Lease Agreement with Bolton Street Partners, LLC, dated June 9, 2011, as amended

Exhibit 10.14

LEASE

DATED: AS OF JUNE 9, 2011

BOLTON STREET PARTNERS, LLC, LESSOR

AURA BIOSCIENCES, INC, LESSEE

85-95 BOLTON STREET, CAMBRIDGE, MASSACHUSETTS

TABLE OF CONTENTS

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EXHIBITS

III

LEASE

THIS LEASE is made as of the 9^th day of June, 2011 by and between BOLTON STREET PARTNERS, LLC, a Massachusetts limited liability corporation with a place of business at 126 North Washington Street, Suite 5, Boston, Massachusetts 02114 (“Lessor”), and Aura Biosciences, Inc., a Connecticut corporation, with a principal place of business as of the date hereof at I Kendall Square, Building 600, Ste, B6101, Cambridge, MA 02139 (“Lessee”).

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BASIC RENT

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2.1 Premises. Lessor hereby leases unto Lessee the Premises, together with the benefit of, and subject to (as the case may be) all rights, easements, covenants, conditions, encumbrances, encroachments and restrictions of record as of the date of this Lease. Lessor shall have the right, without the necessity of obtaining Lessee’s consent thereto or joinder therein, to grant, permit, or enter into during the term of this Lease such additional rights, easements, covenants, conditions, encumbrances, encroachments and restrictions with respect to the Land as Lessor may deem appropriate, provided that no such rights, easements, covenants, conditions, encumbrances, encroachments or restrictions shall materially affect Lessee’s use of the Premises for the Permitted Use. Lessor further hereby reserves the right to install, maintain, use, repair and replace pipes, ducts, wires, meters and any other equipment, machinery, apparatus and fixtures located within the Premises and serving other parts of the Building, provided that reasonable advance notice thereof is given to Lessee and that the exercise of such rights shall not materially affect Lessee’s use of the Premises for the Permitted Use. Lessee, its employees and invitees shall have access to the Premises twenty-four (24) hours per day, seven (7) days per week, subject to Lessor’s reasonable security procedures. Lessee shall be permitted to operate its business in the Premises outside of the Building hours (as set forth in Paragraph l of Exhibit D attached hereto), but Lessee shall pay to Lessor, as Additional Rent, the cost of supplying HVAC and other services to the Premises, as described on Exhibit D at times other than such Building hours in the event that Lessee requests HVAC or other such services outside of Building hours, such payment to be due and payable no later than thirty (30) days after Lessor gives written notice to Lessee of the amount of such charges.

2.2 Common Areas. Lessor also grants to Lessee, and Lessee’s invitees, the right, in common with others entitled thereto, to use for the purposes for which they were designed, the common facilities of the Building, including but not limited to, all entrances, hallways, elevator foyers, stairwells and stairs, restrooms, passenger elevators, loading bays, parking areas (consistent with Section 9 of this Lease), drives, and walkways, a kitchen and eating area, the Special Equipment (as hereinafter defined) as also shown on Exhibit A, and at least two meeting rooms which may be reasonably shared and reserved by tenants of the Building (collectively, the “Common Areas”).

2.3 As Is. Lessee agrees to accept the Premises from Lessor in an “as is” condition, with all faults and without any representation or warranty, express or implied, from Lessor except for the Lessor’s Work (as said term is hereinafter defined). Except for the Lessor’s Work, Lessor is not obligated to perform, or pay for, any work in order to prepare the Premises for occupancy by Lessee.

2.4 Lessor’s Work. Lessor agrees that it will perform the following work (the “Lessor’s Work”) in the Premises at Lessor’s expense: Lessor will provide the Premises in broom clean condition, systems in good working order, including, but not limited to the chemical hoods in the Premises, repair all ceiling tiles, polish or replace laboratory floors, replace damaged carpets, scrub clean laboratory benches, repaint walls and key

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lock the space for the Lessee. Lessor will conduct the following work to the Second Floor Office Area of the Premises: Construct demising wall on second floor as outlined per mutually agreed upon plan attached as Exhibit A; furnish and install electrical outlets and lighting in office area, construct one and a half glass entry doors with locking system for security and install 2 pieces of glass in the wall to create visual connection between reception area and 2 offices across the common hallway. Tenant shall be responsible for the cost difference for any improvements to the second floor office area above the Landlord’s base work.

Landlord’s work at Tenant’s cost will include:

Landlord shall install one (1) 220 electric outlet as Tenant expense. Landlord shall confirm installation costs with Tenant prior to work commencement of the work.

3.1 Term. The Term of this Lease shall commence on the Commencement Date. As used in this Lease, the term “Lease Year” shall mean the twelve (12) month period commencing on the Commencement Date.

4.1 Rent. Lessee shall pay Lessor, without offset or deduction and without previous demand therefor, as items constituting rent (collectively, “Rent”):

Basic Rent and Additional Rent shall be pro-rated for partial months occurring at the beginning or the end of the Term.

All payments shall be made to Lessor or such agent, and at such place, as Lessor shall, from time to time, in writing designate, the following being now so designated:

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Bolton Street Partners, LLC

c/o Peter Zagorianakos, Manager

126 North Washington Street, Unit 5

Boston, MA 02114

6.1 Taxes. Lessee shall pay as Additional Rent, in any tax year, all or a portion of which is included in the Term, Lessee’s Share (Taxes) (as defined below) of Taxes. As used herein the term “Taxes” shall mean collectively real estate taxes, special or general assessments, water rents, rates and charges, sewer rents and other impositions and charges imposed by governmental authorities of every kind and nature whatsoever, excluding Taxes imposed by or as a result of Lessor’s or its agents’, representatives’ negligence or willful misconduct, extraordinary as well as ordinary and each and every installment thereof which shall or may during the Term be charged, levied, laid, assessed, imposed, become due and payable or become liens upon or for or with respect to the Land or the Building or any appurtenances or equipment owned by Lessor thereon or therein, or any part thereof , or on this Lease, and any tax based on a percentage fraction or capitalized value of the Rent (whether in lieu of or in addition to the taxes hereinbefore described), provided that all taxes and assessments shall be paid over the longest period permitted by law. Taxes shall not include inheritance, estate, excise, succession, transfer, gift, franchise, income, gross receipt, or profit taxes except to the extent such are in lieu of or in substitution for Taxes as now imposed on the Building, the Land, the Premises or this Lease nor (i) any environmental assessments, charges or liens arising in connection with the remediation of Hazardous Materials (as hereinafter defined) from the Premises or Building, the causation of which arose prior to the Commencement Date of this Lease, or to the extent caused by Lessor, its agents, employees or contractors or any other tenant of the Building (other than Lessee or its sublessees or assignees); (ii) costs or fees payable to public authorities in connection with any future construction, renovation and/or improvements to the Premises or Building other than the Work or improvements to the Premises made by or for Lessee, including fees for transit, housing, schools, open space, child care, arts programs, traffic mitigation measures, environmental impact reports, traffic studies, and transportation system management plans and (iii) reserves for future Taxes. Additionally, interest and penalties incurred as a result of Lessor’s late payment shall not be included in the definition of Taxes. As used in this Agreement Lessee’s Share of the taxes (Taxes) is the percentage set forth in Section 1.0.

6.2 Operating Expenses. Lessee shall pay as Additional Rent Lessee’s Share (Operating Expenses) of Operating Expenses (as defined below) for the Land and Building. “Operating Expenses” shall include, without limitation, all expenses, costs, and disbursements of every kind and nature which Lessor shall pay or become obligated to pay in connection with the ownership, operation, repair and maintenance of the Building or the Land, including all facilities in operation on the Commencement Date and such additional facilities in subsequent years as may be determined by Lessor to be necessary or beneficial for the operation of the Building or the Land or the provision of services to Lessees, including, but not limited to:

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As used in this Agreement, “Lessee’s Share (Operating Expenses)” is the percentage set forth in Section 1.0.

