Document:

EXHIBIT 10.15

                         First Community Bank and Trust
                    Specimen Plan Document and SERP Agreement
 First Community Bank and Trust Supplemental Executive Retirement Plan ("SERP")

Adopted by Board of Directors July 12, 2000

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Section 1 - Statement of Purpose

This Plan (as herein defined) is designed and implemented for the purpose of
providing to the directors and a limited group of key management or highly
compensated employees of the Bank (as herein defined) who are largely
responsible for the Bank's success the opportunity to receive deferred
compensation in the form of supplemental executive retirement benefits, thereby
increasing the incentive for such directors and key employees to continue to
serve the Bank and to make the Bank more profitable. Special payments shall be
made to Participants (as herein defined) upon retirement or death and are
intended to provide Participants with additional financial security.

Section 2 - Definitions

2.1 "Accrued Benefit" means a Participant's retirement benefit, as described in
Section 4 hereof.

2.2 "Actuarial Equivalent" means, with respect to a given benefit, any other
benefit provided under the terms of the Plan which has the same present or
equivalent value on the date the given benefit payment commences, based on the
use of actuarial equivalent factors adopted by the Bank and being used to value
the Plan liabilities at the time of the calculation.

2.3 "Bank" means First Community Bank and Trust, including any subsidiaries,
successors and assigns thereto. The Bank is a corporation

2.4 "Beneficiary" means any person or persons designated by a Participant in
writing on a form satisfactory to the Bank. In the absence of any living
designated beneficiary, a deceased Participant's Beneficiary shall be the
deceased Participant's then living spouse, if any, for his or her life; if none,
or from and after such spouse's death, then the living children of the deceased
Participant, if any, in equal shares, for their joint and survivor lives; and if
none, or after their respective joint and survivor lives, the estate of the
deceased Participant.

2.5 "Board" means the Board of Directors of the Bank, or any committee of such
Board that is authorized to oversee, administer and amend the Plan.

2.6 "Change of Control" means (i) the sale or transfer of all of the assets of
the Bank: (ii) the sale or exchange in one transaction of outstanding shares of
the Bank having at least two-thirds (2/3) of the total number of votes that may
be cast for election of the Board of Directors of the Bank; (iii) any cash
tender offer or exchange offer, contested election of Directors, or any
combination of the foregoing transactions, as a result of which the persons who
are Directors of the Bank before the transaction shall cease to constitute a
majority of the Board of Directors of the Bank or any successor company; or (iv)
any merger or business combination or similar action in which the holders of the
Bank receive less than fifty percent (50%) voting interest in the surviving
entity.

2.7 "Disability" means a disability determined on the basis of medical evidence
satisfactory to the Bank which prevents the Participant from performing the
ordinary functions of his employment or position with the Bank. The Disability
of a Participant shall be determined by a licensed physician selected by the
Bank.

2.8 "Early Retirement Date" means a date on which a Participant retires from
service as a Director or employee of the Bank on or after attaining age
sixty-five (65), then having completed at least ten (10) years of employment
with the Bank or service on the Board of Directors.

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2.9 "Effective Date" means September 1, 2000.

2.10 "Normal Retirement Date" means the date on which a Participant retires from
the Bank on or after attaining age seventy-two (72) and having completed at
least three (3) years of Participation in the Plan.

2.11 "Participant" means an employee of the Bank or a Member of the Board of
Directors of the Bank selected by the Board for participation in the Plan in
accordance with Section 3 hereof, and who has not for any reason become
ineligible to participate further in this Plan. An individual shall be deemed to
continue as a Participant until all benefits payable to the Participant under
this Plan have been distributed.

2.12 "Plan" means the First Community Bank and Trust Supplemental Executive
Retirement Plan ("SERP") as contained in this document, including all amendments
thereto.

2.13 "Plan Year" means the twelve month period commencing on January 1 of each
year and ending the following December 31. The initial Plan Year shall be
September 1, 2000 through December 31, 2000.

2.14 "SERP Agreement" means a written agreement between a Participant and the
Bank in substantially the form attached hereto as Exhibit A.

2.15 "Termination for Cause" means the termination of a Participant's employment
with or service to the Bank for any one or more of the following reasons: (a)
embezzlement or theft from the Bank, or other acts of dishonesty in dealing with
the Bank; (b) use by the Participant of alcohol, drugs, narcotics, or other
controlled substances to such an extent that the Participant's ability to
perform his or her duties as an employee of the Bank is materially impaired; (c)
conviction of a crime amounting to a felony under the laws of the United States
of America or any of the several states; (d) when the seriousness of an initial
infraction is of such gravity that termination is warranted; or, (e) when prior
attempts through corrective counseling have failed to improve performance,
attendance, conduct or any combination thereof. The determination of whether or
not there has been a Termination for Cause shall be made by the Board provided
that, if the terminated Participant is a member of the Board, he or she shall
not participate in the determination.

2.16 "Year of Service" means a period of twelve consecutive months during which
a Participant is employed by the Bank. Unless otherwise provided in his or her
SERP Agreement, in determining a Participant's Years of Service, he or she shall
receive credit for service from and after his or her most recent employment
commencement date.

Section 3 - Eligibility and Participation

3.1 Eligibility. The Board, in its sole discretion, shall select the employees
of the Bank and the members of the Board of Directors who are eligible to become
Participants

3.2 Participation. The Board, or its designee shall notify those individuals
selected for participation of the benefits available under the Plan. An eligible
individual becomes a Participant in the Plan upon the execution and delivery by
him or her and the Bank of a SERP Agreement

3.3 Suicide. Notwithstanding any other term or provision of this Plan or any
SERP Agreement, this Plan and the applicable SERP Agreement shall be void and of
no force or effect with respect to any Participant who dies by reason of suicide
within two (2) years after the date of his or her SERP Agreement, and no benefit
of any kind shall be payable under this Plan to such Participant, his or her
Beneficiary or any other person claiming under him or her.

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Section 4 - Retirement Benefit

4.1 Normal Retirement Benefit. If a Participant is continually employed by or
serves on the Board of the Bank until his or her Normal Retirement Date, he or
she shall be entitled to receive as a normal retirement benefit annual payments
equal to one-hundred per cent (100%) of the average of the directors fees
received by the Participant each year for the most recent three year period, or,
if the Participant had not been serving as a Director, one-hundred per cent
(100%) of the average of the fees that a Director would have received each year
for the most recent three year period prior to his or her retirement. This
Normal Retirement Benefit shall be payable in equal monthly installments
commencing on the first day of the month following the Participant's actual
retirement and continuing for the remainder of the Participant's life. Upon
attaining a Participant's Normal Retirement Date, a Participant shall be 100%
vested in his or her Normal Retirement Benefit

4.2 Early Retirement Benefit. If a Participant is employed by or serves on the
Board of the Bank until his or her Early Retirement Date, he or she shall be
entitled to receive an Early Retirement Benefit equal to the Actuarial
Equivalent of his or her Accrued Benefit at such Early Retirement Date. This
Early Retirement Benefit shall be payable in equal monthly installments
commencing on the first day of the month following the Participant's actual
retirement and continuing for the remainder of the Participant's life.

