Document:

Exhibit 4.23

  

NEITHER
THIS SECURITY NOR THE SECURITIES FOR WHICH THIS SECURITY IS EXERCISABLE HAVE BEEN REGISTERED WITH THE SECURITIES AND EXCHANGE
COMMISSION OR THE SECURITIES COMMISSION OF ANY STATE IN RELIANCE UPON AN EXEMPTION FROM REGISTRATION UNDER THE SECURITIES ACT
OF 1933, AS AMENDED (THE “SECURITIES ACT”), AND, ACCORDINGLY, MAY NOT BE OFFERED OR SOLD EXCEPT PURSUANT TO AN EFFECTIVE
REGISTRATION STATEMENT UNDER THE SECURITIES ACT OR PURSUANT TO AN AVAILABLE EXEMPTION FROM, OR IN A TRANSACTION NOT SUBJECT TO,
THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT AND IN ACCORDANCE WITH APPLICABLE STATE SECURITIES LAWS. THIS SECURITY AND
THE SECURITIES ISSUABLE UPON EXERCISE OF THIS SECURITY MAY BE PLEDGED IN CONNECTION WITH A BONA FIDE MARGIN ACCOUNT OR OTHER LOAN
SECURED BY SUCH SECURITIES.

  

COMMON
STOCK PURCHASE WARRANT

  

DELMAR
PHARMACEUTICALS, INC.

 

	Warrant Shares: [   ]	Initial Issuance Date: [   ], 2019

 

THIS
COMMON STOCK PURCHASE WARRANT (the “Warrant”) certifies that, for value received, [____] or its assigns (the
“Holder”) is entitled, upon the terms and subject to the limitations on exercise and the conditions hereinafter
set forth, at any time on or after [__]1 (the “Initial Exercise Date”) and on or prior to 5:00 p.m.
(New York City time) on [ ], 20242 (the “Termination Date”) but not thereafter, to subscribe for
and purchase from DelMar Pharmaceuticals, Inc., a Nevada corporation (the “Company”), up to [ ] shares (as
subject to adjustment hereunder, the “Warrant Shares”) of Common Stock. The purchase price of one share of
Common Stock under this Warrant shall be equal to the Exercise Price, as defined in Section 2(b).

 

Section
1.Definitions. Capitalized terms used and not otherwise defined herein shall have the meanings set forth in that
certain Dealer-Manager Agreement (the “Agreement”), dated [ ], 2019, among the Company, Maxim Group LLC and
Dawson James Securities, Inc.

 

 

 

 

	1	Six months from the EFFECTIVE DATE of the registration
statement.

	2	Five years from the EFFECTIVE DATE of the registration
statement.

 

    1

     

    

 

Section
2.Exercise.

 

a)
Exercise of Warrant. Subject to the provisions of Section 2(e) herein, exercise of the purchase rights represented by this
Warrant may be made, in whole or in part, at any time or times on or after the Initial Exercise Date and on or before the Termination
Date by delivery to the Company of a duly executed facsimile copy or PDF copy submitted by e-mail of the Notice of Exercise in
the form annexed hereto (the “Notice of Exercise”). Within the earlier of (i) two (2) Trading Days and (ii)
the number of Trading Days comprising the Standard Settlement Period (as defined in Section 2(d)(i) herein) following the date
of exercise as aforesaid, the Holder shall deliver the aggregate Exercise Price for the shares specified in the applicable Notice
of Exercise by wire transfer or cashier’s check drawn on a United States bank unless the cashless exercise procedure specified
in Section 2(c) below is specified in the applicable Notice of Exercise. No ink-original Notice of Exercise shall be required,
nor shall any medallion guarantee (or other type of guarantee or notarization) of any Notice of Exercise be required. Notwithstanding
anything herein to the contrary, the Holder shall not be required to physically surrender this Warrant to the Company until the
Holder has purchased all of the Warrant Shares available hereunder and the Warrant has been exercised in full, in which case,
the Holder shall surrender this Warrant to the Company for cancellation within three (3) Trading Days of the date on which the
final Notice of Exercise is delivered to the Company. Partial exercises of this Warrant resulting in purchases of a portion of
the total number of Warrant Shares available hereunder shall have the effect of lowering the outstanding number of Warrant Shares
purchasable hereunder in an amount equal to the applicable number of Warrant Shares purchased. The Holder and the Company shall
maintain records showing the number of Warrant Shares purchased and the date of such purchases. The Company shall deliver any
objection to any Notice of Exercise within one (1) Business Day of receipt of such notice. The Holder and any assignee, by
acceptance of this Warrant, acknowledge and agree that, by reason of the provisions of this paragraph, following the purchase
of a portion of the Warrant Shares hereunder, the number of Warrant Shares available for purchase hereunder at any given time
may be less than the amount stated on the face hereof.

 

For
the avoidance of doubt, there is no circumstance that would require the Company to net cash settle the Warrants.

 

For
the avoidance of doubt, and without limiting the rights of a Holder to utilize a cashless exercise pursuant to Section 2(c) and
receive unregistered shares, at any time during which there is no effective registration statement for the issuance or resale
of the Warrant Shares, the Company may settle a cash exercise of the Warrant with unregistered common stock.

 

b)
Exercise Price. The exercise price per share of Common Stock under this Warrant shall be $[   ]3 (the “Exercise
Price”).

 

c)
Cashless Exercise.

 

i.
If at the time of exercise hereof there is no effective registration statement registering, or the prospectus contained therein
is not available for the issuance of the Warrant Shares to the Holder, then this Warrant may also be exercised, in whole or in
part, at such time by means of a “cashless exercise” in which the Holder shall be entitled to receive a number of
Warrant Shares equal to the quotient obtained by dividing [(A-B) (X)] by (A), where:

 

	 	(A)
    	=
    	as
    applicable: (i) the VWAP on the Trading Day immediately preceding the date of the applicable Notice of Exercise if such Notice
    of Exercise is (1) both executed and delivered pursuant to Section 2(a) hereof on a day that is not a Trading Day or (2) both
    executed and delivered pursuant to Section 2(a) hereof on a Trading Day prior to the opening of “regular trading hours”
    (as defined in Rule 600(b)(64) of Regulation NMS promulgated under the federal securities laws) on such Trading Day, (ii)
    at the option of the Holder, either (y) the VWAP on the Trading Day immediately preceding the date of the applicable Notice
    of Exercise or (z) the Bid Price of the Common Stock on the principal Trading Market as reported by Bloomberg L.P. as of the
    time of the Holder’s execution of the applicable Notice of Exercise if such Notice of Exercise is executed during “regular
    trading hours” on a Trading Day and is delivered within two (2) hours thereafter (including until two (2) hours after
    the close of “regular trading hours” on a Trading Day) pursuant to Section 2(a) hereof or (iii) the VWAP on the
    date of the applicable Notice of Exercise if the date of such Notice of Exercise is a Trading Day and such Notice of Exercise
    is both executed and delivered pursuant to Section 2(a) hereof after the close of “regular trading hours” on such
    Trading Day;

  

 

 

 

	3	125% of the Conversion Price of the Convertible Preferred
Stock.

 

    2

     

    

 

	 	(B)
    	=
    	the
    Exercise Price of this Warrant, as adjusted hereunder; and
	 	 	 	 
	 	(X)
    	=
    	the
    number of Warrant Shares that would be issuable upon exercise of this Warrant in accordance with the terms of this Warrant
    if such exercise were by means of a cash exercise rather than a cashless exercise.

 

ii.
If Warrant Shares are issued in a cashless exercise pursuant to this Section 2(c), the parties
acknowledge and agree that in accordance with Section 3(a)(9) of the Securities Act, the Warrant Shares shall take on the registered
characteristics of the Warrants being exercised. The Company agrees not to take any position contrary to this Section 2(c).

 

“Bid
Price” means, for any date, the price determined by the first of the following clauses that applies: (a) if the Common
Stock is then listed or quoted on a Trading Market, the bid price of the Common Stock for the time in question (or the nearest
preceding date) on the Trading Market on which the Common Stock is then listed or quoted as reported by Bloomberg L.P. (based
on a Trading Day from 9:30 a.m. (New York City time) to 4:02 p.m. (New York City time)), (b) if OTCQB or OTCQX is not a Trading
Market, the volume weighted average price of the Common Stock for such date (or the nearest preceding date) on OTCQB or OTCQX
as applicable, (c) if the Common Stock is not then listed or quoted for trading on OTCQB or OTCQX and if prices for the Common
Stock are then reported in the “Pink Sheets” published by OTC Markets Group, Inc. (or a similar organization or agency
succeeding to its functions of reporting prices), the most recent bid price per share of the Common Stock so reported, or (d) in
all other cases, the fair market value of a share of Common Stock as determined by an independent appraiser selected in good faith
by the Holder and reasonably acceptable to the Company, the fees and expenses of which shall be paid by the Company.

 

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“VWAP”
means, for any date, the price determined by the first of the following clauses that applies: (a) if the Common Stock is then
listed or quoted on a Trading Market, the daily volume weighted average price of the Common Stock for such date (or the nearest
preceding date) on the Trading Market on which the Common Stock is then listed or quoted as reported by Bloomberg L.P. (based
on a Trading Day from 9:30 a.m. (New York City time) to 4:02 p.m. (New York City time)), (b) if OTCQB or OTCQX is not a Trading
Market, the volume weighted average price of the Common Stock for such date (or the nearest preceding date) on OTCQB or OTCQX
as applicable, (c) if the Common Stock is not then listed or quoted for trading on OTCQB or OTCQX and if prices for the Common
Stock are then reported in the “Pink Sheets” published by OTC Markets Group, Inc. (or a similar organization or agency
succeeding to its functions of reporting prices), the most recent bid price per share of the Common Stock so reported, or (d) in
all other cases, the fair market value of a share of Common Stock as determined by an independent appraiser selected in good faith
by the Holder and reasonably acceptable to the Company, the fees and expenses of which shall be paid by the Company.

 

d)
Mechanics of Exercise.

 

i.
Delivery of Warrant Shares Upon Exercise. The Company shall cause the Warrant Shares purchased hereunder to be transmitted
by the Transfer Agent to the Holder by crediting the account of the Holder’s or its designee’s balance account with
The Depository Trust Company through its Deposit or Withdrawal at Custodian system (“DWAC”) if the Company
is then a participant in such system and either (A) there is an effective registration statement permitting the issuance of the
Warrant Shares to or resale of the Warrant Shares by the Holder or (B) this Warrant is being exercised via cashless exercise,
and otherwise by physical delivery of a certificate, registered in the Company’s share register in the name of the Holder
or its designee, for the number of Warrant Shares to which the Holder is entitled pursuant to such exercise to the address specified
by the Holder in the Notice of Exercise by the date that is the earliest of (i) two (2) Trading Days after the delivery to the
Company of the Notice of Exercise, (ii) one (1) Trading Day after delivery of the aggregate Exercise Price to the Company and
(iii) the number of Trading Days comprising the Standard Settlement Period after the delivery to the Company of the Notice of
Exercise (such date, the “Warrant Share Delivery Date”); provided that payment of the aggregate Exercise Price
(other than in the case of a cashless exercise) is received within the earlier of (i) two (2) Trading Days and (ii) the number
of Trading Days comprising the Standard Settlement Period following delivery of the Notice of Exercise. Upon delivery of the Notice
of Exercise, the Holder shall be deemed for all corporate purposes to have become the holder of record of the Warrant Shares with
respect to which this Warrant has been exercised, irrespective of the date of delivery of the Warrant Shares, provided that payment
of the aggregate Exercise Price (other than in the case of a cashless exercise) is received within the earlier of (i) two (2)
Trading Days and (ii) the number of Trading Days comprising the Standard Settlement Period following delivery of the Notice of
Exercise. If the Company fails for any reason to deliver to the Holder the Warrant Shares subject to a Notice of Exercise by the
Warrant Share Delivery Date, the Company shall pay to the Holder, in cash, as liquidated damages and not as a penalty, for each
$1,000 of Warrant Shares subject to such exercise (based on the VWAP of the Common Stock on the date of the applicable Notice
of Exercise), $10 per Trading Day (increasing to $20 per Trading Day on the fifth Trading Day after such liquidated damages begin
to accrue) for each Trading Day after such Warrant Share Delivery Date until such Warrant Shares are delivered or Holder rescinds
such exercise. The Company agrees to maintain a transfer agent that is a participant in the FAST program so long as this Warrant
remains outstanding and exercisable. As used herein, “Standard Settlement Period” means the standard settlement
period, expressed in a number of Trading Days, on the Company’s primary Trading Market with respect to the Common Stock
as in effect on the date of delivery of the Notice of Exercise.

 

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ii.
Delivery of New Warrants Upon Exercise. If this Warrant shall have been exercised in part, the Company shall, at the request
of a Holder and upon surrender of this Warrant certificate, at the time of delivery of the Warrant Shares, deliver to the Holder
a new Warrant evidencing the rights of the Holder to purchase the unpurchased Warrant Shares called for by this Warrant, which
new Warrant shall in all other respects be identical with this Warrant.

 

iii.
Rescission Rights. If the Company fails to cause the Transfer Agent to transmit to the Holder the Warrant Shares pursuant
to Section 2(d)(i) by the Warrant Share Delivery Date, then the Holder will have the right to rescind such exercise.

 

iv.
Compensation for Buy-In on Failure to Timely Deliver Warrant Shares Upon Exercise. In addition to any other rights available
to the Holder, if the Company fails to cause the Transfer Agent to transmit to the Holder the Warrant Shares in accordance with
the provisions of Section 2(d)(i) above pursuant to an exercise on or before the Warrant Share Delivery Date (other than any such
failure that is solely due to any action or inaction by the Holder with respect to such exercise), and if after such date the
Holder is required by its broker to purchase (in an open market transaction or otherwise) or the Holder’s brokerage firm
otherwise purchases, shares of Common Stock to deliver in satisfaction of a sale by the Holder of the Warrant Shares which the
Holder anticipated receiving upon such exercise (a “Buy-In”), then the Company shall (A) pay in cash to the
Holder the amount, if any, by which (x) the Holder’s total purchase price (including brokerage commissions, if any) for
the shares of Common Stock so purchased exceeds (y) the amount obtained by multiplying (1) the number of Warrant Shares that the
Company was required to deliver to the Holder in connection with the exercise at issue times (2) the price at which the sell order
giving rise to such purchase obligation was executed, and (B) at the option of the Holder, either reinstate the portion of the
Warrant and equivalent number of Warrant Shares for which such exercise was not honored (in which case such exercise shall be
deemed rescinded) or deliver to the Holder the number of shares of Common Stock that would have been issued had the Company timely
complied with its exercise and delivery obligations hereunder. For example, if the Holder purchases Common Stock having a total
purchase price of $11,000 to cover a Buy-In with respect to an attempted exercise of shares of Common Stock with an aggregate
sale price giving rise to such purchase obligation of $10,000, under clause (A) of the immediately preceding sentence the Company
shall be required to pay the Holder $1,000. The Holder shall provide the Company written notice indicating the amounts payable
to the Holder in respect of the Buy-In and, upon request of the Company, evidence of the amount of such loss. Nothing herein shall
limit a Holder’s right to pursue any other remedies available to it hereunder, at law or in equity including, without limitation,
a decree of specific performance and/or injunctive relief with respect to the Company’s failure to timely deliver shares
of Common Stock upon exercise of the Warrant as required pursuant to the terms hereof.

 

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v.
No Fractional Shares or Scrip. No fractional shares or scrip representing fractional shares shall be issued upon the exercise
of this Warrant. As to any fraction of a share which the Holder would otherwise be entitled to purchase upon such exercise, the
Company shall, at its election, either pay a cash adjustment in respect of such final fraction in an amount equal to such fraction
multiplied by the Exercise Price or round up to the next whole share.

 

vi.
Charges, Taxes and Expenses. Issuance of Warrant Shares shall be made without charge to the Holder for any issue or transfer
tax or other incidental expense in respect of the issuance of such Warrant Shares, all of which taxes and expenses shall be paid
by the Company, and such Warrant Shares shall be issued in the name of the Holder or in such name or names as may be directed
by the Holder; provided, however, that in the event that Warrant Shares are to be issued in a name other than the
name of the Holder, this Warrant when surrendered for exercise shall be accompanied by the Assignment Form attached hereto duly
executed by the Holder and the Company may require, as a condition thereto, the payment of a sum sufficient to reimburse it for
any transfer tax incidental thereto. The Company shall pay all Transfer Agent fees required for same-day processing of any Notice
of Exercise and all fees to the Depository Trust Company (or another established clearing corporation performing similar functions)
required for same-day electronic delivery of the Warrant Shares.

 

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vii.
Closing of Books. The Company will not close its stockholder books or records in any manner which prevents the timely exercise
of this Warrant, pursuant to the terms hereof.

 

e)
Holder’s Exercise Limitations. The Company shall not be required to effect any exercise of this Warrant, and a Holder
shall not have the right to exercise any portion of this Warrant, pursuant to Section 2 or otherwise, to the extent that after
giving effect to such issuance after exercise as set forth on the applicable Notice of Exercise, the Holder (together with the
Holder’s Affiliates, and any other Persons acting as a group together with the Holder or any of the Holder’s Affiliates
(such Persons, “Attribution Parties”)), would beneficially own in excess of the Beneficial Ownership Limitation
(as defined below). For purposes of the foregoing sentence, the number of shares of Common Stock beneficially owned by the Holder
and its Affiliates and Attribution Parties shall include the number of shares of Common Stock issuable upon exercise of this Warrant
with respect to which such determination is being made, but shall exclude the number of shares of Common Stock which would be
issuable upon (i) exercise of the remaining, non-exercised portion of this Warrant beneficially owned by the Holder or any of
its Affiliates or Attribution Parties and (ii) exercise or conversion of the unexercised or non-converted portion of any other
securities of the Company (including, without limitation, any other Common Stock Equivalents) subject to a limitation on conversion
or exercise analogous to the limitation contained herein beneficially owned by the Holder or any of its Affiliates or Attribution
Parties. Except as set forth in the preceding sentence, for purposes of this Section 2(e), beneficial ownership shall be calculated
in accordance with Section 13(d) of the Exchange Act and the rules and regulations promulgated thereunder, it being acknowledged
by the Holder that the Company is not representing to the Holder that such calculation is in compliance with Section 13(d) of
the Exchange Act and the Holder is solely responsible for any schedules required to be filed in accordance therewith. To the extent
that the limitation contained in this Section 2(e) applies, the determination of whether this Warrant is exercisable (in relation
to other securities owned by the Holder together with any Affiliates and Attribution Parties) and of which portion of this Warrant
is exercisable shall be in the sole discretion of the Holder, and the submission of a Notice of Exercise shall be deemed to be
the Holder’s determination of whether this Warrant is exercisable (in relation to other securities owned by the Holder together
with any Affiliates and Attribution Parties) and of which portion of this Warrant is exercisable, in each case subject to the
Beneficial Ownership Limitation, and the Company shall have no obligation to verify or confirm the accuracy of such determination.
In addition, a determination as to any group status as contemplated above shall be determined in accordance with Section 13(d)
of the Exchange Act and the rules and regulations promulgated thereunder. For purposes of this Section 2(e), in determining the
number of outstanding shares of Common Stock, a Holder may rely on the number of outstanding shares of Common Stock as reflected
in (A) the Company’s most recent periodic or annual report filed with the Commission, as the case may be, (B) a more recent
public announcement by the Company or (C) a more recent written notice by the Company or the Transfer Agent setting forth the
number of shares of Common Stock outstanding. Upon the written or oral request of a Holder, the Company shall within one Trading
Day confirm orally and in writing to the Holder the number of shares of Common Stock then outstanding. In any case, the number
of outstanding shares of Common Stock shall be determined after giving effect to the conversion or exercise of securities of the
Company, including this Warrant, by the Holder or its Affiliates or Attribution Parties since the date as of which such number
of outstanding shares of Common Stock was reported. The “Beneficial Ownership Limitation” shall be 4.99% (or,
upon election by a Holder prior to the issuance of any Warrants, 9.99%) of the number of shares of the Common Stock outstanding
immediately after giving effect to the issuance of shares of Common Stock issuable upon exercise of this Warrant. The Holder,
upon notice to the Company, may increase or decrease the Beneficial Ownership Limitation provisions of this Section 2(e), provided
that the Beneficial Ownership Limitation in no event exceeds 9.99% of the number of shares of the Common Stock outstanding immediately
after giving effect to the issuance of shares of Common Stock upon exercise of this Warrant held by the Holder and the provisions
of this Section 2(e) shall continue to apply. Any increase in the Beneficial Ownership Limitation will not be effective until
the 61st day after such notice is delivered to the Company. The provisions of this paragraph shall be construed and
implemented in a manner otherwise than in strict conformity with the terms of this Section 2(e) to correct this paragraph (or
any portion hereof) which may be defective or inconsistent with the intended Beneficial Ownership Limitation herein contained
or to make changes or supplements necessary or desirable to properly give effect to such limitation. The limitations contained
in this paragraph shall apply to a successor holder of this Warrant.