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In the event that the average occupancy rate for the Building is less than ninety-five (95%) percent for any fiscal year, then for purposes of calculating Operating Expenses, the Operating Expenses for such fiscal year shall be increased by the additional costs and expenses that Lessor reasonably estimates would have been incurred if the average occupancy rate had been ninety-five (95%) percent for such fiscal year (“Expense Gross-Up”). It is not the intent of this provision to permit Lessor to charge Lessee for any Operating Expenses attributable to unoccupied space, or to seek reimbursement from Lessee for costs Lessor never incurred. Rather, the intent of this provision is to allow Lessor to recover only those increases in Operating Expenses properly attributable to occupied space in the Building, and this provision is designed to calculate the actual cost of providing a variable operating expense service to the portions of the Building receiving such service. This “gross-up” treatment shall be applied only with respect to variable Operating Expenses arising from services provided to Utilities, Common Areas, for Special Equipment Costs and related expenses or to space in the Building being occupied by lessees in order to allocate equitably such variable Operating Expenses to the lessees receiving the benefits thereof. This “gross-up” treatment of any and all Special Equipment Costs and related expenses shall be applied using a base cost of $0.00 and the variable costs being grossed up such that the Tenants occupying the Building shall pay l 00% of the Special equipment Costs and related expenses.

6.3 Payment of Taxes, Operating Expenses. Commencing on the Rent Commencement Date, Lessee shall pay to Lessor, as Additional Rent, on account of its share of anticipated Operating Expenses and Taxes for the then-current year, 1/12th of the total annualized amount of Lessee’s Share (Operating Expenses) of the projected Operating Expenses and Lessee’s Share (Taxes) of the projected Taxes. Within a reasonable time after the end of the fiscal year ending December 31, 2011, and thereafter within a reasonable time after the end of each fiscal year (or portion thereof) included in the Term, Lessor shall deliver to Lessee (i) a statement of actual Operating Expenses and Taxes for the fiscal year just ended, and (ii) a budget of Operating Expenses and Taxes for the then-current fiscal year based on the actual Operating Expenses and Taxes for the preceding year and projected increases or decreases reasonably anticipated by Lessor, together with documentation in reasonable detail which evidence such Operating Expenses and Taxes (“Annual Report”). Upon delivery to Lessee of the statement of actual Operating Expenses and Taxes for the preceding fiscal year, Lessor shall adjust Lessee’s account accordingly. If the total amount paid by Lessee on account of the preceding fiscal year is less than the amount due hereunder, Lessee shall pay the balance due within thirty (30) days after delivery by Lessor of such statement. If the total amount paid by Lessee on account of the preceding fiscal year exceeds the amount due hereunder, such excess shall be credited by Lessor against the monthly installments of Additional Rent next falling due or refunded to Lessee upon the expiration or termination of this Lease (unless such expiration or termination is the result of an Event of Default). Lessor reserves the right to revise the budget once during any fiscal year to cause it to more accurately reflect the actual Taxes or Operating Expenses being paid or incurred by Lessor, and upon any such revision the parties shall make adjustments in the same time and manner as hereinabove provided for fiscal year-end adjustments. Lessor’s current fiscal year is January 1 - December 31, but Lessor reserves the right to change the fiscal year at any time during the Term. Lessee and its designated agents shall have the right to

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inspect and audit Lessor’s books and records relative to the operation of the Building (including, but not limited to, all documents related to Expenses, Taxes, utility charges, payroll, insurance, rental escalation, service contracts, and management information) (collectively, “Lessor Records”) during normal business hours within ninety (90) days following receipt from Lessor; and, unless Lessee shall take written exception to any item in any such statement within such ninety (90) day period, the Annual Report shall be considered as final and accepted by Lessee. If Lessee shall timely dispute any specific item or items in an Annual Report and if such dispute is not resolved between Lessor and Lessee within thirty (30) days after notice of such dispute from Lessee, then Lessee may refer such disputed item or items to reputable independent certified public accounting firm or lease audit firm selected by Lessee for determination.

6.4 Abatement of Taxes. Lessor may at any time and from time to time make application to the appropriate governmental authority for an abatement of Taxes. If (i) such an application is successful and (ii) Lessee has made any payment in respect of Taxes pursuant to Section 6.3 for the period with respect to which the abatement was granted, Lessor shall (a) deduct from the amount of the abatement all expenses incurred by it in connection with the application, (b) pay to Lessee Lessee’s Share (Taxes) (adjusted for any period for which Lessee had made a partial payment) of the abatement, with interest, if any, paid by the governmental authority on such abatement, and (c) retain the balance, if any.

6.5 Utilities; Payment as Additional Rent. The tenanted spaces occupied by the Lessee are not separately metered and therefore, subject to adjustment as set forth below, utilities will be charged to Lessee as Additional Rent in the following manner:

Notwithstanding any other provision of this Lease, Lessor shall have the right to monitor the allocation of charges for electricity and gas to all Lessees of the Building to ensure that the allocation method is appropriately related to Lessee’s actual use of these services within or in connection with the Premises. If the current method of allocation is materially inaccurate, Lessor may reasonably change the method of allocation during the term, as necessary, to correct the disproportionate charges. In addition, if Lessor determines in the course of its audit of the charges for electricity and gas previously allocated that Lessee has underpaid or overpaid charges properly due for its use of either or both of these services, Lessor shall invoice Lessee for the amounts due (together with reasonable back-up documentation regarding the total charges and the method of allocating the charges to Lessee) and Lessee shall pay such additional amount, as additional rent hereunder, within thirty (30) days of receipt of Lessor’s invoice therefor.

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(c) Review of Apportionment. Notwithstanding any other provisions in section 6.5(a) and (b) of this lease, in the event that the Gas, Electricity, and Water & Sewer charges and Special Equipment Expenses (collectively “the Expenses”) billed to Lessee during any 12-month period exceeds the amounts contained in the Bolton Street 2011 Budget (attached as Exhibit G to the lease) by more than 20%, Lessor, at Lessee’s written request, agrees to review the utility usage by each tenant. If Lessor determines in the course of its audit of the charges for electricity, gas, water and sewer and Special Equipment Expenses previously allocated that Lessee has underpaid or overpaid charges properly due for its use of these services, Lessor shall invoice or credit Lessee for the amounts due (together with reasonable back-up documentation regarding the total charges and the method of allocating the charges to Lessee) and Lessee shall pay or be credited such additional amount, as additional rent hereunder, within thirty (30) days of receipt of Lessor’s invoice therefor.

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7.1 Public Liability Insurance. Lessee shall procure, pay for and keep in force throughout the Term (and for so long thereafter as Lessee remains in occupancy of the Premises) commercial general liability insurance insuring Lessee on an occurrence basis against all claims and demands for personal injury liability (including, without limitation, bodily injury, sickness, disease, and death) or damage to property which may be claimed to have occurred from and after the time any of the Lessee or any of its officers, directors, contractors, servants and agents shall first enter the Premises, of not less than $2,000,000 with a $1,000,000 per occurrence limit. Such policy shall also include contractual liability coverage covering Lessee’s liability assumed under this Lease, including without limitation Lessee’s indemnification obligations. Such insurance policy (ies) shall name Lessor; Lessor’s managing agent and persons claiming by, through or under them, if any, as additional insured’s.

7.2 Casualty Insurance. Lessee shall take out and maintain throughout the Term a policy of fire, vandalism, malicious mischief, extended coverage and so-called all risk coverage insurance insuring all (i) “Alterations” (as defined in paragraph (f) of Section 11.0 below) which Lessee is by this Lease either entitled to or required to remove upon

the expiration or earlier termination of this Lease, and (ii) “Lessee’s Property” (as defined in paragraph (i) of Section 11.0 below) for the benefit of Lessor and Lessee, as their respective interests may appear, in an amount equal to one hundred percent of the replacement value thereof, but not to exceed $1,000,000 in coverage.