4.3 Death After Commencement of Retirement Benefit. If a retired Participant
receiving payments under either Section 4.1 or 4.2 above should die prior to the
receipt of one-hundred-twenty (120) monthly payments, such monthly payments
shall be continued to the Participant's Beneficiary until the completion of
one-hundred-twenty (120) combined monthly payments.

4.4 Alternate Form of Payment. The Bank may, in its sole and absolute
discretion, approve a retiring Participant's request for an alternate form of
payment of the benefit, in which case such payments shall be in the amount of
the Actuarial Equivalent of the normal form of benefit hereunder.

4.5 Forfeiture of Benefits. Notwithstanding the foregoing provisions of this
Section 4, a Participant shall forfeit all benefits under the Plan if his or her
employment with the Bank terminates by reason of a Termination for Cause or if
he or she violates the restrictive covenant set forth in Section 8 hereof.

Section 5 - Survivor Benefit

5.1 Survivor Benefit. If a Participant dies while employed by the Bank or
serving on the Board of the Bank, each month for a total of one hundred twenty
(120) months the Bank shall pay to the Beneficiary of the Participant as a
survivor benefit an amount equivalent to the amount the Participant would have
received if he or she had reached Normal Retirement Age. The Bank may, in its
sole and absolute discretion, approve the Beneficiary's request of an alternate
form of payment of the benefit, in which case such payments shall be in the
amount of the Actuarial Equivalent of the normal form of benefit hereunder.

Section 6 -Change in Control; Termination of Employment

6.1 Termination Benefit. If a Participant terminates employment with the Bank
prior to attaining his or her Early Retirement Date, other than by reason of
death or Disability, said Participant or his or her beneficiaries shall not be
entitled to any benefit under the Plan.

6.2 Change of Control Notwithstanding anything to the contrary herein, upon a
Change of Control of the Bank, then, for purposes of this Plan, for each of the
individuals who was a Participant in the Plan and employed by or served on the
Board of the Bank immediately prior to such change, it shall be deemed that the
Participant has remained in the employ of the Bank and continued as a
Participant in the Plan until the earlier to occur of: (a) the Participant's
death; or (b) the Participant's attaining his or her Normal Retirement Date. In
such case, the Participant, at his or her sole discretion, shall be entitled to
commence receipt of the Actuarial Equivalent amount of his or her Normal
Retirement Benefit at any time after termination of employment or service on the
Board. Furthermore, if at the time a Change of Control occurs, the Bank had
established a trust in accordance with Section 9.5 hereof, the Bank shall be
required to transfer cash and/or other assets to said trust in an amount equal
to the discounted present value of all of the future benefits payable hereunder
to the Participants or Beneficiaries. The discount rate shall be the 5-Year
United States Treasury Note rate as published on the first day of the month
immediately preceding the date on which the determination is made, compounded
annually. If these rates are no longer published, the discount rate shall be
some other similar average selected by the Board in its sole discretion.

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Section 7 - Disability Benefit and Authorized Leave of Absence

7.1 Disability Benefit. Notwithstanding anything to the contrary herein, if a
Participant's employment with or service on the Board of the Bank is terminated
prior to attaining his or her Early Retirement Date as a result of the
Participant's Disability, then, for purposes of this Plan, it shall be deemed
that the Participant has remained in the employ of the Bank until the earliest
to occur of: (a) the Participant's death; (b) the Participant's attaining his or
her Early Retirement Date; or (c) the cessation of the Participant's Disability
and the failure of the Participant to return to active employment with the Bank
within a reasonable time after recovery from the Disability.

7.2 Authorized Leave of Absence. A Participant's employment or service with the
Bank shall not be deemed to have terminated for purposes of this Plan during any
authorized leaves of absence.

Section 8 - Restrictive Covenant

8.1 Restrictive Covenant. It shall be a condition to the payment of benefits
under this Plan that, during the first one-year period after termination of
employment or service or retirement, the Participant does not own, manage,
operate, join, control, be employed by, or participate in the ownership,
management, operation, or control of, or be connected in any manner with, any
business that is then in competition with the Bank. If there is a failure of
this condition, the Bank may immediately cease all further payments to the
Participant under the Plan, and the Participant and his or her Beneficiary shall
be deemed to have forfeited all further payments otherwise payable.

Section 9 - Administration

9.1 General. The Plan shall be administered by the Board or its designee. The
Board shall have the authority, subject to the terms of the Plan, to construe
the provisions of the Plan and to adopt rules and regulations and make all
determinations necessary or advisable for the administration of the Plan. The
Board shall make all determinations as to rights to benefits under the Plan. No
member of the Board shall be liable for any action of determination made in good
faith with respect to the Plan or any SERP Agreement. Any decision by the Board
denying a claim by a Participant or a Beneficiary for benefits under the Plan
shall be stated in writing and delivered or mailed to the Participant or
Beneficiary at his or her last known address. Such decision shall set forth the
specific reasons for the denial of benefits. In addition, the Board shall afford
a reasonable opportunity to the Participant or Beneficiary for a full and fair
review of the decision denying such claim.

9.2 Participant Statement. The Bank shall provide each Participant on an annual
basis with a statement showing that Participant's current and projected
Retirement Benefit (as defined herein) under the Plan.

9.3 Interpretation. The interpretation and construction of the Plan by the
Board, and any action taken hereunder, shall be binding and conclusive upon all
parties in interest. No member of the Board shall be liable to any person for
any action taken or omitted to be taken in connection with the interpretation,
construction or administration of the Plan, so long as such action or omission
be made in good faith.

9.4 Authority to appoint a Committee. The Board, within its discretion, shall
have the authority to appoint a committee of not less than three (3) of its
members which shall have authority over the Plan in lieu of the entire Board.

9.5 Authority to establish a Trust. The Board shall have the right at any time
to establish a trust to which the Bank may transfer from time to time certain
assets to be used by said trustee(s) to satisfy some or all of the Bank's
obligations and liabilities under the Plan. All assets held by such trust shall
be subject to the claims of the Bank's creditors in the event of the Bank's
Insolvency (as defined herein). The Bank shall be considered "Insolvent" for
purposes of said trust if: (a) the Bank is unable to pay its debts as they
become due; and (b) the Bank is subject to a pending proceeding as a debtor
under the United States Bankruptcy Code.