 

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f)
Right of Redemption. Subject to the provisions of Section 2(e) and this Section 2(f), if, at any time at least one (1)
year after the Initial Exercise Date, (i) the closing price of the Common Stock for each of 10 consecutive Trading Days (the “Measurement
Period”), which 10 consecutive Trading Day period shall not have commenced until one (1) year after the Initial Exercise
Date), exceeds $13.20 (subject to adjustment for forward and reverse stock splits, recapitalizations, stock dividends and the
like after the Initial Exercise Date), (ii) on each Trading Day during the measurement Period, the dollar trading volume for each
Trading Day during such period exceeds $250,000 per Trading Day, and (iii) the Holder is not in possession of any information
that constitutes, or might constitute, material non-public information which was provided by the Company, any of its Subsidiaries,
or any of their officers, directors, employees, agents or Affiliates, then the Company may, at its option and in its sole discretion,
redeem not less than all of the outstanding Warrants for which a Notice of Exercise has not yet been delivered (such right, a
“Redemption Right”) for consideration equal to $0.001 per Warrant (subject to adjustment for forward and reverse
stock splits, recapitalizations, stock dividends and the like after the Initial Exercise Date, the “Redemption Price”).
For the avoidance of any doubt, to the extent that the Company determines to exercise its Redemption Right pursuant to this Section
2(f), the Company shall be required to exercise its Redemption Right with respect to all of the other Warrants issued by the Company
pursuant to the Registration Statement. To exercise the Redemption Right, the Company must deliver to all of the Holders an irrevocable
written notice (a “Redemption Notice”) indicating therein the Company’s election to redeem all of the
Warrants and setting forth a date for the redemption of such Warrants, which date shall be at least thirty (30) days after the
date of the Redemption Notice (the “Redemption Date”). The Redemption Notice shall be mailed by first class
mail, postage prepaid, by the Company to the Holders of the Warrants at their last addresses as they shall appear on the Warrant
Register. Any Redemption Notice mailed in the manner herein provided shall be conclusively presumed to have been duly given on
the date sent whether or not the Holder received such notice. The Warrants may be exercised in accordance with the terms herein
at any time after the Redemption Notice shall have been given by the Company pursuant to this Section 2(f) hereof and prior to
the Redemption Date. In furtherance thereof, the Company covenants and agrees that it will honor all Notices of Exercise with
respect to Warrant Shares subject to a Redemption Notice that are tendered through 6:30 p.m. (New York City time) on the Redemption
Date. Following the Redemption Date, the Holders of the Warrants shall have no further rights except to receive the Redemption
Price upon surrender of the Warrants. Notwithstanding anything to the contrary set forth in this Warrant, the Company may not
deliver a Redemption Notice or require the redemption of this Warrant (and any such Redemption Notice shall be void), unless,
from the beginning of the Measurement Period through the Redemption Date, (1) the Company shall have honored in accordance with
the terms of this Warrant all Notices of Exercise delivered by 6:30 p.m. (New York City time) on the Redemption Date, (2) a registration
statement shall be effective as to all Warrant Shares and the prospectus and all relevant amendments and supplements thereunder
available for use by the Company for the sale of all such Warrant Shares to the Holder, (3) the Common Stock shall be listed or
quoted for trading on the Trading Market, (4) there is a sufficient number of authorized shares of Common Stock for issuance of
all Warrant Shares, and (5) the issuance of all Warrant Shares subject to a Redemption Notice shall not cause a breach of any
provision of Section 2(e) herein.

 

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Section
3.Certain Adjustments.

 

a)
Stock Dividends and Splits. If the Company, at any time while this Warrant is outstanding: (i) pays a stock dividend or
otherwise makes a distribution or distributions on shares of its Common Stock or any other equity or equity equivalent securities
payable in shares of Common Stock (which, for avoidance of doubt, shall not include any shares of Common Stock issued by the Company
upon exercise of this Warrant), (ii) subdivides outstanding shares of Common Stock into a larger number of shares, (iii) combines
(including by way of reverse stock split) outstanding shares of Common Stock into a smaller number of shares, or (iv) issues by
reclassification of shares of the Common Stock any shares of capital stock of the Company, then in each case the Exercise Price
shall be multiplied by a fraction of which the numerator shall be the number of shares of Common Stock (excluding treasury shares,
if any) outstanding immediately before such event and of which the denominator shall be the number of shares of Common Stock outstanding
immediately after such event, and the number of shares issuable upon exercise of this Warrant shall be proportionately adjusted
such that the aggregate Exercise Price of this Warrant shall remain unchanged. Any adjustment made pursuant to this Section 3(a)
shall become effective immediately after the record date for the determination of stockholders entitled to receive such dividend
or distribution and shall become effective immediately after the effective date in the case of a subdivision, combination or re-classification.

 

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b)
Subsequent Rights Offerings. In addition to any adjustments pursuant to Section 3(a) above, if at any time the Company
grants, issues or sells any Common Stock Equivalents or rights to purchase stock, warrants, securities or other property pro rata
to all or substantially all of the record holders of any class of shares of Common Stock (the “Purchase Rights”),
then the Holder will be entitled to acquire, upon the terms applicable to such Purchase Rights, the aggregate Purchase Rights
which the Holder could have acquired if the Holder had held the number of shares of Common Stock acquirable upon complete exercise
of this Warrant (without regard to any limitations on exercise hereof, including without limitation, the Beneficial Ownership
Limitation) immediately before the date on which a record is taken for the grant, issuance or sale of such Purchase Rights, or,
if no such record is taken, the date as of which the record holders of shares of Common Stock are to be determined for the grant,
issue or sale of such Purchase Rights (provided, however, to the extent that the Holder’s right to participate
in any such Purchase Right would result in the Holder exceeding the Beneficial Ownership Limitation, then the Holder shall not
be entitled to participate in such Purchase Right to such extent (or beneficial ownership of such shares of Common Stock as a
result of such Purchase Right to such extent) and such Purchase Right to such extent shall be held in abeyance for the Holder
until such time, if ever, as its right thereto would not result in the Holder exceeding the Beneficial Ownership Limitation).

 

c)
Pro Rata Distributions. During such time as this Warrant is outstanding, if the Company shall declare or make any dividend
or other distribution of its assets (or rights to acquire its assets) to all or substantially all of the holders of shares of
Common Stock, by way of return of capital or otherwise, other than cash (including, without limitation, any distribution of stock
or other securities, property or options by way of a dividend, spin off, reclassification, corporate rearrangement, scheme of
arrangement or other similar transaction) (a “Distribution”), at any time after the issuance of this Warrant,
then, in each such case, the Holder shall be entitled to participate in such Distribution to the same extent that the Holder would
have participated therein if the Holder had held the number of shares of Common Stock acquirable upon complete exercise of this
Warrant (without regard to any limitations on exercise hereof, including without limitation, the Beneficial Ownership Limitation)
immediately before the date of which a record is taken for such Distribution, or, if no such record is taken, the date as of which
the record holders of shares of Common Stock are to be determined for the participation in such Distribution (provided,
however, that to the extent that the Holder's right to participate in any such Distribution would result in the Holder
exceeding the Beneficial Ownership Limitation, then the Holder shall not be entitled to participate in such Distribution to such
extent (or in the beneficial ownership of any shares of Common Stock as a result of such Distribution to such extent) and the
portion of such Distribution shall be held in abeyance for the benefit of the Holder until such time, if ever, as its right thereto
would not result in the Holder exceeding the Beneficial Ownership Limitation).

 

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d)
Fundamental Transaction. If, at any time while this Warrant is outstanding, (i) the Company, directly or indirectly, in
one or more related transactions effects any merger or consolidation of the Company with or into another Person, (ii) the Company,
directly or indirectly, effects any sale, lease, license, assignment, transfer, conveyance or other disposition of all or substantially
all of its assets in one or a series of related transactions, (iii) any, direct or indirect, purchase offer, tender offer or exchange
offer (whether by the Company or another Person) is completed pursuant to which holders of Common Stock are permitted to sell,
tender or exchange their shares for other securities, cash or property and has been accepted by the holders of 50% or more of
the outstanding Common Stock, (iv) the Company, directly or indirectly, in one or more related transactions effects any reclassification,
reorganization or recapitalization of the Common Stock or any compulsory share exchange pursuant to which the Common Stock is
effectively converted into or exchanged for other securities, cash or property, or (v) the Company, directly or indirectly, in
one or more related transactions consummates a stock or share purchase agreement or other business combination (including, without
limitation, a reorganization, recapitalization, spin-off or scheme of arrangement) with another Person or group of Persons whereby
such other Person or group acquires more than 50% of the outstanding shares of Common Stock (not including any shares of Common
Stock held by the other Person or other Persons making or party to, or associated or affiliated with the other Persons making
or party to, such stock or share purchase agreement or other business combination) (each a “Fundamental Transaction”),
then, upon any subsequent exercise of this Warrant, the Holder shall have the right to receive, for each Warrant Share that would
have been issuable upon such exercise immediately prior to the occurrence of such Fundamental Transaction, at the option of the
Holder (without regard to any limitation in Section 2(e) on the exercise of this Warrant), the number of shares of Common Stock
of the successor or acquiring corporation or of the Company, if it is the surviving corporation, and any additional consideration
(the “Alternate Consideration”) receivable as a result of such Fundamental Transaction by a holder of the number
of shares of Common Stock for which this Warrant is exercisable immediately prior to such Fundamental Transaction (without regard
to any limitation in Section 2(e) on the exercise of this Warrant). For purposes of any such exercise, the determination of the
Exercise Price shall be appropriately adjusted to apply to such Alternate Consideration based on the amount of Alternate Consideration
issuable in respect of one share of Common Stock in such Fundamental Transaction, and the Company shall apportion the Exercise
Price among the Alternate Consideration in a reasonable manner reflecting the relative value of any different components of the
Alternate Consideration. If holders of Common Stock are given any choice as to the securities, cash or property to be received
in a Fundamental Transaction, then the Holder shall be given the same choice as to the Alternate Consideration it receives upon
any exercise of this Warrant following such Fundamental Transaction. The Company shall cause any successor entity in a Fundamental
Transaction in which the Company is not the survivor (the “Successor Entity”) to assume in writing all of the
obligations of the Company under this Warrant in accordance with the provisions of this Section 3(e) pursuant to written agreements
prior to such Fundamental Transaction and shall, at the option of the Holder, deliver to the Holder in exchange for this Warrant
a security of the Successor Entity evidenced by a written instrument substantially similar in form and substance to this Warrant
which is exercisable for a corresponding number of shares of capital stock of such Successor Entity (or its parent entity) equivalent
to the shares of Common Stock acquirable and receivable upon exercise of this Warrant (without regard to any limitations on the
exercise of this Warrant) prior to such Fundamental Transaction, and with an exercise price which applies the exercise price hereunder
to such shares of capital stock (but taking into account the relative value of the shares of Common Stock pursuant to such Fundamental
Transaction and the value of such shares of capital stock, such number of shares of capital stock and such exercise price being
for the purpose of protecting the economic value of this Warrant immediately prior to the consummation of such Fundamental Transaction).
Upon the occurrence of any such Fundamental Transaction, the Successor Entity shall succeed to, and be substituted for (so that
from and after the date of such Fundamental Transaction, the provisions of this Warrant referring to the “Company”
shall refer instead to the Successor Entity), and may exercise every right and power of the Company and shall assume all of the
obligations of the Company under this Warrant with the same effect as if such Successor Entity had been named as the Company herein.
For the avoidance of doubt, if, at any time while this Warrant is outstanding, a Fundamental Transaction occurs, pursuant to the
terms of this Section 3(e), except as expressly set forth in this Section 3(e), in no event does this agreement result in the
Company having an obligation to issue cash or other assets to the Holder and the Holder shall not be entitled to receive more
than one of (i) the consideration receivable as a result of such Fundamental Transaction by a holder of the number of shares of
Common Stock for which this Warrant is exercisable immediately prior to such Fundamental Transaction, or (ii) the assumption by
the Successor Entity of all of the obligations of the Company under this Warrant and the option to receive a security of the Successor
Entity evidenced by a written instrument substantially similar in form and substance to this Warrant.

 

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e)
Calculations. All calculations under this Section 3 shall be made to the nearest cent or the nearest 1/100th of a share,
as the case may be. For purposes of this Section 3, the number of shares of Common Stock deemed to be issued and outstanding as
of a given date shall be the sum of the number of shares of Common Stock (excluding treasury shares, if any) issued and outstanding.

 

f)
Notice to Holder.

 

i.
Adjustment to Exercise Price. Whenever the Exercise Price is adjusted pursuant to any provision of this Section 3, the
Company shall promptly deliver to the Holder by facsimile or email a notice setting forth the Exercise Price after such adjustment
and any resulting adjustment to the number of Warrant Shares and setting forth a brief statement of the facts requiring such adjustment.

 

ii.
Notice to Allow Exercise by Holder. If (A) the Company shall declare a dividend (or any other distribution in whatever
form) on the Common Stock, (B) the Company shall declare a special nonrecurring cash dividend on or a redemption of the Common
Stock, (C) the Company shall authorize the granting to all holders of the Common Stock rights or warrants to subscribe for or
purchase any shares of capital stock of any class or of any rights, (D) the approval of any stockholders of the Company shall
be required in connection with any reclassification of the Common Stock, any consolidation or merger to which the Company is a
party, any sale or transfer of all or substantially all of the assets of the Company, or any compulsory share exchange whereby
the Common Stock is converted into other securities, cash or property, or (E) the Company shall authorize the voluntary or involuntary
dissolution, liquidation or winding up of the affairs of the Company, then, in each case, the Company shall cause to be delivered
by facsimile or email to the Holder at its last facsimile number or email address as it shall appear upon the Warrant Register
of the Company, at least ten (10) calendar days prior to the applicable record or effective date hereinafter specified, a notice
stating (x) the date on which a record is to be taken for the purpose of such dividend, distribution, redemption, rights or warrants,
or if a record is not to be taken, the date as of which the holders of the Common Stock of record to be entitled to such dividend,
distributions, redemption, rights or warrants are to be determined or (y) the date on which such reclassification, consolidation,
merger, sale, transfer or share exchange is expected to become effective or close, and the date as of which it is expected that
holders of the Common Stock of record shall be entitled to exchange their shares of the Common Stock for securities, cash or other
property deliverable upon such reclassification, consolidation, merger, sale, transfer or share exchange; provided that the failure
to deliver such notice or any defect therein or in the delivery thereof shall not affect the validity of the corporate action
required to be specified in such notice. To the extent that any notice provided in this Warrant constitutes, or contains, material,
non-public information regarding the Company or any of the Subsidiaries, the Company shall simultaneously file such notice with
the Commission pursuant to a Current Report on Form 8-K. The Holder shall remain entitled to exercise this Warrant during the
period commencing on the date of such notice to the effective date of the event triggering such notice except as may otherwise
be expressly set forth herein.

 

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Section
4.Transfer of Warrant.

 

a)
Transferability. Pursuant to FINRA Rule 5110(g)(1) and the Agreement, neither this Warrant nor any Warrant Shares issued
upon exercise of this Warrant shall be sold, transferred, assigned, pledged or hypothecated, or be the subject of any hedging,
short sale, derivative, put or call transaction that would result in the effective economic disposition of the securities by any
person for a period of 6 months immediately following the date of effectiveness or commencement of sales of the offering pursuant
to which this Warrant is being issued, except the transfer of any security:

 

	 	(i)	by operation of
    law or by reason of reorganization of the Company;

 

	 	(ii)	to any FINRA member
    firm participating in the offering and the officers and partners thereof, if all securities so transferred remain subject
    to the lock-up restriction in this Section 4(a) for the remainder of the time period;

 

	 	(iii)	if the aggregate
    amount of securities of the Company held by the Holder or related person do not exceed 1% of the securities being offered;

 

	 	(iv)	that is beneficially
    owned on a pro-rata basis by all equity owners of an investment fund, provided that no participating member manages or otherwise
    directs investments by the fund, and participating members in the aggregate do not own more than 10% of the equity in the
    fund; or

 

	 	(v)	the exercise or
    conversion of any security, if all securities received remain subject to the lock-up restriction in this Section 4(a) for
    the remainder of the time period.

 

Subject
to the foregoing restrictions, compliance with any applicable securities laws, and the conditions set forth in Section 4(d) hereof,
this Warrant and all rights hereunder (including, without limitation, any registration rights) are transferable, in whole or in
part, upon surrender of this Warrant at the principal office of the Company or its designated agent, together with a written assignment
of this Warrant substantially in the form attached hereto duly executed by the Holder or its agent or attorney and funds sufficient
to pay any transfer taxes payable upon the making of such transfer. Upon such surrender and, if required, such payment, the Company
shall execute and deliver a new Warrant or Warrants in the name of the assignee or assignees, as applicable, and in the denomination
or denominations specified in such instrument of assignment, and shall issue to the assignor a new Warrant evidencing the portion
of this Warrant not so assigned, and this Warrant shall promptly be cancelled. Notwithstanding anything herein to the contrary,
the Holder shall not be required to physically surrender this Warrant to the Company unless the Holder has assigned this Warrant
in full, in which case, the Holder shall surrender this Warrant to the Company within three (3) Trading Days of the date the Holder
delivers an assignment form to the Company assigning this Warrant in full. The Warrant, if properly assigned in accordance herewith,
may be exercised by a new holder for the purchase of Warrant Shares without having a new Warrant issued.

  

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b)
New Warrants. This Warrant may be divided or combined with other Warrants upon presentation hereof at the aforesaid office
of the Company, together with a written notice specifying the names and denominations in which new Warrants are to be issued,
signed by the Holder or its agent or attorney. Subject to compliance with Section 4(a), as to any transfer which may be involved
in such division or combination, the Company shall execute and deliver a new Warrant or Warrants in exchange for the Warrant or
Warrants to be divided or combined in accordance with such notice. All Warrants issued on transfers or exchanges shall be dated
the initial issuance date of this Warrant and shall be identical with this Warrant except as to the number of Warrant Shares issuable
pursuant thereto.

 

c)
Warrant Register. The Company shall register this Warrant, upon records to be maintained by the Company for that purpose
(the “Warrant Register”), in the name of the record Holder hereof from time to time. The Company may deem and
treat the registered Holder of this Warrant as the absolute owner hereof for the purpose of any exercise hereof or any distribution
to the Holder, and for all other purposes, absent actual notice to the contrary.

 

d)
Representation by the Holder. The Holder, by the acceptance hereof, represents and warrants that it is acquiring this Warrant
and, upon any exercise hereof, will acquire the Warrant Shares issuable upon such exercise, for its own account and not with a
view to or for distributing or reselling such Warrant Shares or any part thereof in violation of the Securities Act or any applicable
state securities law, except pursuant to sales registered or exempted under the Securities Act.

 

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Section
5. Registration Rights.

 

a)
Demand Registration.

 

i. Grant
of Right. At any time prior to the Termination Date, the Company, upon written demand (“Initial Demand Notice”)
of the Holder(s) of at least 51% of the Warrant Shares (“Majority Holders”), agrees to register (the “Demand
Registration”) under the Securities Act all or any portion of the Warrant Shares requested by the Majority Holders in
the Initial Demand Notice (the “Registrable Securities”). On each occasion, the Company will file a registration
statement covering the Registrable Securities within 60 days after receipt of the Initial Demand Notice and use its reasonable
best efforts to have such registration statement declared effective as soon as possible thereafter, subject to compliance with
review by the Commission. The demand for registration may be made at any time during which the Majority Holders hold any of the
Warrant Shares. Notwithstanding the foregoing, the Company shall not be required to effect a registration pursuant to this Section
5 a): (A) with respect to securities that are not Registrable Securities; (B) during any Scheduled Black-Out Period; (C) if the
aggregate offering price of the Registrable Securities to be offered is less than $250,000, unless the Registrable Securities
to be offered constitute all of the then-outstanding Registrable Securities; or (D) within 180 days after the effective date of
a prior registration in respect of the Common Stock, including a Demand Registration (or, in the event that Holders were prevented
from including any Registrable Securities requested to be included in a Piggyback Registration pursuant to Section 5(b), within
90 days after the effective date of such prior registration in respect of the Common Stock). For purposes of this agreement, a
“Scheduled Black-Out Period” shall means the periods from and including the day that is ten days prior to the
last day of a fiscal quarter of the Company to and including the day that is two days after the day on which the Company publicly
releases its earnings for such fiscal quarter. The Initial Demand Notice shall specify the number of shares of Registrable Securities
proposed to be sold and the intended method(s) of distribution thereof. The Company will notify all holders of the Warrant Shares
of the demand within ten days from the date of the receipt of any such Initial Demand Notice. Each holder of the Warrant Shares
who wishes to include all or a portion of such holder’s Warrant Shares in the Demand Registration (each such holder including
shares of Registrable Securities in such registration, a “Demanding Holder”) shall so notify the Company within
15 days after the receipt by the holder of the notice from the Company. Upon any such request, the Demanding Holders shall be
entitled to have their Warrant Shares included in the Demand Registration.

 

ii.
Effective Registration. A registration will not count as a Demand Registration until the registration statement filed with
the Commission with respect to such Demand Registration has been declared effective and the Company has complied with all of its
obligations under this Warrant with respect thereto.

 

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iii. Terms. The
Holder shall bear all fees and expenses attendant to registering the Registrable Securities, including the expenses of any legal
counsel selected by the Company to represent it in connection with the sale of the Registrable Securities. The Company agrees
to qualify or register the Registrable Securities in such states as are reasonably requested by the Majority Holder(s); provided,
however, that in no event shall the Company be required to register the Registrable Securities in a state in which such registration
would cause (i) the Company to be obligated to qualify to do business in such state, or would subject the Company to taxation
as a foreign corporation doing business in such jurisdiction or (ii) the principal shareholders of the Company to be obligated
to escrow their shares of capital stock of the Company. The Company shall cause any registration statement filed pursuant to the
demand rights granted under Section 5(a)(i) to remain effective until all Registrable Securities are sold.

 

iv.
Notwithstanding the foregoing, if the Board of Directors of the Company determines in its good faith judgment that the filing
of a registration statement in connection with a Demand Registration (i) would be seriously detrimental to the Company in that
such registration would interfere with a material corporate transaction or (ii) would require the disclosure of material non-public
information concerning the Company that at the time is not, in the good faith judgment of the Board of Directors, in the best
interests of the Company to disclose and is not, in the opinion of the Company’s counsel, otherwise required to be disclosed,
then the Company shall have the right to defer such filing for the period during which such registration would be seriously detrimental
under clause (i) or would require such disclosure under clause (ii); provided, however, that (x) the Company may not defer such
filing for a period of more than 90 days after receipt of any demand by the Holders and (y) the Company shall not exercise its
right to defer a Demand Registration more than once in any 12-month period. The Company shall give written notice of its determination
to the Holders to defer the filing and of the fact that the purpose for such deferral no longer exists, in each case, promptly
after the occurrence thereof.