7.3 Business Interruption Insurance. Lessee shall take out and maintain a policy of business interruption insurance throughout the Term sufficient to cover at least twelve (12) months of Rent due hereunder and Lessee’s business losses during such 12-month period. Irrespective of insurance coverage, other than as specifically set forth herein, Lessor is not responsible for any business interruptions in the Lessee’s business for any reasons whatsoever, except caused by Lessor’s or its agents or representatives willful misconduct.

7.4 Authorized Insurers; Evidence of Insurance. The insurance required pursuant to Sections 7.1, 7.2 and 7.3 (collectively, “Lessee’s Insurance Policies”) shall be effected with insurers approved by Lessor, with a rating of not less than “A-XI” in the current Best’s Insurance Reports, and authorized to do business in the Commonwealth of Massachusetts under valid and enforceable policies. Lessee’s Insurance Policies shall each provide that it shall not be canceled or modified without at least thirty (30) days’ prior written notice to each insured named therein. On or before the date on which any of the Lessee or any of its officers, directors, contractors, servants and agents shall first enter the Premises and thereafter not less than fifteen (15) days prior to the expiration date of each expiring policy, Lessee shall deliver to Lessor binders of Lessee’s Insurance Policies issued by the respective insurers setting forth in full the provisions thereof. In the event of any claim, and upon Lessor’s request, Lessee shall deliver to Lessor complete copies of Lessee’s Insurance Policies. Upon request of Lessor, Lessee shall deliver to any Mortgagee copies of the foregoing documents.

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7.5 Lessor’s Insurance. Lessor shall take out and maintain in force throughout the Term, in a company or companies authorized to do business in Massachusetts, casualty insurance on the Building (exclusive of “Lessee’s Property” (as defined in paragraph (i) of Section 11.0 below), and all items or components of “Alterations” (as defined in paragraph (f) of Section 11.0 below) as to which Lessee is required to maintain insurance pursuant to Section 7.2 above) in an amount equal to the full replacement value of the Building (exclusive of foundations and those items set forth in the preceding parenthetical in this sentence), covering all risks of direct physical loss or damage and so-called “extended coverage” risks. This insurance may be maintained in the form of a blanket policy covering the Building as well as other properties owned by Lessor.

7.6 Waiver of Subrogation. To the extent to which a waiver of subrogation clause is available, Lessor and Lessee shall obtain a provision in all insurance policies carried by such party covering the Premises, including but not limited to contents, fire and casualty insurance, expressly waiving any right on the part of the insurer against the other party. If extra cost is chargeable for such provision, then the party benefiting from the provision shall pay such extra charge.

7.7 Waiver of Rights. All claims, causes of action and rights of recovery for any damage to or destruction of property or business which shall occur on or about the Premises, the Building or the Land, which result from any of the perils insured under any and all policies of insurance maintained by Lessor or Lessee, are waived by each party as against the other party, and the officers, directors, employees, contractors, servants and agents thereof, regardless of cause, including the negligence of the other party and its respective officers, directors, employees, contractors, servants and agents, but only to the extent of recovery, if any, under such policy or policies of insurance; provided, however, that (i) this waiver shall be null and void to the extent that any such insurance shall be invalidated by reason of this waiver, and (ii) with respect to such portion of the Term during which Lessor elects to self-insure under Section 7.5 above, then for purposes of this Section 7.6, Lessor shall be deemed to have maintained fire and all-risk coverage in an amount equal to the full insurable value of the Building.

7.8 Lessee’s Acts, Effect on Insurance. Lessee shall not do or permit any of its officers, directors, contractors, servants and agents to do any act or thing upon the Premises or elsewhere in the Building which will invalidate or be in conflict with any insurance policies covering the Building and the fixtures and property therein; and shall not do, or permit to be done, any act or thing upon the Premises which shall subject Lessor to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being carried on upon said Premises or for any other reason. If by reason of the failure of Lessee to comply with the provisions hereof the insurance rate applicable to any policy of insurance shall at any time thereafter be higher than it otherwise would be, Lessee shall reimburse Lessor upon demand for that part of any insurance premiums which shall have been charged because of such failure by Lessee, together with interest at the rate of l - l /2% per month or the highest rate permitted by law, whichever is less until paid in full, within ten (10) days after receipt of an invoice therefor.

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7.9 Limitation of Lessor’s Liability for Damage or Injury. Lessor shall not be liable for any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical or electronic emanations or disturbance, water, rain or snow or leaks from any part of the Building or from the pipes, appliances, equipment or plumbing works or from the roof, street or sub-surface or from any other place or caused by dampness, vandalism, malicious mischief or by any other cause of whatever nature, except to the extent caused by or due to the negligence or willful misconduct of any of the Lessor or its officers, directors, contractors, servants and agents, and then, where notice and an opportunity to cure are appropriate (i.e., where Lessee has an opportunity to know or should have known of such condition sufficiently in advance of the occurrence of any such injury or damage resulting therefrom as would have enabled Lessor to prevent such damage or loss had Lessee notified Lessor of such condition) only after (i) notice to Lessor of the condition claimed to constitute negligence, and (ii) the expiration of thirty (30) days after such notice has been received by Lessor without Lessor having commenced to take all reasonable and practicable means to cure or correct such condition; and pending such cure or correction by Lessor, Lessee shall take all reasonably prudent temporary measures and safeguards to prevent any injury, loss or damage to persons or property. Notwithstanding the foregoing, in no event shall any of the Lessor or its officers, directors, contractors, servants and agents be liable for any loss which is covered by

insurance policies actually carried or required to be so carried by this Lease; nor shall any of the Lessor or its officers, directors, contractors, servants and agents be liable for any such damage caused by other lessees or persons in the Building or caused by operations in construction of any private, public, or quasi-public work; nor shall any of the Lessor or its officers, directors, contractors, servants and agents be liable for any latent defect in the Premises or in the Building.

7.10 Indemnification. To the fullest extent allowable by law, Lessee shall indemnify and save harmless, Lessor, its agents (including, without limitation, Lessor’s managing agent) and employees (such agents and employees being referred to collectively as the “Lessor Related Parties”) from and against any and all claims, liabilities or penalties asserted by or on behalf of any person, firm, corporation or public authority on account of injury, death, damage or loss to person, business or property in or upon the Leased Premises and the Property arising out of the use or occupancy of the Leased Premises by Lessee or by any person claiming by, through or under Lessee (including, without limitation, all patrons, employees and customers of Lessee), or arising out of any delivery to or service supplied to the Leased Premises, or on account of or based upon anything whatsoever done on the Leased Premises, except if the same was caused by the negligence, fault or willful misconduct of Lessor or Lessor Related Parties. In respect of all of the foregoing, Lessee shall indemnify Lessor and the Lessor Related Parties from and against all costs, expenses (including reasonable attorneys’ fees), liabilities incurred in or in connection with any such claim, action or proceeding brought thereon; and, in case of any action or proceeding brought against Lessor or the Lessor Related Parties by reason of any such claim, Lessee, upon notice from Lessor and at Lessee’s expense, shall resist or defend such action or proceeding and employ counsel therefor reasonably satisfactory to Lessor.

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14.1 Defaults; Events of Default. The following shall, if any requirement for notice or lapse of time or both has not been met, constitute defaults hereunder, and, if such conditions have been met, constitute “Events of Default” hereunder:

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the aggregate Rent which would have been payable under this Lease by Lessee from the date of such termination until what would have been the last day of the Term but for such termination, exceeds the fair and reasonable rental value of the Premises for the same period, less Lessor’s reasonable estimate of expenses to be incurred in connection with releting the Premises, including, without limitation, all repossession costs, brokerage commissions, legal expenses, reasonable attorneys’ fees, alteration costs, and expenses of preparation for such releting.