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9.6 Prepayment. The Board may, in its sole and absolute discretion, prepay all
or any part of the monthly installments remaining to be paid to the Participant
or the Beneficiary under this Plan. The amount of such prepayment shall equal
the Actuarial Equivalent of the remaining monthly installments being prepaid, as
determined by the Board in its discretion, and receipt thereof by the
Participant or Beneficiary shall be in full satisfaction of all remaining
obligations of the Bank under the Plan and applicable SERP Agreement.

9.7 Amendment and Termination of the Plan. The Bank reserves the right, at any
time and from time to time, by action of the Board, to amend or terminate the
Plan. Notwithstanding the foregoing, no such amendment or termination shall
reduce (a) the benefits (including survivor benefits) of a Participant (or
Beneficiary) to whom payments under this Plan had then commenced, or (b) the
benefits (including survivor benefits) of a Participant who has then attained
his or her Early Retirement Date, or (c) the benefits (including survivor
benefits) of a Participant whose employment with or service for the Bank has
been terminated. In addition, each other Participant employed by or serving the
Bank on the date of such amendment or termination shall be entitled to benefits
(including survivor benefits) under this Plan, at such time as such benefits
would have been paid absent such amendment or termination, in an amount equal to
the amount that would have been paid under the Plan if he or she had terminated
employment or service on the day immediately preceding the date of such
amendment or termination of the Plan.

Section 10 - Bank-Owned Life Insurance  ("BOLI")

10.1 Bank Owns All Rights. In the event that, in its discretion, the Bank
purchases a life insurance policy or policies insuring the life of any
Participant to allow the Bank to informally finance and/or recover, in whole or
in part, the cost of providing the benefits hereunder, neither the Participant
nor any Beneficiary shall have any rights whatsoever therein. The Bank shall be
the sole owner and beneficiary of any such policy or policies and shall possess
and may exercise all incidents of ownership therein, except in the event of the
establishment of and transfer of said policy or policies to a trust by the Bank
as described in Section 9 hereof.

10.2 Participant Cooperation. If the Bank decides to purchase a life insurance
policy or policies on any Participant, the Bank will so notify each Participant.
Each Participant shall consent to being insured for the benefit of the Bank and
shall take whatever actions may be necessary to enable the Bank to timely apply
for and acquire such life insurance and to fulfill the requirements of the
insurance carrier relative to the issuance thereof as a condition of eligibility
to participate in the Plan.

10.3 Participant Misrepresentation. If: (a) any Participant is required by this
Plan to submit information to any insurance carrier; and (b) the Participant
makes a material misrepresentation in any application for such insurance; and
(c) as a result of that material misrepresentation the insurance carrier is not
required to pay all or any part of the proceeds provided under that insurance,
then the Participant's (or the Participant's Beneficiary's) rights to any
benefits under this Plan may be, at the sole discretion of the Board, reduced in
proportion to the reduction of proceeds that is paid by the insurance carrier
because of such material misrepresentation.

Section 11 - Miscellaneous

11.1 Nonalienation of Benefits. No right or benefit under this Plan shall be
subject to anticipation, alienation, sale, assignment, pledge, encumbrance, or
charge, and any attempt to anticipate, alienate, sell, assign, pledge, encumber,
or charge any right or benefit under this Plan or any SERP Agreement shall be
void. No such right or benefit shall in any manner be liable for or subject to
the debts, contracts, liabilities or torts of the person entitled thereto. If a
Participant or any Beneficiary hereunder shall become bankrupt, or attempt to
anticipate, alienate, sell assign, pledge, encumber, or charge any right
hereunder, then such right or benefit shall, in the discretion of the Board,
cease and terminate, and in such event, the Board may hold or apply the same or
any part thereof for the benefit of the Participant or his or her Beneficiary,
spouse, children, or other dependents, or any of them in such manner and in such
amounts and proportions as the Board may deem proper.

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11.2 Unsecured Bank Liability. The obligation of the Bank to make payments
hereunder to a Participant shall constitute an unsecured liability of the Bank.
Such payments shall be made from the general funds of the Bank, and the Bank
shall not be required to establish or maintain any special or separate fund, to
purchase or acquire life insurance on a Participant's life, or otherwise to
segregate assets to assure that such payments shall be made. Neither a
Participant nor any other person shall have any interest in any particular asset
of the Bank by reason of its obligations hereunder, and the right of any of them
to receive payments under this Plan shall be no greater than the right of any
other unsecured general creditor of the Bank. Nothing contained in the Plan
shall create or be construed as creating a trust of any kind or any other
fiduciary relationship between the Bank and a Participant or any other person.

11.3 No Employment Agreement. Neither the execution of this Plan or any SERP
Agreement nor any other action taken by the Bank pursuant to this Plan shall be
held or construed to confer on a Participant any legal right to be continued as
an employee or Director of the Bank or to restrict the right of the Bank or the
shareholders to terminate his or her employment or service.

11.4 Designation of Beneficiary. Each Participant shall file with the Bank a
notice in writing, in a form acceptable to the Board, designating one or more
Beneficiaries to whom payments becoming due by reason of or after his or her
death shall be made. Participants shall have the right to change the Beneficiary
or Beneficiaries so designated from time to time; provided, however, that no
such change shall become effective until received in writing and acknowledged by
the Bank.

11.5 Payment to Incompetents. The Bank shall make the payments provided herein
directly to the Participant or Beneficiary entitled thereto or, if such
Participant or Beneficiary has been determined by a court of competent
jurisdiction to be mentally or physically incompetent, then payment shall be
made to the duly appointed guardian, committee or other authorized
representative of such Participant or Beneficiary. The Bank shall have the right
to make payment directly to a Participant or Beneficiary until it has received
actual notice of the physical or mental incapacity of such Participant or
Beneficiary and actual notice of the appointment of a duly authorized
representative of his or her estate. Any payment to or for the benefit of a
Participant or Beneficiary shall be a complete discharge of all liability of the
Bank therefore.

11.6 Claims for Benefits. Each Participant or other person claiming any benefit
under this Plan must give written notification thereof to the Bank. If a claim
is denied, it must be denied within a reasonable period of time, and be
contained in a written notice stating the following: (a) the specific reason for
the denial; (b) specific reference to the Plan provision on which the denial is
based; (c) description of additional information necessary for the claimant to
present his or her claim, if any, and an explanation of why such material is
necessary; (d) an explanation of the Plan's claims review procedure. The
claimant will have 60 days to request a review of any denial by the Board. The
request for review must be in writing and delivered to the Board, which will
then provide a full and fair review. The claimant may review pertinent
documents, and he or she may submit issues and comments in writing. The decision
by the Board with respect to the review must be given within 60 days after
receipt of the request, unless special circumstances require an extension (such
as for a hearing). In no event shall the decision be delayed beyond 120 days
after receipt of the request for review. The decision shall be written in a
manner calculated to be understood by the claimant, and it shall include
specific reasons and refer to specific Plan provisions on which it is based.