 

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b)
Piggy-Back Registration.

  

i. Piggy-Back
Rights. If at any time during the five (5) year period after the Effective Date in which the Registrable Securities are outstanding,
the Company proposes to file a registration statement under the Securities Act with respect to an offering of equity securities,
or securities or other obligations exercisable or exchangeable for, or convertible into, equity securities, by the Company for
its own account or for shareholders of the Company for their account (or by the Company and by shareholders of the Company including,
without limitation, pursuant to Section 5(a)), other than a registration statement (i) filed in connection with any employee
share option or other benefit plan, (ii) for an exchange offer or offering of securities solely to the Company’s existing
shareholders, or (iii) for a dividend reinvestment plan, then the Company shall (x) give written notice of such proposed filing
to the holders of Registrable Securities as soon as practicable but in no event less than ten days before the anticipated filing
date, which notice shall describe the amount and type of securities to be included in such offering, the intended method(s) of
distribution, and the name of the proposed managing underwriter or underwriters, if any, of the offering, and (y) offer to the
holders of Registrable Securities in such notice the opportunity to register the sale of such number of Warrant Shares held by
such holder (the “Piggy-Back Registrable Securities”), as such holders may request in writing within five days
following receipt of such notice (a “Piggy-Back Registration”). The Company shall cause such Piggy-Back Registrable
Securities to be included in such registration and shall cause the managing underwriter or underwriters of a proposed underwritten
offering to permit the Piggy-Back Registrable Securities requested to be included in a Piggy-Back Registration on the same terms
and conditions as any similar securities of the Company and to permit the sale or other disposition of such Piggy-Back Registrable
Securities in accordance with the intended method(s) of distribution thereof. All holders of Piggy-Back Registrable Securities
proposing to distribute their securities through a Piggy-Back Registration that involves an underwriter or underwriters shall
enter into an underwriting agreement in customary form with the underwriter or underwriters selected for such Piggy-Back Registration.

 

ii. Reduction
of Offering. If the managing underwriter or underwriters for a Piggy-Back Registration that is to be an underwritten offering
advises the Company and the holders of Registrable Securities in writing that the dollar amount or number of shares of Common
Stock which the Company desires to sell, taken together with Common Stock, if any, as to which registration has been demanded
pursuant to written contractual arrangements with persons other than the holders of Piggy-Back Registrable Securities hereunder,
the Piggy-Back Registrable Securities as to which registration has been requested under this Section 5(b), and the Common Stock,
if any, as to which registration has been requested pursuant to the written contractual piggy-back registration rights of other
shareholders of the Company, exceeds the maximum dollar amount or maximum number of shares that can be sold in such offering without
adversely affecting the proposed offering price, the timing, the distribution method, or the probability of success of such offering
(such maximum dollar amount or maximum number of shares, as applicable, the “Maximum Number of Shares”), then
the Company shall include in any such registration:

 

(x)
If the registration is undertaken for the Company’s account: (A) first, the Common Stock or other securities that the
Company desires to sell that can be sold without exceeding the Maximum Number of Shares; and (B) second, subject to the requirements
of registration rights granted by the Company prior to the date hereof, to the extent that the Maximum Number of Shares has not
been reached under the foregoing clause (A), up to the amount of shares of Common Stock or other securities that can be sold
without exceeding the Maximum Number of Shares, on a pro rata basis, from (i) Piggy-Back Registrable Securities as to which registration
has been requested pursuant to the applicable written contractual piggy-back registration rights of such security holders and
(ii) the Common Stock or other securities for the account of other persons that the Company is obligated to register pursuant
to written contractual piggy-back registration rights with such persons;

 

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(y)
If the registration is a Demand Registration undertaken at the demand of holders of Registrable Securities, subject to the requirements
of registration rights granted by the Company prior to the date hereof, (A) first, the Common Stock or other securities for the
account of the demanding persons that can be sold without exceeding the Maximum Number of Shares; (B) second, to the extent that
the Maximum Number of Shares has not been reached under the foregoing clause (A), the Common Stock or other securities comprised
of Piggy-Back Registrable Securities, pro rata, as to which registration has been requested pursuant to the terms hereof that
can be sold without exceeding the Maximum Number of Shares; and (C) third, to the extent that the Maximum Number of Shares has
not been reached under the foregoing clauses (A) and (B), the Common Stock or other securities for the account of other persons
that the Company is obligated to register pursuant to written contractual arrangements with such persons, that can be sold without
exceeding the Maximum Number of Shares.

 

iii. Withdrawal.
Any holder of Piggy-Back Registrable Securities may elect to withdraw such holder’s request for inclusion of such Piggy-Back
Registrable Securities in any Piggy-Back Registration by giving written notice to the Company of such request to withdraw prior
to the effectiveness of the registration statement. The Company (whether on its own determination or as the result of a withdrawal
by persons making a demand pursuant to written contractual obligations) may withdraw a registration statement at any time prior
to the effectiveness of the registration statement. Notwithstanding any such withdrawal, the Company shall pay all expenses incurred
by the holders of Piggy-Back Registrable Securities in connection with such Piggy-Back Registration as provided in Section 5(b)(iv).

 

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iv. Terms.
The Company shall bear all fees and expenses attendant to registering the Piggy-Back Registrable Securities, including the expenses
of any legal counsel selected by the Holders to represent them in connection with the sale of the Piggy-Back Registrable Securities
but the Holders shall pay any and all underwriting commissions related to the Piggy-Back Registrable Securities. In the event
of such a proposed registration, the Company shall furnish the then Holders of outstanding Piggy-Back Registrable Securities with
not less than fifteen days written notice prior to the proposed date of filing of such registration statement. Such notice to
the Holders shall continue to be given for each applicable registration statement filed (during the period in which the Warrant
is exercisable) by the Company until such time as all of the Piggy-Back Registrable Securities have been registered and sold.
The Holders of the Piggy-Back Registrable Securities shall exercise the “piggy-back” rights provided for herein by
giving written notice, within ten days of the receipt of the Company’s notice of its intention to file a registration statement.
The Company shall cause any registration statement filed pursuant to the above “piggyback” rights to remain effective
for at least nine months from the date that the Holders of the Piggy-Back Registrable Securities are first given the opportunity
to sell all of such securities.

 

c)
General Terms. These additional terms shall relate to registration under Sections 5(a) above:

 

i. Indemnification.

 

(w)
The Company shall, to the fullest extent permitted by applicable law, indemnify the Holder(s) of the Registrable Securities to
be sold pursuant to any registration statement hereunder and each person, if any, who controls such Holders within the meaning
of Section 15 of the Act or Section 20(a) of the Exchange Act against all loss, claim, damage, expense or liability (including
all reasonable attorneys’ fees and other expenses reasonably incurred in investigating, preparing or defending against litigation,
commenced or threatened, or any claim whatsoever whether arising out of any action between the underwriter and the Company or
between the underwriter and any third party or otherwise) to which any of them may become subject under the Act, the Exchange
Act or otherwise, arising from such registration statement; provided, however, that, with respect to any
Holder of Registrable Securities, this indemnity shall not apply to any loss, liability, claim, damage or expense to the extent
arising out of an untrue statement or omission or alleged untrue statement or omission made in reliance upon and in conformity
with written information furnished to the Company by such Holder expressly for use in the registration statement (or any amendment
thereto), or any preliminary prospectus or the prospectus (or any amendment or supplement thereto).

 

(x)
The Holder(s) of the Registrable Securities to be sold pursuant to such registration statement, and their successors and assigns,
shall severally, and not jointly, indemnify the Company, its officers and directors and each person, if any, who controls the
Company within the meaning of Section 15 of the Act or Section 20(a) of the Exchange Act, against all loss, claim, damage, expense
or liability (including all reasonable attorneys’ fees and other expenses reasonably incurred in investigating, preparing
or defending against any claim whatsoever) to which they may become subject under the Act, the Exchange Act or otherwise, arising
from information furnished by or on behalf of such Holders, or their successors or assigns, in writing, for specific inclusion
in such registration statement(or any amendment thereto), or any preliminary prospectus or the prospectus (or any amendment or
supplement thereto).

 

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(y)
Each indemnified party shall give prompt notice to each indemnifying party of any action commenced against it in respect of which
indemnity may be sought hereunder, but failure to so notify an indemnifying party shall not relieve the indemnifying party from
any liability it may have under this agreement, except to the extent that the indemnifying party is prejudiced thereby. If it
so elects, after receipt of such notice, an indemnifying party, jointly with any other indemnifying parties receiving such notice,
may assume the defense of such action with counsel chosen by it; provided, however, that the indemnified
party shall be entitled to participate in (but not control) the defense of such action with counsel chosen by it, the reasonable
fees and expenses of which shall be paid by such indemnified party, unless a conflict would arise if one counsel were to represent
both the indemnified party and the indemnifying party, in which case the reasonable fees and expenses of counsel to the indemnified
party shall be paid by the indemnifying party or parties. In no event shall the indemnifying party or parties be liable for a
settlement of an action with respect to which they have assumed the defense if such settlement is effected without the written
consent of such indemnifying party, or for the reasonable fees and expenses of more than one counsel for (i) the Company,
its officers, directors and controlling persons as a group, and (ii) the selling Holders and their controlling persons as a group,
in each case, in connection with any one action or separate but similar or related actions in the same jurisdiction arising out
of the same general allegations or circumstances; provided, however, that if, in the reasonable judgment
of an indemnified party, a conflict of interest may exist between such indemnified party and the Company or any other of such
indemnified parties with respect to such claim, the indemnifying party shall be obligated to pay the reasonable fees and expenses
of such additional counsel.

 

(z)
If the indemnification provided for in or pursuant to Section 5(b)(i) is due in accordance with the terms hereof, but held by
a court of competent jurisdiction to be unavailable or unenforceable in respect of any losses, claims, damages, liabilities or
expenses referred to therein, then each applicable indemnifying party, in lieu of indemnifying such indemnified party, shall contribute
to the amount paid or payable by such indemnified party as a result of such losses, claims, damages, liabilities or expenses in
such proportion as is appropriate to reflect the relative fault of the indemnifying party on the one hand and of the indemnified
party on the other in connection with the statements or omissions which result in such losses, claims, damages, liabilities or
expenses as well as any other relevant equitable considerations. The relative fault of the indemnifying party on the one hand
and of the indemnified party on the other shall be determined by reference to, among other things, whether the untrue or alleged
untrue statement of a material fact or the omission or alleged omission to state a material fact relates to information supplied
by the indemnifying party or by the indemnified party, and by such party’s relative intent, knowledge, access to information
and opportunity to correct or prevent such statement or omission.

 

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ii. Documents
Delivered to Holders. The Company shall furnish the initial Holder a signed counterpart, addressed to the initial Holder,
of (i) an opinion of counsel to the Company, dated the effective date of such registration statement (and, if such registration
includes an underwritten public offering, an opinion dated the date of the closing under any underwriting agreement related thereto),
and (ii) if such registration statement is filed in connection of an underwritten public offering, a “cold comfort”
letter dated the effective date of such registration statement (and, if such registration includes an underwritten public offering,
a letter dated the date of the closing under the underwriting agreement) signed by the independent public accountants who have
issued a report on the Company’s financial statements included in such registration statement, in each case covering substantially
the same matters with respect to such registration statement (and the prospectus included therein) and, in the case of such accountants’
letter, with respect to events subsequent to the date of such financial statements, as are customarily covered in opinions of
issuer’s counsel and in accountants’ letters delivered to underwriters in underwritten public offerings of securities.

 

iii. Supplemental
Prospectus. Each Holder agrees, that upon receipt of any notice from the Company of the happening of any event as a result
of which the prospectus included in the registration statement, as then in effect, includes an untrue statement of a material
fact or omits to state a material fact required to be stated therein or necessary to make the statements therein not misleading
in light of the circumstances then existing, such Holder will immediately discontinue disposition of Registrable Securities pursuant
to the registration statement covering such Registrable Securities until such Holder’s receipt of the copies of a supplemental
or amended prospectus, and, if so desired by the Company, such Holder shall deliver to the Company (at the expense of the Company)
or destroy (and deliver to the Company a certificate of such destruction) all copies, other than permanent file copies then in
such Holder’s possession, of the prospectus covering such Registrable Securities current at the time of receipt of such
notice. Immediately after discovering of such an event which causes the prospectus included in the registration statement, as
then in effect, includes an untrue statement of a material fact or omits to state a material fact required to be stated therein
or necessary to make the statements therein not misleading in light of the circumstances then existing, the Company shall prepare
and file, as soon as practicable, a supplement or amendment to the prospectus so that such registration statement does not include
any untrue statement of a material fact or omits to state a material fact required to be stated therein or necessary to make the
statements therein not misleading in light of the circumstances then existing and distribute such supplement or amendment to each
Holder.

 

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Section
6.Miscellaneous.

 

a)
No Rights as Stockholder Until Exercise. This Warrant does not entitle the Holder to any voting rights, dividends or other
rights as a stockholder of the Company prior to the exercise hereof as set forth in Section 2(d)(i), except as expressly set forth
in Section 3.

 

b)
Loss, Theft, Destruction or Mutilation of Warrant. The Company covenants that upon receipt by the Company of evidence reasonably
satisfactory to it of the loss, theft, destruction or mutilation of this Warrant or any stock certificate relating to the Warrant
Shares, and in case of loss, theft or destruction, of indemnity or security reasonably satisfactory to it (which, in the case
of the Warrant, shall not include the posting of any bond), and upon surrender and cancellation of such Warrant or stock certificate,
if mutilated, the Company will make and deliver a new Warrant or stock certificate of like tenor and dated as of such cancellation,
in lieu of such Warrant or stock certificate.

 

c)
Saturdays, Sundays, Holidays, etc. If the last or appointed day for the taking of any action or the expiration of any right
required or granted herein shall not be a Business Day, then, such action may be taken or such right may be exercised on the next
succeeding Business Day.

 

d)
Authorized Shares.

 

The
Company covenants that, during the period the Warrant is outstanding, it will reserve from its authorized and unissued Common
Stock a sufficient number of shares to provide for the issuance of the Warrant Shares upon the exercise of any purchase rights
under this Warrant. The Company further covenants that its issuance of this Warrant shall constitute full authority to its officers
who are charged with the duty of issuing the necessary Warrant Shares upon the exercise of the purchase rights under this Warrant.
The Company will take all such reasonable action as may be necessary to assure that such Warrant Shares may be issued as provided
herein without violation of any applicable law or regulation, or of any requirements of the Trading Market upon which the Common
Stock may be listed. The Company covenants that all Warrant Shares which may be issued upon the exercise of the purchase rights
represented by this Warrant will, upon exercise of the purchase rights represented by this Warrant and payment for such Warrant
Shares in accordance herewith, be duly authorized, validly issued, fully paid and non-assessable and free from all taxes, liens
and charges created by the Company in respect of the issue thereof (other than taxes in respect of any transfer occurring contemporaneously
with such issue).

 

    22

     

    

 

Except
and to the extent as waived or consented to by the Holder, the Company shall not by any action, including, without limitation,
amending its certificate of incorporation or through any reorganization, transfer of assets, consolidation, merger, dissolution,
issue or sale of securities or any other voluntary action, avoid or seek to avoid the observance or performance of any of the
terms of this Warrant, but will at all times in good faith assist in the carrying out of all such terms and in the taking of all
such actions as may be necessary or appropriate to protect the rights of Holder as set forth in this Warrant against impairment.
Without limiting the generality of the foregoing, the Company will (i) not increase the par value of any Warrant Shares above
the amount payable therefor upon such exercise immediately prior to such increase in par value, (ii) take all such action as may
be necessary or appropriate in order that the Company may validly and legally issue fully paid and non-assessable Warrant Shares
upon the exercise of this Warrant and (iii) use commercially reasonable efforts to obtain all such authorizations, exemptions
or consents from any public regulatory body having jurisdiction thereof, as may be, necessary to enable the Company to perform
its obligations under this Warrant.

 

Before
taking any action which would result in an adjustment in the number of Warrant Shares for which this Warrant is exercisable or
in the Exercise Price, the Company shall obtain all such authorizations or exemptions thereof, or consents thereto, as may be
necessary from any public regulatory body or bodies having jurisdiction thereof.

 

e)
Jurisdiction. All questions concerning the construction, validity, enforcement and interpretation of this Warrant shall
be determined in accordance with the provisions of the Agreement.

 

f)
Restrictions. The Holder acknowledges that the Warrant Shares acquired upon the exercise of this Warrant, if not registered,
and the Holder does not utilize cashless exercise, will have restrictions upon resale imposed by state and federal securities
laws.

 

g)
Non-waiver and Expenses. No course of dealing or any delay or failure to exercise any right hereunder on the part of Holder
shall operate as a waiver of such right or otherwise prejudice the Holder’s rights, powers or remedies. Without limiting
any other provision of this Warrant or the Agreement, if the Company willfully and knowingly fails to comply with any provision
of this Warrant, which results in any material damages to the Holder, the Company shall pay to the Holder such amounts as shall
be sufficient to cover any costs and expenses including, but not limited to, reasonable attorneys’ fees, including those
of appellate proceedings, incurred by the Holder in collecting any amounts due pursuant hereto or in otherwise enforcing any of
its rights, powers or remedies hereunder.

 

    23

     

    

 

h)
Notices. Any notice, request or other document required or permitted to be given or delivered to the Holder by the Company
shall be delivered in accordance with the notice provisions of the Agreement.

 

i)
Limitation of Liability. No provision hereof, in the absence of any affirmative action by the Holder to exercise this Warrant
to purchase Warrant Shares, and no enumeration herein of the rights or privileges of the Holder, shall give rise to any liability
of the Holder for the purchase price of any Common Stock or as a stockholder of the Company, whether such liability is asserted
by the Company or by creditors of the Company.

 

j)
Remedies. The Holder, in addition to being entitled to exercise all rights granted by law, including recovery of damages,
will be entitled to specific performance of its rights under this Warrant. The Company agrees that monetary damages would not
be adequate compensation for any loss incurred by reason of a breach by it of the provisions of this Warrant and hereby agrees
to waive and not to assert the defense in any action for specific performance that a remedy at law would be adequate.

 

k)
Successors and Assigns. Subject to applicable securities laws, this Warrant and the rights and obligations evidenced hereby
shall inure to the benefit of and be binding upon the successors and permitted assigns of the Company and the successors and permitted
assigns of Holder. The provisions of this Warrant are intended to be for the benefit of any Holder from time to time of this Warrant
and shall be enforceable by the Holder or holder of Warrant Shares.

 

l)
Amendment. This Warrant may be modified or amended or the provisions hereof waived with the written consent of the Company
and the Holder.

 

m)
Severability. Wherever possible, each provision of this Warrant shall be interpreted in such manner as to be effective
and valid under applicable law, but if any provision of this Warrant shall be prohibited by or invalid under applicable law, such
provision shall be ineffective to the extent of such prohibition or invalidity, without invalidating the remainder of such provisions
or the remaining provisions of this Warrant.

 

n)
Headings. The headings used in this Warrant are for the convenience of reference only and shall not, for any purpose, be
deemed a part of this Warrant.

 

********************

 

(Signature
Page Follows)

    24

     

    

 

IN
WITNESS WHEREOF, the Company has caused this Warrant to be executed by its officer thereunto duly authorized as of the date first
above indicated.

 

	 	DELMAR PHARMACEUTICALS, INC.
	 	 
	 	By:	                                
	 	 	Name: 

Title:   

 

    25

     

    

 

NOTICE
OF EXERCISE

 

To:DELMAR
PHARMACEUTICALS, INC.

 

(1)
The undersigned hereby elects to purchase ________ Warrant Shares of the Company pursuant to the terms of the attached Warrant
(only if exercised in full), and tenders herewith payment of the exercise price in full, together with all applicable transfer
taxes, if any.

 

(2)
Payment shall take the form of (check applicable box):

 

[
  ] in lawful money of the United States; or

 

[
  ] if permitted the cancellation of such number of Warrant Shares as is necessary, in accordance with the formula set forth in
subsection 2(c), to exercise this Warrant with respect to the maximum number of Warrant Shares purchasable pursuant to the cashless
exercise procedure set forth in subsection 2(c).

 

(3)
Please issue said Warrant Shares in the name of the undersigned or in such other name as is specified below:

 

_______________________________

 

 

The
Warrant Shares shall be delivered to the following DWAC Account Number:

 

 _______________________________

 

 _______________________________

 

 _______________________________

 

 

[SIGNATURE
OF HOLDER]

 

Name
of Investing Entity: ________________________________________________________________________

 

Signature
of Authorized Signatory of Investing Entity: _________________________________________________

 

Name
of Authorized Signatory: ___________________________________________________________________

 

Title
of Authorized Signatory: ____________________________________________________________________

 

Date:
________________________________________________________________________________________

  

     

     

    

 

EXHIBIT
B

  

ASSIGNMENT
FORM

 

(To
assign the foregoing Warrant, execute this form and supply required information. Do not use this form to purchase shares.)

 

FOR
VALUE RECEIVED, the foregoing Warrant and all rights evidenced thereby are hereby assigned to

 

	Name:	______________________________________
	 	(Please
    Print)
	 	 
	Address:	______________________________________
	 

         

        Phone
        Number:

         

        Email
        Address:
	(Please
        Print)

         

        ______________________________________

         

        ______________________________________

	Dated:
    _______________ __, ______	 
	Holder’s
    Signature:________________________	 
	Holder’s
    Address:_________________________EX-10.5

 Exhibit 10.5 

CONSENT TO SUBLEASE 
 This Consent to
Sublease (this “Consent”) is made as of August 13, 2018, by ARE-MA REGION NO. 24, LLC, a Delaware limited liability company, having an address of 385 East Colorado Blvd., Suite
299, Pasadena, California 91101 (“Landlord”), HOMOLOGY MEDICINES, INC., a Delaware corporation, having an address of 45 Wiggins Avenue, Bedford, MA 01730 (“Tenant”), and STOKE THERAPEUTICS, INC., a
Delaware corporation, having an address of 45 Wiggins Avenue, Bedford, MA 01730 (“Sublessee”) with reference to the following Recitals. 

