Document:

EX-10.21

 Exhibit 10.21 

***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
 COMMERCIAL LICENCE AGREEMENT 

THIS AGREEMENT is made the 2nd day of September 2013 (the “Effective Date”) 

By and between: 
 PLANT BIOSCIENCE LIMITED, a company
registered in England whose registered office is at Norwich Research Park, Colney Lane, Norwich NR4 7UH, England (hereinafter “PBL”) and 

DICERNA PHARMACEUTICALS, INC., a company registered in the USA whose registered office is at 480 Arsenal Street, Watertown, MA 02472, USA (hereinafter
“DICERNA”). 
 PBL and DICERNA shall also be referred to singly as “Party”; 

and PBL and DICERNA collectively as “Parties”. 

WHEREAS, PBL owns US Patent Numbers 8,097,710, 8,258,285, 8,263,569, 8,299,235 and 8,349,607 and US Patent Application Serial Numbers 11/013,531 and
12/508,476; 
 WHEREAS, DICERNA wishes to obtain a
nominated-target-limited, worldwide, non-exclusive, fee-bearing, licence under certain of
PBL’s patents for use in human therapeutics as set out in this Agreement; and 
 WHEREAS, PBL is willing to grant such a licence to DICERNA
subject to the terms and conditions hereof, the sufficiency of which is hereby acknowledged. 
 NOW THEREFORE, the Parties agree as follows:

  

	1	DEFINITIONS 

  

	1.1	“Affiliate(s)” shall mean any company controlling, controlled by or under common control with a Party to this Agreement, “control” meaning in this context the direct or indirect ownership of
more than fifty percent (50%) of the voting rights of a company, or the power to nominate more than half of the directors, or the power otherwise to determine the policy of a company or organisation. For the purpose of this Agreement each Party
declares to act not only for itself but also in the name and on behalf of its Affiliates, which therefore shall be deemed to be bound by the terms and conditions contained herein. For purposes of clarity, the Institute is a shareholder in PBL.

  

	1.2	“Confidential Information” shall have the meaning provided in Section 6.1. 

  

	1.3	“FDA” shall mean the United States Food and Drug Administration or any successor agency thereto. 

  

	1.4	“Fiscal Year” shall mean twelve (12) months from 1st January to 31st December. 

  

	1.5	“Half Year” shall mean six (6) months from 1st January to 30th June and 1st July to 31st December. 

  
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	1.6	“Institute” shall mean the Sainsbury Laboratory, a company and registered charity located in Norwich, UK. 

  

	1.7	“IND” shall mean an Investigational New Drug Application filed with the FDA. 

  

	1.8	“License” shall have the meaning provided in Section 2.1. 

  

	1.9	“Licensed Intellectual Property” shall mean US Patent Numbers 8,097,710, 8,258,285, 8,263,569, 8,299,235 and 8,349,607 and US Patent Application Serial Numbers 11/013,531 and 12/508,476 and any patents
issuing thereupon, including any continuations, divisionals, continuations-in-part, substitutions, reissues, re-examinations,
renewals, continued prosecution applications, foreign counterparts and/or extensions of any of the foregoing. 

  

	1.10	“Licensed Field” shall mean the diagnosis, prevention and treatment of disease in humans. 

  

	1.11	“Licensed Product” shall mean any product incorporating, or designed to deliver to the human body, an SRM, the use, research, development, testing, manufacture, importation, offering for sale or sale of
which in the United States would infringe a Valid Claim, but for a license granted under the Licensed Intellectual Property. 

  

	1.12	“Net Sales” shall mean [***]. 

  

	1.13	“NDA/BLA Filing” shall mean the New Drug Application or Biological License Application filed in the United States with the FDA 

 

	1.14	“Phase I” shall mean a clinical study with a Licensed Product which is the first dose in humans in the United States. 

 

	1.15	“Phase III” shall mean a clinical study with a Licensed Product which is the first dose in humans in a pivotal study in the United States designed as a basis for a NDA/BLA filing. 

 

	1.16	“Second Indication” shall mean a second marketing approval for a specific disease entity with respect to a Licensed Product allowed by the FDA as evidenced by an addition to the product labelling on the
package insert. 

  

	1.17	“SRM” shall mean a short RNA molecule or molecules nominated by DICERNA in accordance with Section 2.2 hereof. Such SRM will be designed to target and modify the expression of a human gene or
genes, where such human gene or genes may be any genes selected from across the human genome and may contain a single short RNA molecule or the combination of two such short RNA molecules. Such SRM may comprise an SRM series to provide for lead drug
candidate and back-up drug candidate (including different formulations, siRNA sequences or siRNA modifications) addressing the same human gene target. Without limitation to the foregoing and for purposes of
clarity, an SRM may comprise short RNA molecules designed to target [***]. 

  

	1.18	“Term” shall have the meaning provided in Section 8.1. 

  

	1.19	 “Valid Claim” shall mean a claim of a patent application or an issued and unexpired patent within the Licensed Intellectual Property
that has not been held unpatentable, revoked, unenforceable or invalid by a decision of a court or other governmental agency of competent 

  
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jurisdiction, unappealable or unappealed within the time allowed for appeal, and that has not been admitted to be invalid or unenforceable through reissue, disclaimer or otherwise. If a claim of
a pending patent application within the Licensed Intellectual Property has not issued as a claim of an issued patent within [***] after the earliest priority date for such claim, such claim shall cease to be a Valid Claim unless and until such claim
becomes an issued claim of an issued patent. 

  

	2	GRANT OF RIGHTS 

  

	2.1	For the Term, and subject to the terms and conditions of this Agreement, PBL hereby grants to DICERNA and its Affiliates, a non-exclusive,
world-wide, sublicensable (subject to Section 2.3) license under the Licensed Intellectual Property to (i) use, sell, offer for sale, make, have made, import, export and otherwise dispose of Licensed
Products in the Licensed Field and (ii) to engage in the research, screening, discovery, development and testing in connection with the Licensed Products in the Licensed Field (“License”). The License expressly excludes
DICERNA’s and its Affiliates’ provision of any services to third parties; production and/or sale of kits, diagnostic products or research reagents; products for non-human animal health, agriculture
or other industrial applications outside of the Licensed Field. 

  

	2.2	During the term, DICERNA may nominate [***] SRM(s), by written notice specifying such SRM(s) to PBL at any time prior to an IND being filed for such SRM(s) by DICERNA. Notwithstanding the foregoing, DICERNA shall
nominate [***] within [***] of the Effective Date. Subject to payment by DICERNA of the relevant fees and royalties as detailed in Article 3 below, the Licence will come into effect for such nominated SRM(s). Where a nominated SRM designates [***]
then such Licence will be only to all product forms that employ [***] may claim benefit from any fees already paid under this Agreement. 

  

	2.3	DICERNA shall have the right, in respect of any Licensed Product, to sublicense the License to a third party development and/or commercialisation partner, always subject to the payment of the fees and royalties detailed
in Article 3 below, provided that DICERNA shall not have the right to enter into a transaction the sole purpose of which is to grant a third party access to the Licensed Intellectual Property. Such sublicenses shall be by written agreement between
DICERNA and the sublicensee and shall include applicable obligations on the sublicensee which are equivalent to the obligations on DICERNA under this Agreement. DICERNA shall notify PBL in writing within [***] of entering into any such sublicense
agreement, identifying the sublicensee and the number of Licensed Product(s) involved. DICERNA shall be liable to PBL in respect of any sublicensee act(s) resulting in a breach of this Agreement as if it had been a breach by DICERNA of its
obligations under this Agreement. DICERNA shall promptly notify PBL of any such breach of which DICERNA is aware by a DICERNA sublicensee of any of its obligations under any such sublicense and shall take all necessary steps at its own expense to
enforce the terms of the sublicense. 

  

	2.4	DICERNA and its sublicensees shall conspicuously display, to the extent such display does not conflict with any rules or requirements of regulatory authorities, in printed form: (a) directly on all packages
containing any Licensed Products to be sold or transferred to third parties, (b) directly on all literature accompanying Licensed Products to be sold or transferred to third parties, and (c) directly on all websites concerning Licensed
Products, the following notice: 

 THESE MATERIALS ARE COVERED UNDER US PATENT 8,097,710, 8,258,285, 8,263,569 and 8,299,235
{amend as appropriate with the grant of further patents}. THE PURCHASE OF THESE MATERIALS CONVEYS NO LICENSE UNDER SAID PATENTS OTHER THAN TO UTILIZE THE MATERIALS FOR THE PURPOSE FOR WHICH THEY ARE SOLD. 

  
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	2.5	The size and position of the notice, as laid out in Section 2.4, shall be within applicable industry standards. DICERNA shall submit a sample of the notice and clearly indicate with photographic or photocopy
evidence the position and size of the above mentioned notice on the packaging, literature and website. 

  

	2.6	No licence, whether expressed or implied, is granted to any intellectual property other than the Licensed Intellectual Property. Without prejudice to the generality of the foregoing PBL reserves all rights under the
Licensed intellectual Property outside the Licensed Field. 

  

	2.7	DICERNA shall not be responsible for any cost or expenses with the filing, prosecution or maintenance of the Licensed Intellectual Property. PBL shall promptly inform DICERNA in writing if PBL discontinues the
prosecution or maintenance of any patents or patent applications within the Licensed Intellectual Property. In addition, as between DICERNA and PBL, PBL shall be solely responsible, at its sole discretion, cost and expense, for defending any
Licensed Intellectual Property. 

  

	3	LICENCE FEES 

  

	3.1	In consideration of the License, DICERNA shall pay to PBL a one-time, non-refundable,
non-creditable signature fee of [***]. Such fee shall be payable on the Effective Date. 

  

	3.2	DICERNA shall pay to PBL, starting from the Effective Date, the following fees upon reaching the corresponding milestone events for each and every Licensed Product but only once for each and every Licensed Product and
only when such event occurs in the US, except as noted in Section 3.9: 

  

	 	3.2.1	DICERNA shall pay to PBL a non-refundable Target Nomination Fee of [***] nominated by DICERNA, provided that nothing in this Agreement obligates DICERNA to nominate additional
SRMs after the first nomination. 

  

	 	3.2.2	DICERNA shall pay to PBL a non-refundable fee of [***]; 

  

	 	3.2.3	DICERNA shall pay to PBL a non-refundable fee of [***]; 

  

	 	3.2.4	DICERNA shall pay to PBL a non-refundable fee of [***]; 

  

	 	3.2.5	DICERNA shall pay to PBL a non-refundable fee of [***]; 

  

	 	3.2.6	DICERNA shall pay to PBL a non-refundable [***]. 

  

	3.3	All payments detailed in Sections 3.1 and 3.2 shall be non-refundable and non-creditable against royalties or any other payments or
expenses made or incurred by DICERNA. 

  
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	3.4	In consideration of the Licence, DICERNA shall pay to PBL a royalty of [***] of Net Sales. 

  

	3.5	DICERNA shall advise PBL in writing within [***] after (a) any event causing a payment under Section 3.1 (milestones) to become due and (b) the first commercial sale of a Licensed Product by DICERNA or
its Affiliates and/or sublicensee(s). 

  

	3.6	Within [***] after the end of each Half Year (of which time shall be of the essence) during which sales of Licensed Products have occurred, DICERNA shall provide to PBL a written report of Net Sales during such Half
Year. The report shall contain the determination, on a per Licensed Product basis, of all royalties due to PBL pursuant to Section 3.4. 

  

	3.7	Following receipt of the reports pursuant to Section 3.6 DICERNA shall make the royalty payments then due, subject to receipt of PBL’s invoice, within [***] of the date of said invoice(s). Payments shall be
made by direct transfer into PBL’s bank account the details of which shall be provided on the relevant invoices prepared by PBL. 

  

	3.8	If on the Effective Date one or more of the events listed in Section 3.1 have already taken place. DICERNA shall pay all fees under Section 3.1 in respect of such milestone events, including without limitation
the corresponding Target Nomination Fees, due on the Effective Date, provided that upon such payment the License will be deemed to apply prior to the Effective Date to any Licensed Product for which payment has been made. 

 

	3.9	If any events listed in Section 3.1 are conducted outside of the United States, all fees applicable under Section 3.1, including, without limitation the corresponding Target Nomination Fees if not already
paid, shall become due upon the first such milestone event occurring in the United States. 

  

	3.10	Payments under this Agreement are exclusive of VAT (to the extent applicable) or any other taxes or duty. All income taxes imposed on DICERNA’s sale of Licensed Products shall be borne by DICERNA, and all income
taxes imposed on PBL in respect of royalty, milestone or other payments received by PBL under this Agreement will be borne by PBL. To the extent that any applicable law requires DICERNA to deduct and withhold any income or other taxes on any
royalty, milestone or other payment, DICERNA shall deduct and withhold such taxes, and shall provide PBL with copies of receipts from the competent tax authorities as evidence of payment of such taxes. 

 

	3.11	Without prejudice to PBL’s rights under Article 8 (Termination), if DICERNA fails to pay for at least [***] any sum due, PBL may terminate this Agreement and, in whole or in part, the grant of rights made herein,
upon written notice to DICERNA, provided that PBL first provide DICERNA written notice of non-payment and the opportunity to cure such non-payment pursuant to
Section 8.3. 

  

	3.12	DICERNA shall not be entitled to any refund or rebate of the sums paid in accordance with this Article 3 under any circumstances. 

  

	3.13	Notwithstanding any other remedy available to PBL under the provisions of this Agreement or otherwise, if any sum or money owed to PBL hereunder is not paid when due, PBL shall charge interest on any and all such late
payments of the lesser of (a) [***], or (b) the maximum allowed under applicable law. 

  
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	4	REPORTS AND AUDITS 

  

	4.1	The obligation to pay royalties under this Agreement shall be imposed only once with respect to any sale of any Licensed Product, regardless of the number of patents or Valid Claims that may cover the Licensed Product.

  

	4.2	Within [***] of the end of each Fiscal Year for which this Agreement remains in force, DICERNA shall provide a written report to PBL to keep PBL informed of DICERNA’s and its Affiliates’ and sublicensees’
progress on the use of Licensed Intellectual Property and progress towards clinical trials, regulatory submissions and sales of Licensed Products and plans for the coming Fiscal Year. The Parties agree that timely provision of reports due under this
Agreement is of the essence for continuation of this Agreement. Such report shall be considered Confidential Information of DICERNA. 

  

	4.3	DICERNA shall keep, and shall cause its Affiliates and sublicensees to keep, books and records of sales and Net Sales for Licensed Products for each and every Half Year in sufficient detail to permit PBL to confirm the
accuracy of DICERNA’s royalty calculations, including, without limitation, all sales of any and all Licensed Products. At PBL’s request, DICERNA shall permit an independent Certified Public Accountant appointed by PBL and reasonably
acceptable to DICERNA to examine, not more often than once during any Fiscal Year during normal business hours and under appropriate confidentiality provisions, upon reasonable notice of at least [***], such records solely to the extent necessary to
verify DICERNA’s calculations. Such records shall be kept and examination thereof shall be limited to a period of time no more than [***] immediately preceding the request for examination. In no case shall any request for examination include a
year prior to the year in which the first payment under Section 3.2.5 occurs. 

  

	4.4	The audit of DICERNA’s record shall be at the cost of PBL, provided that, if a net aggregate underpayment by DICERNA of more than [***] is found, DICERNA shall be obligated to reimburse PBL for the reasonable out-of-pocket expenses incurred by PBL in conduct of the audit. 

  

	5	REGULATORY APPROVALS 

  

	5.1	To the extent governmental and other statutory approvals are required for DICERNA’s activities under this Agreement. DICERNA shall have the exclusive right and obligation to seek such approvals. 

 

	6	CONFIDENTIALITY PROVISIONS 

  

	6.1	 “Confidential Information,” as used herein, shall mean any information of the disclosing Party which is, or should be, by its nature
or substance reasonably understood or considered by the receiving Party to be of confidential or proprietary nature or is expressly identified by the disclosing Party as confidential or proprietary; in the case of oral information, the disclosing

  
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Party may - without being obligated to do so - within four (4) weeks after the date of disclosure confirm in
writing that the information so disclosed was of confidential nature. Confidential Information shall include, but not be limited to, trade secrets, any information both of commercial or technical character relating to material, models,
specifications, formulae, data, designs, know-how, inventions, apparatuses, methods, processes, techniques, drawings, recipes, methods of manufacture, prices, contractual information, capacities and/or
accounting of materials, and non-public material itself. 