There shall be credited against Lessee’s obligation under this paragraph (c) all amounts actually received by Lessor from Lessee pursuant to paragraph (b) above or actually received by Lessor from releting the Premises.

14.4 Right to Relet. At any time or from time to time after any such termination, Lessor may relet the Premises or any part thereof for such a term (which may be greater or less than the period which would otherwise have constituted the balance of the Term) and on such conditions (which may include concessions or free rent) as Lessor, in its reasonable discretion, may determine, and may collect and receive the rents therefor. Lessor shall in no way be responsible or liable for any failure to relet the Premises or any part thereof, or for any failure to collect any rent due upon any such releting, provided that Lessor shall have used reasonable efforts to mitigate damages hereunder.

14.5 Right to Equitable Relief. In the event there shall occur a default or threatened default hereunder, Lessor shall be entitled to enjoin such default or threatened default and shall have the right to invoke any right and remedy allowed at law or in equity or by statute or otherwise as though re-entry and other remedies were not provided for in this Lease.

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14.6 Performance by Lessor. In the event of a default by Lessee hereunder which continues beyond the expiration of the applicable grace period, Lessor shall have the right to perform such defaulted obligation of Lessee, including the right to enter upon the Premises to do so. Lessor shall notify Lessee of its intention to perform such obligation. In the event of a default by Lessee hereunder which has not yet continued beyond the expiration of the applicable grace period but which Lessor determines constitutes an emergency threatening imminent injury to persons or damage to property, Lessor shall have the right to perform such defaulted obligation of Lessee (including the right to enter upon the Premises to do so) after giving Lessee such notice (if any) as is reasonable under the circumstances. In either event, the aggregate of (i) all sums so paid by Lessor, (ii) interest (at the rate of 1-1/2% per month or the highest rate permitted by law, whichever is less) on such sum, and (iii) all necessary incidental costs and expenses in connection with the performance of any such act by Lessor, shall be deemed to be Additional Rent under this Lease and shall be payable to Lessor immediately upon demand. Lessor may exercise its rights under this Section 14.6 without waiving any other of its rights or releasing Lessee from any of its obligations under this Lease.

14.7 Further Remedies. Nothing in this Lease contained shall require Lessor to elect any remedy for a default or Event of Default by Lessee hereunder, and, except as specifically limited herein, all rights herein provided shall be cumulative with one another and with any other rights and remedies which Lessor may have at law or in equity in the case of such a default or Event of Default.

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Any notice, demand, approval or other communication shall be effective upon receipt by or tender for delivery to the intended recipient thereof.

17.0 Hazardous Materials.

17.1 Prohibition. Except for (a) de minimis quantities of standard office supplies and cleaning materials used, generated and stored in compliance with Environmental Laws (hereinafter defined) and any other Legal Requirements and in proper containers and (b) Hazardous Materials (as said term is hereinafter defined) which are not radioactive and are used in connection with Lessee’s business operations at the Premises within the limits of the Permitted Uses under this Lease and identified in writing to Lessor prior to commencement of any use, generation or storage thereof on the Premises and then only to the extent any such use, generation and storage is in compliance with all Environmental Laws and any other Legal Requirements and so called “best environmental practices” and in proper containers, Lessee shall not, without the prior written consent of Lessor, which shall not be unreasonably withheld, conditioned, or delayed, generate, store, use, bring or permit to be brought or kept in or on the Premises or elsewhere in the Building (i) any flammable, combustible or explosive fluid, material, chemical or substance; or (ii) any Hazardous Material (hereinafter defined). Lessor shall have the right, from time to time upon three (3) business days’ prior notice (except in the case of emergency in which case no prior notice shall be required), to inspect the Premises for compliance with the terms of this Section 17.1 at Lessor’s sole cost and

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expense unless the occasion for such inspection is a breach of this Section 17.0 by Lessee or discloses or reveals a breach in which event such inspection shall be at the sole cost and expense of Lessee. Any right of entry by Lessor hereunder shall be made using diligent efforts to minimize interference with Lessee’s use and enjoyment of the Premises.

17.2 Environmental Laws. Lessee, at its sole cost and expense, shall comply with (i) an laws, statutes, ordinances, rules and regulations of any local, state or federal governmental authority having jurisdiction concerning environmental, health and safety matters, including, without limitation, the laws listed in Section 17.3 below (collectively, “Environmental Laws”), including Environmental Laws that govern or prohibit any discharge by any of the Lessee Parties into the air, surface, water, sewers, soil or groundwater of any Hazardous Material, whether within or outside the Premises or Building, and (ii) any rules, requirements and safety procedures of the Massachusetts Department of Environmental Protection, the City of Cambridge Fire Marshall and any insurer of the Building or the Premises with respect to Lessee’s use, storage and disposal of any Hazardous Materials. Without limiting any term or provision of this Article 17 to the contrary, Lessee (and shall require and cause all parties claiming by, through or under Lessee shall (including, without limitation, any subtenant, sub-subtenant (at any tier), licensee, assignee or other occupant of the Premises or any officer, agent, employee, servant, contractor, subcontractor, supplier or guest or invitee of the foregoing (collectively, the “Lessee Parties” and each a “Lessee Party”)) to dispose of all Hazardous Materials from the Premises only to a properly approved disposal facility and only in compliance with any and all applicable Environmental Laws and other Legal Requirements.

17.3 Hazardous Material Defined. As used herein, the term “Hazardous Material” means any hazardous, radioactive or toxic chemical substance, material, contaminant, waste, gas emission or petroleum derivative, which is or becomes regulated by any Environmental Law. The term “Hazardous Material” includes, without limitation, any material or substance which is defined (i) designated as a “hazardous substance” pursuant to Section 1311 of the Federal Water Pollution Control Act (33 U.S.C. Section 1317), (ii) defined as a “hazardous waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq. (42 U.S.C. Section 6903), or (iii) defined as a “hazardous substance” pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq. (42 U.S.C. Section 9601), or (iv) defined as “hazardous substance” or “oil” under Chapter 21E of the General Laws of Massachusetts.

17.4 Testing. If at any time during the Term of the Lease, any Governmental Authority requires testing or inspection of the Premises or any other part of the Property to determine whether there has been any release of Hazardous Materials by reason of, or in any way related to, the use of the Premises made by Lessee or anyone claiming by, through or under Lessee (including, without limitation, any Lessee Party) then, without limiting any other right or remedy which Lessee may have on account thereof, Lessee shall reimburse Lessor, upon demand, as Additional Rent, for all costs and expenses related thereto. If, in anticipation of the commencement of the Lease Term or at any time during the Lease Term, Lessee or anyone claiming by, through or under Lessee performs

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any testing to determine whether there has been any release of Hazardous Materials from the Premises, Lessee shall promptly provide a copy of such report to Lessor at no charge to Lessor. Lessee shall execute such affidavits as may be requested by Lessor from time to time concerning Lessee’s best knowledge and belief concerning the presence, or threat of presence, of Hazardous Materials in or on the Premises or which may have been discharged from the Premises. Lessor reserves the right to enter the Premises at reasonable times (provided twenty four (24) hours notice is given to Lessee, except in the case of emergency) and subject to Lessee’s reasonable security precautions to inspect the same for Hazardous Materials. Without limiting any other term or provision of the Lease, Lessee shall indemnify, defend and hold harmless Lessor and the holder of any mortgage on the Premises from time to time from and against any claim, cost, expense, liability, obligation or damage, including, without limitation, reasonable attorneys’ fees and the cost of litigation, arising from, or relating to, the breach by Lessee of any of the provisions of this Article 17 and shall immediately discharge, or cause to be discharged, any lien imposed upon the Building, the Land or the Property or the Premises in connection with any such claim.

