SIXTH AMENDMENT TO LEASE

THIS SIXTH AMENDMENT TO LEASE (“Sixth Amendment”) is made and entered into as of the 22 day of February, 2017 by and between COPLEY PLACE ASSOCIATES, LLC, a Delaware limited liability company (the “Landlord”), and WAYFAIR LLC, a Delaware limited liability company (the “Tenant”).

Reference is made to the following:

A.That certain lease (“Original Lease”) dated as of April 18, 2013, by and between Landlord and Tenant as amended by a First Amendment to Lease (“First Amendment”) dated as of February 11, 2014 and a Second Amendment to Lease (“Second Amendment”) dated as of October 24, 2014 and a Third Amendment to Lease dated as of October 8, 2015 (“Third Amendment”) and a Fourth Amendment to Lease dated as of February 3, 2016 (“Fourth Amendment”) as supplemented by a letter agreement dated July 28, 2016 (the Fourth Amendment as so supplemented, the “Supplemented Fourth Amendment”) and a Fifth Amendment to Lease dated as of July 29, 2016 (“Fifth Amendment”) by and between Landlord and Tenant (the Original Lease as amended by the First Amendment, the Second Amendment, the Third Amendment, the Supplemented Fourth Amendment and the Fifth Amendment is referred to herein as the “Lease”) of space in the Office Section of the Building containing 881,660 rentable square feet, known as Copley Place, in Boston, Suffolk County, Massachusetts consisting of approximately 544,479 rentable square feet of space on the First, Second, Third, Fourth, Fifth, Sixth and Seventh Floors of Four Copley Place and on the Second, Third, Fifth and Sixth Floors of Three Copley Place and on the First, Third, Fifth, Sixth and Seventh Floors of One Copley Place and on the Fifth, Sixth and Seventh Floors of Two Copley Place (collectively, the “Current Premises”); and

B.Landlord has available or will have available for lease additional space in the Building; and

C.Tenant has agreed to lease from Landlord such additional space in the Building on the terms and conditions set forth below; and

D.Each capitalized term used in this Sixth Amendment without definition or reference to a specific amendment to the Original Lease shall have the meaning ascribed to such term in the Original Lease.

NOW, THEREFORE, in consideration of the mutual covenants and agreements hereinafter set forth and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree to amend the Lease and otherwise agree as follows:

1.Increase in Premises Demised under the Lease. The Current Premises shall be increased by the addition thereto of the spaces (“Amendment 6 Expansion Spaces”) described

on Exhibit A attached hereto as of the respective Add to Premises Dates set forth in Exhibit A hereto. The Amendment 6 Expansion Spaces, which aggregate approximately 110,754 rentable square feet, are shown on plans attached hereto as Exhibit B.

2.    Base Rent.

3.    Proportionate Shares.

4.    Condition of Amendment 6 Expansion Spaces.

time to time). Subject to the foregoing, the obligations of Landlord under Exhibit B-2 of the Original Lease shall not be applicable to the Amendment 6 Expansion Spaces nor shall Tenant have any right to any Allowance with respect to the Amendment 6 Expansion Spaces under Article 38 of the Original Lease. Tenant shall be responsible for the demolition of the Amendment 6 Expansion Spaces and for all construction therein and for installation of telecommunications, business equipment and furniture (all of which shall be subject to the terms and conditions of the Lease regarding Alterations as if the amendment 6 Expansion Spaces were a part of the Premises) and all costs in connection therewith including without limitation, electricity used incident to such demolition and construction therein. Without limiting the generality of the foregoing, all work necessary to prepare the Amendment 6 Expansion Spaces for Tenant’s occupancy shall be performed at Tenant’s sole cost and expense, in accordance with the applicable provisions of this Lease. Furthermore, if any alterations or modifications to the Building are required under applicable Legal Requirements by reason of the density of Tenant’s usage if in excess of ordinary office-related use or the Alterations made by Tenant to the Amendment 6 Expansion Spaces which are not ordinary office leasehold improvements, the cost of such Building modifications (including, without limitation, to bathrooms) shall be paid by Tenant.

5.    Letter of Credit. Tenant agrees, on or before October 1, 2017 to increase the Letter of Credit Amount to $6,908,000.00. Section 1.21 of the Lease is hereby amended accordingly.

6.    Boardroom Relocation. Tenant shall be solely responsible for all costs and expenses related to the relocation of its boardroom (the “Boardroom Relocation”); provided, however, Landlord shall provide an allowance for construction and relocation costs (including the purchase of new furniture, fixtures, and equipment for the boardroom) related to the Boardroom Relocation in an amount not to exceed One Hundred Nineteen Thousand One Hundred Eighty and 00/100 Dollars ($119,180.00) (the “Boardroom Allowance”). If the actual cost of the Boardroom Relocation is less than the Boardroom Allowance, Tenant shall not be entitled to any credit, payment or abatement on account thereof. If the actual cost of the Boardroom Relocation exceeds the Boardroom Allowance, Tenant shall be responsible for all

amounts in excess thereof. Landlord agrees to pay the Boardroom Allowance to Tenant within forty-five (45) days of completion of the Boardroom Relocation and Landlord’s receipt of invoices therefor, together with the contractor’s waiver of liens with respect to such work.

7.    Potential Expansion Space. Section 7 of the Fifth Amendment (including Exhibit “E” of the Fifth Amendment) is hereby deleted in its entirety and is of no further force or effect. In addition, Tenant hereby acknowledges that it did not exercise any rights under said Section 7 prior to January 1, 2017.

8.    Fifth Amendment Right of First Offer. Tenant hereby acknowledges that the terms and conditions of its right of first offer under Section 9 of the Fifth Amendment shall not apply to the leasing of the Amendment 6 Expansion Spaces contemplated under this Sixth Amendment; provided, however, that Tenant’s rights under said Section 9 of the Fifth Amendment shall remain in full force and effect with respect to all of the other space described therein.

9.    Brokerage. Tenant represents that Tenant has dealt with (and only with) Transwestern/RBJ as broker in connection with this Sixth Amendment, and that insofar as Tenant knows, no other broker negotiated this Sixth Amendment or is entitled to any commission in connection therewith. Tenant agrees to indemnify, defend and hold harmless Landlord its employees and agents from and against any claims made by any broker or finder other than the broker described above for a commission or fee in connection with this Sixth Amendment or any sublease hereunder (but nothing herein shall be construed as permitting any such sublease) provided that Landlord has not in fact retained such broker or finder. Landlord agrees to indemnify, defend and hold harmless Tenant, its employees and agents from and against any claims made by any broker or finder named above or any other broker claiming to have earned a commission or fee in connection with this Sixth Amendment, provided Tenant has not in fact retained such broker or finder. In addition, Landlord shall pay the fees of Transwestern/RBJ with respect to this Sixth Amendment in accordance with a separate agreement with such broker.

10.    Miscellaneous.

represents and warrants to Tenant that as of the date of Landlord’s execution of this Sixth Amendment, there is no mortgage on the Building or the Property. Landlord shall request and use reasonable efforts to obtain from the DOT a recognition agreement with respect to this Sixth Amendment consistent with the provisions of the last paragraph of Article 21 of the Lease.

IN WITNESS WHEREOF, Landlord and Tenant have caused this document to be executed under seal as of the date first above written.

COPLEY PLACE ASSOCIATES, LLC, a Delaware limited liability company

By: /s/ DAVID J. CONTIS
David J. Contis
hereunto duly authorized

WAYFAIR LLC

By: /s/ NICHOLAS MALONE
Its: Chief Administrative Officer & Treasurer and not individually
hereunto duly authorized