  

	6.2	The Parties undertake to: 

 (a) to keep strictly confidential any and all Confidential
Information received under this Agreement and not to make it available to any third party; and 
 (b) to use the Confidential Information
only for the purpose of exercising its rights or performing its obligations under this Agreement; 
 with the proviso that DICERNA may
disclose Confidential Information of PBL to Affiliates, sublicensees, collaboration partners and/or marketing partners with the aim to fulfil the purpose of this Agreement on a
need-to-know basis and under confidentiality terms commensurate in scope with the confidentiality terms defined in this Agreement. 

 

	6.3	The Parties shall limit the disclosure of the Confidential Information to those of its employees and its Affiliates’ employees who are required to have the Confidential Information for the purpose of this Agreement
and who are under commitments of confidentiality commensurate in scope with this Agreement as far as legally permissible, and shall in general maintain the same degree of secrecy with respect to their own operation, and confidential information of
similar importance. 

  

	6.4	The receiving Party may disclose Confidential Information received from the disclosing Party to receiving Party’s consultants on a
need-to-know basis, subject to confidentiality terms consistent with this Agreement. To any extent a Party is to be compelled to disclose Confidential Information by
operation of law, such as in the context of a legal action or proceedings or discovery therein, such Party shall be permitted to make such disclosure, provided such Party promptly notifies the other Party and provides full cooperation in all
reasonable, lawful means to overcome or limit the compelled disclosure, including without limitation the seeking and obtaining of a suitable protective order. 

  

	6.5	The foregoing obligations shall not apply to any Confidential Information, which can be proved by the receiving Party: 

  

	 	a.	was of public knowledge at the date of its disclosure by the disclosing Party; 

  

	 	b.	has become of public knowledge after the disclosure by the disclosing Party through no default of this Agreement by the receiving Party; 

 

	 	c.	was in its possession prior to the disclosure by the receiving Party, and the receiving Party had the right to make such disclosure; 

  
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	 	d.	to be independently developed by the receiving Party without reference to or use of the disclosing Party’s Confidential Information; or 

 

	 	e.	has become legally available to the receiving Party from any third party, which was in lawful possession thereof and had the right to make such disclosure; and/or 

 

	 	f.	has to be disclosed on the basis of legal requirements. 

  

	6.6	For the purposes of the foregoing exceptions (a) to (f), Confidential Information transmitted by the disclosing Party to the receiving Party under this Agreement shall not be deemed to be within the exceptions
merely because it is embraced by general disclosures, which are known or in the possession of the receiving Party. Further, a combination of measures or elements of Confidential Information transmitted under this Agreement shall not be within the
foregoing exceptions (a) to (f) if only individual measures or elements of Confidential Information were known to or in the possession of the receiving Party, unless the combination itself is covered by the above specified exceptions.

  

	6.7	Without prejudice to the generality of the confidentiality terms set forth above, the Parties agree that the financial terms and conditions set out in this Agreement are the Confidential Information of each Party and
shall not to disclose it to any person except to such of its employees who need to know the same for the purposes of this Agreement or to legal, financial or business consultants, actual or potential investors in the company who will be bound by a
written obligation of confidentiality at least as protective as the confidentiality terms in this Agreement. In addition, PBL may be permitted to make selected, limited disclosure, also under confidentiality, as set forth in Section 14.6.

  

	6.8	The confidentiality obligations in this Article 6, as far as not subject to the exceptions specified in Section 6.5 above, shall survive termination of this Agreement and be enforceable for five (5) years
after termination of this Agreement. 

  

	7	WARRANTIES & LIMITATION OF LIABILITY 

  

	7.1	PBL represents and warrants to DICERNA that it exclusively owns the Licensed Intellectual Property, has the right to grant the Licence as set forth in this Agreement. 

 

	7.2	PBL represents and warrants to DICERNA that it has full power and authority to enter into this Agreement, and that to PBL’s knowledge, the Licensed Intellectual Property is valid and enforceable. 

 

	7.3	Except as otherwise provided herein, PBL gives no warranty or representation as to the enforceability, validity, novelty, non-obviousness, inventiveness, non-infringement, or scope of claims of any of the Licensed Intellectual Property or its suitability for any particular purpose. All implied terms, conditions and warranties, statutory or otherwise, which might
otherwise by operation of law be incorporated into this Agreement are hereby expressly excluded insofar as is permitted by law. 

  

	7.4	DICERNA GIVES NO WARRANTY OR REPRESENTATION, EITHER EXPRESS OR IMPLIED, THAT IT WILL BE ABLE TO SUCCESSFULLY DEVELOP OR COMMERCIALIZE ANY LICENSED PRODUCT OR, IF COMMERCIALIZED, THAT ANY SUCH LICENSED PRODUCT WILL
ACHIEVE ANY PARTICULAR SALES LEVEL OR THAT IT WILL DEVOTE ANY LEVEL OF DILIGENCE OR RESOURCES TO COMMERCIALIZE ANY SUCH LICENSED PRODUCT. 

  
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	7.5	NEITHER PARTY WILL HAVE ANY LIABILITY TO THE OTHER PARTY FOR ANY LOSS OF PROFITS, REVENUE OR GOODWILL OR ANY OTHER TYPE OF SPECIAL, INDIRECT, INCIDENTAL, SPECIAL OR CONSEQUENTIAL LOSS SUFFERED BY SUCH OTHER PARTY,
EXCEPT TO THE EXTENT THAT SUCH LOSS RESULTS FROM BREACH OF CONFIDENTIALITY OR THE WILFUL MISCONDUCT OR GROSS NEGLIGENCE OF A PARTY, EVEN IF SUCH PARTY IS ADVISED OF THE POSSIBILITY OF SUCH LIABILITY. 

 

	7.6	Except for PBL’s obligation to indemnify DICERNA under Section 7.8, PBL’s entire liability to DICERNA for loss or damage, including related expenses and legal costs, arising from a breach of this
Agreement shall be limited to [***]. 

  

	7.7	DICERNA and its Affiliates shall indemnify, defend and hold harmless PBL and the Institute and their respective trustees, officers, employees and Affiliates from and against all
third-party claims and expenses, including legal expenses and reasonable attorneys’ fees (“Claims”), arising out of (i) the death or injury to any person or persons or out of any
damage to property in connection with any Licensed Product; and (ii) the activities of DICERNA or its Affiliates or sublicensees under this Agreement, including the use, manufacture, development and commercial exploitation of any and all
Licensed Product(s), and further including any such Claims directed to any infringement or misappropriation of third party-intellectual property rights, except to the extent any Claim for any of the foregoing
is caused by the inaccuracy of any representation or breach of warranty made by PBL in this Agreement or arises out of or relates to the negligence or wilful misconduct of PBL. DICERNA agrees to carry suitable commercial insurance to cover its
obligations under this Section 7.7. 

  

	7.8	PBL shall indemnify, defend and hold harmless DICERNA and its Affiliates from and against all Claims arising out of (i) the inaccuracy of any representation or breach of warranty made by PBL in this Agreement, or
(ii) breach of this Agreement by PBL. 

  

	7.9	The Parties represent and warrant that there are no outstanding agreements, assignments, or encumbrances inconsistent with the provisions of this Agreement. 

 

	8	TERM AND TERMINATION 

  

	8.1	This Agreement shall commence on the Effective Date and, unless terminated earlier as hereinafter provided, shall expire, on a
country-by-country basis in each country in which the Licensed Product is used, provided, manufactured or sold, upon the date of the last to expire applicable Valid
Claim, with it understood that during the term of any patent term extension or patent term adjustment of any issued patent in the Licensed Intellectual Property, there is no expiration of such patent (“Term”). 

 

	8.2	 DICERNA may terminate this Agreement at any time for convenience by giving PBL no less than [***] notice in writing stating the reasons for its
decision to terminate. DICERNA shall, 

  
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on or before the date of actual termination of this Agreement in accordance with this Section 8.2, if so requested by PBL, participate in a meeting with PBL’s representative(s) for
explaining fully and in good faith the reasons for its decision to terminate. 

  

	8.3	Either Party may elect to terminate this Agreement if the other Party is in material breach of any of the terms in this Agreement (the “Defaulter”), including without limitation the late payment of any
of the fees. If the breach can be remedied, the Party with the right to terminate shall give the Defaulter not less than [***] written notice specifying the breach and requiring it to be remedied, and if the Defaulter fails to remedy the specified
breach the Agreement shall terminate on the date specified in the written notice. A breach of any term of this Agreement by an Affiliate or sublicensee of DICERNA shall be considered a breach by DICERNA. 

 

	8.4	Termination of this Agreement for any reason shall not bring to an end the liability of DICERNA to pay any and all sums due and owing from DICERNA under this Agreement at the date of termination. 

 

	8.5	Notwithstanding termination of this Agreement for any reason, Articles 1, 3 (to the extent any amounts are due and payable), 6, 9, 11, 12 and 14 and Sections 4.3, 4.4, 7.3, 7.4, 7.6, 7.7, 7.8, 7.9, 7.7, and 8.5 shall
continue in full force and effect. 

  

	9	SEVERABILITY 

  

	9.1	If any provision of this Agreement becomes invalid or unenforceable, such invalidity or un-enforceability shall not affect the other portions of this Agreement, which shall remain
in full force and effect provided that the basic intent of the Parties is preserved. The Parties shall in good faith negotiate substitute provisions to replace the invalid or unenforceable provisions, which reflect the original intentions of the
Parties as closely as possible. 

  

	10	ASSIGNABILITY 

  

	10.1	This Agreement shall be binding on the Parties hereto and neither Party shall be entitled to assign any of its rights and obligations under this Agreement to any third party or a successor without the prior written
consent of the other Party, not to be unreasonably withheld, delayed or conditioned. 

  
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	11	NOTICES 

  

	11.1	Notices, invoices, communications, and payments hereunder shall be deemed made given by registered or certified envelope, postage prepaid and addressed to the Party to receive such notice, invoice or communication at
the address given below, or such other address as may hereafter be designated by notice in writing. 

  

			
	DICERNA	    	PBL
		
	 David W. Miller, PhD

or Business Development Department
	    	Managing Director
	Dicerna Pharmaceuticals Inc.	    	Plant Bioscience Limited
	480 Arsenal Street	    	Norwich Research Park
	Watertown	    	Colney Lane
	MA 02472	    	Norwich NR4 7UH
	USA	    	UK
	Fax: +1-617-252-0927	    	Fax: +44 1603 456552

  

	12	APPLICABLE LAW AND VENUE 

  

	12.1	This Agreement and any disputes arising from any breach of its terms shall be governed by the laws in effect in the State of New York, United States. All disputes arising from or in connection with this Agreement shall
be resolved only in accordance with Sections 12.2 and 12.3. 

  

	12.2	The Parties shall in the first instance endeavour to resolve any disputes arising from any breach of this Agreement by mutual agreement through good faith discussions. 

 

	12.3	Failing resolution under Section 12.2 within sixty (60) days of such good faith discussions commencing either Party shall be entitled to only refer the matter to be resolved by binding arbitration conducted in
accordance with the Expedited Arbitration Rules of WIPO. If PBL initiates arbitration, such arbitration shall be in Boston, Massachusetts, United States, and if DICERNA initiates arbitration, such arbitration shall be in England, and the Parties
submit themselves to the jurisdiction of such arbitration and the arbitrators of such arbitration. Any arbitration award shall not be appealable in any forum, and may be filed in any suitable court of competent jurisdiction so it may be made a
judgment or enforced. There shall be no other action or proceeding before any executive, legislative, or judicial body or court with regard to any dispute arising from or in connection with this Agreement, except where a Party seeks equitable or
injunctive relief. 

  

	13	PUBLICITY 

  

	13.1	Within two (2) weeks following the signature of this Agreement, the Parties will agree on the content and timing of disclosure of a public announcement that the Parties have entered into this Agreement, before
issuing any other first press release or making any other first public announcement with respect to this Agreement (except as required by any applicable laws or regulatory requirement). The Parties agree to make such agreed first public announcement
no later than two (2) months following the Effective Date. Notwithstanding the foregoing, absent mutual agreement by such date on the content of such announcement, each Party may publicise that it has entered into a non-exclusive license agreement with the other Party in respect of the Licensed Intellectual Property in the field of human therapeutics, for undisclosed financial terms. 

  
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Commission. Confidential Treatment Requested Under 
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C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

	14	FINAL PROVISIONS 

  

	14.1	Each Party shall inform the other Party of its intention to file a voluntary petition in bankruptcy or of another’s intention to file an involuntary petition in bankruptcy to be received by the other Party in
writing at least [***] prior to filing such a petition. A Party’s filing without conforming to this requirement shall be deemed a material, pre-petition incurable breach of the present Agreement, whereby
this Agreement shall immediately terminate. 

  

	14.2	The failure or delay of either Party to enforce at any time any provision of this Agreement or to require performance by the other Party of any provision hereof shall not be considered to be a waiver of such provision
and shall not in any way affect the validity of this Agreement or any part thereof, or the right of such Party to thereafter enforce each and every such provision, nor shall the waiver by either Party of a breach or default of any of the provisions
hereof by the other be construed as a waiver of any succeeding breach of the same or any other provision hereof. 

  

	14.3	No amendments or modifications of this Agreement shall be effective unless made in writing and signed by authorised representatives of both Parties. The headings provided in this Agreement are for convenience only and
will not be used in interpreting or construing this Agreement. 

  

	14.4	The Parties are and at all times will be and remain independent contractors as to each other, and at no time will either Party be deemed to be the agent or employee of the other or have the ability to bind the other. No
joint venture, partnership, agency, or other relationship will be created or implied as a result of this Agreement. 

  

	14.5	This Agreement may be executed in several counterparts, each of which will constitute an original and all of which, when taken together, will constitute one and the same agreement. 

 

	14.6	PBL has represented to DICERNA that it has an obligation to other licensees of the Licensed Intellectual Property to report certain terms and conditions of this Agreement. Upon written request by these other licensees
for such a report, PBL will provide the information summarized in Appendix A, attached hereto, and no other information. DICERNA will he provided copies of written requests from other licensees regarding this Agreement as well as on PBL’s
response to such requests. 

  
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C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

	15	SIGNATURES 

 For and on behalf of PLANT BIOSCIENCE LIMITED 

 

			
	 /s/ A J S Chojecki

	Name:	 	A J S Chojecki
	Position:	 	Managing Director
	Date:	 	9th September 2013

 For and on behalf of DICERNA PHARMACEUTICALS, INC. 
  

			
	 /s/ Douglas M. Fambrough

	Name:	 	Douglas M. Fambrough
	Position:	 	President, CEO
	Date:	 	9/4/2013

  
 Page 13 of 13EX-10.22

 Exhibit 10.22 

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Commission. Confidential Treatment Requested Under 
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C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

			
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 LEASE AGREEMENT 

THIS LEASE AGREEMENT is made as of this 14th day of March, 2008, between ARE-480 ARSENAL STREET, LLC, a Delaware limited liability
company (“Landlord”), and DICERNA PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 

BASIC LEASE PROVISIONS 
  

			
	Address:	  	480 Arsenal Street, Watertown, Massachusetts
		
	Premises:	  	That portion of the Project, containing approximately 14,108 rentable square feet, as reasonably determined by Landlord, and located in the portion of the Project known as “Area B,” as said Premises are shown on Exhibit
A.
		
	Project:	  	The real property on which the building (the “Building”) in which the Premises are located, together with all improvements thereon and appurtenances thereto as described on Exhibit B.
		
	Rentable Area of Premises:	  	Approximately 14,108 square feet.
		
	Rentable Area of Project:	  	Approximately 140,744 square feet.
		
	Base Rent:	  	$[***] per month, subject to adjustment as provided in Section 4, and subject to amendment in the event that Tenant exercises the Expansion Right pursuant to and in accordance with the requirements of Section
39.
		
	Rent Adjustment Percentage:	  	[***]%.
		
	Tenant’s Share of Operating Expenses:	  	[***]%.
		
	Security Deposit:	  	$208,680.85.
		