R E C I T A L S 

A.    Landlord and Tenant are now parties to that certain Lease Agreement, dated August 31, 2016 (the
“Lease”), wherein Landlord Leased to Tenant certain premises (the “Premises”) commonly known as and located at 45 Wiggins Avenue, Bedford, Massachusetts, and more particularly described in the Lease. 

B.    Tenant desires to sublease to Sublessee the entire Premises, consisting of approximately 23,000 rentable
square feet (the “Subleased Premises”) more particularly described in and pursuant to the provisions of that certain Sublease Agreement dated Aug. 20, 2018 (the “Sublease”), a copy of which is attached hereto as
Exhibit A. 
 C.    Tenant desires to obtain Landlord’s consent to the Sublease.

 NOW, THEREFORE, in consideration of the foregoing and the agreements contained herein, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord hereby consents to the sublease of the Subleased Premises to Sublessee, such consent being subject to and upon the following terms and conditions to which Tenant
and Sublessee hereby agree: 
  

	1.	 All initially capitalized terms not otherwise defined in this Consent shall have the meanings set forth in the
Lease unless the context clearly indicates otherwise. 

  

	2.	 This Consent shall not be effective and the Sublease shall not be valid nor shall Sublessee take possession of
the Subleased Premises unless and until Landlord shall have received: (a) a fully executed copy of the Sublease, (b) a fully executed counterpart of this Consent, and (c) an insurance certificate from Sublessee, as insured, evidencing
no less than the insurance requirements set forth in the Lease. Tenant and Sublessee each represent and warrant to Landlord that the copy of the Sublease attached hereto as Exhibit A is true, correct and complete in all material respects.

  

	3.	 Intentionally Deleted. 

 

	4.	 Landlord neither approves nor disapproves the terms, conditions and agreements contained in the Sublease, all
of which shall be subordinate and at all times subject to: (a) all of the covenants, agreements, terms, provisions and conditions contained in the Lease, (b) superior ground leases, mortgages, deeds of trust, or any other hypothecation or
security now existing or hereafter placed upon the real property of which the Premises are a part and to any and all advances secured thereby and to all renewals, modifications, consolidations, replacements and extensions thereof, and (c) all
matters of record affecting the Premises and all laws, ordinances and regulations now or hereafter affecting the Premises. 

  

  

			
	

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	5.	 Nothing contained herein or in the Sublease shall be construed to: 

 

	 	a.	 modify, waive, impair, or affect any of the terms, covenants or conditions contained in the Lease (including,
without limitation, Tenant’s obligation to obtain any required consents for any other or future sublettings), or to waive any breach thereof, or any rights or remedies of Landlord under the Lease against any person, firm, association or
corporation liable for the performance thereof, or to enlarge or increase Landlord’s obligations or liabilities under the Lease (including, without limitation, any liability to Sublessee for any portion of the security deposit held by Tenant
under the Sublease), and all terms, covenants and conditions of the Lease are hereby declared by each of Landlord and Tenant to be in full force and effect. 

  

	 	b.	 require Landlord to accept any payments from Sublessee on behalf of Tenant, except as expressly provided in
Section 8 hereof. 

 Tenant shall remain liable and responsible for the due keeping, performance
and observance of all the terms, covenants and conditions set forth in the Lease on the part of the Tenant to be kept, performed and observed and for the payment of the annual rent, additional rent and all other sums now and hereafter becoming
payable thereunder for all of the Premises, including, without limitation, the Subleased Premises. 
  

	6.	 Notwithstanding anything in the Sublease to the contrary: 

 

	 	a.	 Sublessee does hereby expressly assume and agree to be bound by and to perform and comply with, for the benefit
of Landlord, each and every obligation of Tenant under the Lease to the extent applicable to the Subleased Premises. Landlord and Sublessee each hereby release the other, and waive their respective rights of recovery against the other for direct or
consequential loss or damage arising out of or incident to the perils covered by property insurance carried by such party to the extent of such insurance and waive any right of subrogation which might otherwise exist in or accrue to any person on
account thereof. 

  

	 	b.	 Tenant and Sublessee agree to each of the terms and conditions of this Consent, and upon any conflict between
the terms of the Sublease and this Consent, the terms of this Consent shall control. 

  

	 	c.	 The Sublease shall be deemed and agreed to be a sublease only and not an assignment and there shall be no
further subletting or assignment of all or any portion of the Premises demised under the Lease (including the Subleased Premises demised by the Sublease) except in accordance with the terms and conditions of the Lease. 

 

	 	d.	 If Landlord terminates the Lease as a result of a default by Tenant thereunder or the Lease terminates for any
other reason, the Sublease shall automatically terminate concurrently therewith; provided, however, if Landlord elects, in its sole and absolute discretion and without obligation, exercisable by giving written notice to Sublessee
within 7 days of such termination (a “Reinstatement Notice”), to reinstate the Sublease and Sublessee shall attorn to Landlord, in which case the Sublease shall become and be deemed to be a direct lease between Landlord and
Sublessee. If Landlord exercises the option provided under this section, Landlord shall undertake the obligations of Tenant under the Sublease from the time of the Reinstatement Notice through the expiration or earlier termination of the Sublease,
but Landlord shall not (a) be liable for more than 1 

  

			
	

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month’s rent or any security deposit paid by Sublessee (except to the extent actually delivered to Landlord), (b) be liable for any prior act or omission of Tenant under the Lease prior to
the Reinstatement Notice or for any other defaults of Tenant under the Sublease prior to the Reinstatement Notice, (c) be subject to any defenses or offsets previously accrued which Sublessee may have against Tenant for any period prior to the
Reinstatement Notice, or (d) be bound by any changes or modifications made to the Sublease without the prior written consent of Landlord. 

  

	 	e.	 Tenant and Sublessee acknowledge and agree that if Tenant or Landlord elects to terminate the Lease pursuant to
the terms thereof, or if Landlord and Tenant voluntarily elect to terminate the Lease, Landlord shall have no responsibility, liability or obligation to Sublessee, and the Sublease shall terminate unless reinstated in Landlord’s sole and
absolute discretion as expressly provided in Section 6(d) above. 

  

	 	f.	 Notwithstanding anything in the Lease, Tenant shall pay to Landlord a fee equal to One Thousand Five Hundred
Dollars ($1,500) in connection with Landlord’s review of this Consent. 

  

	7.	 Any act or omission of Sublessee or anyone claiming under or through Sublessee that violates any of the
provisions of the Lease shall be deemed a violation of the Lease by Tenant. 

  

	8.	 Upon a default by Tenant under the Lease, Landlord may proceed directly against Tenant, any guarantors or
anyone else liable under the Lease or the Sublease without first exhausting Landlord’s remedies against any other person or entity liable thereon to Landlord. If Landlord gives Sublessee notice that Tenant is in default under the Lease,
Sublessee shall thereafter make directly to Landlord all payments otherwise due Tenant, which payments will be received by Landlord without any liability to Landlord except to credit such payments against amounts due under the Lease, and Tenant
acknowledges and agrees that Sublessee may make such payments to Landlord without liability to Tenant. The mention in this Consent of any particular remedy shall not preclude Landlord from any other remedy in law or in equity. 

 

	9.	 Tenant shall pay any broker commissions or fees that may be payable as a result of the Sublease and Tenant
hereby indemnifies and agrees to hold Landlord harmless from and against any loss or liability arising therefrom or from any other commissions or fees payable in connection with the Sublease which result from the actions of Tenant. Sublessee hereby
indemnifies and agrees to hold Landlord harmless from and against any loss or liability arising from any commissions or fees payable in connection with the Sublease which result from the actions of Sublessee. 

 

	10.	 Tenant and Sublessee agree that the Sublease will not be modified or amended in any way without the prior
written consent of Landlord, which consent shall not be unreasonably withheld or delayed. Tenant and Sublessee hereby agree that it shall be reasonable for Landlord to withhold its consent to any modification or amendment of the Sublease which would
change the permitted use of the Subleased Premises or which would affect Landlord’s status as a real estate investment trust. Any modification or amendment of the Sublease without Landlord’s prior written consent shall be void and of no
force or effect. 

  

	11.	 Intentionally Deleted. 

  

			
	

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	12.	 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 Landlord and Tenant at their notice address set forth in
the Lease and to Sublessee at the address set forth below. Each party May from time to time by written notice to the other designate another address for receipt of future notices. 

 

			
	 Sublessee:
	 	 Stoke Therapeutics, Inc.

		 	 45 Wiggins Avenue

		 	 Bedford, MA 01730

		 	 Attn: Huw M, Nash, Ph.D.

		
	 With copy to:
	 	 Anderson & Kreiger LLP

		 	 50 Milk Street, 21st Floor

		 	 Boston, MA 02109

		 	 Attn: David L. Wiener, Esq.

  

	13.	 This Consent may not be changed orally, but only by an agreement in writing signed by Landlord and the party
against whom enforcement of any change is sought. 

  

	14.	 This Consent may be executed in three (3) or more counterparts, each of which shall be deemed an original,
but all of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process complying with the U.S. federal ESIGN Act of 2000) or other
transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes. Electronic signatures shall be deemed original signatures for purposes of this Consent and all
matters related thereto, with such electronic signatures having the same legal effect as original signatures. 

  

	15.	 This Consent and the legal relations between the parties hereto shall be governed by and construed and enforced
in accordance with the internal laws of the State in which the Premises are located, without regard to its principles of conflicts of law. 

  

	16.	 Each of Tenant and Sublessee, and all of the respective beneficial owners of each of Tenant and Sublessee, as
applicable, are currently (a) in compliance with and, with respect to the Sublessee, shall at all firms during the Term of the Sublease remain, in compliance with the regulations of the Office of Foreign Assets Control (“OFAC’) of the
U.S. Department of Treasury and any statute, executive order, or regulation relating thereto (collectively, the “OFAC Rules”), (b) net listed on, and, with respect to the Sublessee, shall not during the term of the Sublease be listed on,
the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List or the Sectoral Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental
authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

[ Signatures on next page ] 

  

			
	

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Distribute.
 Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc.

 IN WITNESS WHEREOF, Landlord, Tenant and Sublessee have caused their duly authorized
representatives to execute this Consent as of the date first above written. 
  

											
	LANDLORD:	 		 	ARE-MA REGION NO. 24, 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/ [illegible]

  

							
	TENANT:	 		 	HOMOLOGY MEDICINES, INC.,
		 		 	a Delaware corporation
				
		 		 	By: 	 	/s/ W. Bradford Smith
				
		 		 	Its:	 	CFO
			
	SUBLESSEE:	 		 	STOKE THERAPEUTICS, INC.,
		 		 	a Delaware corporation
				
		 		 	By:	 	/s/ Edward M. Kaye M.D.
				
		 		 	Its:	 	CEO

  

  

			
	

	  	 Copyright © 2009, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary – Do Not Copy or
Distribute.
 Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc.

 EXHIBIT A 

COPY OF SUBLEASE 
 (To be attached)

 SUBLEASE 

This SUBLEASE, dated as of August 20, 2018 (“Effective Date”), is made by and between HOMOLOGY MEDICINES, INC. a Delaware
corporation (“Sublessor”), and STOKE THERAPEUTICS, INC., a Delaware corporation (“Subtenant”). 
 RECITALS 

A.    Sublessor is the “Tenant” under that certain Lease Agreement, dated as of August 31, 2016, pursuant
to which ARE-MA Region No. 24, LLC, a Delaware limited liability company (“Landlord”), leases to Sublessor approximately 23,000 rentable square feet of space on the first floor of the building
located at 45 Wiggins Avenue in the Town of Bedford, Commonwealth of Massachusetts (the “Building”), more particularly described therein (the “Master Premises”). Said Lease Agreement is referred to herein as the “Senior
Lease.” 
 B.    Subtenant desires to lease from Sublessor, and Sublessor desires to lease to Subtenant, upon and
subject to the terms and conditions set forth herein, the “Premises” which constitute all of the Master Premises. 
 AGREEMENT

 NOW THEREFORE, in consideration of the foregoing recitals and the provisions set forth below, Sublessor hereby subleases to
Subtenant, and Subtenant hereby subleases from Sublessor, the Premises on the terms and subject to the conditions set forth herein. 
  

	1.	 TERM. 

1.1    The term of this Sublease (the “Term”) shall commence on the date on which the Delivery Conditions (as
hereinafter defined) have been met, which is estimated to occur on December 1, 2018 (the “Estimated Commencement Date”), and end November 30, 2021 (the “Expiration Date”) unless sooner terminated in accordance with the
provisions of this Sublease. 
 1.2    Sublessor shall deliver the Premises to Subtenant in its “as is”
condition as of the Effective Date, reasonable wear and tear excepted, and in compliance with the following requirements (collectively, the “Delivery Conditions”): (i) in broom clean condition; (ii) free of any and all personal
property and equipment, other than the Existing FF&E; (iii) decommissioned and free of hazardous materials, as evidenced by a certification of such decommissioning by a certified industrial hygienist and an approval of Landlord;
(iv) Landlord has consented in writing to this Sublease; and (v) with Sublessor’s Building Sign and Monument Sign (both as defined in the Senior Lease) removed and any damage caused by such removal restored in accordance with
Section 38 of the Senior Lease. The date on which all of the Delivery Conditions have been satisfied shall be the “Commencement Date” under this Sublease. In no event shall the Commencement Date occur prior to the Estimated
Commencement Date. 
 In the event that the Commencement Date does not occur on the Estimated Commencement Date, then Subtenant shall receive a day-for-day credit of rent for each day thereafter until the Commencement Date occurs. In the event that the Commencement Date does not occur by the date that is one hundred
twenty (120) days after the Estimated Commencement Date, then Subtenant shall have the right to terminate this Sublease upon written notice to Sublessor, in which case this Sublease shall be null and void and without any force and effect. 

 

 1.3    The Premises shall include the following dedicated systems
exclusively serving the Premises: vacuum, compressed air, gas, PH Neutralization and RO (collectively, the ‘Dedicated Laboratory Systems”). 

1.4    Simultaneously with the execution of this Sublease, the parties shall execute the Bill of Sale for certain
furniture, fixtures and equipment of Sublessor, as described on Exhibit “A” attached hereto (the “Existing FF&E”), which Bill of Sale shall be in the form attached hereto as Exhibit “B”. 

1.5    Sublessor hereby subleases to Subtenant the Landlord’s Furniture, as described in Exhibit H to the Senior
Lease. 
  

	2.	 RENT. 

2.1    Subtenant shall pay to Sublessor as rent, without deduction, setoff, notice or demand (except as expressly
permitted by this Sublease) at the address set forth in Section 15 hereof, or at such other place as Sublessor shall designate from time to time by written notice to Subtenant, Seventy Three Thousand Seven Hundred Ninety One and 67/100 Dollars
($73,791.67) per month (the “Monthly Base Rent”), in advance on or before the first day of each calendar month of the Term beginning on the Rent Commencement Date. The Monthly Base Rent shall increase by three percent (3%) on each twelve
(12) month anniversary of the Commencement Date during the Term. As used herein, “Rent Commencement Date” means the date that is one month after the Commencement Date. 

2.2    The rent for any partial month at the beginning or end of the Term shall be prorated on the basis of a thirty
(30) day month. 
 2.3    Commencing on the earlier of (a) the Rent Commencement Date, and (b) the date
that Tenant commences its business operations within the Premises, in addition to the payment of monthly base rent, Subtenant shall pay Tenant’s Share of Operating Expenses of the Building (as defined in the Senior Lease) in accordance with the
terms and conditions set forth in the Senior Lease. 
  

	3.	 SECURITY DEPOSIT. 

Subtenant shall deposit with Sublessor upon execution of this Sublease One Hundred Forty-Seven Thousand Five Hundred Eighty-Three Dollars and
33/100 ($147,583.33) as security for Subtenant’s faithful performance of Subtenant’s obligations hereunder (“Security Deposit”). If Subtenant fails to pay rent when due under this Sublease, or fails to perform any of its other
obligations hereunder, after the expiration of any and all applicable notice and cure periods Sublessor may use or apply all or any portion of the Security Deposit for thy payment of any rent then due hereunder or to reimburse Sublessor for the
estimated costs of performing the obligations of Subtenant hereunder. As used herein, “rent” shall mean the monthly base rent payable pursuant to Section 2.1 hereof and all other amounts due and payable by Subtenant to Sublessor
hereunder, whether as reimbursement for expenditures made by Sublessor which Sublessor is entitled to make hereunder for the benefit of Subtenant or otherwise, If Sublessor so uses any portion of the Security Deposit, Subtenant shall, within ten
(10) days after written demand by Sublessor, restore the Security Deposit to the original amount thereof. Sublessor shall not be required to keep the Security Deposit separate from its general accounts and shall have no obligation or liability
for payment of interest thereon. Subtenant hereby waives the provisions of any law, now or hereafter in fore; which provide that Sublessor may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of
rent, to repair damage caused by Subtenant or to clean the Premises, it being agreed that Sublessor may, in addition, claim those sums reasonably necessary to compensate Sublessor for any loss or damage, whether foreseeable or unforeseeable, arising
out of a default, following any applicable notice and cure period, of Subtenant Or any officer, employee, agent or invitee. 

  
 - 2 - 

 
Upon bankruptcy or other debtor-creditor proceedings against Subtenant, the Security Deposit shall be deemed to be applied first to the payment of rent and other charges due Sublessor for periods
prior to the filing of such proceedings. If Subtenant shall fully perform every provision of this Sublease to be performed by Subtenant, the Security Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which Sublessor is
entitled under the provisions of this Sublease), shall be returned to Subtenant upon the later of the date that is 30 days after (a) the expiration or earlier termination of this Sublease, and (b) the delivery of possession of the Premises
to Sublessor following the expiration or earlier termination of this Sublease. 
 The Security Deposit may be in the form of cash, a letter
of credit or any other security instrument that complies with the requirements set forth in Exhibit D. Subtenant may at any time, except when Subtenant is in default beyond any applicable notice and cure period, substitute a letter of credit
(the “L/C Security”) as the entire Security Deposit, in accordance with the terms set forth in Exhibit D. 
  

	4.	 USE OF PREMISES. 

The Premises shall be used and occupied by Subtenant solely for the Permitted Use (as defined in the Senior Lease). 

 

	5.	 ASSIGNMENT AND SUBLETTING. 

Subtenant shall not assign, hypothecate or otherwise transfer any interest in the Premises or this Sublease, by operation of law or otherwise,
or lease or otherwise transfer or hypothecate all or any part of the Premises, without the prior written consent of (i) Sublessor, which such consent shall not be unreasonably withheld, conditioned, or delayed (provided, however, that if such
transfer is of the entirety of the Premises, then Sublessor’s consent may be conditioned On the transferee having a net worth greater than or equal to that of Subtenant as of the transfer date), and (ii) Landlord pursuant to the terms of
the Senior Lease. For purposes of this Sublease, if Subtenant is a company whose shares or other ownership interests are not actively traded upon a stock exchange or in the
over-the-counter market, then a transfer or series of transfers resulting in 50% or more of the issued and outstanding shares or other ownership interests and/or voting
control of Subtenant being transferred (excepting transfers upon the deaths of individual owners) to persons or entities which were not owners of shares or other ownership interests of Subtenant at the time of execution of this Sublease, shall
constitute a transfer of this Sublease. Notwithstanding the foregoing, subject to Landlord’s right to consent to such transfer pursuant to the terms and provisions of Section 22 of the Senior Lease, Subtenant shall have the right to assign
or sublet all or any portion of the Premises to: (a) any Affiliate (as hereinafter defined); (b) any entity into or with which Subtenant may be consolidated or with which Subtenant may merge; or (c) any entity which purchases all or
substantially all of Subtenant’s stock or assets; provided that such transferee shall have a net worth greater than or equal to that of Subtenant as of the transfer date. As used herein, an “Affiliate” shall mean any person or entity
which, directly or indirectly, through one or more intermediaries, controls, is controlled by, or is under common control with Subtenant. 
  

	6.	 SENIOR LEASE. 

6.1    The terms of the Senior Lease are incorporated herein by reference, and shall, as between Sublessor and Subtenant
(as if they were the Landlord and Tenant, respectively, under the Senior Lease and as if the Premises were the Master Premises under the Senior Lease) constitute the terms of this Sublease except to the extent that they do not relate to the Premises
or are inapplicable, inconsistent with or specifically modified by the terms of this Sublease. Without limiting the generality of the foregoing: 

  
 - 3 - 

 6.1.1    Subtenant shall procure all insurance coverage required to be
procured by the tenant under the terms of Section 17 of the Senior Lease and, in addition to the parties required to be named as additional insureds on the policy or policies carried to reflect such coverages, Subtenant shall name Sublessor as
an additional insured on such policies. 
 6.1.2    Sections 2, 3(a), 4, 6, 28, 31, 35, 39, 40, and Exhibit C of the
Senior Lease are not applicable to this Sublease and are not incorporated herein. 
 6.1.3    Section 12 of the Senior
Lease is not applicable as between Subtenant and Sublessor, meaning that Sublessor shall not have the rights of “Landlord” under the Senior Lease for said provisions. 

6.1.4    Subtenant shall have none of the rights of Tenant set forth in paragraphs 39 and 40 of the Senior Lease. 

6.1.5    Subtenant shall have no responsibility for obligations of Sublessor as Tenant under the Senior Lease arising as a
result of an act, failure to act, or default by Sublessor in its capacity as Tenant under the Senior Lease or as a result of the willful misconduct or negligence of Sublessor. 