11.7 Binding Effect. Obligations incurred by the Bank pursuant to this Plan
shall be binding upon and inure to the benefit of the Bank, its successors and
assigns, and the Participant, his or her Beneficiaries, personal
representatives, heirs, and legatees.

<PAGE>

11.8 Entire Plan. This document and any amendments hereto contain all the terms
and provisions of the Plan and shall constitute the entire Plan, any other
alleged terms or provisions being of no effect.

11.9 Merger, Consolidation or Acquisition. In the event of a merger or
consolidation of the Bank with another corporation or entity, or the acquisition
of the outstanding stock of the Bank by another corporation or entity, then and
in such event the obligation and responsibilities of the Bank under this Plan
shall be assumed by any such successor or acquiring corporation or entity, and
all of the rights, privileges and benefits of the Participant hereunder shall
continue.

11.10 Enforceability. If any term or condition of this Plan shall be invalid or
unenforceable to any extent or in any application, then the remainder of the
Plan, and such term or condition except to such extent or in such application,
shall not be affected thereby, and each and every term and condition of the Plan
shall be valid and enforced to the fullest extent and in the broadest
application permitted by law.

Section 12 - Construction

12.1 Governing Law. This Plan shall be construed and governed in accordance with
the laws of the State of Indiana.

12.2 Gender. The masculine gender, where appearing in the Plan, shall be deemed
to include the feminine gender, and the singular may include the plural, unless
the context clearly indicates to the contrary.

12.3 Headings, etc. All headings used in this Plan are for convenience of
reference only and are not part of the substance of this Plan.

IN WITNESS WHEREOF, this Plan, having been duly approved and adopted by the
Board of Directors of the Bank, is executed by the duly authorized officers of
the Bank as of the Effective Date.

                                          First Community Bank and Trust

                                          By: /s/ Albert R. Jackson, III
                                             ---------------------------
                                             Albert R. Jackson, III, President

(Corporate Seal)

Attest:

/s/ Frank D. Neese
--------------------------------------------
Frank D. Neese, Secretary

<PAGE>

Exhibit A -       Specimen SERP Agreement

THIS AGREEMENT, made the __________ day of ___________________, 2000, by and
between First Community Bank and Trust, an Indiana corporation (the "Bank"), and
_________________________________________________, an employee or Director of
the Bank (the "Participant").

                                    RECITALS

The Board of Directors of the Bank has adopted the First Community Bank and
Trust Supplemental Executive Retirement Plan (the "Plan") and has selected the
Participant for participation in the Plan. This SERP Agreement is entered into
to evidence the Participant's participation in the Plan and to set forth the
basis for determining the amount of his or her benefit under the Plan.

NOW, THEREFORE, the Bank and the Participant hereby agree as follows:

1. Incorporation of the Plan. The Plan (and all its provisions), as it now
exists and as it may be amended hereafter, is incorporated herein and made a
part of this Agreement.

2. Definitions. When used herein, terms that are defined in the Plan shall have
the meanings given them in the Plan unless a different meaning is clearly
required by the context.

3. No Interest Created. Neither the Participant nor his or her Beneficiary or
other persons claiming under him or her shall have any interest in any assets of
the Bank, including policies of insurance. The Participant and his or her
Beneficiary shall have only the right to receive benefits under and subject to
the terms and provisions of the Plan and this SERP Agreement.

4. Termination Benefit. The Participant's termination benefits will be
determined in accordance with Section 6 of the Plan.

5. Suicide. Notwithstanding any other term or provision of the Plan or this SERP
Agreement, the Plan and this SERP Agreement shall be void and of no force or
effect if the Participant dies by reason of suicide within two (2) years after
the date of this Agreement, and in such event no benefit of any kind shall be
payable hereunder to the Participant, his or her Beneficiary or any other person
claiming under the Participant.

6. Condition to Payment. The Participant acknowledges and agrees that payment of
benefits under the Plan and this SERP Agreement is subject to his or her
compliance with the restrictive covenant set forth in Section 8 of the Plan and
that, in the event of a breach of that restrictive covenant, the Bank may cease
all further payments and the Participant shall be deemed to have forfeited his
or her right to any such payments. In addition, the Participant shall be deemed
to have forfeited his or her right to any payments under the Plan and this SERP
Agreement if his or her employment with or service on the Board of the Bank
terminates by reason of a Termination for Cause prior to attaining his or her
Early Retirement Date.

7. Entire Agreement. This SERP Agreement contains the entire agreement and
understanding of the Bank and the Participant with respect to supplemental
retirement, survivor, termination and disability benefits and supersedes and
replaces all prior agreements and understandings, written or oral, with respect
thereto.

<PAGE>

IN WITNESS WHEREOF, the parties have executed this SERP Agreement in duplicate
originals on the day and year first above written.

                                          First Community Bank and Trust

                                          By:
                                             ---------------------------------
                                                     {Name and Title}

(Corporate Seal)

Attest:

----------------------------------
Secretary

                                          ------------------------------------
                                          Participant<PAGE>

                                                                    Exhibit 10.3

                                     LEASE
                                    between
                            MOULTON REALTY COMPANY
                                      and
                                  CURIS, INC.

THIS INDENTURE OF LEASE, made as of this 15th day of March, 2001 between
MICHAEL J. SPINELLI, TRUSTEE OF M.R.C. REALTY TRUST, CAROL A. HICKEY, PETER A.
SPINELLI, GENERAL PARTNER, SPINELLI FAMILY ASSOCIATES all doing business as
MOULTON REALTY COMPANY having a principal place of business at 25 Moulton
Street, Cambridge, County of Middlesex, Massachusetts, 02139, (hereinafter
called the "Landlord"), and CURIS, INC. a corporation duly organized by law and
having an usual place of business in Cambridge, in the County of Middlesex,
Massachusetts (hereinafter called the "Tenant").

                                 W I T N E S S E T H:

I.    (a) The Landlord hereby leases to the Tenant the entire premises located
at 61 Moulton Street, Cambridge, Middlesex County, Massachusetts which Leasehold
is the existing Building  shown on plan annexed hereto as Schedule A, said
Building contains 17,800 square feet, together with parking shown on said plan.
Tenant shall have the right to use certain equipment located in the Premises,
which equipment is more particularly described in Exhibit B-1 and B-2 attached
hereto.  Upon the expiration of the Lease Term or the earlier termination of the
Lease, Tenant shall have no further rights with respect to said equipment.

      (b) The premises described herein may be used for the purpose of
conducting a research laboratory and uses incidental thereto, including sales,
service, and manufacture of Tenant's products, general office use, as well as
any other use authorized under applicable zoning laws and ordinances in
connection with its business. The Landlord's knowledge and belief is that there
are no restrictions in the title to the premises which should prevent the
intended use by the Tenant.