	Target Commencement Date:	  	August 15, 2008.
		
	Rent Commencement Date:	  	Commencement Date.
		
	Base Term:	  	Beginning on the Commencement Date and ending 60 months from the first day of the first full month of the Term (as defined in Section 2) hereof.
		
	Permitted Use:	  	Research and development laboratory, related office and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of Section 7 hereof.

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
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C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

			
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	 Address for Rent Payment:
 P.O. Box
79840
 Baltimore, MD 21279-0840
	  	 Landlord’s Notice Address:
 385 East
Colorado Boulevard, Suite 299
 Pasadena, CA 91101
 Attention:
Corporate Secretary

		
	 Tenant’s Notice Address:
 Dicerna
Pharmaceuticals, Inc.
 790 Memorial Drive
 Cambridge, MA
02139
 Attention: James Jensen
	  	Guarantor of Lease: None.

 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

 

			
	x  EXHIBIT A - PREMISES DESCRIPTION	  	x  EXHIBIT B - DESCRIPTION OF PROJECT
	x  EXHIBIT C – WORK LETTER	  	x  EXHIBIT D - COMMENCEMENT DATE ACKNOWLEDGEMENT
	x  EXHIBIT E - RULES AND REGULATIONS	  	x  EXHIBIT F - TENANT’S PERSONAL PROPERTY

 1. Lease of Premises. Upon and subject to all of the terms and conditions hereof, Landlord hereby
leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. The portions of the Project which are for the non-exclusive use of tenants of the Project are collectively referred to herein as the “Common Areas.”
Landlord reserves the right to modify Common Areas, provided that such modifications do not materially adversely affect Tenant’s use of the Premises for the Permitted Use. 

2. Delivery; Acceptance of Premises; Commencement Date. Landlord shall use reasonable efforts to deliver the Premises to Tenant on or
before the Target Commencement Date, with Landlord’s Work, if any, Substantially Completed (“Delivery” or “Deliver”). If Landlord fails to timely Deliver the Premises, Landlord shall not be liable to Tenant for
any loss or damage resulting therefrom, and this Lease shall not be void or voidable except as provided herein. If Landlord does not Deliver the Premises within 60 days of the Target Commencement Date for any reason other than any delays due to
Force Majeure or any Tenant Delay, this Lease may be terminated by Tenant by written notice to Landlord, and if so terminated by Tenant: (a) the Security Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which
Landlord is entitled under the provisions of this Lease), shall be returned to Tenant, and (b) neither Landlord nor Tenant shall have any further rights, duties or obligations under this Lease, except with respect to provisions which expressly
survive termination of this Lease. As used herein, the terms “Landlord’s Work,” “Tenant Delays” and “Substantially Completed” shall have the meanings set forth for such terms in the Work
Letter, and the term “Force Majeure” shall have the meaning set forth for such term in Section 34. If Tenant does not elect to void this Lease within 5 business days of the lapse of such 60 day period, such right to void
this Lease shall be waived and this Lease shall remain in full force and effect. 
 The “Commencement Date” shall be the
earliest of: (i) the date Landlord Delivers the Premises to Tenant; (ii) the date Landlord could have Delivered the Premises but for Tenant Delays; and (iii) the date Tenant conducts any business in the Premises or any part thereof.
Upon request of Landlord, Tenant shall execute and deliver a written acknowledgment of the Commencement Date, the “Rent Commencement Date” and the expiration date of the Term when such are established in the form of the
“Acknowledgement of Commencement Date” attached to this Lease as Exhibit D; provided, however, Tenant’s failure to execute and deliver such acknowledgment shall not affect Landlord’s rights hereunder.
The “Term” of this Lease shall be the Base Term, as defined above in the Basic Lease Provisions. 

  
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 Except as set forth in the Work Letter, if applicable: (i) Tenant shall accept the
Premises in their condition as of the Commencement Date, subject to all applicable Legal Requirements (as defined in Section 7 hereof) any completion of any “punch list” items as set forth in the Work Letter; (ii) Landlord
shall have no obligation for any defects in the Premises; and (iii) Tenant’s taking possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time
possession was taken. Any occupancy of the Premises by Tenant before the Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Rent. Without limiting the provisions of this
Section 2, the amortized portion of any capital expenditures for repair or replacement of the base building mechanical, life safety and plumbing systems and the roof allocated to the first 12 month following the Commencement Date will be
borne solely by Landlord. 
 Tenant agrees and acknowledges that neither Landlord nor any agent of Landlord has made any representation or
warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises or
the Project are suitable for the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements,
understandings and negotiations which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenant’s representations, warranties, acknowledgments and agreements contained herein. 

3. Rent. 
 (a) Base
Rent. The first month’s Base Rent and the Security Deposit shall be due and payable on delivery of an executed copy of this Lease to Landlord. Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off, monthly
installments of Base Rent on or before the first day of each calendar month during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, or to such other person or at such
other place as Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under
this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in Section 5) due hereunder except for any abatement as may be expressly provided in this Lease. 

(b) Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as additional rent (“Additional
Rent”): (i) Tenant’s Share of “Operating Expenses” (as defined in Section 5), and (ii) any and all other amounts Tenant assumes or agrees to pay under the provisions of this Lease, including,
without limitation, any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after any applicable notice and cure
period. 
 4. Base Rent Adjustments. Base Rent shall be increased on each annual anniversary of the first day of the first full month
during the Term of this Lease (each an “Adjustment Date”) by multiplying the Base Rent payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Base Rent payable
immediately before such Adjustment Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any fractional calendar month shall be prorated. 

5. Operating Expense Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses for each calendar year during
the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. During each month of the Term, on the same date that Base Rent is due, Tenant shall pay Landlord an amount equal to
1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated. 

  
 © All rights reserved – Alexandria Real Estate Equities 2001 
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– DO NOT COPY OR DISTRIBUTE 

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Commission. Confidential Treatment Requested Under 
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C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

			
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 The term “Operating Expenses” means all costs and expenses of any kind or
description whatsoever incurred or accrued each calendar year by Landlord with respect to the Project (including, without duplication, Taxes (as defined in Section 9), capital repairs, replacements and improvements amortized over the
lesser of 7 years or the useful life of such capital items, and the costs of Landlord’s third party property manager up to a maximum of 4% of Base Rent or, if there is no third party property manager, administration rent in the amount of 4.0%
of Base Rent), excluding only: 
 (a) the original construction costs of the Project and renovation prior to the date of the Lease and costs
of correcting defects in such original construction or renovation; 
 (b) capital expenditures for expansion of the Project and, for the
first 12 months following the Commencement Date the capital expenditures as described in the third paragraph of Section 2; 

(c) interest, principal payments of Mortgage (as defined in Section 27) debts of Landlord, financing costs and amortization of
funds borrowed by Landlord, whether secured or unsecured and all payments of base rent (but not taxes or operating expenses) under any ground lease or other underlying lease of all or any portion of the Project; 

(d) depreciation of the Project (except for capital improvements, to the extent that the cost of which are includable in Operating Expenses);

 (e) advertising, legal and space planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing
space to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants; 

(f) legal and other expenses incurred in the negotiation or enforcement of leases; 

(g) completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or performs for other tenants
within their premises, and costs of correcting defects in such work; 
 (h) costs of utilities outside normal business hours sold to tenants
of the Project; 
 (i) costs to be reimbursed by other tenants of the Project or Taxes to be paid directly by Tenant or other tenants of the
Project, whether or not actually paid; 
 (j) salaries, wages, benefits and other compensation paid to officers and employees of Landlord
who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project, which shall be included in Operating Expenses to the extent of the proportion of such costs attributable to the Project; 

(k) general organizational, administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation,
partnership, or other entity, including general corporate, legal and accounting expenses; 
 (l) costs (including attorneys’ fees and
costs of settlement, judgments and payments in lieu thereof) incurred in connection with disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or
disputes with employees, consultants, management agents, leasing agents, purchasers or mortgagees of the Building; 

  
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C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

			
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 (m) costs incurred by Landlord due to the violation by Landlord, its employees, agents or
contractors or any tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7); 

(n) penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes and/or to file any tax
or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency; 

(o) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project
to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 
 (p)
costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 
 (q) costs in connection with
services (including electricity), items or other benefits of a type which are not standard for the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project,
whether or not such other tenant or occupant is specifically charged therefor by Landlord; 
 (r) costs incurred in the sale or refinancing
of the Project; 
 (s) net income taxes of Landlord or the owner of any interest in the Project, franchise, capital stock, gift, estate or
inheritance taxes or any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein; and 

(t) any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by tenants of the Project on a basis other
than as a tenant’s pro rata share of Operating Expenses or by persons other than tenants of the Project under leases for space in the Project. 

Within 90 days after the end of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to Tenant a
statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the previous calendar year, and (b) the total of Tenant’s payments in respect of
Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent within 30 days after
delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year Landlord shall pay the excess to Tenant within 30 days after delivery of
such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. 

The Annual Statement shall be final and binding upon Tenant unless Tenant, within 60 days after Tenant’s receipt thereof, shall contest
any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. Operating Expenses for the calendar years in which Tenant’s obligation to share therein begins and ends shall be prorated.
Notwithstanding anything set forth herein to the contrary, if the Project is not at least 95% occupied on average during any year of the Term, Tenant’s Share of Operating Expenses for such year shall be computed as though the Project had been
95% occupied on average during such year. 

  
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 “Tenant’s Share” shall be the percentage set forth in the Basic Lease
Provisions as Tenant’s Share as reasonably adjusted by Landlord for changes in the physical size of the Premises or the Project occurring thereafter. Landlord may equitably increase Tenant’s Share for any item of expense or cost
reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Project that includes the Premises or that varies with occupancy or use. Base Rent, Tenant’s Share of Operating
Expenses and all other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 
 6.
Security Deposit. Tenant shall deposit with Landlord, upon delivery of an executed copy of this Lease to Landlord, a security deposit (the “Security Deposit”) for the performance of all of Tenant’s obligations hereunder
in the amount set forth in the Basic Lease Provisions, which Security Deposit shall be in the form of an unconditional and irrevocable letter of credit (the “Letter of Credit”): (i) in form and substance reasonably satisfactory
to Landlord, (ii) naming Landlord as beneficiary, (iii) expressly allowing Landlord to draw upon it at any time from time to time by delivering to the issuer notice that Landlord is entitled to draw thereunder, (iv) issued by an
FDIC-insured financial institution reasonably satisfactory to Landlord, and (v) redeemable by presentation of a sight draft in the state of Landlord’s choice. If Tenant does not provide Landlord with a substitute Letter of Credit complying
with all of the requirements hereof at least 10 days before the stated expiration date of any then current Letter of Credit, Landlord shall have the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash
without obligation for interest thereon as the Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a
measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence of a Default (as defined in Section 20), Landlord may use all or any part of the Security Deposit to pay delinquent payments due under this Lease,
and the cost of any damage, injury, expense or liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Upon any such use of all or any portion of the Security Deposit, Tenant shall pay Landlord on
demand the amount that will restore the Security Deposit to the amount set forth in the Basic Lease Provisions. Tenant hereby waives the provisions of any law, now or hereafter in force, which provide that Landlord may claim from a security deposit
only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord
for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. Upon bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall
be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings. Upon any such use of all or any portion of the Security Deposit, Tenant shall, within 5 days after demand from
Landlord, restore the Security Deposit to its original amount. If Tenant shall fully perform every provision of this Lease to be performed by Tenant, the Security Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which
Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within 60 days after the expiration or earlier termination of this Lease.

 If Landlord transfers its interest in the Project or this Lease, Landlord shall either (a) transfer any Security Deposit then held
by Landlord to a person or entity assuming Landlord’s obligations under this Section 6, or (b) return to Tenant any Security Deposit then held by Landlord and remaining after the deductions permitted herein. Upon such transfer
to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the return of the Security Deposit shall apply solely against
Landlord’s transferee. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation respecting the Security Deposit is that of a debtor, not a
trustee, and no interest shall accrue thereon. 

  
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C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

			
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 7. Use. The Premises shall be used solely for the Permitted Use set forth in the Basic
Lease Provisions, and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises, and to the use and occupancy thereof,
including, without limitation, the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto, “ADA”) (collectively, “Legal Requirements” and each, a
“Legal Requirement”). Tenant shall, upon 5 days’ written notice from Landlord, discontinue any use of the Premises which is declared by any Governmental Authority (as defined in Section 9) having jurisdiction to be
a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any
sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a “place of public accommodation”, as defined in the ADA or any similar legal requirement. Tenant shall reimburse Landlord promptly upon demand for
any additional premium charged for any such insurance policy by reason of Tenant’s failure to comply with the provisions of this Section or otherwise caused by Tenant’s use and/or occupancy of the Premises. Tenant will use the Premises in
a careful, safe and proper manner and will not commit or permit waste, overload the floor or structure of the Premises, subject the Premises to use that would damage the Premises or obstruct or interfere with the rights of Landlord or other tenants
or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises, or using or allowing the Premises to be used for any unlawful purpose. Tenant shall cause any equipment or
machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from the Premises from extending into Common Areas, or other space in the Project. Tenant shall not place any machinery or equipment weighing 500 pounds or
more in or upon the Premises or transport or move such items through the Common Areas of the Project or in the Project elevators without the prior written consent of Landlord. Except as may be provided under the Work Letter, Tenant shall not,
without the prior written consent of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the
Premises based upon Tenant’s Share as usually furnished for the Permitted Use, which consent shall not be unreasonably withheld, conditioned or delayed provided that Tenant reasonably compensates Landlord for any additional burden and costs.

 Landlord shall, as an Operating Expense (to the extent such Legal Requirement is generally applicable to similar buildings in the area in
which the Project is located) or at Tenant’s expenses (to the extent such Legal Requirement is applicable solely by reason of Tenant’s, as compared to other tenants of the Project, particular use of the Premises) make any alterations or
modifications to the Common Areas or the exterior of the Building that are required by Legal Requirements, including the ADA. Tenant, at its sole expense, shall make any alterations or modifications to the interior of the Premises that are required
by Legal Requirements (including, without limitation, compliance of the Premises with the ADA. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs,
expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and disbursements and costs of suit)
(collectively, “Claims”) arising out of or in connection with Legal Requirements, and Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any
failure of the Premises to comply with any Legal Requirement. 
 8. Holding Over. If, with Landlord’s express written consent,
Tenant retains possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at any time, (ii) all of the other
terms and provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and effect (excluding any expansion or renewal option or other similar right or
option) during such holdover period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or such other amount as Landlord may indicate, in Landlord’s sole
and absolute discretion, in such written consent, and (iv) all 

  
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other payments shall continue under the terms of this Lease. If Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without the express written
consent of Landlord, (A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Rent in effect during the last 30 days of the Term, and (B) Tenant shall be
responsible for all damages suffered by Landlord resulting from or occasioned by Tenant’s holding over, including consequential damages. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease
except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term or earlier termination of this
Lease shall not result in a renewal or reinstatement of this Lease. 
 9. Taxes. Landlord shall pay, as part of Operating Expenses,
all taxes, levies, assessments and governmental charges of any kind (collectively referred to as “Taxes”) imposed by any federal, state, regional, municipal, local or other governmental authority or agency, including, without
limitation, quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on or measured by or based, in whole or in part, on rent payable to Landlord
under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or other measure or evaluation of any kind of the Premises or the Project, or (iii) assessed or
imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or at the direction of, or resulting from statutes or regulations, or interpretations thereof,
promulgated by, any Governmental Authority, or (v) imposed as a license or other fee on Landlord’s business of leasing space in the Project. Landlord may contest by appropriate legal proceedings the amount, validity, or application of any
Taxes or liens securing Taxes. Taxes shall not include any net income taxes imposed on Landlord unless such net income taxes are in substitution for any Taxes payable hereunder. If any such Tax is levied or assessed directly against Tenant, then
Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Operating Expenses hereunder shall also include the cost of tax monitoring services provided to Landlord with respect to
the Project. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on
Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property, or if the assessed valuation of the Project is increased by a value attributable to improvements in or alterations to the Premises, whether
owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, higher than the base valuation on which Landlord from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the
right, but not the obligation, to pay such Taxes. Landlord’s determination of any excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due
from Tenant to Landlord immediately upon demand. 
 10. Parking; Shuttle. 