6.1.6    Subtenant shall have the appurtenant right to use the Common Areas (as such term is defined in the Senior Lease)
to the same extent as Sublessor under the Senior Lease. Subtenant, at no additional cost, shall have the right to use Tenant’s Share (as defined in the Senior Lease) of the following facilities serving the Premises: (i) emergency
generators as provided in Section 11(b) of the Senior Lease; and (ii) loading docks as provided in Section 11(c) of the Senior Lease. Subtenant shall have the right to use the roof equipment installed by Sublessor prior to the
Commencement Date in accordance with Section 43 of the Senior Lease. 
 6.1.7    The term “Base Rent” as
used in the Senior Lease herein shall refer to “Monthly Base Rent” as described in Section 2 of this Sublease, and the term “Additional Rent” as used in the Senior Lease herein shall refer to any amounts other than Monthly
Base Rent payable by Subtenant under this Sublease. 
 6.1.8    Subtenant shall have all of the rights of Tenant set
forth in Section 38 of the Senior Lease. 
 6.2    Except as otherwise provided herein, all obligations to be
performed by Sublessor as Tenant under the Senior Leas; to the extent that they relate to the Premises and are required pursuant to this Sublease, including the applicable provisions of the Senior Lease incorporated herein, shall be performed by
Subtenant. Neither Sublessor nor Subtenant shall do, nor permit to be don; any act or thing which is, or with notice or lapse of time or both would be, a default under the Senior Lease. 

6.3    Sublessor shall use commercially reasonable efforts to cause Landlord to provide to Subtenant all services to be
provided to Sublessor by Landlord under the Senior Lease with respect to the Premises, and Sublessor shall cooperate with Subtenant to cause Landlord to perform Landlord’s obligations under the Senior Lease with respect to the Premises. If
Landlord fails to perform any of its obligations under the Senior Lease with respect to the Premises, Subtenant may, upon not less than thirty (30) days’ prior notice to Sublessor (or such shorter period as may be reasonably necessary
given the nature of such failure on the part of Landlord), commence and prosecute appropriate legal action against Landlord in the name of Sublessor but at the sole cost and expense of Subtenant. Subtenant acknowledges that Sublessor has not assumed
and does not hereby assume any obligation to provide 

  
 - 4 - 

 
any of the services that Landlord has agreed to provide to the Premises, Building, or Project, make any of the repairs or restorations that Landlord has agreed to make, or perform any action that
Landlord has agreed to perform pursuant to the Senior Lease, whether with respect to the Premises or otherwise. Subtenant shall be entitled to rental abatement under the Sublease in the event of the
non-performance by Landlord under the Senior Lease only to the same extent that Sublessor would be entitled as Tenant under the Senior Lease to rental abatement with respect to the Premises or any portion
thereof. 
 6.4    With respect to all provisions of the Senior Lease requiring the approval or consent of Landlord,
Subtenant shall obtain the approval or consent of both Sublessor and Landlord, which approval from Sublessor shall not be unreasonably withheld, conditioned, or delayed. Sublessor shall, at Subtenant’s request, promptly apply to Landlord on
behalf of Subtenant for any such approval or consent but if Landlord should refuse to provide such consent or approval, Sublessor shall be released of any obligation to grant its consent or approval hereunder, whether or not Landlord’s refusal,
in Subtenant’s opinion, is arbitrary or unreasonable. 
 6.5    In the event of damage to or destruction of the
Premises during the Term of this Sublease, Sublessor shall have no obligation to repair the Premises. 
 6.6    With
respect to all provisions of the Senior Lease requiring that notice be given to Landlord, Subtenant shall give notice to both Sublessor and Landlord. Subtenant shall give Sublessor as much additional or advance notice (in addition to the notice
required to be given to Landlord) as is reasonably practicable under the circumstances. With respect to all provisions of the Senior Lease requiring that notice be given to Tenant, Subtenant acknowledges that Sublessor’s corresponding
obligations under this Sublease shall be satisfied if Sublessor provides to Subtenant a copy of such notice as soon as practicable and in any event within three (3) days following Sublessor’s actual receipt of such notice. Sublessor shall
pay to Landlord rent and all other amounts owed by it under the Senior Lease as and when due. Sublessor shall provide to Subtenant any notices of default it receives from Landlord under the Senior Lease. Subtenant, upon prior written notice to
Sublessor, shall have the right to cure any defaults of Sublessor under the Senior Lease, and Subtenant may deduct from the rent due under this Sublease any amounts expended by Subtenant in curing said default of Sublessor. 

6.7    This Sublease is subject and subordinate to the Senior Lease and Subtenant accepts this Sublease subject to each
and all of the provisions of the Senior Lease to the extent incorporated herein. Sublessor shall not amend the Senior Lease without Subtenant’s prior written approval, which may be withheld in Subtenant’s sole and absolute discretion,
except that Subtenant’s approval shall not be unreasonably withheld, conditioned, or delayed if such amendment does not: (i) prevent or adversely affect the use by Subtenant of the Premises in accordance with the terms of this Sublease,
(ii) increase the obligations or decrease the rights of Subtenant under this Sublease or (iii) in any other way materially adversely affect Subtenant. Sublessor shall provide Subtenant with copies of any such amendment or supplement
promptly after the execution and delivery thereof by the parties thereto. 
 6.7.1    If any dispute with respect to the
interpretation, construction or operation of any provision of the Senior Lease is resolved or settled by Sublessor and Landlord by litigation, arbitration or otherwise, such resolution or settlement shall be final and conclusive and binding on
Subtenant to the same extent that such resolution or settlement is final, conclusive and binding on Landlord and Sublessor; provided, however if the effect of any settlement of any such dispute would be to (i) prevent or adversely affect the
use by Subtenant of the Premises in accordance with the terms of this Sublease, (ii) increase the obligations or decrease the rights of Subtenant under this Sublease, (iii) limit or reduce the services to be provided to or affecting the
Premises, Building, or Project under the Senior Lease, (iv) require the payment of any sums of money or any action or inaction by Subtenant, or (v) in any other way adversely affect Subtenant, Sublessor shall not, independent of any court
order or arbitration decision or award, settle any such dispute with Landlord without first receiving Subtenant’s prior written consent, which may be withheld in Subtenant’s sole and absolute discretion. 

  
 - 5 - 

 6.7.2    In the event the Senior Lease is terminated in accordance with
its terms, this Sublease shall concurrently terminate. 
  

	7.	 ALTERATIONS. 

Subtenant shall have the right to make Alterations (as defined in the Senior Lease) to the Premises, subject to the terms and provisions of
Section 12 of the Senior Lease, without Sublessor’s consent so long as Landlord has consented to such Alterations as required by said Section 12, provided, however, that if such Alterations cost more than $500,000, then the same shall
also be subject to Sublessor’s prior approval, not to be unreasonably withheld, conditioned, or delayed, and if Sublessor does not approve or deny the same in writing within five (5) business days of Tenant’s request therefor, such
request shall be deemed approved by Sublessor. Without limiting anything in Section 6.3 hereof, Sublessor shall cooperate Subtenant in obtaining Landlord’s consent to such Alterations, including, without limitation, using commercially
reasonable efforts to cause Landlord to timely respond to Subtenant, substantially within the time permitted, pursuant to said Section 12. 
  

	8.	 REPRESENTATIONS AND WARRANTIES. 

8.1    Sublessor represents and warrants to Subtenant, as of the date of this Sublease and as of the Commencement Date,
that (i) it has the requisite corporate power and authority and has taken all corporate action necessary to execute and deliver this Sublease, to perform its obligations hereunder and to consummate the transactions contemplated hereunder;
(ii) a true, correct, and complete copy of the Senior Lease is attached hereto as Exhibit C; (iii) the Senior Lease is now if full force and effect and has not been amended or modified; (iv) Sublessor is not now, and as of the
commencement of the Term hereof will not be, nor is Landlord (to the best of Sublessor’s knowledge), in default or breach of any of the provisions of the Senior Lease, nor are there any facts which, with notice or lapse of time or both, would
constitute such a breach or default of Sublessor or Landlord; (v) Sublessor has no knowledge of any claim by Landlord that Sublessor is in default of any of the provisions of the Senior Lease and Sublessor has not received any notices of
default of Sublessor under the Senior Lease; (vi) to the best of Sublessor’s knowledge, all base building systems including, but not limited to, HVAC, generators, electrical, life safety and plumbing are as of the Effective Date and shall
be in good working order and condition as of the Commencement Date; (vii) the Dedicated Laboratory Systems are as of the Effective Date and shall be in good working order and condition as of the Commencement Date; (viii) subject to
obtaining the consent of Landlord, Sublessor has the power and authority to sublet the Premises as provided in the Senior Lease; and (ix) Sublessor has not received any notices from any governmental authority with respect o the misuse of
hazardous materials in the Premises or any violations of law with respect to the use of hazardous materials in the Premises. 

8.2    Subtenant represents and warrants to Sublessor that it has the requisite corporate power and authority and has
taken all corporate action necessary to execute and deliver this Sublease, to perform its obligations hereunder and to consummate the transactions contemplated hereunder. Subtenant acknowledges that it has inspected the Premises and agrees to take
the same “As Is” in their present condition, subject to Section 1.2 and Section 8.1 of this Sublease. Subtenant further acknowledges that, except as set forth in this Sublease, neither Sublessor nor anyone acting or purporting to
act on behalf of Sublessor has made any representations or warranties with respect to the condition of the Premises or the building or the project of which the Premises are a part and that Sublessor will perform no work to prepare the Premises for
Subtenant’s occupancy except as required by Section 1.2 hereof. Any work required by Subtenant to prepare the Premises for its occupancy shall be at the sole cost and expense of Subtenant and shall be subject to all of the provisions of
the Senior Lease, including any Rules and Regulations promulgated thereunder. 

  
 - 6 - 

 8.3    Sublessor and Subtenant each represent and warrant to the other
that (i) they have dealt with no real estate broker or agent in connection with this transaction other than CBRE / New England and Cresa Boston (together, “Broker”), and (ii) other than the foregoing entity, no third party shall
be entitled to receive any commission or other compensation on account of this Sublease by reason of any act or failure to act by the party making such representation. Upon execution of this Sublease and receipt by Sublessor of the consent attached
hereto executed by Landlord, Sublessor shall pay fifty percent (50%) of the commission agreed to under separate agreement and the remainder shall be payable by Sublessor to Broker on the Commencement Date. Sublessor and Subtenant shall each
indemnify, protect, defend and hold the other harmless from and against any liability for compensation or charges which may be claimed by any broker, finder or other similar party by reason of any dealings or actions of the indemnifying party,
including any costs, expenses and attorneys’ fees reasonably incurred with respect thereto, except for the fee payable to Broker set forth above. 
  

	9.	 PARKING. 

Subtenant shall have the right to use fifty-seven (57) parking spaces, in accordance with Section 10 of the Senior Leas; at no cost
to Subtenant, for the Term and any extensions thereof. 
  

	10.	 DEFAULTS. 

If Subtenant shall be in default of any provision of this Sublease beyond any applicable notice and cure periods, Sublessor, upon giving any
notice required under the Senior Lease with respect to such default, and subject to any right on the part of the Subtenant to cure any such default within the period, if any, corresponding to the cure rights of Sublessor in its capacity as Tenant in
the Senior Lease with respect to the same category of default thereunder, shall be entitled to exercise any and all of the remedies available to Landlord under the Senior Lease with respect to a corresponding default on the part of the Tenant
thereunder. 
  

	11.	 SURRENDER. 

On the expiration or sooner termination of the Term, Subtenant: (a) shall have the Premises decontaminated and decommissioned by a
certified industrial hygienist and obtain the approval of Landlord with respect to such decontamination and decommissioning, (b) shall remove all signage bearing Subtenant’s name on the Premises that is required to be removed by Tenant
pursuant to the Senior Lease and repair any damage caused by such removal, (c) shall remove all personal property of Subtenant, including the Existing FF&E; (d) shall remove the Alterations and rooftop equipment installed by Subtenant
after the Commencement Date that Landlord requires Subtenant to remove at the time of Landlord’s consent to the same, (e) shall quit and surrender possession of the Premises to Sublessor and deliver possession of the Premises to Sublessor
in the order and condition as the same were in on the Commencement Date, reasonable wear and tear excepted, and (f) remove all Installations (as defined in the Senior Lease), if any, which Landlord requires to be removed in accordance with the
Senior Lease, Sublessor warrants and represents, which warranty and representation shall survive the expiration or earlier termination of this Sublease, that Exhibit E contains a true, accurate, and complete list of such Installations that
Landlord has notified Sublessor are so required to be removed, and shall be required by Subtenant to be removed at the expiration or earlier termination of this Sublease as provided in the immediately foregoing sentence. 

  
 - 7 - 

	12.	 NOTICES. 

All notices and demands which may or are to be required or permitted to be given by either party to the other hereunder shall be given and
shall be effective in the same manner as provided for in the Senior Lease, with the address for Sublessor and Subtenant, respectively, at: 
  

			
	 To Sublessor:
	 	
		
	 Before October 1, 2018:
	 	 Homology Medicines, Inc.

		 	 45 Wiggins Avenue

		 	 Bedford, MA 01730

		
	 After October 1, 2018:
	 	 Homology Medicines, Inc.

		 	 1 Patriot Park

		 	 Bedford, MA 01730

		
	 To Subtenant:
	 	
		
	 Before Commencement Date:
	 	 Stoke Therapeutics, Inc.

		 	 3 Preston Court, Suite 102

		 	 Bedford, MA 01730

		 	 Attn: Huw M. Nash, Ph.D.

		
	 After Commencement Date:
	 	 Stoke Therapeutics, Inc.

		 	 45 Wiggins Avenue

		 	 Bedford, MA 01730

		 	 Attn: Huw M. Nash, Ph.D.

		
	 With copy to:
	 	 Anderson & Kreiger LLP

		 	 50 Milk Street, 21st Floor

		 	 Boston, MA 02109

		 	 Attn: David L. Wiener, Esq.

  

	13.	 CONFIDENTIALITY. 

Sublessor and Subtenant shall keep, and direct its employees, agents and representatives to keep, the terms and conditions of the Senior Lease
confidential except and then only to the extent (i) such information was in the public domain, obtained from a third party or already known to the person to whom it is disclosed; or (ii) Sublessor or Subtenant is legally compelled to
disclose the same, in which event such party shall provide to the other notice of such intended disclosure as soon as possible. Further, Subtenant shall limit its dissemination of the Senior Lease and the terms and conditions thereof to those of its
employees, agents and representatives who have a need to know such information for purposes of negotiating and performing its obligations under this Sublease. 
  

	14.	 WAIVER. 

No waiver by Sublessor of any provision hereof shall be deemed a waiver of any other provision hereof or of any subsequent breach by Subtenant
of the same or any other prevision. Sublessor’s consent to or approval of any act shall not be deemed to render unnecessary the obtaining of Sublessor’s consent to or approval of any subsequent act by Subtenant. The acceptance of rent
hereunder by Sublessor shall not constitute a waiver of any preceding breach by Subtenant of any provision hereof; other than the failure of Subtenant to pay the particular rent so accepted, regardless of Sublessor’s knowledge of such preceding
breach at the time of acceptance of such rent. 

  
 - 8 - 

 The liability of Subtenant to Sublessor for any default under the terms of this Sublease or
any matter relating to or arising out of the occupancy or use of the Premises and/or other areas of the Building or the Project shall be limited to Sublessor’s actual direct, but not consequential, damages therefor. In no event shall
Subtenant’s employees, shareholders, officers or directors ever be personally liable under this Sublease. 
  

	15.	 ENTIRE AGREEMENT; AMENDMENTS. 

This Sublease, together with all Exhibits hereto, and the Senior Lease to the extent incorporated herein, constitutes the entire agreement
among Sublessor and Subtenant pertaining to the Master Premises and the Premises, and supersedes all prior agreements, understandings, negotiations and discussions, whether oral or written. This Sublease may not be modified or amended except by an
instrument in writing, executed by the party to be charged thereby. 
  

	16.	 SUCCESSORS. 

The covenants and conditions herein contained shall apply to and bind the parties hereto and, subject to Section 5, their respective
successors and assigns. 
  

	17.	 COUNTERPARTS. 

This Agreement may be executed in any number of counterparts, each of which shall be a valid and binding original, but all of which, taken
together, shall constitute one and the same instrument. 
 Capitalized terms used but not defined in ibis Sublease shall have the meanings
ascribed to them in the Senior Lease. 
  

	18.	 CONSENT BY LANDLORD. 

This Sublease shall be of no force or effect unless consented to in writing by Landlord. 

 

  
 - 9 - 

 IN WITNESS WHEREOF, this Sublease is entered into as of the Effective Date. 

 

													
	HOMOLOGY MEDICINES, INC.,	 		 	STOKE THERAPEUTICS, INC.,
	a Delaware corporation	 		 	a Delaware corporation
					
	By:  	 	/s/ W. Bradford Smith	 		 	By:  	 	/s/ Edward M. Kaye MD
							
		 	Name: 	 	W. Bradford Smith	 		 		 	Name: 	 	Edward M. Kaye
							
		 	Title:	 	CFO	 		 		 	Name:	 	CEO

 EXHIBIT A 

EXISTING FF&E 
  

	 	•	 	 2 x 6 open office desks + chairs Qty 9 

 

	 	•	 	 2 x 5 open office desks + chairs Qty 26 

 

	 	•	 	 2 x 4 open office desks + chairs Qty 14 

 

	 	•	 	 Lab glassware dishwasher Qty 2 

 

	 	•	 	 3 x 6 moveable lab bench Qty 16 

 

	 	•	 	 2 x 6 moveable lab bench Qty 1 

 

	 	•	 	 3 x 4 Quartet Glass board in offices Qty 9 

 

	 	•	 	 4 x 6 Quartet Glass board Qty 4 

 

	 	•	 	 4 x 8 Quartet Glass board Qty 2 

 

	 	•	 	 TV wall bracket Qty 4 

 

	 	•	 	 Projector screens Qty 2 

 

	 	•	 	 Whiteboard in lab 

 EXHIBIT B 

BILL OF SALE 
 Know all persons by these presents
that in consideration of ONE DOLLAR and 00/100 ($1.00), the receipt of which is hereby acknowledged, the undersigned, HOMOLOGY MEDICINES, INC. (“Grantor”), does hereby grant, sell, transfer and deliver to STOKE THERAPEUTICS, INC.
(“Grantee”) all of the furniture, fixtures, and equipment and other personal property identified on Exhibit 1 hereto (the “Property”). 

Grantor transfers and delivers the Property hereunder in its “AS IS” “WHERE IS” condition, with all faults, if any, and makes no
representations or warranties, direct or indirect, oral or written, express or implied, as to merchantability, condition or fitness for a particular purpose or any other warranty of any kind, all of which representations and warranties are expressly
hereby disclaimed and denied, except that Grantor represents and warrants that it is the sole owner of the Property and that the Property is not subject to any liens or encumbrances. 

[Signature Page Follows] 

 EXECUTED under seal as of _________________________, 2018. 

 

			
	GRANTOR:
	
	HOMOLOGY MEDICINES, INC.
		
	By:	 	/s/ W. Bradford Smith
	Name: 	 	W. Bradford Smith
	Title:	 	CFO

 EXHIBIT B-1 

PROPERTY 
  

	 	•	 	 2 x 6 open office desks chairs Qty 9 

 

	 	•	 	 2 x 5 open office desks + chairs Qty 26 

 

	 	•	 	 2 x 4 open office desks + chairs Qty 14 

 

	 	•	 	 Lab glassware dishwasher Qty 2 

 

	 	•	 	 3 x 6 moveable lab bench Qty 16 

 

	 	•	 	 2 x 6 moveable lab bench Qty 1 

 

	 	•	 	 3 x 4 Quartet Glass board in offices Qty 9 

 

	 	•	 	 4 x 6 Quartet Glass board Qty 4 

 

	 	•	 	 4 x 8 Quartet Glass board Qty 2 

 

	 	•	 	 TV wall bracket Qty 4 

 

	 	•	 	 Projector screens Qty 2 

 

	 	•	 	 Whiteboard in lab 

 EXHIBIT C 

SENIOR LEASE 
 [See Attached] 

 

 LEASE AGREEMENT 

THIS LEASE AGREEMENT (this “Lease”) is made this 31 day of August, 2016, between
ARE-MA REGION NO. 24, LLC, a Delaware limited liability company (“Landlord”), and HOMOLOGY MEDICINES, INC., a Delaware corporation (“Tenant”). 

 

			
	 Building:
	  	45 Wiggins Avenue, Bedford, MA 01730
		
	 Premises:
	  	That portion of the Building, containing approximately 23,000 rentable square feel as determined by Landlord, as shown on Exhibit A.
		
	 Project:
	  	The real property on which the Building in which the Premises are located, together we all improvements thereon and appurtenances thereto as described on Exhibit B.
		
	 Base Rent:
	  	REDACTED per rentable square foot of the Premises per year
	
	Rentable Area of Premises: 23,000 sq. ft.
	
	Rentable Area of Building: 38,000 sq. ft.
	
	Rentable Area of Project: 171,154 sq. ft.
	
	Tenant’s Share of Operating Expenses of Building: 60.53%
	
	Building’s Share of Operating Expenses of Project: 13.44%
	
	Security Deposit: REDACTED
	
	Rent Adjustment Percentage: 3%
		
	 Base Term:
	  	Beginning on the Commencement Date and ending 60 months and 14 days from the first day of the first full month after the Rent Commencement Dale (as defined in Section 2) hereof.
		
	 Permitted Use:
	  	Research and development laboratory, related office, storage, and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of Section 7 hereof.