      (c) Located on the premises or on abutting premises forty three (43)
parking spaces intended for the exclusive use of the Tenant more particularly
described in Schedule A. Spaces located at the rear of 27, 33

                                       1
<PAGE>

and 45 Moulton Street may be relocated as determined from time to time by the
Landlord to adjacent properties.

      (d) The Tenant shall have the right of unobstructed access to the premises
by motor vehicle and otherwise for use in connection with its business,
including unobstructed access to the use of the truck dock, driveway and parking
areas, and Tenant may install a movable trash disposal unit outside the building
at a location agreed to by both parties. If a trash compactor or other equipment
is located in the parking area, the parking spaces so utilized shall be included
in the said 43 spaces. The premises are however subject to a right-of-way as
shown on Schedule A.

  II. The initial term of this Lease shall be for a period of five years, and
five months commencing December 1, 2001, as hereafter defined.

  III.  (a) During the term of this Lease, the Tenant shall pay as base rent to
the Landlord at the Landlord's address first written above, or such other place
as the Landlord, by notice in writing to the Tenant:

            (i) The sum of $471,700, payable in monthly installments of
$39,308.33 per month, due on the first of each month;

        The Lessee hereunder agrees to pay as additional rent an amount equal to
the cost of parking lot maintenance, snow removal, repairs, insurance and other
operational expenses and a management fee of 3% of the gross rent. Any payments
due hereunder shall be due within fifteen (15) days after the receipt of a
statement of the costs and copies of all invoices from the Lessor.

        (b) OPTION. If this Lease shall be in full force and effect at the
            ------
expiration of the initial term, then the LESSEE shall have the right to extend
this Lease for an additional period of five (5) years, as hereinafter set forth,
providing that the LESSEE shall give written notice to the Landlord at least one
(1) year prior to expiration of the original term of this Lease of its election
to exercise the aforesaid option. If the aforesaid option is exercised, the
terms of this Lease shall be the same, except that the rent hereunder shall be
adjusted to equal 85% of the fair market rental of the

                                       2
<PAGE>

demised premises, but in no event less than the base rent of the within Lease
term. If the parties are unable to agree on the fair market rental within 30
days of Tenant's exercise thereof, then each shall promptly appoint an
arbitrator who shall be a licensed real estate broker or appraiser. If within 60
days of the exercise of said option, the two arbitrators are unable to agree on
a fair market rental, then the two arbitrators shall promptly appoint a third
arbitrator and a decision of the majority of the arbitrators within 60 days of
said appointment shall be binding. However, in the event that the fair market
rental is not determined within one hundred twenty (120) days of the election to
exercise the option, then the said option shall thereupon terminate.

      (c) The Landlord shall promptly pay and discharge all real estate taxes
and betterment assessments levied or assessed upon the premises during the term
of the Lease, except that the Landlord may elect to have such betterment
assessments payable over the longest period permitted by law.

      (d) The Tenant shall pay as additional rent to Landlord, 100% of the real
estate taxes levied against the premises. The Tenant shall make payment within
fifteen (15) days after receiving a copy of the tax bill, prorated on a 365-day
year per diem basis for any partial calendar year during the term of the Lease.
Landlord represents and warrants to Tenant that as of the date of this Lease,
the premises are assessed and maintained as a single and separate tax parcel or
lot by the City of Cambridge. Throughout the term of this Lease, Landlord shall
cause the premises to be assessed and maintained as such a separate tax parcel
or lot so that bills for real estate taxes shall issue solely with respect to
real estate taxes applicable to the premises.

      (e) Tenant shall not be required to pay any portion of any increases in
said taxes which are attributable to an increase in the assessed valuation of
the land or buildings, of which the demised premises are a part, arising out of
improvements (including new construction) made to premises or adjacent Landlord
land or buildings unless such improvements are made by Tenant during the term of
the Lease.

      (f) If any abatement refund or rebate shall be received for any tax year,
an appropriate adjustment shall thereafter be made in the amount

                                       3
<PAGE>

paid by the Tenant. If Landlord undertakes such abatement process, the cost of
such proceedings, and of any appeal therefrom, shall be charged first against
any abatement received, and the net proceeds credited to the Tenant.

  IV.  (a) On or after the effective Commencement Date of the Lease, the Tenant
shall have the right and may install at its own expense alterations to the
interior of the building as may be reasonably desirable or necessary for the
conduct of its business.  Such work shall be done in a good and workmanlike
manner, after submission of plans and specifications to the Landlord for
approval in writing, which approval shall not be unreasonably withheld or
delayed.  At the time of the approval of the Landlord, the parties shall
determine whether or not said improvements shall be considered as an integral
part of Landlord's building and become part of Landlord's property, whereupon
Tenant shall have no obligation to remove same upon termination of this Lease.

  V. The Landlord agrees that during said term and so long as Tenant's occupancy
continues:

       (a) to be responsible for keeping the buildings presently on the premises
structurally sound and, without limiting the generality of the foregoing, the
Landlord will keep the roof and outside walls weather and watertight and free
from leaks and make all structural repairs and replacements reasonably necessary
to the Tenant's occupancy of the building and to its foundation, roof,
structural parts and utility connections from exterior wall to street; and

       (b)  To maintain parking lot and driveways.

       (c) To the Landlord's best knowledge all activities at the premises by
Landlord and prior tenants and occupants thereof have been undertaken in full
compliance with all applicable environmental and hazardous substance laws.

       (d) Landlord has disclosed to Tenant all threatened or pending litigation
or administrative actions relating to the use or disposal of hazardous
substances at the premises.

                                       4
<PAGE>

       (e) Landlord has delivered to Tenant true and complete copies of all
reports, analyses, studies and other written materials which are in the
possession, custody or control of Landlord concerning the presence or possible
presence of hazardous substances at the premises.

       (f) To the Landlord's best knowledge there are no underground storage
tanks at the premises.

       (g) To the Landlord's best knowledge there are no transformers,
capacitors, switches, or other equipment at the premises which contain PCBs.

       (h) Landlord shall indemnify, defend and save harmless Tenant, its
officers, directors, employees, contractors, servants and agents, from and
against all loss, costs, damages, claims, proceedings, demands, liabilities,
penalties, fines and expenses, including without limitation reasonable
attorney's fees, consultant's fees, litigation costs, and cleanup costs,
asserted against or incurred by Tenant, its officers, directors, employees,
contractors, servants and agents at any time and from time to time by reason or
arising out of the presence of any hazardous substances at the premises caused
by the Landlord, its servants, agents or employees.

       (i) The Landlord represents that there is handicap access to the first
floor of the building and handicap bathroom facilities are also available on the
first floor.

  VI. Tenant agrees during said term and so long as Tenant's occupancy
continues:

       (a) to be responsible for all maintenance and repairs of the heating
system, plumbing system, electrical system, central air conditioning system (if
any), interior mains and conduits for utilities, stairways and stairwells.

