation"). If at the expiration of
        thirty (30) days after the date when Landlord provides such quotation to
        Tenant (the "Negotiation Period"), Landlord and Tenant have not reached
        agreement on a determination of an annual rental for the Extended Term
        and executed a written instrument extending the Term of this Lease
        pursuant to such agreement, then Tenant shall have the right, for thirty
        (30) days following the expiration of the Negotiation Period, to make a
        request to Landlord for a broker determination (the "Broker
        Determination") of the Prevailing Market Rent (as defined in Exhibit F)
        for the Extended Term, which Broker Determination shall be made in the
        manner set forth in Exhibit F. If Tenant timely shall have requested the
        Broker Determination, then the Annual Fixed Rent for the Extended Term
        shall be the greater of (a) the Prevailing Market Rent as determined by
        the Broker Determination or (b) the Annual Fixed Rent and payments on
        account of Operating Expenses Allocable to the Premises and Landlord's
        Tax Expenses Allocable to the Premises in effect during the last twelve
        (12) month period of the Lease Term immediately prior to the Extended
        Term. If Tenant does not timely request the Broker Determination, then
        Annual Fixed Rent during the Extended Term shall be equal to Landlord's
        Rent Quotation.

        (C)   Upon the giving of the Exercise Notice by Tenant to Landlord
        exercising Tenant's option to extend the Lease Term in accordance with
        the provisions of subsection (B) above, then this Lease and the Lease
        Term hereof shall automatically be deemed extended, for the Extended
        Term, without the necessity for the execution of any additional
        documents, except that Landlord and Tenant agree to enter into an
        instrument in writing setting forth the Annual Fixed Rent for the
        Extended Term as determined in the relevant manner set forth in this
        Section 8.20; and in such event all references herein to the Lease Term
        or the Term of this Lease shall be construed as referring to the
        Original Term, as so extended, unless the context clearly otherwise
        requires, and except that there shall be no further option to extend the
        Lease Term. Notwithstanding anything contained herein to the contrary,
        in no event shall the Lease. Term be extended for more than five (5)
        years after the expiration of the Original Term hereof.

8.21    SECURITY DEPOSIT. (A) Concurrently with the execution of this Lease,
        Tenant shall pay to Landlord a security deposit in the amount specified
        in Section 1.1 above and Landlord shall hold the same, throughout the
        Term of this Lease (including the Extended Term, if applicable), unless
        sooner returned to Tenant as provided in this Section 8.21, as security
        for the performance by Tenant of all obligations on the part of Tenant
        to be performed under this Lease. Such deposit shall be in the form of
        an irrevocable, unconditional, negotiable letter of credit (the "Letter
        of Credit") in a form reasonably

                                       46
<Page>

        acceptable to Landlord and issued by and drawn on a bank reasonably
        approved by Landlord and at a minimum having a corporate credit rating
        from Standard and Poor's Professional Rating Service of BBB- (or a
        comparable rating from Moody's Professional Rating Service), and which
        Letter of Credit shall permit one or more draws thereunder to be made
        accompanied only by certification by Landlord that pursuant to the terms
        of this Lease, Landlord is entitled to apply such Letter of Credit and
        the proceeds thereof to an Event of Default of Tenant under this Lease.
        Such Letter of Credit shall be for a term of two (2) years (or for one
        (1) year if the issuer thereof regularly and customarily only issues
        letters of credit for a maximum term of one (1) year) and shall in
        either case be renewed by Tenant each year thereafter and each renewal
        shall be delivered to and received by Landlord not later than thirty
        (30) days before the expiration of the then current Letter of Credit
        (herein called a "Renewal Presentation Date"). In the event of a failure
        to so deliver such renewal Letter of Credit on or before the applicable
        Renewal Presentation Date, Landlord shall be entitled to present the
        then existing Letter of Credit for payment and to receive the proceeds
        thereof, which proceeds shall be held as Tenant's security deposit,
        subject to the terms of this Section 8.21. Upon the occurrence of any
        Event of Default, Landlord shall have the right from time to time
        without prejudice to any other remedy Landlord may have on account
        thereof, to draw on all or any portion of such deposit held as a Letter
        of Credit and to apply the proceeds of such Letter of Credit or any cash
        held as such deposit, or any part thereof, to Landlord's damages arising
        from such Event of Default on the part of Tenant under the terms of this
        Lease. If Landlord so applies all or any portion of such deposit, Tenant
        shall within seven (7) days after notice from Landlord deposit cash with
        Landlord in an amount sufficient to restore such deposit to the full
        amount stated in this Section 8.21. While Landlord holds any cash
        deposit Landlord shall have no obligation to pay interest on the same
        and shall have the right to commingle the same with Landlord's other
        funds. Neither the holder of a mortgage nor the Landlord in a ground
        lease on property which includes the Premises shall ever be responsible
        to Tenant for the return or application of any such deposit, whether or
        not it succeeds to the position of Landlord hereunder, unless such
        deposit shall have been received in hand by such holder or ground
        lessor.