17.5 Decommissioning; Clean Certificate. Notwithstanding anything to the contrary contained in this Lease, upon expiration or earlier termination of the Term, Lessee shall cause the Premises to be “decommissioned” in accordance with all applicable Legal Requirements and Environmental Laws and shall leave the Premises and the Property (and the drains and lines and storage containers and basins serving the same and the Special Equipment) free of all chemicals, blood, germs, biological products and other Hazardous Materials. Without limiting the foregoing, upon expiration or earlier termination of the Lease, Lessee shall provide Lessor, at Lessee’s sole cost and expense, with a so-called “Clean Certificate” from a reputable, experienced third party industrial hygienist first approved by Lessor (which approval will not be unreasonably withheld, conditioned or delayed), licensed to do business in the Commonwealth of Massachusetts, dated within fifteen (15) days after Lessee and all parties claiming by, through and under Lessee, have vacated the Premises (but no earlier than the actual date Lessee and all parties claiming by, through and under Lessee, have vacated the Premises) certifying to the Lessor that (a) the Premises and the pipes, drains, storage containers, basins (including, without limitation, the Special Equipment used by Lessee) are free from all such substances and other Hazardous Materials, (b) the Premises and the pipes and drains serving the Premises, the Special Equipment used by Lessee has been completely sanitized, including, without limitation, all sanitization required in accordance with applicable Environmental Laws and other Legal Requirements, (c) any biological or chemical safety cabinets located in the Premises have been completely decontaminated, including, without limitation, all decontamination required under all Environmental Laws and other Legal Requirements. Without limiting the generality of the foregoing, the so-called Clean Certificate described hereinabove shall include at least the matters set forth in Exhibit F attached hereto and such other matters as Lessor may require which are in any way related to the use or occupancy of the Premises by Lessee or any Lessee Party.

The provisions of this Article 17 shall expressly survive expiration or earlier termination of the Lease.

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20.1 Quiet Enjoyment. Lessor covenants that, provided that an Event of Default has not occurred and is not then continuing, Lessee shall quietly have and enjoy the Premises during the Term, without hindrance or molestation from any person lawfully claiming by, through or under Lessor.

20.2 Rights of Ground Lessors and Mortgagees. No act or failure to act on the part of Lessor which would entitle Lessee under the terms of this Lease, or by law, to be relieved of Lessee’s obligations hereunder or to terminate this Lease, shall result in a release or termination of such obligations or a termination of this Lease unless (i) Lessee shall have first given written notice to Lessor’s ground lessors and mortgagees of record of the act or failure to act on the part of Lessor which Lessee claims as the basis of Lessee’s rights; and (ii) such ground lessors and mortgagees, after receipt of such notice, have failed or refused to correct or cure the condition within a reasonable time thereafter, including such time as necessary to obtain access to or possession of the Building, but nothing in this Lease shall be deemed to impose any obligation on any such ground lessor or mortgagee to correct or cure any such condition.

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20.3 Lease Subordinate. This Lease is and shall be subject and subordinate to any ground lease or mortgage hereafter on the Premises, and to all advances under any such mortgage and to all renewals, amendments, extensions and consolidations thereof, provided that no such subordination shall be effective unless Lessor shall obtain from such ground lessor or mortgagee an agreement (a “Non-Disturbance Agreement”) in commercially reasonable form whereby such ground lessor or mortgagee agrees not to disturb the possession of Lessee under this Lease or to join Lessee in summary or foreclosure proceedings in the event such ground lessor terminates its ground lease or such mortgagee forecloses its interest against the Premises under its mortgage so long as Lessee duly and promptly keeps and performs all of its obligations hereunder, and Lessee shall enter into such agreement and agree to attorn to such ground lessor or mortgagee as its landlord under this Lease in the event of such foreclosure. In confirmation of such subordination, Lessee shall execute and deliver promptly a certificate in recordable form that Lessor or any ground lessor or any mortgagee may request. Notwithstanding the foregoing provisions of this Section, the holder of any mortgage on the Premises may at any time subordinate its mortgage to this Lease by written notice to Lessee.

Any cash security held by Lessor pursuant to this section may be commingled with Lessor’s other funds.

Lessor shall assign and deliver the Security Deposit to any transferee of the Building and thereafter Lessor shall have no further responsibility therefor. Upon the expiration (or earlier termination) of the Term of this Lease, Lessor shall inspect the Premises, make such deductions from the Security Deposit as may be required to cure any default by Lessee hereunder, and, if Lessee is not then in default hereunder, return the cash security then held by Lessor to Lessee within thirty (30) days of such expiration or termination. If Lessee is in default at the time of such expiration or termination, the Lessor shall be entitled to retain so much of the Security Deposit as Lessor reasonably estimates to be Lessee’s liability to Lessor under this Lease and shall pay the balance, if any, to Lessee within such 30-day period.

In the event that Lessor applies all or any portion of the cash security, towards the cure of an Event of Default by Lessee hereunder or towards damages payable by Lessee to Lessor by reason of the occurrence of an Event of Default by Lessee hereunder, Lessee shall pay to Lessor, as Additional Rent, the amount so expended by Lessor within thirty (30) business days of notice given by Lessor so that at all times (subject to the thirty (30)-business day grace period herein referenced) Lessor shall be entitled to hold the full cash security required to be deposited with Lessor hereunder. Any failure of Lessee to deliver to Lessor the cash security as prescribed herein or any amounts expended from the cash security within the time and manner specified in this Section shall constitute an Event of Default under the Lease and Lessor shall retain such cash amounts (or the cash security, as appropriate) as a Security Deposit pursuant to the provisions of this Section.

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were represented by counsel skilled in negotiating and drafting commercial leases in Massachusetts, and that the acknowledgements and agreements contained herein are made with full knowledge of the holding in Wesson v. Leone Enterprises, Inc., 437 Mass. 708 (2002). Such acknowledgements, AGREEMENTS AND WAIVERS by Lessee are a material inducement to Lessor entering into this Lease.

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30.0 Financial Statements. Lessee shall (from time to time upon request of Lessor) provide Lessor on an annual basis with an audited financial statement for Lessee’s most recent fiscal year (including both a balance sheet and operating statement) prepared in accordance with generally accepted accounting principles by an independent, certified public accountant (or if no audited statement is prepared, then such statement may be prepared and certified by Lessor’s Chief Financial Officer) within ninety (90) days after the end of Lessee’s fiscal year. Lessor agrees that all such financial information shall be deemed the confidential and proprietary information of Lessee and, accordingly, may only be accessed by and made available to personnel of Lessor who have a reasonable need to review such information and who are obligated (i) to treat it as confidential, (ii) to use it only for the purposes of assessing Lessee’s financial condition as a Building lessee and (iii) not to transfer or disclose it except to other Lessor personnel who meet these same requirements.

31.0 OFAC Compliance.

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(b) The Basic Rent for each year during the Extension Term (the “Extension Term Basic Rent”) shall be determined in accordance with the process described hereafter. Extension Term Basic Rent shall be the greater of (i) Basic Rent for the last twelve (12) month period of the Initial Term, or (ii) the fair market rental value of the Premises then demised to Lessee as of the commencement of the Extension Term as determined in accordance with the process described below, for renewals of office/laboratory space in the Cambridge, Massachusetts area of equivalent quality, size, utility and location, with the length of the Extension Term and the availability of parking and common use laboratory facilities of Lessor in the Building and to be taken into account. Within thirty (30) days after receipt of the Extension Notice, Lessor shall deliver to Lessee written notice of its determination of the Extension Term Basic Rent for the Extension Term. Lessee shall, within thirty (30) days after receipt of such notice, notify Lessor in writing whether Lessee accepts or rejects Lessor’s determination of the Extension Term Basic Rent (“Lessee’s Response Notice”). If Lessee fails timely to deliver Lessee’s Response Notice, Lessor’s determination of the Extension Term Basic Rent shall be binding on Lessee.