  

			
	 Address for Rent Payment:

P.O. Box 37526

Baltimore, MD 21297-3526
	  	 Landlord’s Notice Address:

385 E. Colorado Boulevard, Suite 299

Pasadena, CA 91101

Attention: Corporate Secretary

		
	 Tenant’s Notice Address

Prior to the Commencement Date:

44 Hartwell Avenue, Suite 102

Lexington, MA 02421

Attention: Sam Rasty
	  	 Tenant’s Notice Address

As of the Commencement Date:

45 Wiggins Avenue

Bedford, MA 01730

Attention: Sam Rasty

  

  
 

 

			
	Net Multi-Tenant Office/Laboratory	  	45 Wiggins/Homology Medicines - Page 2

  

 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

	 [X] EXHIBIT E – RULES AND REGULATIONS
	 	 [X] EXHIBIT F – TENANT’S PERSONAL PROPERTY

	 [X] EXHIBIT G – INTENTIONALLY OMITTED
	 	 [X] EXHIBIT H – LANDLORD’S FURNITURE

 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.
Landlord shall endeavor to provide Tenant with at least 30 days’ advance written notice of such modifications. 
 Tenant acknowledges
and agrees that Landlord may, in Landlord’s sole and absolute discretion, make significant changes to the exterior landscape, parking areas and ingress/egress routes for the Project (“Site Work”), which Site Work may include,
at Landlord’s cost and expense, the removal of the stone from the exterior portion of the Building described on Exhibit A attached hereto and the replacement of the stone with glazing (collectively, the “Building Work”).
Tenant acknowledges that Landlord may require access to a portion of the Premises following the Commencement Date in order to perform the Building Work. Landlord and its contractors shall have the right to enter the Premises following the
Commencement Date to perform the Building Work. Landlord shall use reasonable efforts to coordinate the Building Work with Tenant in order to minimize interference with Tenant’s operations at the Premises in connection with the Building Work.
Tenant acknowledges that Landlord’s performance of the Site Work and Building Work may adversely affect Tenant’s use of the Common Areas of the Project and Landlord’s performance of the Building Work may adversely affect Tenant’s
use and occupancy of the Premises. Tenant waives all claims against Landlord in connection with the Site Work and the Building Work including, without limitation, claims for rent abatement. Nothing herein shall obligate Landlord to perform the Site
Work or the Building Work. 
 2.    Delivery; Acceptance of Premises; Commencement Date. Landlord shall deliver
the Premises to Tenant on or before the date that is 2 business days after the mutual execution and delivery of this Lease by the parties, vacant (free of other tenants and occupants), free of all personal property and in broom clean condition for
the construction of the Tenant Improvements by Tenant (“Delivery” or “Deliver”). As used herein, the term “Tenant Improvements” shall have the meaning set forth for such term in the Work Letter.

 The “Commencement Date” shall be the date Landlord Delivers the Premises to Tenant. The “Rent Commencement
Date” shall be the earlier of (i) date that is 3 months and 14 days after the Commencement Date, or (ii) the date that Tenant commences doing business in any portion of the Premises. 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 on the first page of this Lease and the Extension Term which Tenant may elect pursuant to Section 40 hereof. 

Except as otherwise expressly set forth in this Lease or in the Work Letter: (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); (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, excluding the obligation to pay Base Rent and Operating Expenses. 

  
 

 

			
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 Notwithstanding anything to the contrary contained herein, for the period of 30 consecutive
days after the Commencement Date, Landlord shall, at its sole cost and expense (which shall not constitute an Operating Expense), be responsible for any repairs that are required to be made to the Building or Building Systems (as defined in
Section 13), unless Tenant or any Tenant Party was responsible for the cause of such repair, in which case Tenant shall pay the cost. 

During the Term, Tenant shall lease from Landlord, for $1.00 per year, the removable furniture located within the Premises as of the date of
this Lease and listed on Exhibit H attached hereto (“Landlord’s Furniture”). Tenant shall have no right to remove any of Landlord’s Furniture from the Premises without Landlord’s prior written consent and
Landlord’s Furniture shall be returned to Landlord at the expiration or earlier termination of the Term in substantially the same condition as received by Tenant, except for ordinary wear and tear. Notwithstanding the foregoing, if Tenant
elects to exercise its Extension Right pursuant to Section 40, then the ownership of Landlord’s Furniture shall be deemed transferred to Tenant and the same shall become Tenant’s property as of the first day of
the Extension Term. 
 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. Base Rent for the month in which the Rent Commencement Date occurs 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, equal 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. 
 Notwithstanding anything to the contrary contained herein, for the period commencing on the Rent Commencement Date through
last day of the 6th month following the Rent Commencement Date, Tenant shall only be required to pay Base Rent in the amount of $18.00 per rentable square foot of the Premises per year. Tenant
shall commence paying Base Rent in the amount set forth on page 1 of this Lease on the first day of the 7th month after the Rent Commencement Date. 

(b)    Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as additional rent
(“Additional Rent”): (i) commencing on the Rent Commencement Dale, 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. 

(a)    Annual Adjustments. Base Rent shall be increased on each annual anniversary of the first day of the first
full month following the Rent Commencement Date (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 Dale. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any fractional calendar month shall be prorated. 

  
 

 

			
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 (b)    Additional Allowance. In addition to the Tenant Improvement
Allowance (as defined in the Work Letter), Landlord shall, subject to the terms of the Work Letter, make available to Tenant the Additional Tenant Improvement Allowance (as defined in the Work Letter). Commencing on the Rent Commencement Date and
continuing thereafter on the first day of each month during the Base Term, Tenant shall pay the amount necessary to fully amortize the portion of the Additional Tenant Improvement Allowance actually funded by Landlord, if any, in equal monthly
payments with interest at a rate of 8.5% per annum over the Base Term, which interest shall begin to accrue on the date that Landlord first disburses such Additional Tenant Improvement Allowance or any portion(s) thereof. Any of the Additional
Tenant Improvement Allowance and applicable interest remaining unpaid as of the expiration or earlier termination of the Lease shall be paid to Landlord in a lump sum at the expiration or earlier termination of this Lease. 

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. 

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 Building (including the Building’s Share of all costs and expenses of any kind or description incurred or accrued by Landlord with respect to the Project which are not specific to the Building or
any other building located in the Project) (including, without duplication, Taxes (as defined in Section 9), capital repairs and improvements amortized over the lesser of 10 years and the useful life of such capital items,
and the costs of Landlord’s third party property manager or, if there is no third party property manager, administration rent in the amount of 3.0% 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; 
 (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; 

(d)    depreciation of the Project (except for capital improvements, 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 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; 

  
 

 

			
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 (i)    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; 

(j)    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; 

(k)    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; 
 (l)    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); 

(m)    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; 

(n)    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; 

(o)    costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 

(p)    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;

 (q)    costs incurred in the sale or refinancing of the Project; 

(r)    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 

(s)    any expenses otherwise includable within Operating Expenses to the extent actually reimbursed 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. Landlord’s and Tenant’s obligations to pay any overpayments or deficiencies due pursuant to this paragraph shall survive the expiration or earlier termination of this Lease. 

  
 

 

			
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 The Annual Statement shall be final and binding upon Tenant unless Tenant, within 90 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. If, during such 90 day period, Tenant reasonably and in good faith questions or
contests the accuracy of Landlord’s statement of Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and records in connection with the operation of the Project and such information in
connection with the operation of the Project as Landlord reasonably determines to be responsive to Tenant’s questions (the “Expense Information”). If after Tenant’s review of such Expense information, Landlord and Tenant
cannot agree upon the amount of Tenant’s Share of Operating Expenses, then Tenant shall have the right to have an independent regionally recognized public accounting firm selected by Tenant and approved by Landlord (which approval shall not be
unreasonably withheld or delayed), working pursuant to a fee arrangement other than a contingent fee (at Tenant’s sole cost and expense), audit and/or review the Expense information for the year in question (the “Independent
Review”). The results of any such Independent Review shall be binding on Landlord and Tenant. If the Independent Review shows that Tenant’s actual payments with respect to the Operating Expenses for the calendar year in question
exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord shall at Landlord’s option either (i), credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the excess
to Tenant within 30 days after delivery of such statement, except that after the expiration, or earlier termination of this Lease 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. If the Independent Review shows that Tenant’s payments with respect to Operating Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the
deficiency to Landlord within 30 days alter delivery of such statement of the independent Review shows that Tenant has overpaid Tenant’s Share of Operating Expenses by more than 5% then Landlord shall reimburse Tenant for all costs incurred by
Tenant for the Independent Review. 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 Building 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 Building had been 95% occupied on average during such year. 

Tenant acknowledges and agrees that the Rentable Area of Premises and Tenant’s Share of Operating Expenses may be adjusted by Landlord by
written notice to Tenant (which written notice shall be binding on Tenant) to include “park common” rentable square footage of approximately 400 square feet attributable to a
“grab-and-go” food area which Landlord may install at the Project, to the extent such
“grab-and-go” food area is actually installed by Landlord. Nothing herein shall obligate Landlord to install any such “grab-and-go” food area at the Project. 
 “Tenant’s Share” shall
be the percentage set forth on the first page of this Lease 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 on page 1 of this Lease, 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 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 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 5 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 

  
 

 

			
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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 of any part of the Security Deposit to pay delinquent payments due under this
Lease, future rent damages, 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. Landlord’s right to use the Security Deposit under this
Section 6 includes the right to use the Security Deposit to pay future rent damages following the termination of this Lease pursuant to Section 21(c) below. Upon any 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 on Page 1 of this Lease. 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. 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 90 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. 

REDACTED 

Deposit “ shall be deemed to be the Reduced Security Deposit, for all purposes of this Lease. 

7.    Use. The Premises shall be used solely for the Permitted Use set forth in the basic lease provisions on page
1 of this Lease, 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. 

  
 

 

			
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Tenant shall not permit any part or 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. 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. 
 Landlord shall, at Landlord’s cost and not as part of Operating
Expenses, be responsible for the compliance of the Common Areas of the Project with Legal Requirements as of the Commencement Date. Following the Commencement Date, 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) and at Tenant’s expense (to the extent such Legal Requirement is triggered by reason of Tenant’s, as compared to other tenants of the Project, specific
use of the Premises, the Tenant Improvements or Tenant’s Alterations) make any alterations or modifications to the Common Areas or the exterior of the Building that are required by Legal Requirements. Except as provided in the 2 immediately
preceding sentences, 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) related to
Tenant’s specific use or occupancy of the Premises, the Tenant Improvements or Tenant’s Alterations. 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 related to Tenant’s specific use or occupancy of the Premises, the Tenant Improvements or Tenant’s Alterations, 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 related to Tenant’s specific use or
occupancy of the Premises, the Premises Improvements or Tenant’s Alterations. 
 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 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; provided, however, that if Tenant
delivers a written inquiry to Landlord within 30 days prior to the expiration or earlier termination of the Term, Landlord will notify Tenant whether the potential exists for 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 alter the expiration of the Term or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease. 

  
 

 

			
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 9.    Taxes. Landlord shall pay, as part of Operating Expenses,
Tenant’s Share of all taxes, levies, fees, assessments and governmental charges of any kind, existing as of the Commencement Date or thereafter enacted (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 (or gross receipts received by) 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 Legal Requirements, or interpretations thereof, promulgated by any Governmental Authority, or (v) imposed as a license or other fee, charge, tax, or assessment on
Landlord’s business or occupation 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 except to the extent 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. 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. Subject to all matters of record, Force Majeure, a Taking (as defined in
Section 19 below) and the exercise by Landlord of its rights hereunder, Tenant shall have the right, at no additional cost during the Term (including the Extension Term), 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 on a first come first
served basis, subject in each case to Landlord’s rules and regulations. As of the Commencement Date, Tenant’s pro rata share of parking spaces is equal to 2.5 parking spaces per 1,000 rentable square feet of the Premises (or 57 parking
spaces). 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 shall not be responsible for enforcing
Tenant’s parking rights against any third parties, including other tenants of the Project. Landlord shall have the right, exercisable by notice to Tenant given at any time during the Term, to relocate all or a portion of the parking spaces made
available to Tenant hereunder to another location within an approximately 2-minute walk of the Project. 

11.    Utilities, Services. 

(a)    General. Landlord shall provide, subject to the terms of this Section 11, water,
electricity, heat, light, power, 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, Tenant’s Share of 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 Tenant’s Share of any taxes, penalties, surcharges or similar charges thereon. Landlord may cause, at Tenant’s

  
 

 

			
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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 gross negligence or 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. Utilities shall be available to the Premises 24 hours per day, 7 days per week, except in the case of emergencies, as the result of Legal
Requirements, the failure of any Utility provider to provide such Utilities, the performance by Landlord or any Utility provider of any installation, maintenance or repairs, or any other temporary interruptions. 

(b)    Generator. Landlord’s sole obligation for either providing emergency generators or providing emergency back-up power to Tenant shall be: (i) to provide emergency generators with not less than the capacity of the emergency generators located in the Building as of the Commencement Date, and (ii) to contract
with a third party to maintain the emergency generators as per the manufacturer’s standard maintenance guidelines. Landlord shall have no obligation to provide Tenant with operational emergency generators or
back-up power or to supervise, oversee or confirm that the third party maintaining the emergency generators is maintaining the generators as per the manufacturer’s standard guidelines or otherwise. During
any period of replacement, repair or maintenance of the emergency generators when the emergency generators are not operational, including any delays thereto due to the inability to obtain parts or replacement equipment, Landlord shall have no
obligation to provide Tenant with an alternative back-up generator or generators or alternative sources of back-up power. Tenant expressly acknowledges and agrees that
Landlord does not guaranty that such emergency generators will be operational at all times or that emergency power will be available to the Premises when needed. 

(c)    Loading Dock. Tenant may use the loading dock exclusively serving the Premises 24 hours per day, 7 days per
week, subject to downtime to maintenance and repairs. 
 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 than 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 and shall not be otherwise unreasonably withheld. 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 sole and absolute 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 2% 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 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. 

  
 

 

			
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 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 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. 

Except for Removable Installations (as hereinafter defined), all Installations (as hereinafter defined) 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. Notwithstanding
the foregoing, Landlord may, at the time its approval of any such Installation is requested, notify Tenant that Landlord requires that Tenant remove such Installation upon the expiration or earlier termination of the Term, in which event Tenant
shall remove such Installation in accordance with the immediately succeeding sentence. Upon the expiration or earlier termination of the Term, Tenant shall remove (i) all wires, cables or similar equipment which Tenant has installed in the
Premises or in the risers or plenums of the Building, (ii) any Installations for which Landlord has given Tenant notice of removal in accordance with the immediately preceding sentence, and (iii) all of Tenant’s Property (as
hereinafter defined), and Tenant shall restore and repair any damage caused by or occasioned as a result of such removal, including, without limitation, capping off all such connections behind the walls of the Premises and repairing any holes.
During any restoration period beyond the expiration or earlier termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. If Landlord is requested by Tenant or any lender, lessor
or other person or entity claiming an interest in any of Tenant’s Property to waive any lien Landlord may have against any of Tenant’s Property, and Landlord consents to such waiver, then Landlord shall be entitled to be paid as
administrative rent a fee of $1,000 per occurrence for its time and effort in preparing and negotiating such a waiver of lien. 
 For
purposes of this Lease, (x) “Removable Installations” means any items listed on Exhibit F attached hereto and any items agreed by Landlord in writing to be included on Exhibit F in the future,
(y) “Tenant’s Property” means Removable Installations and, other than Installations, any personal property or equipment of Tenant that may be removed without material damage to the Premises, and
(z) “Installations” means all property of any kind paid for out of the TI Fund, all Alterations, all fixtures, and all partitions, hardware, built-in machinery, built-in casework and cabinets and other similar additions, equipment, property and improvements built into the Premises so as to become an integral part of the Premises, including, without limitation, 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. 
 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 (including, without
limitation, the RODI water system and the compressed air system) (“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, 

  
 

 

			
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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 reasonable efforts to minimize interference with Tenant’s operations in the Premises during such planned stoppages of Building Systems. Tenant shall promptly give Landlord written notice of any
repair required by Landlord pursuant to this Section, after which Landlord shall make a commercially reasonable effort 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. 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 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 of use or occupancy of the Premises or a breach or default by Tenant in the performance of any
of its obligations hereunder, except to the extent caused 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 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). 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. 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 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. 

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;
employers 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 Alexandria Real Estate Equities, Inc., and Landlord, its officers, directors, employees, managers, agents, invitees and contractors (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; not contain a hostile fire exclusion; contain 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 prior to (i) the earlier to
occur of (x) the Commencement Date, or (y) the date that Tenant accesses the Premises under this Lease, and (ii) 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 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 others insurer. 

  
 

 

			
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 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; provided, however, that the increased amount of coverage is consistent with coverage amounts then being required by
institutional owners of similar projects with tenants occupying similar size premises in the geographical area in which the Project is located. 

18.    Restoration. If, at any time during the Term, the Project or the Premises are damaged or destroyed by a fire
or other 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 either 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 which event 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, either Landlord or Tenant may terminate this Lease upon written notice to the other if the Premises are damaged during the last year of the Term and Landlord
reasonably estimates that it will take more than 2 months to repair such damage; provided, however, that such notice is delivered within 10 business days after the date that Landlord provides Tenant with written notice of the estimated Restoration
Period. Notwithstanding anything to the contrary contained herein, Landlord shall also have the right to terminate this Lease 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 otherwise provided in this Section 18, Tenant
waives any right to terminate the Lease by reason of damage or casualty loss. 
 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. 

  
 

 

			
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 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 private purchase in lieu thereof (a “Taking” or “Taken”),
and the Taking would in Landlord’s reasonable judgment, materially interfere with or impair Landlord’s ownership or operation of the Project or would in the reasonable judgment of Landlord and Tenant either prevent or materially interfere
with Tenant’s use of the Premises (as resolved, if the parties are unable to agree, by arbitration by a single arbitrator with the qualifications and experience appropriate to resolve the matter and appointed pursuant to and acting in
accordance with the rules of the American Arbitration Association), then upon written notice by Landlord or Tenant to the other this Lease shall terminate and Rent shall be apportioned as of said date. Landlord and Tenant agree that a Taking of more
than 60% of the Premises would constitute a material interference of Tenant’s use of the Premises. 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 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 5 days of any such notice not more than once 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 before the expiration of the current coverage. 

(c)    Abandonment. Tenant shall abandon the Premises. Tenant shall not be deemed to have abandoned the Premises if
(i) Tenant provides Landlord with reasonable advance notice prior to vacating and, at the time of vacating the Premises, Tenant completes Tenant’s obligations with respect to the Surrender Plan in compliance with
Section 28, (ii) Tenant has made reasonable arrangements with Landlord for the security of the Premises for the balance of the Term, and (iii) Tenant continues during the balance of the Term to satisfy all of its
obligations under the Lease as they come due. 
 (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. 

  
 

 

			
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 (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 90 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 fall 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 30 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. 

(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 Landlord within 5 days after the date such payment is due, Tenant shall pay to Landlord an additional sum equal to 6% of the
overdue Rent as a late charge. Notwithstanding the foregoing, before assessing a late charge the first time in any calendar year, Landlord shall provide Tenant written notice of the delinquency and will waive the right if Tenant pays such
delinquency within 5 days thereafter. 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. 

  
 

 

			
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 (c)    Remedies. Upon the occurrence 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 (except as otherwise expressly provided in Section 21(c)(v) with respect to Landlord’s Lump Sum Election). 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, subject to Section 21(c)(ii) 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)    Landlord shall be deemed to have
satisfied any obligation to mitigate its damages by hiring an experienced commercial real estate broker to market the Premises and directing such broker to advertise and show the Premises to prospective tenants. 

(iii)    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 by virtue of any law or
an order of any court shall be entitled to possession or to remain in possession of the Premises. 

(iv)    If this Lease is terminated or if Landlord shall re-enter
the Premises as aforesaid, or in the event of the termination of this Lease, or of re-entry, by or under any proceeding or action or any provision of law by reason of a Default by Tenant, Tenant covenants and
agrees forthwith to pay and be liable for, on the days originally fixed in this Lease for the payment thereof, amounts equal to the installments of Base Rent and all Additional Rent as they would, under the terms of this Lease become due if this
Lease had not been terminated or if Landlord had not entered or re-entered, as aforesaid, and whether the Premises be relet or remain vacant, in whole or in part, or for a period less than the remainder of the
Term, or for the whole thereof, but in the event that the Premises be relet by Landlord, Tenant shall be entitled to a credit in the net amount of rent and other charges received by Landlord in reletting, after deduction of all of Landlord’s
expenses incurred in reletting the Premises (including, without limitation, tenant improvement, demising and remodeling costs, brokerage fees and the like), and in collecting the rent in connection therewith, in the following manner: Amounts
received by Landlord after reletting, if any, shall first be applied against such Landlord’s expenses, until the same are recovered, and until such recovery, Tenant shall pay, as of each day when a payment would fall due under this Lease, the
amount which Tenant is obligated to pay under the terms of this Lease (Tenant’s liability prior to any such reletting and such recovery by 

  
 

 

			
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Landlord no in any way to be diminished as a result of the fact that such reletting might be for a rent higher than the rent provided for in this Lease); when and if such expenses have been
completely recovered by Landlord, the amounts received from reletting by Landlord as have not previously been applied shall be credited against Tenant’s obligations as of each day when a payment would fall due under this Lease, and only the net
amount thereof shall be payable by Tenant. Further, Tenant shall not be entitled to any credit of any kind for any period after the date when the Term of this Lease is scheduled to expire according to its terms. 

Actions, proceedings or suits for the recovery of damages, whether liquidated or other damages, under this Lease, or any installments thereof, may be brought
by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term of this Lease would have expired if it had not been terminated hereunder. 

(v)    In addition, Landlord, at its election, notwithstanding any other provision of this Lease, by
written notice to Tenant (the “Lump Sum Election”), shall be entitled to recover from Tenant, as and for liquidated damages, at any time following any termination of this Lease, a lump sum payment representing, at the time of
Landlord’s written notice of its Lump Sum Election, the sum of: 
 (A)    the then present value
(calculated in accordance with accepted financial practice using as the discount rate the yield to maturity on United States Treasury Notes as set forth below) of the amount of unpaid Base Rent and Additional Rent that would have been payable
pursuant to this Lease for the remainder of the Term following Landlord’s Lump Sum Election if this Lease had not been terminated, and 

(B)    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 
 (C)    the
then present value (calculated in accordance with accepted financial practice using as the discount rate the yield to maturity on United States Treasury Notes as set forth below) of the aggregate net fair market rent plus additional charges payable
for the Premises (if less than the then present value of Base Rent and Additional Rent that would have been payable pursuant to this Lease) for the remainder of the Term following Landlord’s Lump Sum Election, calculated as of the date of
Landlord’s Lump Sum Election, and taking into account reasonable estimates of the future costs to relet any then vacant portions of the Premises (except to the extent that Tenant has actually paid such costs pursuant to this
Section 21) in order to calculate the net rental revenue that Landlord may expect to obtain for the Premises for the balance of the Term. 