       (b) to pay when due all charges by public authority or utility for heat,
water, electricity, telephone, gas and other services rendered to the premises;

       (c) to remove promptly snow, ice and foreign substances from the stairs,
and to maintain landscaping adjacent to the within Leasehold;

       (d) will be responsible for replacing any glass which may be

                                       5
<PAGE>

damaged or broken with glass of the same quality;

       (e) to save the Landlord harmless from all loss and damage occasioned by
any nuisance made or suffered on the premises caused by the omission, fault,
negligence, or other misconduct of the Tenant as well as from any claim or
damage arising from neglect in not removing snow and ice from stairs and from
any other injury, loss or damage to any person or property on said premises
caused by the omission, fault, negligence or other misconduct of the Tenant;
provided, however, that the above obligations do not apply when the injury or
damage was caused or contributed to by the negligent acts or omissions of the
Landlord, its agents, employees or contractors.

       (f) Tenant will not generate, store, dispose of, or otherwise handle any
hazardous substances on the premises in violation of any applicable
environmental or hazardous substance law.

       (g) Tenant will promptly inform Landlord of any environmental releases of
hazardous substances that are reportable to governmental authorities under
applicable environmental or hazardous substances laws.  Tenant covenants and
agrees that no asbestos, asbestos-containing materials, or PCB compounds will be
used in the development of, or any alteration or additions to, any portion of
the premises.

       (h) Tenant shall indemnify, defend and save harmless Landlord, its
officers, directors, employees, contractors, servants and agents, from and
against all loss, costs, damages, claims, proceedings, demands, liabilities,
penalties, fines and expenses, including without limitation reasonable
attorney's fees, consultants' fees, litigation costs, and cleanup costs,
asserted against or incurred by Landlord, its officers, directors, employees,
contractors, servants and agents at any time and from time to time resulting
from the presence of any hazardous substances on the premises during the term of
this Lease arising after Tenant's taking possession of the premises and
resulting solely from (i) the action or inaction of the Tenant, its officers,
directors, employees, contractors, servants and agents, or (ii) Tenant's
generation, storage, treatment, handling, transportation, disposal or release of
any hazardous substance at or near the premises, or (iii) the violation of any
applicable law governing hazardous substances by Tenant, its officers,

                                       6
<PAGE>

directors, employees, contractors, servants or agents. the indemnities and
duties to defend set forth in this Paragraph shall survive the termination of
this Lease.

       (i) not to overload or deface the premises or the building or commit or
suffer any strip or waste thereon, and not to conduct any trade or occupation or
to make any use of the premises or to do any act or thing thereon or in the
buildings that shall create a nuisance or be contrary to any law of the
Commonwealth of Massachusetts or ordinance or by-law for the time being in force
in the City of Cambridge, or which shall be injurious to any person or property,
or that shall make void or voidable any fire insurance thereon or on the
buildings, but proper conduct of Tenant's business shall not be deemed a
violation of this covenant; nor make any alterations, additions or improvements
without the consent of the Landlord, which consent shall not be unreasonably
withheld or delayed, providing however, the Landlord may set forth in its
consent conditions or criteria to be complied with by the Tenant. The Tenant
represents that all alterations, additions and improvements undertaken by the
Tenant at the premises to wit 61 Moulton Street, Cambridge, were done in
compliance with all the then applicable Zoning and Building Codes of the City of
Cambridge. The Landlord hereby consents and approves the said alterations,
additions and improvements, however, the Landlord reserves the right at the
expiration of the term to require Tenant to remove any alterations, additions
and improvements to the first floor laboratory areas at 61 Moulton Street and to
restore said premises to their original condition including replacing original
equipment and fixtures previously removed such that the premises will be in
compliance with the equipment and fixtures set forth in Exhibits B-1, B-2A, B-2B
and B-3.

       (j) not to assign this lease or to make any sublease for the whole or any
part of the demised premises without the prior written approval of the Landlord
which approval shall not be unreasonably withheld or delayed. In the event of
any assignment or sublease of the demises premises, any and all rents payable
under such assignment or sublease shall be payable directly to the Landlord as
payment toward the rent and other sums do hereunder; provided, however, that if
the rents and other sums payable or such sub-lease shall

                                       7
<PAGE>

exceed those rents and additional sums set forth in Article III, then the
Landlord shall be entitled to retain one half (1/2) such overage. For purposes
of calculating any excess rent payable hereunder by Tenant to Landlord in
connection with any subletting or assignment, Tenant shall be entitled to
include in its calculation of costs, brokerage, legal, free rent periods, made
as an inducement to any subtenant. Additionally, Tenant will include
amortization of the original leasehold improvements prorated up to time of
sublease using a 10 year life, straight-line depreciation and an inputed
interest rate of 12%. "Excess Rent" is defined as sublease rent, less aforesaid
transaction costs incurred to obtain subtenant, less said amortization of
Tenant's portion of Leasehold improvements. In no event shall Landlord receive
less than those sums due under Article III of the within Lease. Notwithstanding
anything in this Paragraph to the contrary, the prior approval of the of the
Landlord shall not be required for the assignment of the Lease to any
corporation or business entity into or with which the Tenant is merged or
consolidated or to which substantially all of the Tenant's assets or corporate
stock are transferred provided that in any of such events (i) following any such
transfer Tenant has, (or in the case of a merger or consolidation the successor
to Tenant has) a creditworthiness adequate to meet its obligations hereunder;
(ii) proof reasonably satisfactory to Landlord of such creditworthiness shall
have been delivered to Landlord prior to the effective date of any such transfer
or transaction; and (iii) in the case of a merger or consolidation, the
successor agrees directly with Landlord, by written instrument in form
reasonably satisfactory to Landlord, to be bound by all the obligations of
Tenant hereunder, including, without limitation, the covenant against further
assignment and subletting.

       (k) to permit the Landlord or its agents to examine said premises at
reasonable times, subject to reasonable notice and Tenant's reasonable security
precaution and subject to applicable governmental regulations, if any, and
during the six months prior to the expiration of said term, as the same may have
been extended to show said premises to prospective purchasers and tenants, and
keep affixed in suitable places, not obstructing the Tenant's signs or displays,
notices for letting or selling; and

                                       8
<PAGE>

       (l) at the expiration or earlier termination of said term promptly to
remove Tenant's personal property, and, if the Landlord reasonably so requests
or the Tenant so elects, to remove any movable trade fixtures or Tenant
installed equipment; to repair any damage caused by such removal; and, to
peaceably yield up said premises clean and neat and in repair as aforesaid,
damage by reasonable wear and tear and damage by fire and casualties only
excepted. Any such personal property, fixtures or equipment not so removed shall
at the expiration of thirty (30) days from such expiration or termination and
ten (10) days notice to Tenant become the property of the Landlord.