(a) Subject to all matters of record, Force Majeure, a Taking (as defined in Section 19) and the exercise by Landlord of its
rights hereunder, Tenant shall have the right, in common with other tenants of the Project pro rata in accordance with the rentable area of the Premises and the rentable areas of the Project occupied by such other tenants, to park in those areas
designated for non-reserved parking, subject in each case to Landlord’s reasonable rules and regulations. Landlord may allocate parking spaces among Tenant and other tenants in the Project pro rata as described above if Landlord determines that
such parking facilities are becoming crowded. Landlord agrees not to allocate parking spaces to other tenants that exceed their pro rata share of total parking spaces based on rentable area. Landlord shall not be responsible for enforcing
Tenant’s parking rights against any third parties, including other tenants of the Project. 

  
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 (b) On or before the Commencement Date, Landlord shall, as an Operating Expense, commence a
commuter shuttle service to and from the Harvard Square transit station during morning and evening commuter hours on business days (holidays excluded). Such service shall be provided for a minimum period of one year after the Commencement Date.
Thereafter, Landlord shall undertake a survey of the tenants in the Project, including Tenant, to determine if the shuttle service should be continued beyond such initial 1-year period. Each tenant shall be free to “opt in” or “opt
out” of such shuttle service by their response to such survey. If tenants representing 30% or more of the leased area of the Project desire to continue such shuttle service, Landlord shall continue to provide such shuttle service as an
Operating Expense. In such event, the tenants “opting in” to the shuttle service shall thereafter pay for such service on a pro rata basis with the other “opt in” tenants. Neither Landlord nor any “opt out” tenant shall
be required to pay for such service. 
 11. Utilities, Services. 

Landlord shall provide, subject to the terms of this Section 11, water, electricity, heat, light, power, telephone, sewer, and
other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), refuse and trash collection and janitorial services (collectively, “Utilities”). Landlord shall pay, as Operating Expenses
or subject to Tenant’s reimbursement obligation, for all Utilities used on the Premises, all maintenance charges for Utilities, and any storm sewer charges or other similar charges for Utilities imposed by any Governmental Authority or Utility
provider, and any taxes, penalties, surcharges or similar charges thereon. Landlord may cause, at Tenant’s expense, any Utilities to be separately metered or charged directly to Tenant by the provider. Tenant shall pay directly to the Utility
provider, prior to delinquency, any separately metered Utilities and services which may be furnished to Tenant or the Premises during the Term. Tenant shall pay, as part of Operating Expenses, its share of all charges for jointly metered Utilities
based upon consumption, as reasonably determined by Landlord. No interruption or failure of Utilities, from any cause whatsoever other than Landlord’s willful misconduct, shall result in eviction or constructive eviction of Tenant, termination
of this Lease or the abatement of Rent. Tenant agrees to limit use of water and sewer with respect to Common Areas to normal restroom use. 

12. Alterations and Tenant’s Property. Any alterations, additions, or improvements made to the Premises by or on behalf of Tenant,
including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other than removal of furniture systems owned or paid for by Landlord) not
involving any modifications to the structure or connections (other then by ordinary plugs or jacks) to Building Systems (as defined in Section 13) (“Alterations”) shall be subject to Landlord’s prior written
consent, which may be given or withheld in Landlord’s sole discretion if any such Alteration affects the structure or Building Systems, but which shall otherwise not be unreasonably withheld or delayed. If Landlord approves any Alterations,
Landlord may impose such conditions on Tenant in connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s reasonable discretion. Any request for approval shall be in
writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans, specifications, bid proposals, work contracts and such other information concerning the nature and cost of the alterations as may be
reasonably requested by Landlord, including the identities and mailing addresses of all persons performing work or supplying materials. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own
benefit, and Landlord shall have no duty to ensure that such plans and specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements
and with Legal Requirements and shall implement at its sole cost and expense any alteration or modification required by Legal Requirements as a result of any Alterations. Tenant shall pay to Landlord, as Additional Rent, on demand an amount equal to
3% of all charges incurred by Tenant or its contractors or agents in connection with any Alteration to cover Landlord’s overhead and expenses for plan review, coordination, scheduling and supervision. Before Tenant begins any Alteration,
Landlord may post on and about the 

  
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Premises notices of non-responsibility pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by reason
of faulty work done by Tenant or its contractors, delays caused by such work, or inadequate cleanup. 
 Tenant shall furnish security or
make other arrangements satisfactory to Landlord to assure payment for the completion of all Alterations work free and clear of liens, and shall provide (and cause each contractor or subcontractor to provide) certificates of insurance for
workers’ compensation and other coverage in amounts and from an insurance company reasonably satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any
Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii) “as
built” plans for any such Alteration. 
 Other than (i) the items, if any, listed on Exhibit F attached hereto,
(ii) any items agreed by Landlord in writing to be included on Exhibit F in the future, and (iii) any trade fixtures, machinery, equipment and other personal property not paid for in connection with the performance of
Landlord’s Work (as defined in the Work Letter) which may be removed without material damage to the Premises, which damage shall be repaired (including capping or terminating utility hook-ups behind walls) by Tenant during the Term
(collectively, “Tenant’s Property”), all property of any kind installed in connection with the performance of Landlord’s Work, all Alterations, real property fixtures, built-in machinery and equipment, built-in casework
and cabinets and other similar additions and improvements built into the Premises so as to become an integral part of the Premises, such as fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold
rooms, walk-in warm rooms, deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power generator and transfer switch (collectively,
“Installations”) shall be and shall remain the property of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term and shall remain upon
and be surrendered with the Premises as a part thereof in accordance with Section 28 following the expiration or earlier termination of this Lease; provided, however, that Landlord shall, at the time its approval of such
Installation is requested notify Tenant if it has elected to cause Tenant to remove such Installation upon the expiration or earlier termination of this Lease. If Landlord so elects, Tenant shall remove such Installation upon the expiration or
earlier termination of this Lease and restore any damage caused by or occasioned as a result of such removal, including, when removing any of Tenant’s Property which was plumbed, wired or otherwise connected to any of the Building Systems,
capping off all such connections behind the walls of the Premises and repairing any holes. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. 

13. Landlord’s Repairs. Landlord, as an Operating Expense, shall maintain all of the structural, exterior, parking and other
Common Areas of the Project, including HVAC, plumbing, fire sprinklers, elevators and all other building systems serving the Premises and other portions of the Project (“Building Systems”), in good repair, reasonable wear and tear
and uninsured losses and damages caused by Tenant, or by any of Tenant’s agents, servants, employees, invitees and contractors (collectively, “Tenant Parties”) excluded. Losses and damages caused by Tenant or any Tenant Party
shall be repaired by Landlord, to the extent not covered by insurance, at Tenant’s sole cost and expense. Landlord reserves the right to stop Building Systems services when necessary (i) by reason of accident or emergency, or (ii) for
planned repairs, alterations or improvements, which are, in the judgment of Landlord, desirable or necessary to be made, until said repairs, alterations or improvements shall have been completed. Landlord shall have no responsibility or liability
for failure to supply Building Systems services during any such period of interruption; provided, however, that Landlord shall, except in case of emergency, make a commercially reasonable effort to give Tenant 48 hours advance notice
of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations or improvements. Landlord shall use commercially reasonable efforts to avoid unreasonable interference

  
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with Tenant’s Permitted Uses during the course of such maintenance, repairs, alteration or improvements. Tenant shall promptly give Landlord written notice of any repair required to be
performed by Landlord pursuant to this Section, after which Landlord shall have a reasonable opportunity to effect such repair. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall
persist for an unreasonable time after Tenant’s written notice of the need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s expense and
agrees that the parties’ respective rights with respect to such matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be
controlled by Section 18. 
 14. Tenant’s Repairs. Subject to Section 13 hereof, Tenant, at its expense,
shall repair, replace and maintain in good condition all portions of the Premises, including, without limitation, entries, doors, ceilings, interior windows, interior walls, and the interior side of demising walls. Such repair and replacement may
include capital expenditures and repairs whose benefit may extend beyond the Term. Should Tenant fail to make any such repair or replacement or fail to maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to
commence cure of such failure within 10 days of Landlord’s notice, and thereafter diligently prosecute such cure to completion, Landlord may perform such work and shall be reimbursed by Tenant within 10 days after demand therefor; provided,
however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the costs of such cure from Tenant. Subject to Sections 17 and
18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party and any repair that benefits only the Premises. 

15. Mechanic’s Liens. Tenant shall discharge, by bond or otherwise, any mechanic’s lien filed against the Premises or against
the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 10 days after notice or actual knowledge of the filing thereof, at Tenant’s sole cost and shall otherwise keep the Premises and
the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have the right, but not the obligation, to pay such claim
or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease or finance the acquisition of office
equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing Statement filed as a matter of public record by any
lessor or creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall the address of the Project be
furnished on the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant. 

16. Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord harmless from and against any and all
Claims for injury or death to persons or damage to property occurring within or about the Premises, arising directly or indirectly out use or occupancy of the Premises or a breach or default by Tenant in the performance of any of its obligations
hereunder, unless caused solely by the willful misconduct or negligence of Landlord. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of records kept within
the Premises). Tenant further hereby irrevocably waives any and all Claims for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records),
unless caused by the willful misconduct or negligence of Landlord. Landlord shall not be liable for any damages arising from any act, omission or neglect of any tenant in the Project or of any other third party. 

  
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 17. Insurance. Landlord shall maintain all risk property and, if applicable, sprinkler
damage insurance covering the full replacement cost of the Project or such lesser coverage amount as Landlord may elect provided such coverage amount is not less than 90% of such full replacement cost. Landlord shall further procure and
maintain commercial general liability insurance with a single loss limit of not less than $2,000,000 for bodily injury and property damage with respect to the Project. Landlord may, but is not obligated to, maintain such other insurance and
additional coverages as it may deem necessary, including, but not limited to, flood, environmental hazard and earthquake, loss or failure of building equipment, errors and omissions, rental loss during the period of repair or rebuilding,
workers’ compensation insurance and fidelity bonds for employees employed to perform services and insurance for any improvements installed by Tenant or which are in addition to the standard improvements customarily furnished by Landlord without
regard to whether or not such are made a part of the Project. All such insurance shall be included as part of the Operating Expenses. The Project may be included in a blanket policy (in which case the cost of such insurance allocable to the Project
will be reasonably determined by Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional insurance which Landlord reasonably deems necessary as a result of
Tenant’s use of the Premises compared to other uses in the Project. 
 Tenant, at its sole cost and expense, shall maintain during the
Term: all risk property insurance with business interruption and extra expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense; workers’
compensation insurance with no less than the minimum limits required by law; employer’s liability insurance with such limits as required by law; and commercial general liability insurance, with a minimum limit of not less than $2,000,000 per
occurrence for bodily injury and property damage with respect to the Premises. 
 The commercial general liability insurance policy shall
name Landlord, its officers, directors, employees and managers, and Alexandria Real Estate Equities, Inc. (collectively, “Landlord Parties”), as additional insureds; insure on an occurrence and not a claims-made basis; be issued by
insurance companies which have a rating of not less than policyholder rating of A and financial category rating of at least Class X in “Best’s Insurance Guide”; shall not be cancelable for nonpayment of premium unless 10 days prior
written notice shall have been given to Landlord from the insurer; contain a hostile fire endorsement and a contractual liability endorsement; and provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or similar
coverage shall be deemed excess over Tenant’s policies). Copies of such policies (if requested by Landlord), or certificates of insurance showing the limits of coverage required hereunder and showing Landlord as an additional insured, along
with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant upon commencement of the Term and upon each renewal of said insurance. Tenant’s policy may be a “blanket policy”
with an aggregate per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5 days prior to the expiration of such policies, furnish
Landlord with renewal certificates. 
 In each instance where insurance is to name Landlord as an additional insured, Tenant shall upon
written request of Landlord also designate and furnish certificates so evidencing Landlord as additional insured to: (i) any lender of Landlord holding a security interest in the Project or any portion thereof, (ii) the landlord under any
lease wherein Landlord is tenant of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other underlying lease rather than that of a fee owner, and/or (iii) any
management company retained by Landlord to manage the Project. 
 The property insurance obtained by Landlord and Tenant shall include a
waiver of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers, agents, invitees and contractors (“Related
Parties”), in connection with any loss or damage thereby insured against. Neither party nor its respective 

  
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Related Parties shall be liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained hereunder, and each party waives any claims
against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to insure its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant hereby
waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause
whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the other’s insurer. 

Landlord may require insurance policy limits to be raised to conform with requirements of Landlord’s lender and/or to bring coverage
limits to levels then being generally required of new tenants within the Project. 
 18. Restoration. If, at any time during the
Term, the Project or the Premises are damaged or destroyed by a fire or other insured casualty, Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take to restore
the Project or the Premises, as applicable (the “Restoration Period”). If the Restoration Period is estimated to exceed 12 months (the “Maximum Restoration Period”), Landlord may, in such notice, elect to terminate
this Lease as of the date that is 75 days after the date of discovery of such damage or destruction; provided, however, that notwithstanding Landlord’s election to restore, Tenant may elect to terminate this Lease by written
notice to Landlord delivered within 5 business days of receipt of a notice from Landlord estimating a Restoration period for the Premises longer than the Maximum Restoration Period. Unless Landlord or Tenant so elects to terminate this Lease,
Landlord shall, subject to receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises (excluding the improvements installed by Tenant or by Landlord and paid for by
Tenant), subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and restore the Premises issued by any
Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (as defined in Section 30) in, on or about the Premises (collectively
referred to herein as “Hazardous Materials Clearances”); provided, however, that if repair or restoration of the Premises is not substantially complete as of the end of the Maximum Restoration Period or, if longer, the
Restoration Period, Landlord may, in its sole and absolute discretion, elect not to proceed with such repair and restoration, or Tenant may by written notice to Landlord delivered within 5 business days of the expiration of the Maximum Restoration
Period or, if longer, the Restoration Period, elect to terminate this Lease, in either of which events Landlord shall be relieved of its obligation to make such repairs or restoration and this Lease shall terminate as of the date that is 75 days
after the later of: (i) discovery of such damage or destruction, or (ii) the date all required Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior to such
election by Landlord or Tenant. 
 Tenant, at its expense, shall promptly perform, subject to delays arising from the collection of
insurance proceeds, from Force Majeure (as defined in Section 34) events or to obtain Hazardous Material Clearances, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence
doing business in accordance with this Lease. Notwithstanding the foregoing, Landlord may terminate this Lease if the Premises are damaged during the last 1 year of the Term and Landlord reasonably estimates that it will take more than 2 months to
repair such damage, or if insurance proceeds are not available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances are obtained until the Premises are repaired and restored, in the proportion which the
area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises, unless Landlord provides Tenant with other space during the period of repair that is suitable for the temporary conduct of Tenant’s business.
Such abatement shall be the sole remedy of Tenant, and except as provided in this Section 18, Tenant waives any right to terminate the Lease by reason of damage or casualty loss. 

  
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 The provisions of this Lease, including this Section 18, constitute an express
agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the Project, and any statute or regulation which is now or may hereafter be in effect shall have
no application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing that this Section 18 sets forth their entire understanding and
agreement with respect to such matters. 
 19. Condemnation. If the whole or any material part of the Premises or the Project is
taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by conveyance in lieu thereof (a “Taking” or “Taken”), and the Taking would in
Landlord’s reasonable judgment either prevent or materially interfere with Tenant’s use of the Premises or materially interfere with or impair Landlord’s ownership or operation of the Project, then upon written notice by Landlord this
Lease shall terminate and Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as nearly as is
commercially reasonable under the circumstances to their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating Expenses and the Rent
payable hereunder during the unexpired Term shall be reduced to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any
payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning
authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby waives any
and all rights it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 

20. Events of Default. Each of the following events shall be a substantial default (“Default”) by Tenant under this
Lease: 
 (a) Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder when due;
provided, however, that Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 3 days of any such notice not more than twice in any 12 month period and Tenant agrees that such notice shall be in lieu
of and not in addition to, or shall be deemed to be, any notice required by law. 
 (b) Insurance. Any insurance required to be
maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement
insurance within 3 business days after notice or actual knowledge of such event. 
 (c) Abandonment. Tenant shall abandon the
Premises, provided that Tenant shall not be deemed to have abandoned the Premises if (i) Tenant provides Landlord with reasonable advance notice prior to vacating, (ii) prior to or at the time of vacating the Premises, Tenant completes
Tenant’s obligations with respect to the Surrender Plan in compliance with Section 28, (iii) prior to or at the time of vacating the Premises, Tenant has made reasonable arrangements with Landlord for the security of the
Premises for the balance of the Term, and (iv) Tenant continues during the balance of the Term to satisfy all of its obligations under the Lease as they come due. 