Landlord’s recovery under its Lump Sum Election shall be in addition to Tenant’s obligations to pay Base Rent and Additional Rent
due and costs incurred prior to the date of Landlord’s Lump Sum Election, and in lieu of any Base Rent and Additional Rent which would otherwise have been due under this Section from and after the date of Landlord’s Lump Sum Election. The
yield to maturity on United States Treasury Notes having a maturity date that is nearest the date that would have been the last day of the Term of the Lease, as reported in the Wall Street Journal or a comparable publication if it ceases to
publish such yields, shall be used in calculating present values for purposes of Landlord’s Lump Sum Election. For the purposes of this Section, if Landlord makes the Lump Sum Election to recover liquidated damages in accordance with this
Section, the total Additional Rent shall be computed by assuming Tenant’s Share of Operating Expenses and other Additional Rent to be the same as were payable for the twelve (12) calendar months (or if less than twelve (12) calendar
months have been elapsed since the date hereof, the partial year) immediately preceding the date of Landlord’s Lump Sum election. 

  
 

 

			
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 In the event Landlord makes a Lump Sum Election pursuant to this
Section 21(c)(v) and Landlord subsequently relets the Premises, Tenant shall be entitled to a credit in the net amount of rent and other charges to be received by Landlord in reletting the Premises, after deduction of all
of Landlord’s reasonable expenses incurred in reletting the Premises (including, without limitation, tenant improvement, demising and remodeling costs, brokerage fees and the like). This credit shall offset the lump sum amount otherwise owed by
Tenant under this Section 21(c)(v) and, in the event Tenant has already paid the lump sum hereunder, Landlord shall refund such credit amount to Tenant within a reasonable period. 

(vi)    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. 

(vii)    Nothing in this Section 21 shall be deemed to affect the right of
either party to indemnifications pursuant to this Lease. 
 (viii)    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.

 (ix)    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 party all reasonable, out of pocket fees, costs and other expanses which
may become payable as a result thereof or in connection therewith, including reasonable attorneys’ fees and expenses. 

(x)    If Default by Tenant shall occur 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 with only such notice, if
any, as may be practicable under the circumstances 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 or the
Project not bonded over to Landlord’s satisfaction by Tenant within 10 business days after delivery of notice by Landlord to Tenant, and (b) in any other case if such default continues after any applicable notice and 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 dispossess 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. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting
or otherwise to mitigate any damages arising by reason of Tenant’s Default. Landlord shall, however, use commercially reasonable efforts to mitigate the damages arising by reason of the termination of this Lease as a result of a Default by
Tenant; provided, however, that in no event shall mitigation require Landlord to consider, among other things, (i) any tenant which does not satisfy Landlord’s then current underwriting criteria, in the exercise of Landlord’s sole and
absolute discretion, for comparable size premises, (ii) subdividing the Premises unless Landlord elects in its sole and absolute discretion to do so, (iii) any change in use of the Premises or any alterations which would lessen the value
of the leasehold improvements, (iv) granting any tenant improvement allowances, free rent or other lease concessions, or (v) accepting any tenant if Landlord would have the right to reject such tenant if such tenant were a proposed
assignee or sublessee of Tenant including, without limitation, considering the factors described in Section 22(b). 

  
 

 

			
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 (xi)    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(c). 

(xii)    In the event that Tenant is in breach or Default under this Lease, whether or not Landlord
exercises its right to terminate or any other remedy, Tenant shall reimburse Landlord upon demand for any out of pocket costs and expenses that Landlord may incur in connection with any such breach or Default, as provided in this
Section 21(c). Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Tenant shall also indemnify Landlord against and hold Landlord harmless from all
costs, expenses, demands and liability, including without limitation, legal fees and costs Landlord shall incur if Landlord shall become or be made a party to any claim or action instituted by Tenant against any third party, or by or against any
person holding any interest under or using the Premises by license of or agreement with Tenant. 
 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 by either party of any provision of this Lease shall be deemed to have been made unless expressly so made in writing by the party waiving such provision. Landlord and
Tenant each 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. 
 22.    Assignment and Subletting.

 (a)    General Prohibition. Without Landlord’s prior written consent subject to and on the conditions
described 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 50% 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, Tenant shall have the right to obtain financing from institutional investors (including venture capital funding and corporate
partners) which regularly invest in private biotechnology companies which results in a change in control of Tenant without such change of control constituting an assignment under this Section 22 requiring Landlord consent.
provided that (i) Tenant notifies Landlord in writing of the financing at least 5 business days prior to the closing of the financing, and (ii) provided that in no event shall such financing result in a change in use of the Premises from
the use contemplated by Tenant at the commencement of the Term. 

  
 

 

			
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 (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), 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 final form, 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 (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), (ii) refuse such consent, in its reasonable discretion; or (iii) terminate this Lease with respect to the space described in the Assignment Notice as
of the Assignment Date (an “Assignment Termination”). Among other reasons, it shall be reasonable for Landlord to withhold its consent in any of these instances: (1) the proposed assignee of subtenant is a governmental agency;
(2) in Landlord’s reasonable judgment, the use of the Premises by the proposed assignee or subtenant would entail any alterations that would lessen the value of the leasehold improvements in the Premises, or would require increased
services by Landlord; (3) in Landlord’s reasonable judgment, the proposed assignee or subtenant is engaged in areas of scientific research or other business concerns that are controversial; (4) in Landlord’s reasonable judgment,
the proposed assignee or subtenant lacks the creditworthiness to support the financial obligations it will incur under the proposed assignment or sublease; (5) in Landlord’s reasonable judgment, the character, reputation, or business of
the proposed assignee or subtenant is inconsistent with the desired tenant-mix or the quality of other tenancies in the Project or is inconsistent with the type and quality of the nature of the Building;
(6) Landlord has received from any prior landlord to the proposed assignee or subtenant a negative report concerning such prior landlord’s experience with the proposed assignee or subtenant; (7) Landlord has experienced previous
defaults by or is in litigation with the proposed assignee or subtenant; (8) the use of the Premises by the proposed assignee or subtenant will violate any applicable Legal Requirement; (9) the proposed assignee or subtenant, or any entity
that, directly or indirectly, controls, is controlled by, or is under common control with the proposed assignee or subtenant, is then an occupant of the Project; (10) the proposed assignee or subtenant is an entity with whom Landlord is
negotiating to lease space in the Project; or (11) the assignment or sublease is prohibited by Landlord’s lender. 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 pay to
Landlord a fee equal to One Thousand Five Hundred Dollars ($1,500) in connection with its consideration of any Assignment Notice and/or its preparation or review of any consent documents. Notwithstanding the foregoing, 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 (a “Control Permitted Assignment”) shall not be required, provided that Landlord
shall have the right to approve the form of any such sublease or assignment, which approval shall not be unreasonably withheld, conditioned or delayed. In addition, Tenant shall have the right to assign this Lease, upon 10 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 of corporate reorganization, or by the purchase of all or substantially all of the assets or the ownership interests of Tenant provided that (i) 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 (ii) the net worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not
less than the greater of the net worth (as determined in accordance with GAAP) of Tenant as of (A) the Commencement Date, or (B) as of the date of Tenant’s most current quarterly or annual financial statements, and (iii) such
assignee shall agree in writing to assume all of the terms, covenants and conditions of this Lease (a “Corporate Permitted Assignment”). Control Permitted Assignments and Corporate Permitted Assignments are hereinafter referred to
as “Permitted Assignments.” 

  
 

 

			
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 (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; 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 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 Leese, 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. 

  
 

 

			
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 (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, constitute a Default under this Lease, and, in any event, shall 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 is not in Default under this Lease, 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. 
 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. 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

  
 

 

			
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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 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 $2.500. 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. 
 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 reasonable cost of replacing such lost access card or key or the reasonable 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. 

  
 

 

			
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 29.    Waiver of Jury Trial. TO THE EXTENT PERMITTED BY LAW,
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, 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 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, , the Building, the Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Building, 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, the Building, the 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, the Building or the Project. Notwithstanding anything to the contrary contained in this Section 30, Tenant shall not be responsible for, and the indemnification and hold harmless obligation set forth
in this paragraph shall not apply to (i) contamination in the Premises which Tenant can prove existed in the Premises immediately prior to the Commencement Date, or (ii) the presence of any Hazardous Materials in the Premises which Tenant
can prove migrated from outside of the Premises into the Premises, unless in either case, the presence of such Hazardous Materials (x) is the result of a breach by Tenant of any of its obligations under this Lease, or (y) was caused,
contributed to or exacerbated by Tenant or any Tenant Party. 
 (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 

  
 

 

			
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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 not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent or 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 if there is violation of this Section 30 or if
contamination for which Tenant is responsible under this Section 30 is identified; provided, however, that if Tenant conducts its own tests of the Premises using third party contractors and test procedures reasonably
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 under this
Section 30(d), 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. 

  
 

 

			
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 (e)    Control Areas. Tenant shall be allowed to utilize up to its
pro rata share of the Hazardous Materials inventory within any control area or zone (located within the Premises), as designated by the applicable building code, for chemical use or storage. As used in the preceding sentence, Tenant’s pro rata
share of any control areas or zones located within the Premises shall be determined based on the rentable square footage that Tenant leases within the applicable control area or zone. For purposes of example only, if a control area or zone contains
10,000 rentable square feet and 2,000 rentable square feet of a tenant’s premises are located within such control area or zone (while such premises as a whole contains 5,000 rentable square feet), the applicable tenant’s pro rata share of
such control area would be 20%. 
 (f)    Underground Tanks. Tenant shall have no right to use or install any
underground or other storage tanks at the Project. 
 (g)    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. 

(h)    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, so
long as Landlord continues to use reasonable efforts to perform, after such period of time as is reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mall 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. 

  
 

 

			
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 32.    Inspection and Access. Subject to the terms and conditions
of this Section 32, 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) 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 (i) on the Premises staling the Premises are available to let during the last 9 months of the Term and (ii) at the Project stating 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. During Landlord’s
access of the Premises, Landlord shall use reasonable efforts to comply with Tenant’s reasonable safety and security requirements; provided, however, that Tenant has notified Landlord of such safety and security requirements prior to
Landlord’s entry into the Premises. 
 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. Except for the payment of Rent, neither Landlord nor Tenant shall be held responsible or
liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, sinkholes or subsidence, 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 their reasonable control (“Force Majeure”). 
 35.    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 this transaction and that no Broker brought about this transaction, other than Jones
Lang LaSalle and Transwestern RBJ. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than Jones Lang LaSalle and Transwestern RBJ, 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 Jones Lang LaSalle and Transwestern RBJ arising out of the execution of
this Lease in accordance with the terms of separate written agreement(s) between Landlord and the brokers named in this Section 35. 

  
 

 

			
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 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 LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, 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 effected 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 at Landlord’s cost, and shall be of a size, color and
type reasonably 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. 
 Tenant shall have the exclusive right to display, at Tenant’s cost and expense, one (1) sign bearing
Tenant’s name and/or logo (each, a “Building Sign”) at one (1) location on the building facade reasonably acceptable to Landlord and Tenant. Notwithstanding the foregoing, Tenant acknowledges and agrees that the Building
Sign including, without limitation, the size, color and type, shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed, shall be consistent with Landlord’s signage program at
the Project and shall be subject to any and all other required approvals and applicable Legal Requirements. Landlord shall cooperate with Tenant, at no cost or expense to Landlord, in Tenant’s efforts to obtain approvals for Tenant’s
Building Sign from the applicable Governmental Authorities. Tenant shall be responsible, at Tenant’s sole cost and expense, for the maintenance of the Building Sign, for the removal of the Building Sign at the expiration or earlier termination
of this Lease and for the repair of all damage resulting from such removal. The Building Sign shall be personal to Homology Medicines, Inc., except that such right may be assigned in connection with any Permitted Assignment. 

  
 

 

			
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 Tenant shall have the non-exclusive right to display,
at Landlord’s cost and expense, Tenant’s name on the monument sign at the Project serving the Building (“Monument Sign”). Tenant acknowledges and agrees that Tenant’s signage on the Monument Sign including, without
limitation, the location, size, color and type, shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld and shall be consistent with Landlord’s signage program at the Project and applicable Legal
Requirements. Tenant shall be responsible, at Tenant’s sole cost and expense, for the maintenance of Tenant’s signage on the Monument Sign, for the removal of Tenant’s signage from the Monument Sign at the expiration or earlier
termination of this Lease and for the repair of all damage resulting from such removal. Landlord agrees that the corporate logo, graphics and colors which are registered and in use by Tenant as of the date of this Lease have been approved by
Landlord for use on Tenant’s signage at the Project. 
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41.    Intentionally Omitted. 

42.    Intentionally Omitted. 

43.    Roof Equipment. As long as Tenant is not in default under this Lease, Tenant shall have the right at its
sole cost and expense, subject to compliance with all Legal Requirements, to install, maintain, and remove on the top of the roof of the Building (based on Tenant’s proportionate share of the space available on the roof) one or more satellite
dishes, communication antennae, HVAC or other equipment (all of which having a diameter and height acceptable to Landlord) required to support Tenant’s operations within the Premises (collectively, the “Roof Equipment”) on the
following terms and conditions: 
 (a)    Requirements. Tenant shall submit to Landlord (i) the plans and
specifications for the installation of the Roof Equipment, (ii) copies of all required governmental and quasi-governmental permits, licenses, and authorizations that Tenant will and must obtain at its own expense, with the cooperation of
Landlord, if necessary for the installation and operation of the Roof Equipment, and (iii) an insurance policy or certificate of insurance evidencing insurance coverage as required by this Lease and any other insurance as reasonably required by
Landlord for the installation and operation of the Roof Equipment. Landlord shall not unreasonably withhold or delay its approval for the installation and operation of the Roof Equipment; provided, however, that Landlord may reasonably
withhold its approval if the installation or operation of the Roof Equipment (A) may damage the structural integrity of the Building, (B) may void, terminate, or invalidate any applicable roof warranty, (C) may interfere with any
service provided by Landlord or any tenant of the Building, (D) may reduce the leasable space in the Building, (E) is not properly screened from the viewing public, or (E) generate excessive noise. 

(b)    No Damage to Roof. If installation of the Roof Equipment requires Tenant to make any roof cuts or perform
any other roofing work, such cuts shall only be made to the roof area of the Building located directly above the Premises and only in the manner designated in writing by Landlord; and any such installation work (including any roof cuts or other
roofing work) shall be performed by Tenant, at Tenant’s sole cost and expense by a roofing contractor designated by Landlord. If Tenant or its agents shall otherwise cause any damage to the roof during the installation, operation, and removal
of the Roof Equipment such damage shall be repaired promptly at Tenant’s expense and the roof shall be restored in the same condition it was in before the damage. Landlord shall not charge Tenant Additional Rent for the installation and use of
the Roof Equipment. If, however, Landlord’s insurance premium or Tax assessment increases as a result of the Roof Equipment, Tenant shall pay such increase as Additional Rent within ten (10) days after receipt of a reasonably detailed
invoice from Landlord. Tenant shall not be entitled to any abatement or reduction in the amount of Rent payable under this Lease if for any reason Tenant is unable to use the Roof Equipment. In no event whatsoever shall the installation, operation,
maintenance, or removal of the Roof Equipment by Tenant or its agents void, terminate, or invalidate any applicable roof warranty. 

(c)    Protection. The installation, operation, and removal of the Roof Equipment shall be at tenant’s sole
risk. Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all claims, costs, damages, liabilities and expenses (including, but not limited to, attorneys’ fees) of every kind and description that may arise out of
or be connected in any way with Tenant’s installation, operation, or removal of the Roof Equipment. 

(d)    Removal. At the expiration or earlier termination of this Lease or the discontinuance of the use of the Roof
Equipment by Tenant, Tenant shall, at its sole cost and expense, remove the Roof Equipment from the Building. Tenant shall leave the portion of the roof where the Roof Equipment was located in good order and repair, reasonable wear and tear
excepted. If Tenant does not so remove the Roof Equipment, Tenant hereby authorizes Landlord to remove and dispose of the Roof Equipment and charge Tenant as Additional Rent for all costs and expenses incurred by Landlord in such removal and
disposal. Tenant agrees that Landlord shall not be liable for any Roof Equipment or related property disposed of or removed by Landlord. 

  
 

 

			
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 (e)    No Interference. The Roof Equipment shall not interfere
with the proper functioning of any telecommunications equipment or devices that have been installed or will be installed by Landlord or for any other tenant or future tenant of the Building. Tenant acknowledges that other tenant(s) may have approval
rights over the installation and operation of telecommunications equipment and devices on or about the roof, and that Tenant’s right to install and operate the Roof Equipment is subject and subordinate to the rights or such other tenants.
Tenant agrees that any other tenant of the Building that currently has or in the future takes possession of any portion of the Building will be permitted to install such telecommunication equipment that is of a type and frequency that will not cause
unreasonable interference to the Roof Equipment. 
 (f)    Relocation. Landlord shall have the right, at its
expense and after 60 days prior notice to Tenant, to relocate the Roof Equipment to another site on the roof of the Building as long as such site reasonably meets Tenant’s sight line and interference requirements and does not unreasonably
interfere with Tenant’s use and operation of the Roof Equipment. 
 (g)    Access. Landlord grants to Tenant
the right of ingress and egress on a 24 hour 7 day per week basis to install, operate, and maintain the Roof Equipment. Before receiving access to the roof of the Building, Tenant shall give Landlord at least 24 hours’ advance written or oral
notice, except in emergency situations, in which case 2 hours’ advance oral notice shall be given by Tenant. Landlord shall supply Tenant with the name, telephone, and pager numbers of the contact individual(s) responsible for providing access
during emergencies. 
 (h)    Appearance. If permissible by Legal Requirements, the Roof Equipment shall be
painted the same color as the Building so as to render the Roof Equipment virtually invisible from ground level. 

(i)    No Assignment. The right of Tenant to use end operate the Roof Equipment shall be personal solely to
Homology Medicines, Inc., and (i) other than in connection with a Permitted Assignment, no other person or entity shall have any right to use or operate the Roof Equipment, and (ii) Tenant shall not assign, convey, or otherwise transfer to
any person or entity any right, title, or interest in all or any portion of the Roof Equipment or the use and operation thereof, other than in connection with a Permitted Assignment. 

44.    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 180 days of the end of each of Tenant’s fiscal years during the Term, and (ii) Tenant’s most recent unaudited quarterly financial statements within 90 days of the end of each of
Tenant’s first three fiscal quarters of each of Tenant’s fiscal years during the Term, all of which shall be treated by Landlord as confidential information belonging to Tenant. So long as Tenant is a “public company” and its
financial information is publicly available, then the foregoing delivery requirements of this Section 43(c) shall not apply. 

  
 

 

			
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 (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. 
 (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)    OFAC. Tenant and
all beneficial owners of Tenant are currently (a) in compliance with and shall at all times during the Term of this Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S.
Department of Treasury and any statute, executive order, or regulation relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of this Lease be listed on, the Specially Designated
Nationals and Blocked Persons List, Foreign Sanctions Evaders List, or the Sectoral Sanctions Identification List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any
authorizing statute, executive order, or regulation, and (c) not a person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

(k)    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. 

(l)    Entire Agreement. This Lease, including the exhibits attached hereto, constitutes the entire agreement
between Landlord and Tenant pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties, and there are no
warranties, representations or other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof except as specifically set forth herein. 

  
 

 

			
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 (m)    No Accord and Satisfaction. No payment by Tenant or receipt
by Landlord of a lesser amount than the monthly installment of Base Rent or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement or statement on any check or letter
accompanying a check for payment of any Base Rent or Additional Rent be an accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue any other
remedy provided in this Lease. 
 (n)    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 ] 

  
 

 

			
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 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first
above written. 
  

			
	 TENANT:

	
	 HOMOLOGY MEDICINES, INC.,

	 a Delaware corporation

		
	 By:
	 	/s/ Arthur Tzianabos
	 Its:
	 	President & CEO

  

							
	 LANDLORD:

	
	ARE-MA REGION NO. 24, 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
			
		 		 	/s/ Eric S. Johnson
		 		 	By:	 	Eric S. Johnson
		 		 	Its:	 	Senior Vice President
		 		 		 	RE Legal Affairs

  

  
 

 

			
		  	45 Wiggins/Homology Medicines - Page 1

  

 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 
  

 

  
 

 

			
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 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 
  

 

  
 

 

			
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 EXHIBIT B TO LEASE 

DESCRIPTION OF PROJECT 
  

 

  
 

 

			
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 EXHIBIT C TO LEASE 

WORK LETTER 
 THIS
WORK LETTER (this “Work Letter”) is incorporated into that certain Lease Agreement (the “Lease”) dated as of ___________, 2016, by and between ARE-MA REGION NO. 24,
LLC, a Delaware limited liability company (“Landlord”), and HOMOLOGY MEDICINES, INC., a Delaware corporation (“Tenant”). Any initially capitalized terms used but not defined herein shall have the meanings
given them in the Lease. 
 1.    General Requirements. 

(a)    Tenant’s Authorized Representative. Tenant designates Michael Silver (“Tenant’s
Representative”) as the only person authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other communication
(“Communication”) from or on behalf of Tenant in connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change Tenant’s Representative at any time upon not less
than 5 business days advance written notice to Landlord. 
 (b)    Landlord’s Authorized Representative.
Landlord designates Tim White and Dawn Leaman (either such individual acting alone, “Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be obligated to
respond to or act upon any request, approval, inquiry or other Communication from or on behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s Representative. Landlord may change either
Landlord’s Representative at any time upon not less than 5 business days advance written notice to Tenant. 