        (B)   (a)   Landlord shall exchange the Letter of Credit for a Letter of
        Credit delivered by Tenant that reduces the amount secured by Nineteen
        Thousand Six Hundred Eight and 00/100 Dollars ($19,608.00) so that the
        new Letter of Credit shall be in the amount of Fifty-Eight Thousand
        Eight Hundred Twenty-Four and 00/100 Dollars ($58,824.00) on the first
        day of the twenty-fifth (25th) month of the Lease Term if (i) Tenant is
        not then in default under the terms of this Lease without the benefit of
        notice or grace, and (ii) Landlord has not applied such deposit or any
        portion thereof to Landlord's damages arising from any default on the
        part of Tenant, whether or not Tenant has restored the amount so applied
        by Landlord.

              (b)    Landlord shall exchange the Letter of Credit for a Letter
        of Credit delivered by Tenant that reduces the amount secured by an
        additional Nineteen Thousand Six Hundred Eight and 00/100 Dollars
        ($19,608.00) so that the new Letter of Credit shall be in the amount of
        Thirty-Nine Thousand Two Hundred Sixteen and 00/100 Dollars ($39,216.00)
        on the first day of the thirty-seventh (37th) month of the Lease Term
        if (i) Tenant is not then in default under the terms of this Lease
        without the benefit of notice or

                                       47
<Page>

        grace, and (ii) Landlord has not applied such deposit, or any portion
        thereof, to Landlord's damages arising from any default on the part of
        Tenant, whether or not Tenant has restored the amount so applied by
        Landlord.

              (c)    Tenant not then being in default and having performed all
        of its obligations under this Lease, including the payment of all Annual
        Fixed Rent, Landlord shall return the deposit, or so much thereof as
        shall not have theretofore been applied in accordance with the terms of
        this Section 8.21, to Tenant on the expiration or earlier termination of
        the term of this Lease (as the same may have been extended) and
        surrender possession of the Premises by Tenant to Landlord in the
        condition required in the Lease at such time.

8.22    LATE PAYMENT. If Landlord shall not have received any payment or
        installment of Annual Fixed Rent or Additional Rent on or before five
        (5) days after the date (the "Due Date") on which the same first becomes
        payable under this Lease, the amount of such payment or installment
        shall bear interest from the Due Date through and including the date
        such payment or installment is received by Landlord, at a rate equal to
        the lesser of (i) the rate announced by Fleet National Bank (or its
        successor) from time to time as its prime or base rate (or if such rate
        is no longer available, a comparable rate reasonably selected by
        Landlord), plus two percent (2%), or (ii) the maximum applicable legal
        rate, if any. Such interest shall be deemed Additional Rent and shall be
        paid by Tenant to Landlord upon demand.

8.23    TENANT'S PAYMENTS. Each and every payment and expenditure, other than
        Annual Fixed Rent, shall be deemed to be Additional Rent hereunder,
        whether or not the provisions requiring payment of such amounts
        specifically so state, and shall be payable, unless otherwise provided
        in this Lease, within ten (10) business days after written demand by
        Landlord, and in the case of the non-payment of any such amount,
        Landlord shall have, in addition to all of its other rights and
        remedies, all the rights and remedies available to Landlord hereunder or
        by law in the case of non-payment of Annual Fixed Rent. Unless expressly
        otherwise provided in this Lease, the performance and observance by
        Tenant of all the terms, covenants and conditions of this Lease to be
        performed and observed by Tenant shall be at Tenant's sole cost and
        expense. If Tenant has not objected to any statement of Additional Rent
        which is rendered by Landlord to Tenant within ninety (90) days after
        Landlord has rendered the same to Tenant, then the same shall be deemed
        to be a final account between Landlord and Tenant not subject to any
        further dispute. In the event that Tenant shall seek Landlord's consent
        or approval under this Lease, then Tenant shall reimburse Landlord, upon
        demand, as Additional Rent, for all reasonable costs and expenses,
        including legal and architectural costs and expenses, incurred by
        Landlord in processing such request, whether or not such consent or
        approval shall be given.

8.24    WAIVER OF TRIAL BY JURY. To induce Landlord to enter into this Lease,
        Tenant hereby waives any right to trial by jury in any action,
        proceeding or counterclaim brought by either Landlord or Tenant on any
        matters whatsoever arising out of or any way connected with this Lease,
        the relationship of the Landlord and the Tenant, the Tenant's

                                       48
<Page>

        use or occupancy of the Premises and/or any claim of injury or damage,
        including but not limited to, any summary process eviction action.

8.25    GOVERNING LAW. This Lease shall be governed exclusively by the
        provisions hereof and by the law of the Commonwealth of Massachusetts,
        as the same may from time to time exist.

8.26    INDIRECT OR CONSEQUENTIAL DAMAGES. In no event shall Landlord or Tenant
        ever be liable to the other party for any indirect or consequential
        damages suffered from whatever cause; provided that the foregoing shall
        not limit or alter any procedural right or remedy of Landlord under this
        Lease.

                                       49
<Page>

     EXECUTED as a sealed instrument in two or more counterparts each of which
shall be deemed to be an original.