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(c) If and only if Lessee’s Response Notice is timely delivered to Lessor and indicates both that Lessee rejects Lessor’s determination of the Extension Term Basic Rent and that Lessee desires to submit the matter to arbitration, then the Extension Term Basic Rent shall be determined in accordance with the procedure set forth in this Section 33.0(c). In such event, within ten (10) days after receipt by Lessor of Lessee’s Response Notice indicating Lessee’s desire to submit the determination of the Extension Term Basic Rent to arbitration, Lessee and Lessor shall each notify the other, in writing, of their respective selections of an appraiser (respectively, “Lessor’s Appraiser” and “Lessee’s Appraiser”). Lessor’s Appraiser and Lessee’s Appraiser shall then jointly select a third appraiser (the “Third Appraiser”) within ten (10) days of their appointment. All of the appraisers selected shall be individuals with at least five (5) years’ commercial appraisal experience in the area in which the Premises are located, shall be members of the Appraisal Institute (M.G.I.), and, in the case of the Third Appraiser, shall not have acted in any capacity for either Lessor or Lessee within five (5) years of his or her selection. The three appraisers shall determine the Extension Term Basic Rent in accordance with the requirements and criteria set forth in Section 33.0(b) above, employing the method commonly known as Baseball Arbitration, whereby Lessor’s Appraiser and Lessee’s Appraiser each sets forth its determination of the Extension Term Basic Rent as defined above, and the Third Appraiser must select one or the other (it being understood that the Third Appraiser shall be expressly prohibited from selecting a compromise figure). Lessor’s Appraiser and Lessee’s Appraiser shall deliver their determinations of the Extension Term Basic Rent to the Third Appraiser within five (5) days of the appointment of the Third Appraiser and the Third Appraiser shall render his or her decision within ten (10) days after receipt of both of the other two determinations of the Extension Term Basic Rent. The Third Appraiser’s decision shall be binding on both Lessor and Lessee. Each party shall bear the cost of its own appraiser and shall share equally in the cost of the Third Appraiser.

After the initial 36 months of the initial lease term, should Landlord seek to redevelop the property, Landlord, at his sole discretion, may terminate the lease upon six (6) months written notice. Any extension or extended lease term will continue to be subject to the redevelopment termination clause, after the initial 36 months of the initial lease term.

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Lessee shall be solely responsible for all costs and expenses which Lessor may suffer or incur or pay on account of or in any way related to the Lessee or any Lessee Party in their use of Special Equipment (including, without limitation, any damage caused to the Special Equipment).

Special Equipment Costs and Other Special Costs: As used herein, the term “Special Equipment Costs” shall mean all costs and expenses incurred by Lessor from time to time to maintain, repair, waste disposal, consulting services and the regulatory compliance of the Special Equipment. Without limiting the generality of the foregoing, the Special Equipment Costs shall also include Lessee’s share of costs and expenses incurred under or in connection with the MWRA Permit or any Environmental Laws or other Legal Requirements related to the use, operation, repair, or maintenance of the Special Equipment and/or the discharge of any liquids or other materials from the Special Equipment to the MWRA or other public sewer.

Special Equipment Use Charges. Lessee covenants and agrees to pay Lessor, in each case, within thirty (30) days of being billed therefor, as Additional Rent, a sum equal to the Special Equipment Use Charge (as said term is hereinafter defined). As used herein, the term “Special Equipment Use Charge” shall be an amount equal to the product obtained by multiplying the total Special Equipment Costs by Lessee’s Special Equipment Percentage (as said term is hereinafter defined). As used herein, the term “Lessee’s Special Equipment Percentage” shall mean the Lessee’s Share, subject to Expense Gross Up under Section 6.2. Notwithstanding the foregoing to the contrary, Lessee shall be responsible for one hundred (100%) percent of the Special Equipment Use Charges which are attributable to any (a) damage caused to the Special Equipment by Lessee or any Lessee Party, (b) any failure of Lessee or any Lessee Party to comply with the MWRA Permit or Environmental Laws or other Legal Requirements and all such costs and expenses shall be due and payable as Additional Rent within fifteen (15) days after being billed therefor by Lessor.

Notwithstanding any other provision of this Lease, Lessor shall have the right to monitor the allocation of charges for Special Equipment Charges to all Lessees of the Building to ensure that the allocation method is appropriately related to Lessee’s actual use of these services within or in connection with the Premises. If the current method of allocation is materially inaccurate, Lessor may change the method of allocation during the term, as necessary, to correct the disproportionate charges. In addition, if Lessor determines in the course of its audit of the charges for Special Equipment Charges previously allocated that Lessee has underpaid charges properly due for its use of any these services, Lessor shall invoice Lessee for the amounts due (together with reasonable back-up documentation regarding the total charges and the method of allocating the charges to Lessee) and Lessee shall pay such additional amount, as additional rent hereunder, within thirty (30) days of receipt of Lessor’s invoice therefor.

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MWRA Permit. Lessor shall use best efforts to apply for and obtain the MWRA Permit but if Lessor shall be unable to obtain the MWRA Permit, Lessor shall not be subject to any liability for failure to do so nor shall such failure affect the validity of this Lease, give rise to any right on the part of Lessee to any offset, deduction, abatement or credit against the Basic Rent, Additional Rent and other sums due under this Lease nor give rise to any right on the part of Lessee to terminate this Lease nor constitute an eviction (constructive or otherwise). Lessee agrees to cooperate in good faith with Lessor in applying for and obtaining the MWRA Permit and shall furnish such information that Lessor may reasonably require or as the issuer of the MWRA Permit may require in connection therewith. As used herein, the term “MWRA Permit” shall mean a sewer use discharge permit issued by the Massachusetts Water Resources Authority (the “MWRA”) under 360 CMR 10 relating to industrial waste water discharges from the Building’s acid neutralization system (comprising part of the Special Equipment) into the MWRA Sewer System. Lessor shall provide Lessee with a copy of the MWRA Permit when it is received.

Maintenance of Special Equipment. Lessor shall be responsible for maintenance, repair and replacement of the Special Equipment to the extent so provided in Paragraph 9 of Exhibit D hereof but in no event shall Lessor be responsible for any maintenance, repair or replacement of the Special Equipment at any time while an Event of Default has occurred and is continuing under this Lease nor shall Lessor be responsible for the maintenance, repair or replacement of the Special Equipment to the extent the need therefor is caused by any failure of Lessee or any Lessee Party to observe, perform and comply with this Lease or by any act or omission of the Lessee or any Lessee Party or by reason of any damage caused to the Special Equipment by Lessee or any Lessee Party. Without limiting any other term or provision of this Lease in no event shall Lessor have any obligation or liability to Lessee on account of, or in any way related to, any use, non-use of, or damage to, or contamination of the Special Equipment nor any failure of the Special Equipment to operate or function caused by any other lessee, subtenant, licensee, invitee, agent, servant, contractor or other party who may from time to time make use of the same nor on account of any failure of any such other lessee, subtenant, licensee, invitee, agent, servant, contractor or other party to comply with the MWRA Permit or other applicable Environmental Laws or other Legal Requirements in any way related to the Special Equipment or the use thereof. Notwithstanding the foregoing, Lessor shall repair the Special Equipment to keep it in good working order irrespective of the cause any damage to the Special Equipment; the cost of such repair being allocated as set forth in Section 6 above. To the extent damage to the Special Equipment is caused by another lessee in the Building, Lessor shall make good faith efforts to recover the costs of repairing such damage from the responsible lessee. Lessor shall use best efforts to maintain and renew the MWRA Permit and Lessee agrees to fully cooperate with Lessor in connection therewith. In no event shall Lessor have any liability to Lessee for lost revenues, profits, damage to business or consequential damages on account of, or in any way related to, the failure of Lessor to maintain, repair or replace the Special Equipment or for failure to obtain, maintain and/or renew the MWRA Permit nor for any failure of the Special Equipment to operate or function properly.