  VII.  (a) In case of taking by eminent domain of ten (10%) percent or more of
the total floor area of the building or buildings at the time on the premises
the Tenant may by notice to the Landlord within thirty (30) days thereafter
terminate this Lease as of the date when the Tenant is required to vacate the
portions taken. In case of taking by eminent domain of said premises or any
portion thereof, if this Lease is not so terminated, the Landlord shall repair
or rebuild any building presently on said premises so as to restore the same or
what may remain thereof in case of partial taking, as nearly as possible to its
condition prior to the taking, the work to be commenced within four (4) weeks
after the date when the Tenant is required to vacate the portions taken and to
be completed with due diligence, except for delays due to governmental
regulations, unusual scarcity of or inability to obtain labor or materials, or
any other cause beyond Landlord's control.  The Landlord reserves and excepts
all rights to damages to said premises and buildings and the leasehold hereby
created accruing in case of taking or act of public or other authority, and the
Tenant hereby grants to the Landlord all of the Tenant's rights to such damages
and agrees to deliver such further instruments of assignment thereof as the
Landlord from time to time may reasonably request. Tenant, however, reserves its
rights to damages for trade fixtures and relocation expenses.  The Landlord
shall, however, pay to the Tenant from such damages when received the amounts,
if any, by which the same were increased by reason of inclusion therein of any
award for fixtures and

                                       9
<PAGE>

equipment which Tenant is entitled to remove.

    During such repair or rebuilding, a just proportion of the rent shall be
abated until what remains of the premises shall have been restored to proper
condition for use and occupation and thereafter a just proportion of the rent
according to the nature and extent of the taking shall be permanently abated.
The Landlord and Tenant hereby agree that if they are unable to agree upon the
amount of reduction in rent because of such taking, a board of three appraisers
shall be appointed, one by each party and the third by the two so chosen and the
findings of such board of appraisers shall bind each party. The expense of such
appraisal, including counsel fees, shall be shared equally by each party.

       (b) In case said building is damaged by fire or other casualty or action
of public authority in consequence thereof or incidents of war, earthquake,
action of the elements, explosion or otherwise, the Tenant shall promptly notify
the Landlord. If the premises are so badly damaged that they cannot be restored
and made tenantable by the exercise of reasonable diligence within ninety (90)
days after the commencement of work, or if they are damaged to the extent of
twenty-five (25%) percent or more of the insurable value, then the Tenant may
terminate this Lease upon ten (10) days' notice in writing given to the Landlord
within thirty (30) days after such damage occurs or, at Tenant's option, thirty
(30) days after advice from Landlord regarding cost and time of repair,
whereupon the Tenant shall surrender the premises, and the Landlord, if the
Tenant is not at the time in default hereunder, shall refund to the Tenant any
unearned rent paid in advance by the Tenant, calculated from the date of the
damage. If the Lease is not so terminated or if the premises are damaged to a
lesser extent, the Landlord will repair the damaged premises and the buildings
thereon as nearly as reasonably possible to its or their condition prior to such
damage, the work to be commenced within thirty (30) days and completed with due
diligence, except for delays due to governmental regulation or unusual scarcity
of or inability to obtain labor or materials, and thereupon shall be entitled,
to the extent of the cost of repairs, to the proceeds of any insurance against
such damage. In case the premises or the buildings thereon are rendered
untenantable by such damage, a just proportion

                                       10
<PAGE>

of the rent hereinbefore reserved according to the nature and extent of the
injury shall be abated until the repair or rebuilding is completed, and the
premises shall have been put in proper condition for use and occupation. The
Landlord and Tenant hereby agree that if they are unable to agree upon the
amount of reduction in rent because of such damage a board of three appraisers
shall be appointed, one by each party and the third by the two so chosen, and
the findings of such board of appraisers shall bind each party. The expense of
such appraisal shall be shared equally by each party.

    Notwithstanding the foregoing provisions of this Lease, if the premises
shall be substantially damaged by fire or other casualty or action of public
authority in consequence thereof or incidents of war, earthquake, action of the
elements, explosion or otherwise, within twelve (12) months of the expiration of
the term or any extension hereof, either party may terminate this Lease as of
the date of such damage, by written notice to the other within ten (10) days of
the occurrence of such damage, except that if, prior to or within thirty (30)
days after such damage during the original term of this Lease the Tenant, having
the right do so, shall have elected to extend, pursuant to paragraph IV above,
the provisions of this paragraph shall not apply.

  VIII. The Landlord and Tenant hereby further agree that:

        (a) if any sum or sums due as rent as herein provided shall be unpaid
when due and shall remain unpaid for a period of ten (10) days after notice in
                                                                            --
writing of such default has been given by the Landlord to the Tenant; provided,
-------
however, if the Landlord has on three (3) separate occasions during the term of
the Lease been required to give Tenant such written notice of failure to pay
rent and is thereafter again required to give such notice to Tenant, then Tenant
shall be given no further opportunity to cure such default and this Lease shall
immediately terminate and Landlord may thereafter enter in and upon said
Leasehold and repossess the same; or

       (b) if the Tenant or Landlord shall violate or be in default in its
observance or performance of any covenant, condition and agreement herein
contained other than default in the payment of rent, and shall have failed to

                                       11
<PAGE>

remedy such violation or default within thirty (30) days after notice in writing
of such breach or default has been given by one to the other (or, if the nature
of such breach or default is such that it cannot be remedied within such thirty
(30) day period, if the defaulting party has failed to commence remedial action
within said thirty (30) days and thereafter continued such action with due
diligence); or

       (c) if the estate hereby created shall be taken on execution or by other
process of law in any action against the Tenant; or

       (d) if the Tenant shall be declared a bankrupt or insolvent according to
law (or if the Tenant makes any assignment for the benefit of creditors); or

       (e) if a receiver shall be appointed of the Tenant's property and not be
removed within sixty (60) days; then, and in any such case (notwithstanding any
license of any former breach or waiver of the benefit hereof or consent in a
former instance):

    Then the non-defaulting party, may, as applicable, at its option, terminate
this Lease or, as the case may be, the Landlord shall have the right thereafter,
while Tenant's default continues, to enter into and upon the premises or any
part thereof in the name of the whole, and repossess the same as of its former
estate (after notice and in accordance with applicable law), and expel the
Tenant and those claiming through or under it and remove its or their effects
without being deemed guilty of any manner of trespass, without prejudice to any
other remedies, and thereupon this Lease shall terminate. In case of such
termination or termination by legal proceeding by Landlord for default, the
Tenant will pay to the Landlord sums equal to the rent reserved hereunder (as
hereinabove defined) at the same time and in the same installments as herein
provided, or if the premises hereby demised shall have been relet, for which the
Landlord will use its reasonable efforts to accomplish, sums equal to the excess
of said rent reserved hereunder over the sums actually received by the Landlord,
except that there shall be first credited against the obligations of Tenant
under this subdivision any sum actually paid by Tenant to Landlord.