                                LANDLORD:

WITNESS                         STONY BROOK ASSOCIATES LLC, a
    /s/                         Delaware limited liability company
--------------------

                                By:   Jones Road Development Associates LLC, a
                                      managing member

                                      By:   Boston Properties Limited
                                            Partnership, a managing member

                                            By:   Boston Properties, Inc., its
                                                  general partner

                                                  By:    /s/ Mike Cantalupa
                                                     ---------------------------
                                                  Name:  Mike Cantalupa
                                                       -------------------------
                                                  Title: SVP
                                                        ------------------------

                                TENANT:

                                OASIS SEMICONDUCTOR, INC.

                                            By:    /s/ John J. Koger
                                               ---------------------------------
                                            Name:  John J. Koger
                                                 -------------------------------
                                            Title: PRESIDENT
                                                  ------------------------------
                                            HERETO DULY AUTHORIZED

ATTEST:

       /s/ William H. Wrean, Jr.            By:    /s/ William H. Wrean, Jr.
-----------------------------------             --------------------------------
Name:  /s/ William H. Wrean, Jr.            Name:  William H. Wrean, Jr.
     ------------------------------               ------------------------------
Title: SECRETARY                            Title: TREASURER
      -----------------------------                -----------------------------
                                            HERETO DULY AUTHORIZED

                                            (CORPORATE SEAL)

                                       50
<Page>

                                    EXHIBIT A

<Page>

                                    EXHIBIT A

Five parcels of land in Waltham and Weston, Middlesex County, Commonwealth of
Massachusetts, of which Parcel I and Parcel II are shown on a plan entitled
"Plan of Land in Waltham, Massachusetts, Prepared For Boston Properties," by
Bradford Saivetz + Associates, Inc., Engineers and Architects, Scale 1" - 80",
dated August 4, 1998, and recorded with Middlesex South Registry of Deeds as
Plan #863 of 1998 in Book 28950, Page 76; being further described as follows:

PARCEL I:

The land in Waltham shown as "Parcel One" on said plan, and being further
described as follows:

     Beginning at a stone bound on the northerly sideline of the land formerly
     of The Boston and Maine Railroad Central Mass. Div., now of the
     Massachusetts Bay Transportation Authority (MBTA) said bound being at the
     southeasterly corner of the herein described premises;

     thence running by a curve to the right having a radius of 1122.13 feet and
     an arc length of 253.63 feet;

     thence turning and running N 67 DEG. 04' 17" W by land now or formerly of
     Abigail Hemenway a distance of 97.00 feet to a point;

     thence turning and running S 15 DEG. 48' 39" W by land of said Hemenway a
     distance of 15.00 feet;

     thence running by said MBTA land by a curve to the right having a radius of
     1122.13 feet and an arc length of 367.75 feet to a point;

     thence turning and running N 54 DEG. 43' 37" W by said MBTA land 162.84
     feet to a point;

     thence running by said MBTA land by a curve to the left having a radius of
     1183.68 feet and an arc length of 293.42 feet to a point on a stone wall;

     thence turning and running by said wall and by land now or formerly of the
     Robinson/Waltham Company the following eight courses:

     N 16 DEG. 49' 21" E, 62.97 feet;
     N 34 DEG. 45' 37" E, 18.58 feet to a drill hole;
     N 51 DEG. 21' 13" E, 11.21 feet;
     N 62 DEG. 49' 54" E, 28.58 feet;
     N 80 DEG. 23' 22" E, 13.70 feet;
     N 84 DEG. 13' 51" E, 77.28 feet to a drill hole;
     S 64 DEG. 16' 21" E, 43.21 feet to a drill hole;
     S 35 DEG. 57' 50" E, 26.95 feet.

<Page>

     Thence turning and running by land now or formerly of Ethel V. Slawsby,
     land of Rob, Paul & James McGinty, Jones Road, and land of Greenwall
     Associates, S 69 DEG. 49' 03" E a distance of 877.27 feet to a point;

     thence turning and running by land now or formerly of Philip Pagliazzo and
     by said MBTA land S 09 DEG. 42' 43" E a distance of 203.18 feet to the
     point of beginning.

The above described parcel contains 5.25 acres, more or less, according to said
plan.

Said Parcel I is also shown as three parcels known as "Lot 17A, 121,699 +/-S.F.
(2.79 +/-AC.)," "Lot 17B, 85,950 +/-S.F. (1.97 +/-AC.)," and "Jones Road
Extension (Private) (50' Wide)" on a plan entitled "Lot Layout Plan I, Jones
Road Extension, Waltham, Massachusetts, Issued for Definitive Subdivision Plan
Approval, Drawing C-4 of 15," and prepared by Vanasse Hangen Brustlin, Inc.,
last dated revision August 12, 1998, which plan was recorded with Middlesex
South Registry of Deeds as Plan #162 of 1999, in Book 29826, Page 353.

