Agreement for Termination of Lease and Voluntary Surrender of Premises, dated as of March 11, 2022, by and between Metacrine, Inc. and ARE-SD Region No. 30, LLC

Exhibit 10.1

AGREEMENT FOR TERMINATION OF LEASE

AND VOLUNTARY SURRENDER OF PREMISES

This Agreement for Termination of Lease and Voluntary Surrender of Premises (this “Agreement”) is made and entered into as of March 11, 2022, by and between ARE-SD REGION NO. 30, LLC, a Delaware limited liability company (“Landlord”), and METACRINE, INC., a Delaware corporation (“Tenant”), with reference to the following:

RECITALS

A. Pursuant to that certain Lease dated as of June 16, 2017 (as amended, the “Lease”), Tenant now leases from Landlord a portion of certain premises known as Suite C (and also known as Suite 130) in the building located at 3985 Sorrento Valley Boulevard, San Diego, California 92121, which Premises consists of approximately 20,475 rentable square feet (the “Premises”), all as more particularly described in the Lease. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease.

B. The term of the Lease is scheduled to expire on March 31, 2023 (the “Expiration Date”).

C. Tenant and Landlord desire, subject to the terms and conditions set forth below, to accelerate the Expiration Date of the Term of the Lease.

D. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease.

NOW, THEREFORE, in consideration of the foregoing and of the mutual promises made herein, and for other good and valuable consideration the receipt of which is hereby acknowledged, Landlord and Tenant agree as follows:

1. Accelerated Termination Date. Landlord and Tenant agree, subject to the terms of this Agreement, to accelerate the Expiration Date of the Term of the Lease from March 31, 2023, to the later of (x) March 31, 2022 and (y) the date that Landlord notifies Tenant that Landlord has executed a lease agreement, on terms and conditions acceptable to Landlord, with a third party for the Premises (as applicable, the “Termination Date”). In no event shall Landlord have any liability to Tenant if the requirement set forth in clause (y) of the preceding sentence does not occur.

2. Termination. Notwithstanding anything to the contrary contained in this Agreement, if Tenant does not surrender the Premises on or before the Termination Date in strict accordance with the terms of this Agreement, the Term of the Lease shall nonetheless terminate on the Termination Date and the holdover provisions of the Lease shall apply.

3. Base Rent and Other Charges. Tenant shall be responsible for the payment of all Base Rent, Operating Expenses and for any other amounts payable by Tenant under the Lease through the Termination Date. Tenant shall not be required to pay Base Rent for any period following the Termination Date so long as Tenant surrenders the Premises in strict compliance with this Agreement and the Lease, as modified by this Agreement, and Tenant is not in breach hereof or under the Lease.

4. Termination and Surrender. Tenant shall voluntarily surrender the Premises as provided in this Agreement. Tenant agrees to cooperate reasonably with Landlord in all matters, as applicable, relating to surrendering the Premises in accordance with the surrender requirements set forth in the Lease and in the condition required pursuant to the Lease, as modified by this Agreement. Notwithstanding anything in the Lease to the contrary, Tenant shall not be required to remove from the Premises on or before the Termination Date (i) any wires, cables or similar equipment installed by Tenant at the Premises; (ii) any Installations or any Notice-Only Alterations; (iii) the Monument Sign, or any other signage installed by Tenant at the Premises or (iv) the Personal Property listed on Exhibit A and Exhibit B. After the Termination Date, Tenant shall have

no further rights of any kind with respect to the Premises. Notwithstanding the foregoing, as provided in Section 6 hereof, those provisions of the Lease which, by their terms, survive the termination of the Lease shall survive the surrender of the Premises and termination of the Lease provided for herein.

5. Landlord Work. From and after the date of this Agreement and continuing through and until the Termination Date, Landlord and Tenant agree to cooperate so that Landlord may, if Landlord so elects, undertake construction and/or alterations with respect to the Premises including, without limitation, performing certain tenant improvements, painting, and cleaning of floors (collectively, the “Landlord Alteration Work”) and Landlord and its agents and contractors may access the Premises to perform such Landlord Alteration Work). The Landlord Alteration Work shall be without cost, expense or liability to Tenant (except to the extent such cost, expense or liability is caused by Tenant or any of its employees, agents, contractors or invitees).

6. No Further Obligations. Landlord and Tenant each agree that the other is excused, released, and discharged as of the Termination Date from any further obligations under the Lease with respect to the Premises, excepting only such obligations under the Lease which are, by their terms, intended to survive termination of the Lease and except as provided for in this Agreement. In addition, nothing herein shall be deemed to limit or terminate any common law or statutory rights either party hereto may have with respect to the other party hereto, including in connection with any hazardous materials or for violations of any governmental requirements or requirements of applicable law. Nothing herein shall excuse Tenant or Landlord from its obligations under the Lease, as modified by this Agreement, prior to the Termination Date.

7. Personal Property. Notwithstanding anything in the Lease to the contrary, Tenant shall surrender the Premises on the Termination Date with all of Tenant’s personal property described on Exhibit A and Exhibit B left in place (“Personal Property”). Landlord hereby acknowledges that ownership of the Personal Property listed on Exhibit A shall transfer to Belharra Therapeutics, Inc., a Delaware corporation (“Belharra”) on the Termination Date pursuant to the terms of a separate written agreement between Tenant and Belharra, and the ownership of the Personal Property listed on Exhibit B shall transfer to Landlord on the Termination Date. Any other personal property of Tenant remaining in the Premises after the Termination Date is hereby agreed to be abandoned by Tenant and may be disposed of by Landlord, in Landlord’s sole discretion, without obligation or liability of any kind to Tenant.

8. Acknowledgment. Tenant and Landlord each acknowledges that it has read the provisions of this Agreement, understands them, and is bound by them. Time is of the essence in this Agreement.

9. No Assignment. Tenant represents and warrants that Tenant has not assigned, mortgaged, subleased, pledged, encumbered or otherwise transferred any interest in the Lease and that Tenant holds the interest in the Premises as set forth in the Lease as of the date of this Agreement. Landlord represents and warrants to Tenant that Landlord has not assigned the Lease.

10. No Modification. This Agreement may not be modified or terminated except in writing signed by all parties.

11. Successors and Assigns; Authority. The covenants and agreements herein contained shall inure to the benefit and be binding upon the parties and their respective successors and assigns. Tenant represents and warrants to Landlord that Tenant has the full right, legal power, and actual authority to bind Tenant to the terms and conditions hereof. Landlord represents and warrants to Tenant that Landlord has the full right, legal power, and actual authority to bind Landlord to the terms and conditions hereof.

12. Attorneys’ Fees. In the event of a dispute between the parties, the prevailing party in any litigation brought by either party in connection with this Agreement shall be entitled to have its reasonable and documented attorneys’ fees and costs paid by the other party. Each party shall be responsible for its own costs and legal fees in connection with the negotiation, execution and delivery of this Agreement and the consummation of the transactions contemplated hereby.

13. Conflict of Laws. This Agreement shall be governed by the laws of the state in which the Premises are located.

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

15. Counterparts. This Agreement may be executed in 2 or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process complying with the U.S. federal ESIGN Act of 2000) or other transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes. Electronic signatures shall be deemed original signatures for purposes of this Agreement and all matters related thereto, with such electronic signatures having the same legal effect as original signatures.

[Signatures are on the next page]

IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first written above.

EXHIBIT A

List of Personal Property to be Transferred to Belharra

Lab Equipment

Lab IT Equipment

Other IT Equipment

Office Equipment

EXHIBIT B

List of Personal Property to be Transferred to Landlord