(c)    Architects, Consultants and Contractors. Landlord and Tenant hereby acknowledge and agree that the architect
(the “TI Architect”) for the Tenant Improvements (as defined in Section 2(a) below), the general contractor and any subcontractors for the Tenant Improvements shall be selected by Tenant, subject to
Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord hereby approves Tenant’s use of The Richmond Group as the general contractor for the Tenant Improvements. Landlord shall be named a
third party beneficiary of any contract entered into by Tenant with the TI Architect, any consultant, any contractor or any subcontractor, and of any warranty made by any contractor or any subcontractor. 

2.    Tenant Improvements. 

(a)    Tenant Improvements Defined. As used herein, “Tenant Improvements” shall mean (i) all
improvements to the Premises desired by Tenant of a fixed and permanent nature, and (ii) the removal of the VCT tile throughout the Premises and the installation of replacement flooring mutually agreed upon by Landlord and Tenant, each in their
reasonable discretion (the “VCT Tile Replacement”). Other than funding the TI Allowance (as defined below) as provided herein, Landlord shall not have any obligation whatsoever with respect to the finishing of the Premises for
Tenant’s use and occupancy. Landlord shall pay the contractor performing the VCT Tile Replacement following Tenant’s delivery to Landlord of a draw request in Landlord’s standard form, containing such certifications, conditional lien
waivers, inspection reports and other matters as Landlord customarily obtains, to the extent of Landlord’s approval thereof for payment, no later than 30 days following receipt of such draw request. 

(b)    Tenant’s Space Plans. Tenant shall deliver to Landlord schematic drawings and outline specifications
(the “TI Design Drawings”) detailing Tenant’s requirements for the Tenant Improvements within 30 days of the date hereof. Not more than 5 days thereafter, Landlord shall deliver to Tenant any reasonable written objections,
questions or comments of Landlord and the TI Architect with regard to the TI Design Drawings. Tenant shall cause the TI Design Drawings to be revised to address any such reasonable written comments and shall resubmit said drawings to Landlord for
approval within 5 days thereafter. Such process shall continue until Landlord has approved the TI Design Drawings. 

  
 

 

			
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 (c)    Working Drawings. Not later than 15 business days following
the approval of the TI Design Drawings by Landlord, Tenant shall cause the TI Architect to prepare and deliver to Landlord for review and comment construction plans, specifications and drawings for the Tenant Improvements (“TI
Construction Drawings”), which TI Construction Drawings shall be prepared substantially in accordance with the TI Design Drawing. Tenant shall be solely responsible for ensuring that the TI Construction Drawings reflect Tenant’s
requirements for the Tenant Improvements. Landlord shall deliver its written comments on the TI Construction Drawings to Tenant not later than 10 business days after Landlord’s receipt of the same; provided, however, that Landlord may not
disapprove any matter that is consistent with the TI Design Drawings. Tenant and the TI Architect shall consider all such comments in good faith and shall, within 10 business days after receipt, notify Landlord how Tenant proposes to respond to such
comments. Any disputes in connection with such comments shall be resolved in accordance with Section 2(d) hereof. Provided that the design reflected in the TI Construction Drawings is consistent with the TI Design Drawings,
Landlord shall approve the TI Construction Drawings submitted by Tenant. Once approved by Landlord, subject to the provisions of Section 4 below, Tenant shall not materially modify the TI Construction Drawings except as may
be reasonably required in connection with the issuance of the TI Permit (as defined in Section 3(a) below). 

(d)    Approval and Completion. If any dispute regarding the design of the Tenant Improvements is not settled
within 10 business days after notice of such dispute is delivered by one party to the other, Tenant may make the final decision regarding the design of the Tenant Improvements, provided (i) Tenant acts reasonably and such final decision is
either consistent with or a compromise between Landlord’s and Tenant’s positions with respect to such dispute, (ii) that all costs and expenses resulting from any such decision by Tenant shall be payable out of the TI Fund (as defined
in Section 5(d) below), and (iii) Tenant’s decision will not affect the base Building, structural components of the Building or any Building systems (in which case Landlord shall make the final decision). Any
changes to the TI Construction Drawings following Landlord’s and Tenant’s approval of same requested by Tenant shall be processed as provided in Section 4 hereof. 

3.    Performance of the Tenant Improvements. 

(a)    Commencement and Permitting of the Tenant Improvements. Tenant shall commence construction of the Tenant
Improvements upon obtaining and delivering to Landlord a building permit (the “TI Permit”) authorizing the construction of the Tenant Improvements consistent with the TI Construction Drawings approved by Landlord. The cost of
obtaining the TI Permit shall be payable from the TI Fund. Landlord shall assist Tenant in obtaining the TI Permit. Prior to the commencement of the Tenant Improvements, Tenant shall deliver to Landlord a copy of any contract with Tenant’s
contractors (including the TI Architect), and certificates of insurance from any contractor performing any part of the Tenant Improvement evidencing industry standard commercial general liability, automotive liability, “builder’s
risk”, and workers’ compensation insurance. Tenant shall cause the general contractor to provide a certificate of insurance naming Landlord, Alexandria Real Estate Equities, Inc., and Landlord’s lender (if any) as additional insureds
for the general contractor’s liability coverages required above. 
 (b)    Selection of Materials, Etc.
Where more than one type of material or structure is indicated on the TI Construction Drawings approved by Tenant and Landlord, the option will be within Tenant’s reasonable discretion if the matter concerns the Tenant Improvements, and within
Landlord’s sole and absolute subjective discretion if the matter concerns the structural components of the Building or any Building system. 

(c)    Tenant Liability. Tenant shall be responsible for correcting any deficiencies or defects in the Tenant
Improvements. 

  
 

 

			
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 (d)    Substantial Completion. Tenant shall substantially complete
or cause to be substantially completed the Tenant Improvements in a good and workmanlike mariner, in accordance with the TI Permit subject, in each case, to Minor Variations and normal “punch list” items of a
non-material nature which do not interfere with the use of the Premises (“Substantial Completion” or “Substantially Complete”). Upon Substantial Completion of the Tenant
Improvements, Tenant shall require the TI Architect and the general contractor to execute and deliver, for the benefit of Tenant and Landlord, a Certificate of Substantial Completion in the form of the American Institute of Architects
(“AlA”) document G704. For purposes of this Work Letter, “Minor Variations” shall mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements and/or to obtain or to comply
with any required permit (including the TI Permit); (ii) to comport with good design, engineering, and construction practices which are not material; or (iii) to make reasonable adjustments for field deviations or conditions encountered during
the construction of the Tenant Improvements. 
 4.    Changes. Any changes requested by Tenant to the Tenant
Improvements after the delivery and approval by Landlord of the TI Design Drawings, shall be requested and instituted in accordance with the provisions of this Section 4 and shall be subject to the written approval of
Landlord, which approval shall not be unreasonably withheld, conditioned or delayed. 
 (a)    Tenant’s Right to
Request Changes. If Tenant shall request changes (“Changes”), Tenant shall request such Changes by notifying Landlord in writing in substantially the same form as the AIA standard change order form (a “Change
Request”), which Change Request shall detail the nature and extent of any such Change. Such Change Request must be signed by Tenant’s Representative. Landlord shall review and approve or disapprove such Change Request within 10
business days thereafter, provided that Landlord’s approval shall not be unreasonably withheld, conditioned or delayed. 

(b)    Implementation of Changes. If Landlord approves such Change and Tenant deposits with Landlord any Excess TI
Costs (as defined in Section 5(d) below) required in connection with such Change, Tenant may cause the approved Change to be instituted. If any TI Permit modification or change is required as a result of such Change, Tenant
shall promptly provide Landlord with a copy of such TI Permit modification or change. 
 5.    Costs. 

(a)    Budget For Tenant Improvements. Before the commencement of construction of the Tenant Improvements, Tenant
shall obtain a detailed breakdown, by trade, of the costs incurred or that will be incurred, in connection with the design and construction of the Tenant Improvements (the “Budget”), and deliver a copy of the Budget to Landlord for
Landlord’s approval, which shall not be unreasonably withheld, conditioned or delayed. The Budget shall be based upon the TI Construction Drawings approved by Landlord. If the Budget is greater than the TI Allowance, Tenant shall deposit with
Landlord the difference, in cash, prior to the commencement of construction of the Tenant improvements, for disbursement by Landlord as described in Section 5(d). 

(b)    TI Allowance. Landlord shall provide to Tenant a tenant improvement allowance (collectively, the “TI
Allowance”) as follows: 
 1.    a “Tenant Improvement Allowance” in the maximum amount of
$15.00 per rentable square foot in the Premises, or $345,000 in the aggregate, which is included in the Base Rent set forth in the Lease; and 

2.    an “Additional Tenant Improvement Allowance” in the maximum amount of $15.00 per rentable square
foot in the Premises, or $345,000 in the aggregate, which shall, to the extent used, result in Additional Rent as set forth in Section 4(b) of the Lease. 

Before commencing the Tenant Improvements, Tenant shall notify Landlord how much Additional Tenant Improvement Allowance Tenant has elected to
receive from Landlord. Such election shall be final and binding on Tenant, and may not thereafter be modified without Landlord’s consent, which may be granted or withheld in Landlord’s sole and absolute subjective discretion. The TI
Allowance shall be disbursed in accordance with this Work Letter. 

  
 

 

			
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 Tenant shall have no right to the use or benefit (including any reduction to Base Rent) of
any portion of the TI Allowance not required for the construction of (i) the Tenant Improvements described in the TI Construction Drawings approved pursuant to Section 2(d) or (ii) any Changes pursuant to
Section 4; provided, however, that to the extent that any portion of the TI Allowance remains unused following the completion of the Tenant Improvements and payment in full of all TI Costs, Tenant may use such unused
portion of the TI Allowance to pay for the cost of Alterations performed by Tenant under Section 12 of the Lease within 12 months after the Commencement Date. Tenant shall have no right to any portion of the TI Allowance
that is not disbursed before the last day of the month that is 12 months after the Commencement Date. 
 In addition to the TI Allowance,
Landlord shall reimburse Tenant for the reasonable costs of the VCT Tile Replacement. 
 (c)    Costs Includable in
TI Fund. The TI Fund shall be used solely for the payment of design, permits and construction costs in connection with the construction of the Tenant Improvements, including, without limitation, the cost of electrical power and other utilities
used in connection with the construction of the Tenant Improvements, the cost of preparing the TI Design Drawings and the TI Construction Drawings, all costs set forth in the Budget, including the cost of Changes (collectively, “TI
Costs”). Notwithstanding anything to the contrary contained herein, the TI Fund shall not be used to purchase any furniture, personal property or other non-Building system materials or equipment,
including, but not be limited to, non-ducted biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements: provided, however, that a portion of the TI Fund may be
used for Tenant’s voice and data cabling. 
 (d)    Excess TI Costs. Landlord shall have no obligation to
bear any portion of the cost of any of the Tenant Improvements except to the extent of the TI Allowance. If at any time and from time-to-time, the remaining TI Costs
under the Budget exceed the remaining unexpended TI Allowance, Tenant shall deposit with Landlord, as a condition precedent to Landlord’s obligation to fund the TI Allowance, 100% of the then current TI Cost in excess of the remaining TI
Allowance (“Excess TI Costs”). If Tenant fails to deposit, or is late in depositing any Excess TI Costs with Landlord, Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including, but
not limited to, the right to interest at the Default Rate and the right to assess a late charge). For purposes of any litigation instituted with regard to such amounts, those amounts will be deemed Rent under the Lease. The TI Allowance and Excess
TI Costs is herein referred to as the “TI Fund.” Funds deposited by Tenant shall be the first thereafter disbursed to pay TI Costs. Notwithstanding anything to the contrary set forth in this Section 5(d),
Tenant shall be fully and solely liable for TI Costs and the cost of Minor Variations in excess of the TI Allowance. If upon Substantial Completion of the Tenant Improvements and the payment of all sums due in connection therewith there remains any
undisbursed portion of the TI Fund, Tenant shall be entitled to such undisbursed TI Fund solely to the extent of any Excess TI Costs deposit Tenant has actually made with Landlord. 

(e)    Payment for TI Costs. During the course of design and construction of the Tenant Improvements, Landlord
shall reimburse Tenant for TI Costs once a month against a draw request in Landlord’s standard form, containing evidence of payment of such TI Costs by Tenant and such certifications, lien waivers (including a conditional lien release for each
progress payment and unconditional lien releases for the prior month’s progress payments), inspection reports and other matters as Landlord customarily obtains, to the extent of Landlord’s approval thereof for payment, no later than 30
days following receipt of such draw request. Upon completion of the Tenant Improvements (and prior to any final disbursement of the TI Fund), Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and
first tier subcontractors who did the work and final, unconditional lien waivers from all such contractors and first tier subcontractors; (ii) as-built plans (one copy in print formal and two copies in
electronic CAD format) for such Tenant Improvements; (iii) a certification of substantial completion in Form AIA G704, (iv) a certificate of occupancy for the Premises; and (v) copies of all operation and maintenance manuals and warranties
affecting the Premises. 

  
 

 

			
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 6.    Miscellaneous. 

(a)    Consents. Whenever consent or approval of either party is required under this Work Letter, that party shall
not unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth herein to the contrary. 

(b)    Modification. No modification, waiver or amendment of this Work Letter or of any of its conditions or
provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 
 (c)    No
Default Funding. In no event shall Landlord have any obligation to fund any portion of the TI Allowance during any period that Tenant is in Default under the Lease. 

  
 

 

			
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 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made this ____ day of ____________, ____, between
ARE-MA REGION NO. 24, LLC, a Delaware limited liability company (“Landlord”), and HOMOLOGY MEDICINES, INC., a Delaware corporation (“Tenant”), and is attached to
and made a part of the Lease dated ____________, ____ (the “Lease”), by and between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

Landlord and Tenant hereby acknowledge and agree, for all purposes of the Lease, that the Commencement Date of the Base Term of the Lease is
____________, ____, the Rent Commencement Date is ____________, ____, and the termination date of the Base Term of the Lease shall be midnight on ____________, ____. In case of a conflict between the terms of the Lease and the terms of this
Acknowledgment of Commencement Date, this Acknowledgment of Commencement Date shall control for all purposes. 
 IN WITNESS WHEREOF,
Landlord and Tenant have executed this ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date first above written. 
  

			
	TENANT:
	
	 HOMOLOGY MEDICINES, INC.,
 a
Delaware corporation

		
	By:	 	 
	Its:	 	 

  

							
	LANDLORD:	 	
	
	ARE-MA REGION NO. 24, 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:	 	                                     
                   
		 		 	Its:	 	                                     
                   

  

  
 

 

			
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 EXHIBIT E TO LEASE 

Rules and Regulations 

1.    The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used
by them for any purpose other than ingress and egress to and from the Premises. 
 2.    Tenant shall not place any
objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 

3.    Except for animals assisting the disabled, no animals shall be allowed in the offices, halls, or corridors in the
Project. 
 4.    Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio
or musical instrument or by the making of loud or improper noises. 
 5.    If Tenant desires telegraphic, telephonic or
other electric connections in the Premises, Landlord or its agent will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or
connection shall be made at Tenant’s expense. 
 6.    Tenant shall not install or operate any steam or gas engine
or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles
deemed extra hazardous shall not be brought into the Project. 
 7.    Parking any type of recreational vehicles is
specifically prohibited on or about the Project. Except for the overnight parking of operative vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48
hours. There shall be no “For Sale” or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking,
and no reserved parking, numbering or lettering of individual spaces will be permitted except as specified by Landlord. 

8.    Tenant shall use commercially reasonable efforts to maintain the Premises free from rodents, insects and other
pests. 
 9.    Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of
Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 

10.    Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the
preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person.

 11.    Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes,
electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. 

12.    Tenant shall not permit storage outside the Premises, including without limitation, outside storage of trucks and
other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 

  
 

 

			
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 13.    All moveable trash receptacles provided by the trash disposal firm
for the Premises must be kept in the trash enclosure areas, if any, provided for that purpose. 
 14.    No auction,
public or private, will be permitted on the Premises or the Project. 
 15.    No awnings shall be placed over the
windows in the Premises except with the prior written consent of Landlord. 
 16.    The Premises shall not be used for
lodging, sleeping or cooking (except that Tenant may use microwave ovens, toasters and coffee makers in the Premises for the benefit of Tenants employees and contractors in an area designated for such items, but only if the use thereof is at all
times supervised by the individual using the same) or for any immoral or illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 

17.    Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the
Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s consent to the installation of electric equipment
shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 
 18.    Tenant
assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 
 19.    Tenant shall not
install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted
beyond the Premises. 

  
 

 

			
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 EXHIBIT F TO LEASE 

TENANT’S PERSONAL PROPERTY 

Production Basics lab tables 
 15 – 72” x 30” 

3 – 48” x 30” 
 1 – 60”x 30” 

  
 

 

 EXHIBIT D 

TERMS APPLICABLE TO LC SECURITY 

(a)    If Subtenant elects to deliver L/C Security, then Subtenant shall provide Sublessor, and maintain in full force and
effect throughout the Term and until the date that is seventy-five (75) days after the then-current Expiration Date, a letter of credit in a form reasonably satisfactory to Sublessor, in the amount of the Security Deposit, with an initial term
of at least one year. Sublessor may require the L/C Security to be re-issued by a different issuer at any time during the Term, upon thirty (30) days’ prior written notice, if Sublessor reasonably
believes that the issuing bank of the L/C Security is or may soon become insolvent; provided, however, Sublessor shall return the existing L/C Security to the existing issuer immediately upon receipt of the substitute L/C Security. If any issuer of
the L/C Security shall become insolvent or placed into FDIC receivership, then Subtenant shall immediately deliver to Sublessor (without the requirement of notice from Sublessor) substitute L/C Security issued by an issuer reasonably satisfactory to
Sublessor, and otherwise conforming to the requirements set forth in this Exhibit. As used herein with respect to the issuer of the L/C Security, “insolvent” shall mean the determination of insolvency as made by such issuer’s primary
bank regulator (i.e., the state bank supervisor for state chartered banks; the OCC or OTS, respectively, for federally chartered banks or thrifts; or the Federal Reserve for its member banks). If, at the Expiration Date, any amount remains
uncalculated or unpaid under the Sublease, then (i) Sublessor shall with reasonable diligence complete any necessary calculations, (ii) Subtenant shall extend the expiry date of such L/C Security from time to time as Sublessor reasonably
requires and (iii) in such extended period, Sublessor shall not unreasonably refuse to consent to an appropriate reduction of the L/C Security. Subtenant shall reimburse Sublessor’s legal costs (as estimated by Sublessor’s counsel) in
handling Sublessor’s replacement or extension of L/C Security, not to exceed $2,500 in any one occurrence. Sublessor hereby approves Silicon Valley Bank as the issuer of the L/C Security. 

(b)    If Subtenant delivers to Sublessor satisfactory L/C Security in place of the entire Security Deposit, Sublessor
shall remit to Subtenant any cash Security Deposit Sublessor previously held. 
 (c)    Sublessor may draw upon the L/C
Security, and hold and apply the proceeds in the same manner and for the same purposes as the Security Deposit, if (i) an uncured default exists beyond any applicable notice and cure periods, (ii) as of the date that is thirty
(30) days before any L/C Security expires (even if such scheduled expiry date is after the Expiration Date) Subtenant has not delivered to Sublessor an amendment or replacement for such L/C Security, reasonably satisfactory to Sublessor,
extending the expiry date to the earlier of (1) seventy-five (75) days after the then-current Term Expiration Date or (2) the date that is one year after the then-current expiry date of the L/C Security, (iii) the L/C Security
provides for automatic renewals, Sublessor asks the issuer to confirm the current L/C Security expiry date, and the issuer fails to do so within ten (10) business days, (iv) Subtenant fails to pay (when and as Sublessor reasonably
requires) any bank charges for Sublessor’s transfer of the L/C Security or (v) the issuer of the L/C Security ceases, or announces that it will cease, to maintain an office in the city where Sublessor may present drafts under the L/C
Security (and fails to permit drawing upon the L/C Security by overnight courier or facsimile). This Section does not limit any other provisions of the Sublease allowing Sublessor to draw the L/C Security under specified circumstances. 

(d)    Subtenant shall not seek to enjoin, prevent, or otherwise interfere with Sublessor’s draw under L/C Security,
even if it violates the Sublease. Subtenant acknowledges that the only effect of a wrongful draw would be to substitute a cash Security Deposit for L/C Security, causing Subtenant no legally recognizable damage. Sublessor shall hold the proceeds of
any draw in the same manner and for the same purposes as a cash Security Deposit. In the event of a wrongful draw, (a) the parties shall cooperate to allow Subtenant to post replacement L/C Security simultaneously with the return to Subtenant
of the wrongfully drawn sums, (b) Sublessor shall, upon written request, confirm in writing to the issuer of the 

 
L/C Security that Sublessor’s draw was erroneous, and (c) if Subtenant receives a final determination from a court of competent jurisdiction that is not subject to appeal that Sublessor
has made a “wrongful” draw, (1) Sublessor shall pay Subtenant interest upon the amount of such wrongful draw at the rate of twelve percent (12%) and (2) Subtenant shall be entitled to recover its reasonable attorney’s fees
incurred in connection with such wrongful draw. For purposes of the immediately foregoing sentence, the term “wrongful” shall mean that Sublessor had no reasonable basis to believe that it had the right to make the draw. 

 EXHIBIT E 

INSTALLATIONS 
 None. 

 

			
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 EXHIBIT G TO LEASE 

INTENTIONALLY OMITTED 

  
 

 

			
		  	45 Wiggins/Homology Medicines - Page 1

  

 EXHIBIT H TO LEASE 

LANDLORD’S FURNITURE 
 Chairs
64 (combined office, conf room and cafe) 
 Desks 62 (combined private offices, shipping area, open office work stations) 

Reception desk 1 
 Conference room tables 3 

Café tables 2 
 Small round tables 4 

Filing cabinets 14 
 Bookshelves 17

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