  
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 (d) Improper Transfer. Tenant shall assign, sublease or otherwise transfer or attempt
to transfer all or any portion of Tenant’s interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such action is
not released within 90 days of the action. 
 (e) Liens. Tenant shall fail to discharge or otherwise obtain the release of any lien
placed upon the Premises in violation of this Lease within 10 days after any such lien is filed against the Premises. 
 (f) Insolvency
Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall: (A) make a general assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief
entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or
other similar official for it or for all or of any substantial part of its property (collectively a “Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 120 days of its
filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other
entity). 
 (g) Estoppel Certificate or Subordination Agreement. Tenant fails to execute any document required from Tenant under
Sections 23 or 27 within 5 days after a second notice requesting such document. 
 (h) Other Defaults. Tenant shall
fail to comply with any provision of this Lease other than those specifically referred to in this Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a period of 10 days after written notice
thereof from Landlord to Tenant. 
 Any notice given under Section 20(h) hereof shall: (i) specify the alleged default, (ii) demand
that Tenant cure such default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless
Landlord elects otherwise in such notice; provided that if the nature of Tenant’s default pursuant to Section 20(h) is such that it cannot be cured by the payment of money and reasonably requires more than 10 days to cure,
then Tenant shall not be deemed to be in default if Tenant commences such cure within said 10 day period and thereafter diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later than 60
days from the date of Landlord’s notice. 
 21. Landlord’s Remedies. 

(a) Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of
Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum or the highest rate
permitted by law (the “Default Rate”), whichever is less, shall be payable to Landlord on demand as additional Rent. Nothing herein shall be construed to create or impose a duty on Landlord to mitigate any damages resulting from
Tenant’s Default hereunder. 
 (b) Late Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause
Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges which may be
imposed on Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by 

  
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Landlord within 5 days after the date such payment is due, Tenant shall pay to Landlord an additional sum of 6% of the overdue Rent as a late charge, except that the foregoing late charge shall
not apply to the first late payment by Tenant in any 12-month period. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the late
charge, Rent not paid when due shall bear interest at the Default Rate from the 5th day after the date due until paid. 
 (c)
Remedies. Upon and during the continuance of a Default, Landlord, at its option, without further notice or demand to Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to
pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever. No cure in whole or in part of such Default by Tenant after Landlord has taken any action beyond
giving Tenant notice of such Default to pursue any remedy provided for herein (including retaining counsel to file an action or otherwise pursue any remedies) shall in any way affect Landlord’s right to pursue such remedy or any other remedy
provided Landlord herein or under law or in equity, unless Landlord, in its sole discretion, elects to waive such Default. 
 (i) This
Lease and the Term and estate hereby granted are subject to the limitation that whenever a Default shall have happened and be continuing, Landlord shall have the right, at its election, then or thereafter while any such Default shall continue and
notwithstanding the fact that Landlord may have some other remedy hereunder or at law or in equity, to give Tenant written notice of Landlord’s intention to terminate this Lease on a date specified in such notice, which date shall be not less
than 5 days after the giving of such notice, and upon the date so specified, this Lease and the estate hereby granted shall expire and terminate with the same force and effect as if the date specified in such notice were the date hereinbefore fixed
for the expiration of this Lease, and all right of Tenant hereunder shall expire and terminate, and Tenant shall be liable as hereinafter in this Section 21(c) provided. If any such notice is given, Landlord shall have, on such date so
specified, the right of re-entry and possession of the Premises and the right to remove all persons and property therefrom and to store such property in a warehouse or elsewhere at the risk and expense, and for the account, of Tenant. Should
Landlord elect to re-enter as herein provided or should Landlord take possession pursuant to legal proceedings or pursuant to any notice provided for by law, Landlord may from time to time re-let the Premises or any part thereof for such term or
terms and at such rental or rentals and upon such terms and conditions as Landlord may deem advisable, with the right to make commercially reasonable alterations in and repairs to the Premises. 

(ii) In the event of any termination of this Lease as in this Section 21 provided or as required or permitted by law or in
equity, Tenant shall forthwith quit and surrender the Premises to Landlord, and Landlord may, without further notice, enter upon, re-enter, possess and repossess the same by summary proceedings, ejectment or otherwise, and again have, repossess and
enjoy the same as if this Lease had not been made, and in any such event Tenant and no person claiming through or under Tenant shall be entitled to possession or to remain in possession of the Premises. Landlord, at its option, notwithstanding any
other provision of this Lease, shall be entitled to recover from Tenant, as and for liquidated damages, the sum of; 
 (A)
all Base Rent, Additional Rent and other amounts payable by Tenant hereunder then due or accrued and unpaid: and 
 (B) the
amount equal to the aggregate of all unpaid Base Rent and Additional Rent which would have been payable if this Lease had not been terminated prior to the end of the Term then in effect, discounted to its then present value in accordance with
accepted financial practice using a rate of 5% per annum, for loss of the bargain; and 

  
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 (C) all other damages and expenses (including attorneys’ fees and
expenses), if any, which Landlord shall have sustained by reason of the breach of any provision of this Lease; less 
 (D)
the net proceeds of any re-letting actually received by Landlord and (ii) the amount of damages which Tenant proves could have been avoided had Landlord taken reasonable steps to mitigate its damages. 

(iii) Nothing herein contained shall limit or prejudice the right of Landlord, in any bankruptcy or insolvency proceeding, to prove for and
obtain as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or to prove for and obtain as liquidated damages by reason of such termination, an amount equal to the
maximum allowed by any statute or rule of law whether such amount shall be greater or less than the excess referred to above. 
 (iv)
Nothing in this Section 21 shall be deemed to affect the right of either party to indemnifications pursuant to this Lease. 

(v) If Landlord terminates this Lease upon the occurrence of a Default, Tenant will quit and surrender the Premises to Landlord or its
agents, and Landlord may, without further notice, enter upon, re-enter and repossess the Premises by summary proceedings, ejectment or otherwise. The words “enter”, “re-enter”, and “re-entry” are not restricted to their
technical legal meanings. 
 (vi) If either party shall be in default in the observance or performance of any provision of this Lease, and
an action shall be brought for the enforcement thereof in which it shall be determined that such party was in default, the party in default shall pay to the other all fees, costs and other expenses which may become payable as a result thereof or in
connection therewith, including attorneys’ fees and expenses. 
 (vii) If Tenant shall default in the keeping, observance or
performance of any covenant, agreement, term, provision or condition herein contained, Landlord, without thereby waiving such default, may perform the same for the account and at the expense of Tenant (a) immediately or at any time thereafter
and without notice in the case of emergency or in case such default will result in a violation of any legal or insurance requirements, or in the imposition of any lien against all or any portion of the Premises, and (b) in any other case if
such default continues after any applicable cure period provided in Section 21. All reasonable costs and expenses incurred by Landlord in connection with any such performance by it for the account of Tenant and also all reasonable costs
and expenses, including attorneys’ fees and disbursements incurred by Landlord in any action or proceeding (including any summary proceeding) brought by Landlord to enforce any obligation of Tenant under this Lease and/or right of Landlord in
or to the Premises, shall be paid by Tenant to Landlord within 10 days after demand. 
 (viii) Independent of the exercise of any other
remedy of Landlord hereunder or under applicable law, Landlord may conduct an environmental test of the Premises as generally described in Section 30(d), at Tenant’s expense. 

(ix) Except as otherwise provided in this Section 21, no right or remedy herein conferred upon or reserved to Landlord is
intended to be exclusive of any other right or remedy, and every right and remedy shall be cumulative and in addition to any other legal or equitable right or remedy given hereunder, or now or hereafter existing. No waiver of any provision of this
Lease shall be deemed to have been made unless expressly so made in writing. Landlord shall be entitled, to the extent permitted by law, to seek injunctive relief in case of the violation, or attempted or threatened violation, of any provision of
this Lease, or to seek a decree compelling observance or performance of any provision of this Lease, or to seek any other legal or equitable remedy.  

  
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 22. Assignment and Subletting. 

(a) General Prohibition. Without Landlord’s prior written consent subject to and on the conditions described in this
Section 22, and except as may be otherwise expressly provided in this Section 22, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or
mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. If Tenant is a corporation, partnership or limited liability
company, the shares or other ownership interests thereof which are not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers whereby 25% or more of the issued and outstanding shares or other
ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity or entities which were owners thereof at time of execution of this Lease to
persons or entities who were not owners of shares or other ownership interests of the corporation, partnership or limited liability company at time of execution of this Lease, shall be deemed an assignment of this Lease requiring the consent of
Landlord as provided in this Section 22. Notwithstanding the foregoing, the transfer or issuance of shares or other ownership interests of Tenant shall be permitted without notice to Landlord or Landlord’s consent provided that,
following any such transfer or issuance, no single entity or investor who is not a majority shareholder as of the date of this Lease, taken together with such entity’s or investor’s affiliates and related entities, owns more than 50% of
the beneficial ownership of Tenant. 
 (b) Permitted Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise
transfer this Lease or sublet the Premises, other than pursuant to a Permitted Assignment (as defined below in this Section 22(b)), then at least 15 business days, but not more than 45 business days, before the date Tenant desires the
assignment or sublease to be effective (the “Assignment Date”), Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the
proposed use of the Premises and any Hazardous Materials proposed to be used, stored handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or
sublessee, and all material terms and conditions of the proposed assignment or sublease, including a copy of any proposed assignment or sublease in its then-current form (provided, however that delivery to Landlord of the final form of
such proposed assignment or sublease shall be required prior to the giving of any consent hereunder), and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its consent. Landlord
may, by giving written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant such consent, (ii) refuse such consent, in its sole and absolute discretion, if the proposed assignment, hypothecation or
other transfer or subletting concerns more than (together with all other then effective subleases) 50% of the Premises, (iii) refuse such consent, in its reasonable discretion, if the proposed subletting concerns (together with all other then
effective subleases) 50% or less of the Premises (provided that Landlord shall further have the right to review and approve or disapprove the proposed form of sublease prior to the effective date of any such subletting), or (iv) terminate this
Lease with respect to the space described in the Assignment Notice as of the Assignment Date (an “Assignment Termination”). If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the
right to withdraw such Assignment Notice by written notice to Landlord of such election within 5 business days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall
continue in full force and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No
failure of Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant
shall reimburse Landlord for all of Landlord’s reasonable out-of-pocket expenses in connection with its consideration of any Assignment Notice. 

  
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 Notwithstanding the foregoing, (i) Landlord’s consent to an assignment of this
Lease or a subletting of any portion of the Premises to any entity controlling, controlled by or under common control with Tenant shall not be required, provided that Landlord shall have the right to approve the form of any such sublease or
assignment, and Landlord shall not have the right to deliver an Assignment Termination with respect to such assignment or subletting, and (ii) Tenant shall have the right to assign this Lease, upon 30 days prior written notice to Landlord but
without obtaining Landlord’s prior written consent, to a corporation or other entity which is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or substantially all of the
assets or the ownership interests of Tenant provided that (A) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a good business purpose and not principally for the purpose of transferring the Lease, and
(B) the net worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not less than the net worth (as determined in accordance with GAAP) of Tenant as of the date of
Tenant’s most current quarterly or annual financial statements, and (C) such assignee shall agree in writing to assume all of the terms, covenants and conditions of this Lease arising after the effective date of the assignment. An
assignment or subletting of this Lease as set forth in clauses (i) and (ii) of this paragraph is referred to in this Lease as a “Permitted Assignment”. 

(c) Additional Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s consent is required,
Landlord may require: 
 (i) that any assignee or subtenant agree, in writing at the time of such assignment or subletting,
that if Landlord gives such party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability except to
credit such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, in no event shall
Landlord or its successors or assigns be obligated to accept such attornment except in the case of a Permitted Assignment; and 

(ii) A list of Hazardous Materials, certified by the proposed assignee or sublessee to be true and correct, which the proposed
assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents relating to such use, storage, handling, treatment, generation, release or disposal of
Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation: permits; approvals; reports and correspondence; storage and management plans;
plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given its written consent to do so, which consent may be withheld in
Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any
such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents containing information of a proprietary nature which, in and of themselves, do not contain a
reference to any Hazardous Materials or hazardous activities. 
 (d) No Release of Tenant, Sharing of Excess Rents. Notwithstanding
any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease 

  
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shall at all times remain fully and primarily responsible and liable for the payment of Rent and for compliance with all of Tenant’s other obligations under this Lease. If the Rent due and
payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto in any form) exceeds the sum of the rental payable under this Lease,
(excluding however, any Rent payable under this Section) and actual and reasonable brokerage fees, legal costs and any design or construction fees directly related to and required pursuant to the terms of any such sublease (“Excess
Rent”), then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any part thereof, Tenant hereby
immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee and as attorney-in-fact for Tenant, or a receiver for Tenant appointed on
Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect such rent. 

(e) No Waiver. The consent by Landlord to an assignment or subletting shall not relieve Tenant or any assignees of this Lease or any
sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under the Lease. The acceptance of Rent
hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent to any subletting, assignment or
other transfer of the Premises. 
 (f) Prior Conduct of Proposed Transferee. Notwithstanding any other provision of this
Section 22, if (i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in connection with Hazardous Materials contaminating a property, where
the contamination resulted from such party’s action or use of the property in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued by any Governmental Authority in connection with the use, storage,
handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority), or (iii) because of the existence of a
pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible party in connection with the remediation of such pre-existing environmental condition would be materially
increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall have the absolute right to refuse to consent to any assignment or subletting to any such party. 

23. Estoppel Certificate. Tenant shall, within 10 business days of written notice from Landlord, execute, acknowledge and deliver a
statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that
this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not any uncured defaults on the part of Landlord hereunder, or specifying
such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of this Lease or the Premises as may be requested thereon. Any such statement may be relied upon by any prospective purchaser or
encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure to deliver such statement within such time shall, at the option of Landlord, be conclusive upon Tenant that the Lease is in full force
and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 

24. Quiet Enjoyment. So long as Tenant shall perform all of the covenants and agreements herein required to be performed by Tenant,
Tenant shall, subject to the terms of this Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. 

  
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 25. Prorations. All prorations required or permitted to be made hereunder shall be
made on the basis of a 360 day year and 30 day months. 
 26. Rules and Regulations. Tenant shall, at all times during the Term and
any extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are attached hereto as Exhibit E.
If there is any conflict between said rules and regulations and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by
other tenants in the Project and shall not enforce such rules and regulations in a discriminatory manner. 
 27. Subordination. This
Lease and Tenant’s interest and rights hereunder are hereby made and shall be subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments,
restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided, however that so long as there is no Default
hereunder, Tenant’s right to possession of the Premises shall not be disturbed by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Landlord agrees to use
commercially reasonable efforts to obtain from the current Holder of any Mortgage a so-called non-disturbance and attornment agreement in Holder’s customary form confirming the preceding provisions of this Section 27, and Tenant
agrees to reimburse Landlord on demand for all costs and expenses of Landlord in obtaining same (including without limitation reasonable attorneys’ fees and expenses). Tenant agrees upon demand to execute, acknowledge and deliver such
instruments, confirming such subordination, and such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenant’s quiet enjoyment of the
Premises as set forth in Section 24 hereof. Tenant hereby appoints Landlord attorney-in-fact for Tenant irrevocably (such power of attorney being coupled with an interest) to execute, acknowledge and deliver any such instrument and
instruments for and in the name of Tenant and to cause any such instrument to be recorded. Notwithstanding the foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing to
Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording and in that event such Holder shall have the same rights with respect to this Lease as though this
Lease had been executed prior to the execution, delivery and recording of such Mortgage and had been assigned to such Holder. The term “Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security
assignments and any other encumbrances, and any reference to the “Holder” of a Mortgage shall be deemed to include the beneficiary under a deed of trust. 