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Lessor shall never be liable for any failure to perform maintenance or make repairs or replacements which, under the provisions of this Section 34.0 or any other provision of this Lease, Lessor is obligated to perform or make or for failure to obtain or maintain the MWRA Permit or any other permit, license or approval required under Environmental Laws or other Legal Requirements for the use and operation of the Special Equipment or related to the disposal of fluids and other materials through the Special Equipment into the MWRA or other public sewer system or otherwise unless Lessee has given notice thereof to Lessor of the need to perform such maintenance, make such repairs or replacements or obtain or maintain any such licenses, permits or approvals and Lessor has failed to commence to perform such maintenance or to make such repairs or replacements or to obtain or maintain such licenses, permits or approvals within a reasonable time after actual receipt of such notice or Lessor fails to proceed with reasonable diligence to complete such maintenance, repairs or replacements, or to attempt to obtain such MWRA Permit or other licenses, permits or approvals, after receipt of such notice.

Without limiting any other term or provision of this Lease , Lessor reserves the right to curtail, suspend, interrupt and/or stop use of the Special Equipment without thereby incurring any liability to Lessee or any Lessee Party when necessary by reason of accident or emergency, or for repairs, alterations, replacements or improvements in the judgment of Lessor desirable or necessary or when required in order to comply with the MWRA Permit or other Environmental Laws or other Legal Requirements or when use thereof is interrupted, suspended or prevented under the MWRA Permit or Environmental Laws or other Legal Requirements (or by any governmental authority having jurisdiction with respect to the MWRA Permit) or when the MWRA Permit expires or when the use thereof or the maintenance, repair or replacement thereof is prevented by strikes, lockouts, difficulty of obtaining materials, accidents or any other cause beyond Lessor’s control or by laws, orders or inability by exercise of reasonable diligence, to obtain electricity, water, gas, steam, coal, oil or other suitable fuel or power. No diminution or abatement of rent or other compensation, nor any direct, indirect or consequential damages or claims for lost profits, or damage to business shall, or will be, claimed by Lessee (or any Lessee Party) as a result of, nor shall this Lease nor any of the obligations of Lessee or any Lessee Party be affected or reduced by reason of any such interruption, curtailment, or suspension. Failure or omission on the part of Lessor to maintain, repair or replace the Special Equipment or to obtain or maintain the MWRA Permit or otherwise comply with Environmental Laws or other Legal Requirements related to the Special Equipment shall not be construed as an eviction of Lessee, actual or constructive, or entitle Lessee to an abatement of Basic Rent, nor to render the Lessor liable in damages, nor release Lessee from prompt fulfillment of any of its covenants under this Lease, but does entitle Lessee to terminate this Lease as a breach of the covenant of quiet enjoyment.

34.2 Access to Special Equipment Located Within Premises.

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A portion of the Special Equipment, namely (i) the de-ionized water system and related pipes, equipment and other appurtenances; (ii) the specialize HVAC systems that supply the various specialized systems including the hoods and (iii) the Autoclave glass washing system located on the second (2nd) floor of the Building, is located within the Premises or elsewhere on the first and second floor of the Building (the foregoing, together with any other equipment, pipes and appurtenances related to the Special Equipment which are located in the Premises or elsewhere on the first and second floor are collectively hereinafter called the “Di-Ionizing Special Equipment”). Lessee agrees that it shall not alter damage, relocate or remove the Di-Ionizing Special Equipment or do anything within the Premises which could adversely affect the Di-Ionizing Special Equipment or the use, operation or maintenance thereof.

Each Approved User (as said term is hereinafter defined) shall, so long as it remains an Approved User, have the right to make use of and/or inspect and/or test the Special Equipment within the Building and Lessee shall fully cooperate with each Approved User in the exercise by such Approved User of its rights hereunder. As used herein the term “Approved User” shall mean (a) any other lessee, subtenant or occupant of all or any part of the Property which Lessor has designated as an Approved User by written notice to Lessee (an” Approved User”), (b) all employees of any such Approved User and (c) any other person or entity which Lessor designated as an Approved User by written notice from Lessor to Lessee. Lessor shall have the right, from time to time, to terminate and/or renew or modify the status of any person or entity as an Approved User by written notice to Lessee.

In addition to all other rights of Lessor under the Lease, there is reserved to the Lessor and each of the Lessor Parties, the right and easement to enter upon the Premises from time to time, upon 2 days written notice to Lessee, or otherwise provided in herein, in order to inspect, maintain, repair, replace, test, alter or otherwise deal with any Special Equipment in accordance with the provisions of Section 11(h) during reasonable hours, unless in an emergency situation, making it impracticable or impossible to provide advanced notice.. Lessee agrees to fully cooperate with Lessor in connection with the exercise by Lessor of its rights hereunder. Lessor agrees to use best efforts to minimize interference with Lessee’s use of the Premises in connection with any maintenance, repair, replacement or alteration of the Special Equipment.

[Signatures on the following page]

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

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EXHIBIT A

PREMISES

See attached plan

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EXHIBIT B

DESCRIPTION

A certain parcel of land shown as “Map 203A LOT 70” on ALTA/ACSM LAND TITLE SURVEY IN CAMBRIDGE, MASSACHUSETTS, Located in Cambridge Massachusetts” Dated xxxxx by Dunn McKenzie Inc. - bounded and described as follows.

Beginning at a granite bound on the southerly sideline Bolton Street at northeast corner of N/F Demchak; thence

The above describe parcel contains an area of 100,956 square feet (2.31 acres) more or less.

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EXHIBIT C

SERVICES PROVIDED BY LESSEE

This Exhibit is incorporated by reference into the Lease by and between Bolton Street Partners, LLC, as Lessor, and Aura Biosciences, Inc., as Lessee. Terms defined in or by reference in the Lease not otherwise defined herein shall have the same meaning herein as therein.

Lessee shall provide and pay for the following services (These services will be provided through Building management on a time and materials basis and billed to the Lessee):

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EXHIBIT D

SERVICES PROVIDED BY LESSOR

This Exhibit is incorporated by reference into the Lease by and between Bolton Street Partners, LLC, as Lessor, and Aura Biosciences, Inc., as Lessee. Terms defined in or by reference in the Lease not otherwise defined herein shall have the same meaning herein as therein.

Lessor shall provide the following services at the Building and the Lessee shall pay for the following services in accordance with this Lease:

All Building heating equipment, electrical equipment, and plumbing systems in public areas and in all of the bathrooms located within the core area of the Building (but not the plumbing in bathrooms in the Premises); all Building air conditioning equipment, excluding special air conditioning equipment installed by or at request of Tenant; all window frames and glass, unless the damage to any of the above is caused by the willful neglect or misuse by Lessee.

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EXHIBIT E

RULES AND REGULATIONS

This Exhibit is incorporated by reference into the Lease by and between Bolton Street Partners, LLC, as Lessor, and Aura Biosciences, Inc., as Lessee. Terms defined in or by reference in the Lease not otherwise defined herein shall have the same meaning herein as therein.

The following rules and regulations shall apply, where applicable, to the Premises, the Building, the parking area associated therewith, the Land and the appurtenances thereto:

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EXHIBIT F

CLEAN CERTIFICATE

Registered Industrial Hygienist Name:

Building/Room Number: [Description of Sublet Premises to be inserted here]

All of the items below have been completed and are ready for the inspection/sign-off by the approved Registered Industrial Hygienist.

1) Radioactive Materials:

X All equipment that is or was used for holding, handling or shielding radioactives which is to remain in the Sublet Premises has been cleaned.

X All radioactive signage has been removed.

X A termination survey has been completed and documented by a registered industrial hygienist and a copy is attached hereto.

I certify that the above tasks have been completed.

                                                                                                                                               Registered Industrial Hygienist

Date:

Registered Industrial Hygienist Approval

Biological Hazardous Materials

X All equipment that contained BIOHAZARDS was cleaned inside and out with an EPA approved disinfectant.

X All BIOHAZARD labels have been-removed. X All BIOHAZARDS have been removed.

X All countertop bench papers have been removed and counters wiped down with an EP A approved disinfectant.