PARCEL II:

The land in Waltham and Weston shown as "Parcel Two" on said plan, and being
further described as follows:

     Beginning at a stone bound at the southeasterly corner of the
     above-described Parcel One;

     thence running S 01 DEG. 22' 22" E a distance of 82.50 feet across land of
     the MBTA to a point on the southerly layout line of said MBTA land;

     thence running by a curve to the right having a radius of 1204.63 feet and
     an arc length of 374.70 feet to the true point of beginning.

     thence turning and running S 15 DEG. 48' 39" W a distance of 98.17 feet to
     a point;

     thence turning and running S 86 DEG. 00' 21" E a distance of 96.94 feet to
     a point;

     thence turning and running S 24 DEG. 00' 59" W, partly by a wall, 488.49
     feet to a drill hole;

     thence turning and running by a wall S 33 DEG. 31' 30" W a distance of
     91.45 feet to a drill hole;

     thence turning and running by a wall N 51 DEG. 00' 53" W a distance of
     49.01 feet to a drill hole;

     thence turning and running by a wall N 57 DEG. 39' 25" W a distance of
     108.53 feet to a drill hole;

     thence turning and running by a wall N 53 DEG. 23' 23" W a distance of
     46.45 feet to a drill hole;

                                        2
<Page>

     thence turning and running by a wall N 34 DEG. 40' 17" W a distance of
     87.60 feet to a drill hole;

     thence turning and running by a wall N 68 DEG. 31' 10" W a distance of
     143.69 feet to a drill hole;

     thence turning and running S 60 DEG. 25' 39" W a distance of 70 feet more
     or less to a point in the centerline of Stony Brook;

     then turning and running by the centerline of Stony Brook, approximately
     590+/- feet to a point on the northerly side of the land formerly of The
     Boston & Maine Railroad, Fitchburg Div., now of the Massachusetts Bay
     Transportation Authority (MBTA);

     thence running by said MBTA land, by a curve to the left having a radius of
     1959.37 feet and an arc length of 42 feet, more or less, to a point of
     compound curvature;

     thence running by said MBTA land, by a curve to the left having a radius of
     1923.21 feet and an arc length of 212.96 feet to a point;

     thence turning and running by said MBTA land N 53 DEG. 58' 14" W a distance
     of 272.68 feet to a point on the Town Line dividing the City of Waltham and
     Town of Weston;

     thence turning and running by said Town Line N 22 DEG. 22' 15" E a distance
     of 52.90 feet to a point;

     thence continuing by said Town Line N 22 DEG. 22' 16" E a distance of
     147.63 feet to a point on the southerly sideline of land now of the
     Massachusetts Bay Transportation Authority (MBTA) land, formerly of the
     Boston & Maine Railroad Central Mass. Division;

     thence running by said MBTA land by a curve to the right having a radius of
     1101.18 feet and an arc length of 898.10 feet to a point;

     thence turning and running by said MBTA land S 54 DEG. 43' 37" E a distance
     of 162.84 feet to a point;

     thence running by said MBTA land by a curve to the left having a radius of
     1204.63 feet and an arc length of 395.77 feet to the true point and place
     of beginning.

The above described premises contains 17.5+/- acres, according to said plan.

So much of said Parcel II as is located in Waltham is also shown as "Lot 1A,
760,126 +/-S.F. (17.5 +/-AC.)" on a plan entitled "Lot Layout Plan I, Jones Road
Extension, Waltham, Massachusetts, Issued for Definitive Subdivision Plan
Approval, Drawing C-4 of 15," and prepared by Vanasse Hangen Brustlin, Inc.,
last dated revision August 12, 1998, which plan was recorded with Middlesex
South Registry of Deeds as Plan #162 of 1999, in Book 29826, Page 353.

                                        3
<Page>

PARCEL III:

A parcel of land in Weston shown as "Samuel Philip Miller" on a plan entitled
"Plan of Lands in Waltham, Massachusetts" by Rowland H. Barnes & Co. - Civil
Engineers, dated May 1952, and recorded as Plan No. 2231 of 1952 in Book 8010,
Page 143.

     Said parcel is also shown on a Survey entitled "ALTA/ACSM Land Title
     Survey, Waltham/Weston Corporate Center, 50 Jones Road, Waltham,
     Massachusetts," prepared by Cubellis Saivetz Associates, Zero Campanelli
     Drive, Braintree, Mass., 02184, dated January 17, 2001, and bounded and
     described as follows:

     Beginning at a point on the northerly sideline of land formerly of the
     Boston & Maine Railroad, Fitchburg, Div., now of the Massachusetts Bay
     Transportation Authority (MBTA), at its intersection with the southerly
     sideline of land formerly of the Boston & Maine Railroad Central Mass.
     Div., now of the MBTA;

     thence running by said MBTA land by a curve to the right having a radius of
     1101.18 feet and an arc length of 228.90 feet to a point intersecting said
     southerly line of said MBTA land and the approximate town line dividing the
     Town of Weston and the City of Waltham;

     thence turning and running S 22 DEG. 22' 16" W by Parcel Two a distance of
     147.63 feet to a point;

     thence turning and running N 67 DEG. 09' 45" W by said MBTA land, in part
     by a wall, a distance of 175.59 feet to the point-of beginning.

PARCEL IV:

A parcel of land in Weston being shown as lot "5A, 0.8 acres, Alfred Jones," on
a plan entitled "Plan of Lands in Waltham, Massachusetts" by Rowland H. Barnes &
Co. - Civil Engineers, dated May 1952, and recorded as Plan No. 2231 of 1952 in
Book 8010, Page 143.