28. Surrender. Upon the expiration of the Term or earlier termination of Tenant’s right of possession, Tenant shall surrender the
Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or
released or disposed of from, the Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances, broom clean, ordinary wear and tear and casualty
loss and condemnation covered by Sections 18 and 19 excepted. At least 3 months prior to the surrender of the Premises, Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any Governmental
Authority) to be taken by Tenant in order to surrender the Premises (including any Installations permitted by Landlord to remain in the Premises) at the expiration or earlier termination of the Term, free from any residual impact from the Tenant
HazMat Operations and otherwise released for unrestricted use and occupancy (the “Surrender Plan”). Such Surrender Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on

  
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behalf of any Tenant Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises, and shall be
subject to the review and approval of Landlord’s environmental consultant. In connection with the review and approval of the Surrender Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such additional
non-proprietary information concerning Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Surrender Plan shall have been satisfactorily completed and Landlord
shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to
confirm that the Premises are, as of the effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant HazMat Operations. Tenant shall reimburse Landlord, as Additional Rent, for the actual out-of
pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the Surrender Plan and to visit the Premises and verify satisfactory completion of the same, which cost shall not exceed $5,000. Landlord shall
have the unrestricted right to deliver such Surrender Plan and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties who are subject to a duty of confidentially with respect to such
Surrender Plan and any report by Landlord’s environmental consultant. 
 If Tenant shall fail to prepare or submit a Surrender Plan
approved by Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about
the Premises, Landlord shall have the right to take such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the cost of
which actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 28. 

Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the
Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost access card or key or the cost of reprogramming the
access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned
and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All obligations of Tenant
hereunder not fully performed as of the termination of the Term, including the obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation, indemnity
obligations, payment obligations with respect to Rent and obligations concerning the condition and repair of the Premises. 
 29. Waiver
of Jury Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER
INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 
 30. Environmental
Requirements. 
 (a) Prohibition/Compliance/Indemnity. Tenant shall not cause or permit any Hazardous Materials (as hereinafter
defined) to be brought upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any
Tenant Party. If Tenant breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises,

  
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the Project or any adjacent property or if contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated
in or about, or released or disposed of from, the Premises by anyone other than Landlord and Landlord’s employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold
Landlord, its officers, directors, employees, agents and contractors harmless from any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments
arising out of or resulting therefrom), costs, claims, damages (including, without limitation, punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any
portion of the Project), expenses (including, without limitation, attorneys’, consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or
criminal penalties, injunctive or other relief (whether or not based upon personal injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively,
“Environmental Claims”) which arise during or after the Term as a result of such breach of the obligation stated in the preceding sentence or as a result of such contamination. This indemnification of Landlord by Tenant includes,
without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, treatment, remedial, removal, or restoration work required by any federal, state or local Governmental Authority because of Hazardous
Materials present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, Project or any adjacent property caused or permitted by Tenant or any
Tenant Party results in any contamination of the Premises, the Project or any adjacent property, Tenant shall promptly take all actions at its sole expense and in accordance with applicable Environmental Requirements as are necessary to return the
Premises, Project or any adjacent property to the condition existing prior to the time of such contamination, provided that Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as
such actions would not potentially have any material adverse long-term or short-term effect on the Premises or Project. 
 (b)
Business. Landlord acknowledges that it is not the intent of this Section 30 to prohibit Tenant from using the Premises for the Permitted Use. Tenant may operate its business according to prudent industry practices so long as the
use or presence of Hazardous Materials is strictly and properly monitored according to all then applicable Environmental Requirements. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business,
Tenant agrees to deliver to Landlord prior to the Commencement Date a list identifying each type of Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting
forth any and all governmental approvals or permits required in connection with the presence, use, storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials
List”). Tenant shall deliver to Landlord an updated Hazardous Materials List at least once a year and shall also deliver an updated list before any new Hazardous Material is brought onto, kept, used, stored, handled, treated, generated on,
or released or disposed of from, the Premises. Tenant shall deliver to Landlord true and correct copies of the following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or
disposal of Hazardous Materials prior to the Commencement Date, or if unavailable at that time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans,
notice of violations of any Legal Requirements; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written
consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in,
on or under the Project for the closure of any such tanks; and a Surrender Plan (to the extent surrender in accordance with Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to provide Landlord with any
portion(s) of the Haz Mat Documents containing information of a proprietary nature which, in and of themselves, do 

  
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not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section to provide Landlord with information which could be detrimental to Tenant’s
business should such information become possessed by Tenant’s competitors. 
 (c) Tenant Representation and Warranty. Tenant
hereby represents and warrants to Landlord that (i) neither Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection with Hazardous
Materials contaminating a property which contamination was permitted by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is not subject to any
enforcement order issued by any Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a
required reporting to any Governmental Authority). If Landlord determines that this representation and warranty was not true as of the date of this lease, Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute
discretion. 
 (d) Testing. Landlord shall have the right to conduct annual tests of the Premises to determine whether any
contamination of the Premises or the Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the Premises; provided, however, that if Tenant conducts its own tests of the Premises using
third party contractors and test procedures acceptable to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant. In addition, at any time, and from time to time, prior
to the expiration or earlier termination of the Term, Landlord shall have the right to conduct appropriate tests of the Premises and the Project to determine if contamination has occurred as a result of Tenant’s use of the Premises. In
connection with such testing, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If
contamination has occurred for which Tenant is liable under this Section 30, Tenant shall pay all costs to conduct such tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an
Operating Expense). Landlord shall provide Tenant with a copy of all third party, non-confidential reports and tests of the Premises made by or on behalf of Landlord during the Term without representation or warranty and subject to a confidentiality
agreement. Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any environmental conditions identified by such testing in accordance with all Environmental Requirements. Landlord’s receipt of or satisfaction with
any environmental assessment in no way waives any rights which Landlord may have against Tenant. 
 (e) Underground Tanks. If
underground or other storage tanks storing Hazardous Materials located on the Premises or the Project are used by Tenant or are hereafter placed on the Premises or the Project by Tenant, Tenant shall install, use, monitor, operate, maintain, upgrade
and manage such storage tanks, maintain appropriate records, obtain and maintain appropriate insurance, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other actions necessary or
required under applicable state and federal Legal Requirements, as such now exists or may hereafter be adopted or amended in connection with the installation, use, maintenance, management, operation, upgrading and closure of such storage tanks. 

(f) Tenant’s Obligations. Tenant’s obligations under this Section 30 shall survive the expiration or earlier
termination of the Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials (including, without limitation, the
release and termination of any licenses or permits restricting the use of the Premises and the completion of the approved Surrender Plan), Tenant shall continue to pay the full Rent in accordance with this Lease for any portion of the Premises not
relet by Landlord in Landlord’s sole discretion, which Rent shall be prorated daily. 

  
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 (g) Definitions. As used herein, the term “Environmental
Requirements” means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental
conditions on, under, or about the Premises or the Project, or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and
all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant
listed or defined as hazardous or toxic, or regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof,
natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the “operator” of Tenant’s
“facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated, resulting, or produced therefrom. 

31. Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of
its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is
reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the Premises and to any landlord of any lease of property in or on which the Premises are located and
Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided
Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise
expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder. 
 All
obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term “Landlord” in this Lease shall mean only the owner for the time being of the
Premises. Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each
new owner for the duration of such owner’s ownership. 
 32. Inspection and Access. Landlord and its agents, representatives,
and contractors may enter the Premises at any reasonable time to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlord’s representatives
may enter the Premises during business hours on not less than 48 hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time, in which event Landlord agrees to use
reasonable efforts to give Tenant telephonic notice) for the purpose of effecting any such repairs, inspecting the Premises, showing the Premises to prospective purchasers and, during the last year of the Term, to prospective tenants or for any
other business purpose. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is available for sale. Landlord may grant easements, make public dedications, designate Common Areas and create
restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially, adversely affects Tenant’s use or occupancy of the Premises for the Permitted Use. At Landlord’s request,
Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in the case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or
guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder. 

  
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 33. Security. Tenant acknowledges and agrees that security devices and services, if
any, while intended to deter crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for,
and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the
Premises. Tenant shall be solely responsible for the personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at
Tenant’s cost obtain insurance coverage to the extent Tenant desires protection against such criminal acts. 
 34. Force
Majeure. Landlord shall not responsible or liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, strikes, lockouts, or other labor disputes, embargoes, quarantines, weather,
national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable costs or failure of, or inability to obtain, utilities necessary for performance,
governmental restrictions, orders, limitations, regulations, or controls, national emergencies, delay in issuance or revocation of permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or
other casualty, and other causes or events beyond the reasonable control of Landlord (“Force Majeure”). 
 35. Brokers,
Entire Agreement, Amendment. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person (collectively, “Broker”) in connection with this transaction and that no Broker brought
about this transaction, other than Jones Lang LaSalle and CB Richard Ellis/Whittier Partners, whose commission shall be paid by Landlord pursuant to a separate agreement. Landlord and Tenant each hereby agree to indemnify and hold the other harmless
from and against any claims by any Broker, other than the broker, if any named in this Section 35, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this
leasing transaction. This Lease constitutes the entire agreement between Landlord and Tenant pertaining to the lease of the Premises and supersedes all other agreements, whether oral or written, pertaining to the lease of the Premises, and no other
agreements with respect thereto shall be effective. Any amendments or modifications of this Lease shall be in writing and signed by both Landlord and Tenant, and any other attempted amendment or modification of this Lease shall be void. 

36. Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD AND
TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT’S PERSONAL PROPERTY OF
EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS
OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER
THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR
CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST ANY OF LANDLORD’S
OFFICERS, DIRECTORS, 

  
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EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S
BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 
 37. Severability. If any clause or provision of this Lease is illegal,
invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in
lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be
legal, valid and enforceable. 
 38. Signs; Exterior Appearance. Tenant shall not, without the prior written consent of
Landlord, which may be granted or withheld in Landlord’s sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project,
(ii) use any curtains, blinds, shades or screens other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on
the window sills, (v) place any equipment, furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering,
placards, decorations, or advertising media of any type which can be viewed from the exterior of the Premises. Interior signs on doors and the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at the sole cost and
expense of Tenant, and shall be of a size, color and type acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering. The directory tablet shall be provided
exclusively for the display of the name and location of tenants. 
 39. Rights to Expand. 

(a) First Expansion Right. 

(i) Pursuant to the terms and conditions in this Section 39(a), and not otherwise, Tenant shall have the right, but
not the obligation, to expand the Premises (the “First Expansion Right”) to include the remaining unoccupied space within Area B of the Project as shown as the “Expansion Area” on Exhibit A (for purposes of this
Section 39(a), the “Vacant Space”). Prior to accepting a written proposal from a prospective third party tenant to lease the Vacant Space, or prior to delivering a written proposal to a prospective tenant to lease the
Vacant Space (in either case, a “Lease Proposal”), Landlord shall, at such time as Landlord shall elect so long as Tenant’s rights hereunder are preserved, deliver to Tenant written notice (the “First Expansion Right
Notice”) of the availability of such Vacant Space, together with the terms and conditions on which Landlord is prepared to lease such Vacant Space. Tenant shall have 10 business days following delivery of the First Expansion Right Notice to
deliver to Landlord written notification of Tenant’s exercise of the First Expansion Right. 
 (ii) Amended
Lease. If: (i) Tenant fails to timely deliver notice accepting the terms of a First Expansion Right Notice, or (ii) Tenant gives timely notice accepting Landlord’s offer to lease such Vacant Space, Landlord tenders to
Tenant an amendment to this Lease setting forth the terms for the rental of the Vacant Space consistent with those set forth in the First Expansion Right Notice and otherwise consistent with the terms of this Lease but Tenant fails to execute such
Lease amendment within 10 business days following such tender, Tenant shall be deemed to have waived its right to lease such Vacant Space, except that if Landlord does not secure a third party tenant for the Vacant Space following delivery of the
above-referenced Lease Proposal, as the 

  
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same may be amended or revised in the negotiation process with such third party tenant, the First Expansion Right shall remain in effect with respect to future Lease Proposals for the Vacant
Space pursuant to the First Expansion Right until such time as Landlord enters into a written Lease with a third party for all or any part of the Vacant Space. Following any waiver by Tenant of its right to lease such Vacant Space under this
Section 39(a), (x) at such time as Landlord enters into a written Lease with a third party with respect to only part of the Vacant Space, the First Expansion Right shall terminate and be void and of no further force or effect with
respect to the part of the Vacant Space so leased by Landlord and the First Expansion Right shall remain in effect with respect to the remainder of the Vacant Space, as the case may be, and (y) at such time as Landlord enters into a written
Lease with a third party with respect to all or the remainder of the Vacant Space, the First Expansion Right shall terminate and be void and of no further force or effect with respect to all or such remainder of the Vacant Space, as the case may be.

 (b) Second Expansion Right. 

(i) Pursuant to the terms and conditions in this Section 39(b), and not otherwise, following the termination of the
First Expansion Right, Tenant shall have the right, but not the obligation, to expand the Premises (the “Second Expansion Right”) to include the space within Area B of the Project as shown as the “Expansion Area” on
Exhibit A (the “Expansion Area”) if it thereafter becomes “Available Space” (as defined below). For purposes of this Section 39(b), “Available Space” shall mean the Expansion Area
at such time as it is not occupied by a tenant or at such time as it is occupied by an existing tenant whose lease is expiring within 6 months or less and such tenant does not wish to renew (whether or not such tenant has a right to renew) its
occupancy of such space. Available Space shall not include any space in the Project other than the Expansion Area and shall include the Expansion Area only under the conditions set forth in the immediately preceding sentence. If the Expansion Area
becomes Available Space in the Project, Landlord shall, at such time as Landlord shall elect so long as Tenant’s rights hereunder are preserved, deliver to Tenant written notice (the “Second Expansion Right Notice”) of such
Available Space, together with the terms and conditions on which Landlord is prepared to lease Tenant such Available Space. Tenant shall have 10 business days following delivery of the Second Expansion Right Notice to deliver to Landlord written
notification of Tenant’s exercise of the Second Expansion Right. Provided that no right to expand is exercised by any existing tenant of the Expansion Area, Tenant shall be entitled to lease such Available Space upon the terms and conditions
set forth in the Second Expansion Right Notice. 
 (ii) Amended Lease. If: (i) Tenant fails to
timely deliver notice accepting the terms of a Second Expansion Right Notice, or (ii) Tenant gives timely notice accepting Landlord’s offer to lease such Available Space, Landlord tenders to Tenant an amendment to this Lease setting forth
the terms for the rental of the Available Space consistent with those set forth in the Second Expansion Right Notice and otherwise consistent with the terms of this Lease but Tenant fails to execute such Lease amendment within 10 business days
following such tender, Tenant shall be deemed to have waived its right to lease such Available Space. 
 (c) Exceptions.
Notwithstanding the above, neither the First Expansion Right nor Second Expansion Right shall be in effect during any period of time that Tenant is in Default under any provision of this Lease. Each of the First Expansion Right and Second Expansion
Right may not be exercised by Tenant during any period of time that Tenant is in Default under any provision of the Lease. 

  
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 (d) Termination. Each of the First Expansion Right and Second Expansion Right shall
terminate and be of no further force or effect even after Tenant’s due and timely exercise of the First Expansion Right or Second Expansion Right, as the case may be, if, after such exercise, but prior to the commencement date of the lease of
such Vacant Space or Available Space, as the case may be, (i) Tenant fails to timely cure any default by Tenant under the Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of the First
Expansion Right or the Second Expansion Right, as applicable, to the date of the commencement of the lease of such Vacant Space or Available Space, respectively, whether or not such Defaults are cured. 

(e) Rights Personal. Each of the First Expansion Right and Second Expansion Right shall be personal to Tenant and, in the event of a
Permitted Assignment personal to any sublessee or assignee pursuant to such Permitted Assignment, and not otherwise assignable without Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart
from any consent by Landlord to an assignment of Tenant’s interest in the Lease. 
 (f) No Extensions. The period of time within
which the First Expansion Right may be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise the First Expansion Right. The period of time within which the Second Expansion Right may be exercised shall not be
extended or enlarged by reason of Tenant’s inability to exercise the Second Expansion Right. 
 40. Miscellaneous. 