    If the Tenant or Landlord shall default under provision VIII(b) above,

                                       12
<PAGE>

the Landlord or Tenant, as applicable, without being under any obligation to do
so and without thereby waiving such default or any of its other remedies
hereunder, at its sole option, may remedy such default for the account and at
the expense of the Tenant or Landlord, as applicable. Any such sums shall be
paid to the Landlord by the Tenant as additional rent, or in the event of Tenant
payments to cure a Landlord default, the Tenant may deduct same from rental due
and owing by way of set-off to the extent of such payments.

  IX. During the term of this Lease, Landlord shall maintain with respect to the
demised premises of which the within Leasehold is a part the following
insurance:

      (a) comprehensive general liability insurance covering all Tenant's
general liability obligations under this lease, with limits of
$3,000,000/$5,000,000 on personal injury or death and limits of $500,000.00 on
property damage in a company qualified to do business in Massachusetts, insuring
Landlord as well as Tenant against injury to persons or property.

      (b) insurance upon the premises against fire and loss or damage by other
risks embraced by Extended Coverage Endorsement, so called, naming Landlord as
insured, in an amount equal to the full insurable value of the premises with
insurance companies authorized to do business in Massachusetts. Such policies
may contain an eighty (80%) percent co-insurance clause.

      (c) Landlord shall be named as additional insured and loss payee in all
insurance policies.

      (d) The cost of said insurance shall be paid by the Tenant within ten (10)
days after presentation of bill from Landlord to Tenant setting forth the cost
of the aforesaid insurance, whether such insurance shall be paid annually or in
monthly installments.

      (e) Each of the parties hereto hereby waives any and all rights of
recovery against the other or against any other tenant or occupant of the
building, or against the officers, employees, agents, representatives, customers
and business visitors of such other party of such other tenant or occupant of
the building, for loss of or damage to such waiving party of its property or the
property of others under its control, arising from any cause

                                       13
<PAGE>

insured against under the standard form of fire insurance policy with all
permissible extensions and endorsements covering additional periods or under any
other policy of insurance carried by such waiving party in lien thereof. Such
waivers shall be effective only so long as the same is permitted by each party's
insurance carrier without the payment of additional premium.

  X.  (a) No consent or waiver, express or implied, by the Landlord or the
Tenant to or of any breach of any agreement or duty of the other shall be
construed as a consent or waiver of any other breach of the same or any other
agreement or duty. This agreement is the entire agreement between the parties
and modification or alteration of this Lease shall be binding unless signed by
both parties.  This Lease shall be governed and construed in accordance with the
laws of the Commonwealth of Massachusetts, and if any provisions shall to any
extent be invalid, the remainder shall not be affected.

      (b) The following addresses for communications and payments, unless
otherwise specified, by one party addressed to the other shall be sufficient:
for the Landlord - 25 Moulton Street, Cambridge, Massachusetts; and for the
Tenant - 61 Moulton Street, Cambridge, Massachusetts. Any communication, except
payment of rent, which is not delivered personally and receipted, shall be
deemed duly served if in writing, mailed by certified mail so addressed, postage
prepaid, return receipt requested and such notices shall be deemed given when
posted by the U.S. Postal Service.

      (c) The obligations and benefits of this Lease shall run with the land and
this Lease shall be binding upon and inure to the benefit of the parties hereto
and their respective successors and assigns; except that the Landlord shall be
liable hereunder only for obligations and liabilities accruing or arising while,
or out of facts or situations occurring while, the Landlord is the owner of the
premises, and for indemnifications, obligations and liabilities incurred by the
Landlord under or pursuant to the Lease provisions.

      (d) The Landlord agrees that the Tenant, upon paying rents and all other
charges herein provided and performing the Tenant's agreements

                                       14
<PAGE>

hereunder, shall lawfully and quietly hold, occupy and enjoy said demised
premises during the term of this Lease or until the same is terminated as herein
provided, and neither the Lease nor Tenant's right to remain in exclusive
possession shall be affected or disturbed by reason of transfer of title to
premises through foreclosure or otherwise or by reason of any Landlord default
under any mortgage or deed of trust.

      (e) This Lease, and all rights of Tenant hereunder, are and shall be
subject and subordinate to all mortgages which now or hereafter affect the
premises, whether or not such mortgages shall also cover other lands and/or
buildings and/or leases, to each and every advance made hereafter to be made
under such mortgages, and to all renewals, modifications, replacements and
extensions of such leases and such mortgages and all consolidations of such
mortgages, provided that Landlord shall obtain and deliver to Tenant following
the execution of this Lease a so called non-disturbance and attornment agreement
from the existing mortgagee in the form attached hereto as Exhibit C.

    Landlord hereby represents and warrants to Tenant, as of the date of this
Lease and as of the Commencement Date, that (i) Landlord is not in default under
any mortgage which encumbers the premises, (ii) this Lease and the permitted
uses hereunder do not and will not constitute a violation of any such mortgage,
and (iii) all consents or approvals required by the terms of any such mortgage
for this Lease have been duly obtained by the Landlord.

  XI. The Tenant shall have the right, at its expense, to install a sign or
signs on the demised premises at such locations as may be reasonably necessary
to make known the location of its business. Tenant shall obtain written consent
of Landlord before erecting any sign, which consent shall not be unreasonably
withheld.  Upon termination of this Lease, Tenant shall promptly remove the said
signs at its own expense and repair any damage to premises caused by the signs.

  XII. The Tenant shall deliver to the Landlord within the time of the execution
of the within Lease the sum of $22,083.00 as a deposit to secure performance of
all covenants and payment of all sums due under the terms of

                                       15
<PAGE>

the within Lease or the extensions or renewals thereof. Said funds to be
deposited in a mutually agreed account with an institutional lender. At the
conclusion of the Lease term or any extension thereof, Landlord shall be
accountable to the Tenant regarding said security deposit of $22,083.00. The
Landlord acknowledges that in addition to $22,083.00, the Landlord has in its
possession the sum of $11,250.00 as further security for the performance of all
covenants and payment of all sums due under the terms of the within lease.

  XIII.  It is the intention of the parties that the term of the within Lease be
coterminous with the Leases of Leaseholds located at 33 and 45 Moulton Street,
Cambridge, Massachusetts.  In the event of any conflict, the terms set forth in
the within Lease shall govern.

  XIV.  The parties represent and warrant to each other that neither has dealt
with any broker in respect to this transaction.  Landlord and Tenant each agree
to indemnify and hold harmless the other party from and against all claims for
brokerage or commission on account of this transaction.

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

                                         /s/ Carol Ann Hickey
                                        ----------------------------------
                                        Carol Ann Hickey
                                        Managing Partner

                                        CURIS, INC.

                                        By /s/ George A. Eldridge
                                          -------------------------------
                                          George A. Eldridge
                                          Vice President

                                       16

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