The above described parcel contains 0.8 acres, more or less, according to said
plan.

     Said parcel is also shown on a Survey entitled "ALTA/ACSM Land Title
     Survey, Waltham/Weston Corporate Center, 50 Jones Road, Waltham,
     Massachusetts," prepared by Cubellis Saivetz Associates, Zero Campanelli
     Drive, Braintree, Mass., 02184, dated January 17, 2001, and bounded and
     described as follows:

     Beginning at the southeasterly corner of the herein described premises;

     thence running by land of the MBTA by a curve to the left having a radius
     of 1959.37 feet and an arc length of 519 feet, more or less, to a point in
     the centerline of the Stony Brook;

     thence turning and running by the centerline of the Stony Brook and by
     Parcel Two a distance of 590+/- feet, more or less, to a point;

                                        4
<Page>

     thence running by land now or formerly of the Massachusetts Broken Stone
     Company S 60 DEG. 25' 39" W a distance of 100+/-feet, more or less, to the
     point of beginning.

PARCEL V (EASEMENT PARCEL):

Crossing Easement from Massachusetts Bay Transportation Authority as recited in
Easement Agreement dated February 11, 1999, recorded February 22, 1999, in Book
29826, Page 393, and shown on Easement Plan recorded as Plan #163 of 1999, in
Book 29826, Page 392; also shown as "Crossing Easement A" over land in Waltham
on a plan entitled "Lot Layout Plan I, Jones Road Extension, Waltham,
Massachusetts, Issued for Definitive Subdivision Plan Approval, Drawing C-4 of
15," and prepared by Vanasse Hangen Brustlin, Inc., last dated revision August
12, 1998, which plan was recorded with Middlesex South Registry of Deeds as Plan
#162 of 1999, in Book 29826, Page 353.

                                        5
<Page>

                                   EXHIBIT A-1

<Page>

                                                                     EXHIBIT A-1

                                                            SITE PLAN OF COMPLEX

[GRAPHIC]

<Page>

                                   EXHIBIT A-2

<Page>

                                   EXHIBIT __
                               MEASUREMENT METHOD

The measurement method for the building at Waltham Weston Corporate Center shall
be as follows:

The Total Rentable Area of the Building is calculated as the sum of the Rentable
Area of Each Floor of the Building. The Rentable Area of Each Floor of the
Building is calculated by multiplying the Net Usable Area of the floor by the
Rentable Area Factor. The Rentable Area Factor for the building is calculated on
a full building basis by dividing the Gross Floor Area of the Building by the
Net Usable Floor Area of the Building.

The Gross Floor Area of the Building is the sum of the Gross Floor Areas of Each
Floor of the Building. The Gross Floor Area of Each Floor of the Building is
calculated on a full floor basis by measuring each floor from interior face of
exterior glass including all core elements.

The Net Usable Floor Area of the Building is the sum of the Net Usable Floor
Areas of Each Floor of the Building. The Net Usable Floor Area of Each Floor of
the Building is calculated on a full floor basis by deducting from the Adjusted
Gross Floor Area of Each Floor of the Building those building elements which are
used in common with other tenants (or if the building is a single tenant
building, those building elements which would be used in common if the building
were a multi-tenant building) such as building lobby, cafeteria, fitness center,
restrooms, elevator lobbies, mechanical and machine rooms, janitor closets,
loading docks, egress corridors, etcetera.

Where floors are subdivided and require additional corridors, the total rentable
area of the floor will remain constant and the floor area associated with the
additional corridors on the floor will be prorated among the premises on the
floor.

<Page>

                                    EXHIBIT B

<Page>

                                    EXHIBIT B

                         WALTHAM WESTON CORPORATE CENTER
                               OASIS SEMICONDUCTOR
                             PLAN OF LANDLORD'S WORK

Landlord will provide a turn-key buildout of Tenant's Premises substantially in
accordance with the following scope definition and plan dated 12/14/01 attached
hereto. The improvements will be constructed with the building standard
materials described in Exhibit B-1 except as noted below.

2.      PARTITIONS

        a.      Ceiling high partitions will be provided for the following:

                1.    Four (4) offices - 120 SF
                2.    Three (3) offices - 130 SF
                3.    One (1) office - 178 SF
                4.    One (1) Large Conference Room - 350 SF
                5.    One (1) Small Conference Room - 160 SF
                6.    One (1) Small Conference Room - 140 SF
                7.    One (1) Storage Room - 90 SF
                8.    One (1) Resource Center - 220 SF
                9.    One (1) Copy Room - 150 SF
                10.   One (1) Pantry- 100 SF
                11.   One (1) Coat Closet - 20 SF

        b.      Glass sidelights (18") at all office and conference room doors
                (11 each)

3.      Acoustical tile ceiling WITH 2' X 4' OR 2' X 2' PARABOLIC LIGHTING AND
        WITH SPRINKLERS TO MEET CODE REQUIREMENTS FOR LIGHT HAZARD OCCUPANCY

4.      Electric

        c.      One (1) duplex electrical outlet, one (1) double-duplex
                electrical outlet and one (1) telephone outlet per typical
                office, except all offices and conference rooms 150 SF and
                larger to have three (3) electric outlets and two (2) telephone
                outlets. Eight (8) duplex outlets per circuit.

        d.      Power feeds to twenty-six (26) workstations, four (4)
                workstations per circuit.

        e.      Tenant to provide data and telephone wiring to offices and
                workstations.

        f.      Miscellaneous duplex outlets, as reasonably required, in all
                auxiliary space with the exception of the HVAC, electric, heat
                loads and ventilation requirements in excess of the criteria
                specified in Exhibit C Landlord Services.