(a) Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly given upon delivery
or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above. Landlord and Tenant may
from time to time by written notice to the other designate another address for receipt of future notices. 
 (b) Joint and Several
Liability. If and when included within the term “Tenant,” as used in this instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant. 

(c) Financial Information. Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s most recent audited
annual financial statements within 90 days of the end of each of Tenant’s fiscal years during the Term for which Tenant has audited financial statements prepared, (ii) Tenant’s most recent unaudited quarterly financial statements
within 45 days of the end of each of Tenant’s first three fiscal quarters of each of Tenant’s fiscal years during the Term, (iii) at Landlord’s request from time to time, updated business plans, including cash flow projections
and/or pro forma balance sheets and income statements, all of which shall be treated by Landlord as confidential information belonging to Tenant, (iv) corporate brochures and/or profiles prepared by Tenant for prospective investors, and
(v) any other financial information or summaries that Tenant typically provides to its lenders or shareholders. 
 (d)
Recordation. Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease. 

(e) Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party
shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include
the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the
interpretation of this Lease. 

  
 © All rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL
– DO NOT COPY OR DISTRIBUTE 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

			
	Net/Gross Multi-Tenant Office/Laboratory	 	480 Arsenal Street/Dicerna Pharmaceuticals
		 	Page
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 (f) Not Binding Until Executed. The submission by Landlord to Tenant of this
Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties. 

(g) Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the
maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or
received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be
paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the
applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 
 (h) Choice of Law.
Construction and interpretation of this Lease shall be governed by the internal laws of the state in which the Premises are located, excluding any principles of conflicts of laws. 

(i) Time. Time is of the essence as to the performance of Tenant’s obligations under this Lease. 

(j) Incorporation by Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part
hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control. 

(k) Hazardous Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents and
contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require any form of protective
clothing or equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord shall, to the extent
required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant. 

[ Signatures on next page ] 

  
 © All rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL
– DO NOT COPY OR DISTRIBUTE 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

			
	Net/Gross Multi-Tenant Office/Laboratory	 	480 Arsenal Street/Dicerna Pharmaceuticals
		 	Page
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 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first
above written. 
  

			
	TENANT:
	
	DICERNA PHARMACEUTICALS, INC.,
a Delaware corporation
		
	By:	 	 /s/ James C. Jenson

	Name:	 	 James C. Jenson

	Title:	 	 President and CEO

  

							
	LANDLORD:
	
	ARE-480 ARSENAL STREET, LLC,
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
		 	a Delaware limited partnership,
		 	managing member
			
		 	By:	 	ARE-QRS CORP.
		 		 	a Maryland corporation,
		 		 	general Partner
				
		 		 	By:	 	 /s/ Jackie Clem

		 		 	Name:	 	 JACKIE CLEM

		 		 	Title:	 	 VP - RE LEGAL AFFAIRS

  
 © All rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL
– DO NOT COPY OR DISTRIBUTE 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

					
	First Amendment to Lease	 	Dicerna/480 Arsenal Street	 	
		 		 	Page 1

  

 FIRST AMENDMENT TO LEASE 

This First Amendment to Lease (the “First Amendment”) is made as of September 12, 2008, by and between ARE-480
ARSENAL STREET, LLC, a Delaware limited liability company, having an address at 385 East Colorado Boulevard, Suite 299, Pasadena, CA 91101 (“Landlord”), and DICERNA PHARMACEUTICALS, INC., a Delaware limited liability
company, having an address at 790 Memorial Drive, Cambridge, MA 02139 (“Tenant”). 
 RECITALS 

A. Landlord and Tenant have entered into that certain Lease Agreement (the “Lease”) dated as of March 14, 2008, wherein
Landlord leased to Tenant certain premises (the “Premises”) located at 480 Arsenal Street, Watertown, Massachusetts and legally described on Exhibit A attached hereto, and more particularly described in the Lease. 

B. Tenant desires to expand the Premises demised under the Lease by adding 8,894 rentable square feet (the “Expansion Space”)
in the portion of the Building of which the Premises are a part known as Suite 125, and Landlord is willing to lease such portion of the Project to Tenant on the terms herein set forth. 

C. Landlord and Tenant desire to amend the Lease to, among other things, add the Expansion Space to the Premises demised under the Lease, to
provide for the improvement of such space, and to provide for additional expansion space. 
 AGREEMENT 

Now, therefore, the parties hereto agree that the Lease is amended as follows: 

1. Premises. Effective upon full execution hereof by Landlord and Tenant (the “Effective Date”), the Premises
demised under the Lease are hereby expanded to include the Expansion Space, consisting for all purposes of the Lease of 8,894 rentable square feet, as such Expansion Space is described on Exhibit B, attached hereto and incorporated
herein by this reference (the Premises, exclusive of such Expansion Space, being referred to herein as the “Original Premises”) for the balance of the Term under the Lease. From and after the Rent Increase Date (as hereinafter
defined), (a) the Base Rent payable under the Lease shall be increased by $[***] per month, subject to adjustment pursuant to Section 3, hereof (the Base Rent payable pursuant to this clause (a), as adjusted pursuant to
Section 3, hereof, being referred to herein as the “Expansion Space Base Rent”) and (b) Tenant’s Share of Operating Expenses shall be adjusted to be [***]%; provided, however, that, notwithstanding the
provisions of the second paragraph of Section 5 of the Lease, with respect to the Expansion Space, only (and not the Original Premises), “3%” shall be deemed substituted in such paragraph for both “4%” and
“4.0%” where each of the same do appear. 
 2. Rent Increase Date. As used herein, the “Rent Increase
Date” shall mean the earlier of (i) the date that Tenant first occupies and uses any of the Expansion Space for business purposes, (ii) the date Landlord Delivers the Expansion Space with Landlord’s Work (as hereinafter
defined) Substantially Completed or (iii) the date Landlord could have so Delivered the Expansion Space but for Tenant Delays. Upon request of Landlord, Landlord and Tenant shall execute and deliver a written acknowledgment of the Rent Increase
Date and the expiration of the Term (which shall be the same as the expiration of the Term under the Lease) when it is established in the form of the “Acknowledgement of Rent Increase Date” attached to this First Amendment as
Exhibit E; provided, however, Tenant’s failure to execute and deliver such acknowledgment shall not affect Landlord’s rights hereunder. 

  
 © All Rights
Reserved 2001 Alexandria Real Estate Equities, Inc. 
 CONFIDENTIAL – DO NOT COPY 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

					
	First Amendment to Lease	 	Dicerna/480 Arsenal Street	 	
		 		 	Page 2

  

 3. Expansion Space Base Rent Adjustments. 

(a) Expansion Space Base Rent shall be increased on each annual anniversary of the first day of the first full month from and after the
Commencement Date (each an “Adjustment Date”) by multiplying the Expansion Space Base Rent payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Expansion Space Base
Rent payable immediately before such Adjustment Date. Expansion Space Base Rent, as so adjusted, shall thereafter be due as provided herein. Expansion Space Base Rent adjustments for any fractional calendar month shall be prorated. As used herein,
“Rent Adjustment Percentage” means the greater of (1) [***]% or (2) the CPI Adjustment Percentage and “CPI Adjustment Percentage” means (i) a fraction, stated as a percentage, the numerator of
which shall be the Index for the calendar month 3 months before the month in which the Adjustment Date occurs, and the denominator of which shall be the Index for the calendar month 3 months before the last Adjustment Date or, if no prior Expansion
Space Base Rent adjustment has been made, 3 months before the first day of the first full month during the Term of this Lease, less (ii) 1.00. “Index” means the “Consumer Price Index-All Urban Consumers-Northeast Region, All
Items” compiled by the U.S. Department of Labor, Bureau of Labor Statistics, (1982-84 = 100). If a substantial change is made in the Index, the revised Index shall be used, subject to such adjustments as Landlord may reasonably deem appropriate
in order to make the revised Index comparable to the prior Index. If the Bureau of Labor Statistics ceases to publish the Index, then the successor or most nearly comparable index, as reasonably determined by Landlord, shall be used, subject to such
adjustments as Landlord may reasonably deem appropriate in order to make the new index comparable to the Index. Landlord shall give Tenant written notice indicating the Expansion Space Base Rent, as adjusted pursuant to this Section, and the method
of computation and Tenant shall pay to Landlord an amount equal to any underpayment of Expansion Space Base Rent by Tenant within 30 days after Landlord’s notice to Tenant. Failure to deliver such notice shall not reduce, abate, waive or
diminish Tenant’s obligation to pay the adjusted Expansion Space Base Rent. 
 (b) In connection with the provisions of this Section,
it is acknowledged that the Base Rent allocable to the Original Premises shall be determined as set forth in Section 3(a) and Section 4 of the Lease. 

4. Improvement of Expansion Space. Landlord shall provide a tenant improvement allowance of not more than $25.00 per rentable
square foot of the Expansion Space, $222,350 in the aggregate (the “Expansion TI Allowance”), which Expansion TI Allowance shall be used to improve the Expansion Space as described in the Work Letter attached hereto as Exhibit
C (the “Work Letter”). 
 5. Delivery; Acceptance of Expansion Space; Target Expansion Date. Landlord
shall use reasonable efforts to deliver the Expansion Space to Tenant on or before November 1, 2008 (the “Target Expansion Date”), with Landlord’s Work, if any, Substantially Completed (“Delivery” or
“Deliver”). If Landlord fails to timely Deliver the Expansion Space, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable except as provided herein. If
Landlord does not Deliver the Expansion Space within 60 days of the Target Expansion Date for any reason other than any delays due to Force Majeure or any Tenant Delay, this First Amendment may be terminated by Tenant by written notice to Landlord,
and if so terminated by Tenant: (a) the Additional Security Deposit (as hereinafter defined), or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be
returned to Tenant, and (b) neither Landlord nor Tenant shall have any further rights, duties or obligations under this First Amendment, except with respect to provisions which expressly survive termination of this Lease. As used herein, the
terms “Landlord’s Work” and “Substantially Complete” shall have the meanings set forth for such terms in the Work Letter. If Tenant does not elect to terminate this First Amendment within 5 business days of the
lapse of such 60 day period, such right to terminate this First Amendment shall be waived and this First Amendment shall remain in full force and effect. 

  
 © All Rights
Reserved 2001 Alexandria Real Estate Equities, Inc. 
 CONFIDENTIAL – DO NOT COPY 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

					
	First Amendment to Lease	 	Dicerna/480 Arsenal Street	 	
		 		 	Page 3

  

 Except as set forth in the Work Letter, if applicable: (i) Tenant shall accept the
Expansion Space in their condition as of the Effective Date, subject to all applicable Legal Requirements any completion of any “punch list” items as set forth in the Work Letter; (ii) Landlord shall have no obligation for any defects
in the Expansion Space; and (iii) Tenant’s taking possession of the Expansion Space shall be conclusive evidence that Tenant accepts the Expansion Space and that the Expansion Space were in good condition at the time possession was taken.
Any occupancy of the Expansion Space by Tenant for planning and completion of any Tenant’s Work before the Rent Increase Date shall be subject to all of the terms and conditions of the Lease and this First Amendment except the obligation to pay
Rent, and any occupancy of the Expansion Space by Tenant for the conduct of business or any other purpose (as opposed to planning and completion of any Tenant’s Work) before the Rent Increase Date shall be subject to all of the terms and
conditions of this Lease, including the obligation to pay Rent. 
 Tenant agrees and acknowledges that neither Landlord nor any agent of
Landlord has made any representation or warranty with respect to the condition of all or any portion of the Expansion Space or the Project, and/or the suitability of the Expansion Space or the Project for the conduct of Tenant’s business, and
Tenant waives any implied warranty that the Expansion Space or the Project are suitable for the Permitted Use. 
 6. Security
Deposit. As a condition to the effectiveness of this First Amendment, the Security Deposit as defined in the Lease shall be increased by the sum of $55,587.50 (the “Additional Security Deposit”), which amount shall be held
by Landlord as part of the Security Deposit subject to the terms of the Lease. 
 7. Revision of Target Commencement Date. The
Basic Lease Provisions are hereby amended by changing the Target Commencement Date to October 1, 2008. 
 8. Amended Right to
Expand. Landlord and Tenant hereby acknowledge and agree that this First Amendment evidences the exercise by Tenant of all rights that would otherwise been available to it under Section 39 of the Lease. Landlord and Tenant have,
however, agreed to the grant of additional expansion rights subject to and on the terms hereinafter set forth. Specifically, Section 39 of the Lease is hereby deleted in its entirety and replaced with the following: 

“39. Rights to Expand. 

(a) Expansion Right. 

(i) Pursuant to the terms and conditions in this Section 39(a), and not otherwise, and subject to the rights of
two other tenants of the Project with previously granted rights thereto, (together with their successors and assigns, the “Prior Rights Holders”), Tenant shall have the right, but not the obligation, to expand the Premises (the
“Expansion Right”) to include the space within the Project as shown as the “Expansion Area” on Exhibit D (the “Expansion Area”) as follows: Both before and after all or any portion of the
Expansion Area may have been previously leased to or occupied by another party, prior to accepting a written proposal from a prospective third party tenant (other than any Prior Rights Holder) to lease any Expansion Space, or prior to delivering a
binding written proposal to a prospective tenant (other than any Prior Rights Holder) to lease any Expansion Space (in either case, a “Lease Proposal”), Landlord shall, at such time as Landlord shall elect so long as Tenant’s
rights hereunder are preserved, deliver to Tenant written notice (the “Expansion Right Notice”) of the availability of such Expansion Space (which may be subject to the rights of the Prior Rights Holders),

  
 © All Rights
Reserved 2001 Alexandria Real Estate Equities, Inc. 
 CONFIDENTIAL – DO NOT COPY 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

					
	First Amendment to Lease	 	Dicerna/480 Arsenal Street	 	
		 		 	Page 4

  

 
together with the terms and conditions on which Landlord is prepared to lease Tenant such Expansion Space. Tenant shall have 10 business days following delivery of the Expansion Right Notice to
deliver to Landlord written notification of Tenant’s exercise of the Expansion Right. Provided that no right to expand is exercised by any of the Prior Rights Holders, Tenant shall be entitled to lease such Expansion Space upon the terms and
conditions set forth in the Expansion Right Notice. 
 (ii) Amended Lease. If: (i) Tenant fails to timely
deliver notice accepting the terms of a Expansion Right Notice, or (ii) Tenant gives timely notice accepting Landlord’s offer to lease such Expansion Space, Landlord tenders to Tenant an amendment to this Lease setting forth the terms for
the rental of such Expansion Space consistent with those set forth in the Expansion Right Notice and otherwise consistent with the terms of this Lease but Tenant fails to execute such Lease amendment within 10 business days following such tender,
Tenant shall be deemed to have waived its right to lease such Expansion Space, except that if Landlord does not secure a third party tenant (including the Prior Rights Holders) for the Expansion Space following delivery of the above-referenced Lease Proposal, as the same may be amended or revised in the negotiation process with such third party tenant or any Prior Rights Holder, or if all or any portion of the Expansion Space is leased
and thereafter becomes available during the term of this Lease, the Expansion Right shall remain in effect with respect to future Lease Proposals for the Expansion Space pursuant to the Expansion Right. 

(b) Exceptions. Notwithstanding the above, the Expansion Right shall not be in effect during any period of time that
Tenant is in Default under any provision of this Lease. The Expansion Right may not be exercised by Tenant during any period of time that Tenant is in Default under any provision of the Lease. 

(c) Termination. The Expansion Right shall terminate and be of no further force or effect even after Tenant’s due
and timely exercise of the Expansion Right if, after such exercise, but prior to the commencement date of the lease of such Expansion Space, (i) Tenant fails to timely cure any default by Tenant under the Lease; or (ii) Tenant has
Defaulted 3 or more times during the period from the date of the exercise of the Expansion Right to the date of the commencement of the lease of such Expansion Space whether or not such Defaults are cured. 