X Every surface, especially shelves, drawers and bench tops (and under benchtop equipment) has been cleaned for razor blades, needles, syringes, pipettes, scalpels, microscope slides, cover slips and other sharp objects. These items have been properly disposed of in sharps containers.

X The Sublet Premises including the walls, floors, glass and other surfaces and all fixtures and equipment in or serving the Sublet Premises have been cleaned using an EP A approved disinfectant and all Hazardous Substances have been removed therefrom.

I certify that the above tasks have been completed.

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                                                                                                                                                                Registered Industrial Hygienist

Date:

Hazardous Materials

X All containers of hazardous waste or materials have been removed.

X All Hazardous Substances (as said term is define in the Consent to which this is attached) in the Sublet Premises have been removed from the Sublet Premises and the Property.

X All FUME HOODS display certification of decontamination or suitable alternative as provided by the undersigned Registered Industrial Hygienist.

I certificate that the above tasks have been completed.

                                                                                                          Registered Industrial

Hygienist Date:

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EXHIBIT G

PROPOSED 2011 OPERATING EXPENSE BUDGET

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Projected Budget for 85 Bolton St., Cambridge, MA

LEASE MODIFICATION

THE FOLLOWING “LEASE MODIFICATION” DATED September 6, 2011, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE).

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein:

1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0:

BASIC RENT

4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein.

5. This is legally binding agreement. Consult legal council if you do not understand.

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will

LEASE MODIFICATION

THE FOLLOWING “LEASE MODIFICATION” DATED October 17, 2011, between Bolton Street Partners , LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE).

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and lo make such other modifications as are expressly stated here in:

4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein .

5. This is legally binding agreement. Consult legal council if you do not understand .

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will.

LEASE MODIFICATION

THE FOLLOWING “LEASE MODIFICATION” DATED January 23, 2013, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE).

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011 for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein:

1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0:

BASIC RENT

4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein

5. This is legally binding agreement. Consult legal council if you do not understand

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own

4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein

5. This is legally binding agreement. Consult legal council if you do not understand

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will.

LEASE MODIFICATION

THE FOLLOWING “LEASE MODIFICATION” DATED March 21, 2014, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE).

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011 and January 23, 2013, for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in ‘The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein:

1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0:

LESSEE’S SHARE:

4. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same arc inconsistent with, or specifically modified by the provisions contained herein.

5. This is legally binding agreement. Consult legal counsel if you do not understand.

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will.

LEASE MODIFICATION

THE FOLLOWING “LEASE MODIFICATION” DATED August 5, 2015, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc . (LESSEE).

The parties to this Lease Modification previously entered into a Lease elated June 9, 2011 , and modified on September 16 and October 17, 2011, January 23, 2013 and March 21, 2014, for certain premises at 85 Bolton Street, Cambridge, MA. which premises is described in “The Lease” and arc referred to there in, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Section; of Lease with these modifications stated below and to make such other modifications as am expressly stated herein:

2. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein.

3. This is legally binding agreement. Consult legal council if you do not understand.

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will.

LEASE MODIFICATION

THE FOLLOWING “LEASE MODIFICATION” DATED December 14, 2015, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE) .

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011, January 23, 2013, March 21, 2014 and August 5, 2015, for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein:

1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0:

2, This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein

3_ This is legally binding agreement Consult legal council if you do not understand.

4. Lessor’s Work LESSOR agrees to complete the following work at LESSOR cost:

Lessor shall complete any such punch-list items in a reasonably diligent manner,

5. Broker(s) to be paid by Lessor for the square feet of Lease for the term of February !, 2016 to January 18, 2018. Lessor and Lessee each represent to the other that they have dealt with no broker in connection with this Lease other than Newmark Knight Frank and Transwestern/RBJ (the “Broker(s)”). If, and only if, this Lease is executed and delivered by both Lessor and Lessee, Lessor shall pay the Broker a brokerage fee under a separate agreement with the Broker. Lessee agrees to indemnify and hold Lessor harmless from and against any claims for commissions or fees by any person other than the Broker by reason of any act of Lessee or its representatives. Lessor agrees to indemnify and hold Lessee harmless from and against any claims for commissions or fees by any person by reason of any act of Lessor or its representatives.

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will.

LEASE MODIFICATION

THE FOLLOWING “LEASE MODIFICATION” DATED June 19, 2017, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE).

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011, January 23, 2013, March 21, 2014, August 5, 2015 and December 14, 2015 for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein:

1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0:

BASIC RENT

2. This LEASE MODIFICATION hereby incorporates as if set forth folly herein all other terms, covenants and agreements contained in the LEASE together with all addendum s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein.

3. The Lessor agrees to conduct the maintenance and repair items attached in Exhibit A as part of its building maintenance program. The second floor bathrooms and hallway carpet will be completed by December 31, 2017 and all work is to be completed by June 30, 2018.

4. The Lessee shall notify in writing the Lessor by November 15, 2017 as to whether Lessee has closed Lessee’s next round of financing. If and only if Lessee has not closed Lessee’s next round of financing then Lessee shall have the option of terminating the February 1, 2018 to January 31, 2020 portion of the lease term. If Lessor does not receive written Notice by November 15, 2018, then the February 1, 2018 to January 31, 2020 term shall be in full effect and binding.

5. This is legally binding agreement. Consult legal counsel if you do not understand.

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will.

Exhibit A - 85 Bolton Street Improvements

Hallway

Large Conference Room # 201 (to be completed by June 30^th, 2018)

Small Conference Room #248

Ladies Bathroom #251

Men’s Bathroom (#250)

Ladies & Gents Bathrooms (#219 & #220)

Small Kitchen

LEASE EXTENSION AGREEMENT

THIS EXTENSION AGREEMENT DATED October 17, 2019, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE).

The parties to this Lease Extension Agreement previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011, January 23, 2013, March 21, 2014, August 5, 2015 and December 14, 2015 and June 19, 2017 for certain premises at 85 Bolton Street, Cambridge, MA, which premises are described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to expand the Premises, extend the lease term and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein:

1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0:

BASIC RENT FOR EXTENSION TERM

2. This LEASE EXTENSION AGREEMENT hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein.

3. The Lessor agrees to conduct the maintenance and repair items attached in Exhibit A as part of its building maintenance program, which included exterior paving, repainting and slatting exterior fencing and exterior painting. Build out for Labs 253, 253A, 256, and 231 attached in Exhibit B.

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will.

EXHIBIT B

LEASE MODIFICATION

THE FOLLOWING “LEASE MODIFICATION” DATED March 10, 2021, between Bolton Street Partners, LLC (LESSOR) and Aura Biosciences, Inc. (LESSEE).

The parties to this Lease Modification previously entered into a Lease dated June 9, 2011, and modified on September 16 and October 17, 2011, January 23, 2013, March 21, 2014, August 5, 2015 and December 14, 2015, June 19, 2017 and October 17, 2019 for certain premises at 85 Bolton Street, Cambridge, MA, which premises is described in “The Lease” and are referred to therein, and will be referred to herein, as the “Demised Premises”. The parties hereto desire to renew and modify the Lease and to replace the Sections of Lease with these modifications stated below and to make such other modifications as are expressly stated herein:

1. “Reference Data”. The following terms shall have the definitions set forth in this Section 1.0:

BASIC RENT

2. LANDLORD’S WORK:

Landlord, at its sole expense, shall perform the following improvements to the Premises:

3. This LEASE MODIFICATION hereby incorporates as if set forth fully herein all other terms, covenants and agreements contained in the LEASE together with all addendum’s, amendments, riders and exhibits, except as the same are inconsistent with, or specifically modified by the provisions contained herein.

4. This is legally binding agreement. Consult legal counsel if you do not understand.

IN WITNESS HEREOF, the parties hereto executed this LEASE EXTENSION AGREEMENT as of the date set forth above, and by their own free will.