Oasis Semiconductor - Exhibit B                                                1

<Page>

5.      HVAC

        g.      HVAC as provided in the preliminary Base Building Outline
                Specifications previously furnished.

        h.      Separate zone and exhaust fan for the conference rooms.

6.      Millwork

        i.      Base cabinets and wall cabinets in Pantry, 10 LF.

        j.      Shelf and rod in Coat Closet.

7.      Plumbing

        One (1) sink with waste and hot and cold water in Pantry. Sink and/or
        any plumbing required in Resource Center to be installed at Tenant's
        Cost.

8.      Floor Finishes

        k.      Carpet throughout at allowance of $18/SY of installed area
                (including vinyl base at partitions).

        l.      Vinyl composition tile in Storage Room, Resource Center, Pantry
                and Copy Room.

9.      Structural Reinforcement

        No additional structural requirements beyond that provided by Base
        Building Specifications are included in tenant improvements.

10.     Doors

        All doors will be solid core, wood doors, 3' x 8' and to be equipped
        with passage sets.

Oasis Semiconductor - Exhibit B                                                2

<Page>

                                   EXHIBIT B-1

                         WALTHAM WESTON CORPORATE CENTER
                   BUILDING STANDARDS FOR TENANT IMPROVEMENTS

1.      FLOORING

        Carpet installed in Tenant spaces should meet or exceed 32 ounces per
        square foot.

2.      CEILING

        Ceilings shall be 2'0" x 2'0" reveal edge textured acoustic lay-in tile,
        Celotex LeBaron, or equal. Ceiling height will be 9'0" except in core
        areas.

3.      PARTITIONS
        m.      Interior ceiling partitions (i.e. partitions within a single
                premises) will be 2 1/2" metals studs 24" on center with one
                layer of 5/8" gypsum board on each side. Partition will extend
                from floor to underside of acoustic tile ceiling.
        n.      Demising partitions will be 2 1/2%" metal studs with two layers
                of 5/8" gypsum board on one side and one layer of 5/8" gypsum
                board on the other. Demising partitions will extend from floor
                to underside of structure above, subject to requirements of the
                building air conditioning system, and the partition will be
                filled with 3" compressed fiberglass sound insulation.
        o.      All partitions will have vinyl base 4" high.

4.      DOORS

        p.      All doors within a single premises will be 3'0" x 8'0" solid
                core with stained grade, veneer faces, 1 3/4" thick and shall
                receive two coats of clear polyurethane finish. Door frames will
                be pressed metal. Hardware will include 2 pair of butts, one
                standard duty latch set and one door stop.
        q.      The main entry to the Tenant's space shall consist of one
                entrance door and sidelight. This door will be 3'0" x 8'0",
                solid core with stained grade, veneer faces and shall receive
                two coats of clear polyurethane finish. Hardware will include
                two pair of butts, one lockset, and an exposed door closure.
                Each entrance will have a 1'0" glass sidelight.
        r.      Glass sidelights - frames will be pressed metal, wood, or equal,
                with 18" single pane glazing.

5.      PAINTING AND WALL COVERING
        s.      All wall surfaces shall receive two coats of eggshell finish
                latex paint. Color selection will be made from building standard
                samples with not more than one color per office. Accent colors
                may be used throughout the Premises.

        t.      All door frames within a single premises shall receive two costs
                of semigloss enamel to be selected from building standard
                samples. All interior door frames shall receive two coats of
                clear polyurethane.

6.      WINDOWS AND SUN CONTROL

Oasis - Exhibit B-1(a)                                                         1

<Page>

        u.      All windows will have horizontal blinds in the building standard
                color.
        v.      Any use of black out shades or partitions at the exterior of the
                Premises must be reviewed and approved by Landlord prior to
                installation.

7.      LIGHTING
        Lighting shall be 2' x 2' or 2' x 4', low-brightness three tube
        parabolic reflector fixtures.

8.      ELECTRICAL OUTLETS
        One duplex outlet shall be provided for each 150 square feet of rentable
        space.

9.      TELEPHONE OUTLETS
        One wall location prepared to receive a telephone outlet installation by
        Tenant's telephone company will be provided for each 200 square feet of
        rentable area, each to consist of plaster ring and cable pull string.
        Tenant may substitute floor locations for up to 15% of the number of
        allowed wall location, each floor location to consist of core drilling
        of the floor slab and firerated outlet box meeting code standards.