(d) Rights Personal. The Expansion Right shall be personal to Tenant and, in the event of a Permitted Assignment
personal to any sublessee or assignee pursuant to such Permitted Assignment, and not otherwise assignable without Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by
Landlord to an assignment of Tenant’s interest in the Lease. 
 (e) No Extensions. The period of time within
which the Expansion Right may be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise the Expansion Right.” 

  
 © All Rights
Reserved 2001 Alexandria Real Estate Equities, Inc. 
 CONFIDENTIAL – DO NOT COPY 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

					
	First Amendment to Lease	 	Dicerna/480 Arsenal Street	 	
		 		 	Page 5

  

 9. Miscellaneous. 

(a) Capitalized terms used herein and/or in the Work Letter and not otherwise defined shall have the meaning ascribed thereto in the Lease
and/or the Work Letter attached thereto. 
 (b) This First Amendment is the entire agreement between the parties with respect to the subject
matter hereof and supersedes all prior and contemporaneous oral and written agreements and discussions. This First Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

(c) This First Amendment is binding upon and shall inure to the benefit of the parties hereto and their respective permitted successors in
interest. 
 (d) This First Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of
which when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any
other counterpart identical thereto except having additional signature pages executed by other parties to this First Amendment attached thereto. 

(e) Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person (collectively
“Broker”) in connection with this transaction, and that no Broker brought about this transaction. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker claiming a
commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction. 

(f) As amended and/or modified by this First Amendment, the Lease is hereby ratified and confirmed and all other terms of the Lease shall
remain in full force and effect, unaltered and unchanged by this First Amendment. In the event of any conflict between the provisions of this First Amendment and the provisions of the Lease, the provisions of this First Amendment shall prevail.
Whether or not specifically amended by this First Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this First Amendment. 

(Signatures on Next Page) 

  
 © All Rights
Reserved 2001 Alexandria Real Estate Equities, Inc. 
 CONFIDENTIAL – DO NOT COPY 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

					
	First Amendment to Lease	 	Dicerna/480 Arsenal Street	 	
		 		 	Page 6

  

 IN WITNESS WHEREOF, the parties hereto have executed this First Amendment as of the day and
year first above written. 
  

									
	TENANT:
	
	DICERNA PHARMACEUTICALS, INC., a Delaware corporation
		
	By:	 	 /s/ James C. Jenson

		 	Name:	 	 James C. Jenson

		 	Title:	 	 President and CEO

	
	LANDLORD:
	
	ARE-480 ARSENAL STREET, LLC, a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P., a Delaware limited partnership, managing member
			
		 	By:	 	ARE-QRS CORP., a Maryland corporation, general partner
				
		 		 	By:	 	 /s/ Gary Dean

		 		 		 	Name:	 	 GARY DEAN

		 	Title:	 	 VP - RE LEGAL AFFAIRS

  
 © All Rights
Reserved 2001 Alexandria Real Estate Equities, Inc. 
 CONFIDENTIAL – DO NOT COPY 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

 SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Second Amendment”) is made as of July 3, 2013, by and between ARE-480 ARSENAL
STREET, LLC, a Delaware limited liability company (“Landlord”), and DICERNA PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
Landlord and Tenant are now parties to that certain Lease Agreement dated as of March 14, 2008, as amended by that certain First Amendment to Lease dated as of September 12, 2008 (“First Amendment”) (as amended, the
“Lease”). Pursuant to the Lease, Tenant leases certain premises consisting of approximately 23,002 rentable square feet (“Premises”) in a building located at 480 Arsenal Street, Watertown, Massachusetts. The
Premises are more particularly described in the Lease. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease. 

B. The Base Term of the Lease is scheduled to expire on November 30, 2013. 

C. Landlord and Tenant desire, subject to the terms and conditions set forth below, to amend the Lease to, among other things,
(i) extend the Base Term of the Lease through November 30, 2016, and (ii) reflect the surrender of a portion of the Premises, consisting of approximately 7,828 rentable square feet, as shown on Exhibit A-1 attached hereto
(“Surrender Premises”) on November 30, 2013 (“Surrender Date”). 
 NOW, THEREFORE, in
consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	Extension of Base Term. Notwithstanding anything to the contrary contained in the Lease, the Base Term (except with respect to the Surrender Premises) is hereby extended until November 30, 2016.

  

	2.	Premises and Rentable Area of Premises. Commencing on December 1, 2013, the definitions of “Premises” and “Rentable Area of Premises” on Page 1 of the Lease are
deleted and replaced with the following: 

 “Premises: That portion of the Project, containing
approximately 15,174 rentable square feet, as determined by Landlord, and located in the portion of the Project known as “Area B,” as said Premises are shown on Exhibit A.” 

“Rentable Area of Premises: 15,174 sq. ft.” 

Commencing on December 1, 2013, Exhibit A attached to the Lease is deleted and replaced with Exhibit A attached to this
Second Amendment. 
  

	3.	Base Rent. Tenant shall continue to pay Base Rent as provided for in the Lease through the Surrender Date. Commencing on December 1, 2013, Tenant shall pay Base Rent for the Premises pursuant to the
following schedule: 

 [***] 

  
 

 

  
 1 

 ***Text Omitted and Filed Separately with the Securities and Exchange 

Commission. Confidential Treatment Requested Under 
 17
C.F.R. Sections 200.80(b)(4) and 240.24b-2 
  

	4.	Operating Expenses.  

 (a) Effective as of December 1, 2013, the
definition of “Tenant’s Share of Operating Expenses” on Page 1 of the Lease is deleted and replaced with the following: 

“Tenant’s Share of Operating Expenses: [***]%” 

(b) Effective as of December 1, 2013, Section 5(i) of the Lease is hereby deleted and replaced with the following: 

“(i) costs to be reimbursed by other tenants of the Project (including, without limitation, the cost of utilities provided
to other premises in the Building) or Taxes to be paid directly by Tenant or other tenants of the Project, whether or not actually paid;” 

(c) Notwithstanding anything to the contrary contained herein, Tenant shall continue to pay Operating Expenses for the entire Premises through
the Surrender Date. Commencing on December 1, 2013, Tenant shall pay Tenant’s Share of Operating Expenses as provided above with respect to the entire remaining Premises. 

(d) Notwithstanding anything to the contrary contained in Section 5 of the Lease, commencing on December 1, 2013, Operating
Expenses shall include the cost of Landlord’s third party property manager up to a maximum of 3.5% of Base Rent or, if there is no third party property manager, administration rent in the amount of 3.5% of Base Rent. 

 

	5.	Utilities. Notwithstanding anything to the contrary contained in the Lease, effective as of December 1, 2013, the remaining Premises and the Surrender Premises will be submetered and commencing on
December 1, 2013, Tenant shall pay Landlord for electricity costs consumed on the Premises based on such submeter(s), including Tenant’s share of all charges for electricity sub-metered jointly with the Surrender Premises, based upon
consumption, as reasonably determined by Landlord. 

  

	6.	Landlord’s Work. Landlord shall perform Landlord’s Work (as defined in the Work Letter attached to this Second Amendment as Exhibit B) in the Premises pursuant to the Work Letter. Tenant
acknowledges that Landlord shall require access to the Premises after the date of this Second Amendment in order to complete Landlord’s Work. Landlord and its contractors and agents shall have the right to enter the Premises to complete
Landlord’s Work upon reasonable prior written notice to Tenant and Tenant shall reasonably cooperate with Landlord in connection with the same. Tenant acknowledges that Landlord’s completion of Landlord’s Work may adversely affect
Tenant’s use and occupancy of the Premises. Landlord shall use reasonable efforts to minimize interference with Tenant’s use of the Premises for the Permitted use and will provide Tenant with advance notice of Landlord’s schedule for
the performance of Landlord’s Work. Tenant waives all claims against Landlord in connection with the construction of Landlord’s Work including, without limitation, claims for rent abatement. 

 

	7.	Surrender of the Surrender Premises. The Lease with respect to the Surrender Premises shall terminate as provided for in the Lease on the Surrender Date. Tenant shall voluntarily surrender the Surrender
Premises on or before such date in the condition which Tenant is required to surrender the Premises as of the expiration of the Lease and in compliance with the surrender requirements set forth in the Lease. From and after the Surrender Date, Tenant
shall have no further rights or obligations of any kind with respect to the Surrender Premises. Notwithstanding the foregoing, those provisions of the Lease which, by their terms, survive the termination of the Lease shall survive the surrender of
the Surrender Premises and termination of the Lease with respect to the Surrender Premises as provided for herein. Nothing herein shall excuse Tenant from its obligations under the Lease with respect to the Surrender Premises prior to the Surrender
Date. 

  
 

 

  
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	8.	Right to Extend. Tenant shall have the right to extend the Term of the Lease upon the following terms and conditions: 

(a) Extension Rights. Tenant shall have 1 right (an “Extension Right”) to extend the term of the Lease for 2 years (an
“Extension Term”) on the same terms and conditions as the Lease (other than with respect to Base Rent or any Work Letter) by giving Landlord written notice of its election to exercise the Extension Right at least 9 months prior to
the expiration of the Base Term of the Lease. 
 Upon the commencement of the Extension Term, Base Rent shall be payable at
the Market Rate (as defined below). Base Rent shall thereafter be adjusted on each annual anniversary of the commencement of such Extension Term by a percentage as determined by Landlord and agreed to by Tenant at the time the Market Rate is
determined. As used herein, “Market Rate” shall mean the then market rental rate as determined by Landlord and agreed to by Tenant for space of comparable size, age and quality (including all Alterations and other improvements) in
laboratory/office buildings in the Watertown market for a comparable term, taking into account all relevant factors 
 If, on
or before the date which is 180 days prior to the expiration of the Base Term of the Lease, Tenant has not agreed with Landlord’s determination of the Market Rate and the rent escalations during the Extension Term after negotiating in good
faith, Tenant shall be deemed to have elected arbitration as described in Section 7(b) below. Tenant acknowledges and agrees that, if Tenant has elected to exercise the Extension Right by delivering notice to Landlord as required in this
Section 7(a), Tenant shall have no right thereafter to rescind or elect not to extend the term of the Lease for the Extension Term. 

(b) Arbitration. 

(i) Within 10 days of Tenant’s notice to Landlord of its election (or deemed election) to arbitrate Market Rate and
escalations, each party shall deliver to the other a proposal containing the Market Rate and escalations that the submitting party believes to be correct (“Extension Proposal”). If either party fails to timely submit an Extension
Proposal, the other party’s submitted proposal shall determine the Base Rent and escalations for the Extension Term. If both parties submit Extension Proposals, then Landlord and Tenant shall meet within 7 days after delivery of the last
Extension Proposal and make a good faith attempt to mutually appoint a single Arbitrator (and defined below) to determine the Market Rate and escalations. If Landlord and Tenant are unable to agree upon a single Arbitrator, then each shall, by
written notice delivered to the other within 10 days after the meeting, select an Arbitrator. If either party fails to timely give notice of its selection for an Arbitrator, the other party’s submitted proposal shall determine the Base Rent for
the Extension Term. The 2 Arbitrators so appointed shall, within 5 business days after their appointment, appoint a third Arbitrator. If the 2 Arbitrators so selected cannot agree on the selection of the third Arbitrator within the time above
specified, then either party, on behalf of both parties, may request such appointment of such third Arbitrator by application to any state court of general jurisdiction in the jurisdiction in which the Premises are located, upon 10 days prior
written notice to the other party of such intent. 
 (ii) The decision of the Arbitrator(s) shall be made within 30 days
after the appointment of a single Arbitrator or the third Arbitrator, as applicable. The decision of the single Arbitrator shall be final and binding upon the parties. The average of the two closest Arbitrators in a three Arbitrator panel shall be
final and binding upon the parties. Each party shall pay the 

  
 

 

  
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fees and expenses of the Arbitrator appointed by or on behalf of such party and the fees and expenses of the third Arbitrator shall be borne equally by both parties. If the Market Rate and
escalations are not determined by the first day of the Extension Term, then Tenant shall pay Landlord Base Rent in an amount equal to the Base Rent in effect immediately prior to the Extension Term and increased by the Rent Adjustment Percentage
until such determination is made. After the determination of the Market Rate and escalations, the parties shall make any necessary adjustments to such payments made by Tenant. Landlord and Tenant shall then execute an amendment recognizing the
Market Rate and escalations for the Extension Term. 
 (iii) An “Arbitrator” shall be any person appointed
by or on behalf of either party or appointed pursuant to the provisions hereof and: (i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than 10 years of experience in the appraisal of improved office
and high tech industrial real estate in the greater Boston metropolitan area, or (B) a licensed commercial real estate broker with not less than 15 years experience representing landlords and/or tenants in the leasing of high tech or life
sciences space in the greater Boston metropolitan area, (ii) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (iii) be in all respects impartial and
disinterested. 
 (c) Rights Personal. The Extension Right is personal to Tenant and is not assignable without Landlord’s
consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in the Lease, except that they may be assigned in connection with any Permitted
Assignment of the Lease. 
 (d) Exceptions. Notwithstanding anything set forth above to the contrary, the Extension Right shall, at
Landlord’s option, not be in effect and Tenant may not exercise the Extension Right: 
 (i) during any period of time
that Tenant is in Default under any provision of the Lease; or 
 (ii) if Tenant has been in Default under any provision of
the Lease 3 or more times, whether or not the Defaults are cured, during the 12 month period immediately prior to the date that Tenant intends to exercise the Extension Right, whether or not the Defaults are cured. 

(e) No Extensions. The period of time within which the Extension Right may be exercised shall not be extended or enlarged by reason of
Tenant’s inability to exercise the Extension Right. 
 (f) Termination. The Extension Right shall, at Landlord’s option,
terminate and be of no further force or effect even after Tenant’s due and timely exercise of the Extension Right, if, after such exercise, but prior to the commencement date of the Extension Term, (i) Tenant fails to timely cure any
default by Tenant under the Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of the Extension Right to the date of the commencement of the Extension Term, whether or not such Defaults are
cured. 
  

	9.	Expansion Rights. Section 39 of the original Lease and Section 8 of the First Amendment are hereby deleted in their entirety and are of no further force or effect and Tenant shall
have no further right to expand the Premises. 

  

	10.	 Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person (collectively,
“Broker”) in connection with the transaction reflected in this Second Amendment and that no Broker brought about this transaction, other than Richards 

  
 

 

  
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Barry Joyce & Partners, Inc. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than the broker, if any named
in this Second Amendment, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction. Landlord shall be responsible for all commissions due to
Richards Barry Joyce & Partners, Inc. arising out of the execution of this Second Amendment in accordance with the terms of a separate written agreement between Richards Barry Joyce & Partners, Inc. and Landlord. 

 

	11.	Miscellaneous. 

 a. This Second Amendment is the entire agreement between the
parties with respect to the subject matter hereof and supersedes all prior and contemporaneous oral and written agreements and discussions. This Second Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

b. This Second Amendment is binding upon and shall inure to the benefit of the parties hereto, and their respective successors and assigns.

 c. This Second Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which when
taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other
counterpart identical thereto except having additional signature pages executed by other parties to this Second Amendment attached thereto. 

d. Except as amended and/or modified by this Second Amendment, the Lease is hereby ratified and confirmed and all other terms of the Lease
shall remain in full force and effect, unaltered and unchanged by this Second Amendment. In the event of any conflict between the provisions of this Second Amendment and the provisions of the Lease, the provisions of this Second Amendment shall
prevail. Whether or not specifically amended by this Second Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this Second Amendment. 

[Signatures are on the next page.] 

  
 

 

  
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 IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment as of the
day and year first above written. 
  

											
	LANDLORD:	 		 	ARE-480 ARSENAL STREET, LLC,
		 		 	a Delaware limited liability company
				
		 		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership, managing member

					
		 		 		 	By:	 	ARE-QRS CORP.,
		 		 		 		 	a Maryland corporation,
		 		 		 		 	general partner
						
		 		 		 		 	By:	 	 /s/ Eric S. Johnson

		 		 		 		 	Its:	 	Vice President
		 		 		 		 		 	Real Estate Legal Affairs
			
	TENANT:	 		 	DICERNA PHARMACEUTICALS, INC.,
		 		 	a Delaware corporation
				
		 		 	By:	 	 /s/ Douglas Fambrough

		 		 	Its:	 	CEO

  
 

 

  
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