10.     DRINKING FOUNTAIN
        All floors will have a drinking foundation accessible to all tenants on
        the floor.

11.     FIRE PROTECTION
        Fire protection system to meet all applicable local, state and federal
        codes and regulations.

12.     HEATING AND AIR CONDITIONING
        A complete variable air volume (VAV) system shall be installed to serve
        all areas of the premises, including the installation of a medium
        pressure ring duct. The system shall be compatible with the main base
        building system. Space thermostats and separate zones will be provided
        for approximately each 50 lineal feet of building perimeter and
        approximately each 2,000 square feet of building interior. Any
        thermostats located at an exterior wall shall be insulated.

        Supply air shall be provided through ceiling mounted diffusers. Return
        air will be into a ceiling return air plenum through slots in the light
        fixtures or separate ceiling mounted grills as required.

Oasis Semiconductor - Exhibit B                                                2

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                                    EXHIBIT C
<Page>

                                    EXHIBIT C

                         WALTHAM WESTON CORPORATE CENTER
                             WALTHAM, MASSACHUSETTS

                                LANDLORD SERVICES

I.      CLEANING:

        Cleaning and janitor services as provided below:

        A.      OFFICE AREAS:

                DAILY: (Monday through Friday, inclusive, holidays excepted).

                1.      Empty and clean all waste receptacles and ashtrays and
                        remove waste material from the Premises; wash
                        receptacles as necessary.

                2.      Sweep and dust mop all uncarpeted areas using a
                        dust-treated mop.

                3.      Vacuum all rugs and carpeted areas.

                4.      Hand dust and wipe clean with treated cloths all
                        horizontal surfaces, including furniture, office
                        equipment, window sills, door ledges, chair rails, and
                        convector tops, within normal reach.

                5.      Wash clean all water fountains and sanitize.

                6.      Move and dust under all desk equipment and telephones
                        and replace same (but not computer terminals,
                        specialized equipment or other materials).

                7.      Wipe clean all chrome and other bright work.

                8.      Hand dust grill work within normal reach.

                9.      Main doors to premises shall be locked and lights shut
                        off upon completion of cleaning.

                WEEKLY:

                Dust coat racks and the like.

                QUARTERLY:

                1.      Render high dusting not reached in daily cleaning to
                        include:

                        a)      dusting all pictures, frames, charts, graphs and
                                similar wall hangings.

<Page>

                        b)      dusting of all vertical surfaces, such as walls,
                                partitions, doors and door frames, etc.

                        c)      dusting all pipes, ducts and moldings.

                        d)      dusting of all vertical blinds.

                2.      Spray buff all resilient floors.

        B.      LAVATORIES:

                DAILY: (Monday through Friday, inclusive, holidays excepted)

                1.      Sweep and damp mop.

                2.      Clean all mirrors, powder shelves, dispensers and
                        receptacles, bright work, flushometers, piping and
                        toilet seat hinges.

                3.      Wash both sides of all toilet seats.

                4.      Wash all basins, bowls and urinals.

                5.      Dust and clean all powder room fixtures.

                6.      Empty and clean paper towel and sanitary disposal
                        receptacles.

                7.      Remove waste paper and refuse.

                8.      Refill tissue holders, soap dispensers, towel
                        dispensers, sanitary dispensers; materials to be
                        furnished by Landlord.

                MONTHLY:

                1.      Machine scrub lavatory floors.

                2.      Wash all partitions and tile walls in lavatories.

                3.      Dust all lighting fixtures and grills in lavatories.

        C.      MAIN LOBBIES, ELEVATORS, STAIRWELLS AND COMMON CORRIDORS:

                DAILY: (Monday through Friday, inclusive, holidays excepted).

                1.      Sweep and damp mop all floors, empty and clean waste
                        receptacles, dispose of waste.

                2.      Clean elevators, wash or vacuum floors, wipe down walls
                        and doors.

                3.      Spot clean any metal work inside lobbies.

<Page>

                4.      Spot clean any metal work surrounding building entrance
                        doors.

                5.      Sweep all stairwells and dust handrails.

                MONTHLY:

                1.      All resilient tile floors in public areas to be spray
                        buffed.

        D.      WINDOW CLEANING:

                All exterior windows shall be washed on the inside and outside
                surfaces no less than two (2) times per year.

II.     HVAC:

        A.      Heating, ventilating and air conditioning equipment will be
                provided with sufficient capacity to accommodate a maximum
                population density of one (1) person per one hundred fifty (150)
                square feet of rentable floor area served, and a combined
                lighting and standard electrical load of 4 watts per square foot
                of rentable floor area. In the event Tenant introduces into the
                Premises personnel or equipment which overloads the system's
                ability to adequately perform its proper functions, Landlord
                shall so notify Tenant in writing. If within fifteen (15) days
                Tenant has not modified its use so as not to cause such
                overload, Landlord may, if needed, provide supplemental systems
                at Tenant's expense.

                Operating criteria of the basic system are in accordance with
                the Massachusetts Energy Code and shall not be less than the
                following:

                i)      Cooling season indoor conditions of not in excess of 78E
                        Fahrenheit when outdoor conditions are 88E Fahrenheit
                        drybulb and 74E Fahrenheit wetbulb.

                ii)     Heating season minimum room temperature of 72E
                        Fahrenheit when outdoor conditions are 1E Fahrenheit
                        drybulb.

        B.      Landlord shall provide heating, ventilating and air conditioning
                as normal seasonal charges may require during Normal Building
                Operating Hours (8:00 a.m. to 6:00 p.m., Monday through Friday,
                and 8:00 a.m. to 1:00 p.m. on Saturdays, legal holidays in all
                cases excepted).

                If Tenant shall require air conditioning (during the air
                conditioning season) or heating or ventilating (during any
                season) outside Normal Building Operating Hours, Landlord shall
                use landlord's best efforts to furnish such services for the
                area or areas specified by written request of Tenant delivered
                to the Building Superintendent or the Landlord before 3:00 p.m.
                of the business day preceding the extra usage. For such
                services, Tenant shall pay Landlord, as additional rent, upon
                receipt of billing, a sum equal to the cost actually incurred by
                Landlord as

<Page>

                reasonably calculated by Landlord's engineers, pro-rated if more
                than one tenant is requesting service.

III.    ELECTRICAL SERVICES:

        A.      Landlord shall provide electric power for a combined load of 4.0
                watts per square foot of useable area for lighting and for
                office machines through standard receptacles for the typical
                office space.

        B.      Landlord, at its option, may require separate metering and
                direct billing to Tenant for the electric power required for any
                special equipment (such as computers and reproduction equipment)
                that requires either 3-phase electric power or any voltage other
                than 120, or for any other usage in excess of 3.5 watts per
                square foot.

        C.      Landlord will furnish and install, at Tenant's expense, all
                replacement lighting tubes, lamps and ballasts required by
                Tenant. Landlord will clean lighting fixtures on a regularly
                scheduled basis at Tenant's expense.

IV.     ELEVATORS:

        Provide passenger elevator service.

V.      WATER:

        Provide hot water for lavatory purposes and cold water for drinking,
        lavatory and toilet purposes.

VI.     BUILDIING DIRECTORY:

        Provide a building directory.

VII.    CARD ACCESS SYSTEM:

        Landlord will provide a card access system at one entry door of the
        building. Tenant may, at its sole cost and expense, install a security
        system for its premises provided that such installation does not
        interfere with Landlord's security system.

VIII.   NON-SMOKING BUILDING:

        The building shall be a non-smoking building, and Landlord shall use
        reasonable efforts to discourage smoking at the front entrance to the
        building.

<Page>

                                    EXHIBIT D

<Page>

                                                                   EXHIBIT D
                                                                   FLOOR PLAN

[GRAPHIC]

<Page>

                                    EXHIBIT E

<Page>

                                    EXHIBIT E

               DECLARATION AFFIXING THE COMMENCEMENT DATE OF LEASE

THIS AGREEMENT made this______ day of ______, 200_, by and between STONY BROOK
ASSOCIATES LLC (hereinafter "Landlord") and OASIS SEMICONDUCTOR, INC.
(hereinafter "Tenant").

                                WITNESSETH THAT:

        1.      This Agreement is made pursuant to Section 2.4 of that certain
Lease dated __________, 2001 between the parties aforenamed as Landlord and
Tenant (the "Lease").

        2.      It is hereby stipulated that the Lease Term commenced on ______,
(being the "Commencement Date" under the Lease), and shall end and expire on
_______, unless sooner terminated or extended, as provided for in the Lease.

        WITNESS the execution hereof under seal by persons hereunto duly
authorized, the date first above written.

                                  LANDLORD:

                                  STONY BROOK ASSOCIATES LLC

                                  By: Jones Road Development Associates LLC, a
                                      managing member

                                      By: Boston Properties Limited Partnership,
                                          a managing member

                                          By:  Boston Properties, Inc., its
                                               general partner

                                               By:
                                                  ------------------------------
                                               Name:
                                                    ----------------------------
                                               Title:
                                                     ---------------------------

                                  TENANT:

                                  OASIS SEMICONDUCTOR, INC.

                                  By:
                                     ----------------------------
                                  Name:
                                       --------------------------
                                  Title:
                                        -------------------------

<Page>

                          COMMONWEALTH OF MASSACHUSETTS

COUNTY OF SUFFOLK                                     ____________________, 200_

        Then personally appeared before me the above-named ___________, as
____________ of Stony Brook Associates LLC as aforesaid, who acknowledged the
foregoing instrument to be his free act and deed as such officer and the free
act and deed of said limited liability company.

                                         ---------------------------
                                         NOTARY PUBLIC
                                         My Commission Expires:

                          COMMONWEALTH OF MASSACHUSETTS

COUNTY OF ________________                            ____________________, 200_

        Then personally appeared before me the above-named _____________, as
___________ of Oasis Semiconductor, Inc. as aforesaid, who acknowledged the
foregoing instrument to be his/her free act and deed as such officer and the
free act and deed of said corporation.

                                         ---------------------------
                                         NOTARY PUBLIC
                                         My Commission Expires:

                                       -2-
<Page>

                                    EXHIBIT F

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