THE Landlord in consideration of the rents herein reserved (including the adjustments thereof following any Rent Review as hereinafter provided) and the covenants on the part of the Tenant and the Guarantor and the conditions hereinafter contained HEREBY DEMISES unto the Tenant the Demised Premises TOGETHER WITH the rights, easements and privileges specified in [Schedule 2] EXCEPTING AND RESERVING the rights and easements specified in [Schedule 3] TO HOLD the Demised Premises unto the Tenant from and including the Term Commencement Date for the Term YIELDING AND PAYING unto the Landlord or the Management Company (or any nominee of either in the case of any contribution to a sinking or reserve fund) as appropriate during the Term:-

Demise. Landlord hereby leases to Tenant, and Tenant hereby hires from Landlord, the premises hereinafter described (the “Premises”), consisting of approximately 161,815 rentable square feet consisting of the 3rd, 4th and 5th floors of a building, associated below grade parking garage, and associated subsurface improvements to be constructed at property to be known as 101 College Street, New Haven, Connecticut (the “Building”), as such Premises are shown on the plan attached hereto as [Exhibit 2.1] (the “Premises Plans”), together with the non-exclusive right to use the common areas for their intended purposes, for the Term hereinafter stated, for the rents hereinafter reserved, and upon and subject to the terms, restrictions and reservations hereinafter provided in this Lease and those matters of record set forth on [Exhibit 2.1](a), all of which Tenant shall conform to (Landlord represents that none of such matters of record prohibit use of the Premises for the Permitted Use). The common areas of the Property include the portions thereof designated by Landlord for the common use of tenants (including Tenant) and others, such as sidewalks, parking areas (including the Garage), grounds, lobby areas, boiler and mechanical rooms and areas. Landlord shall permit Tenant to have access to the common areas of the Building for installing and maintaining specific services or utilities designated for and/or dedicated to the specific use of Tenant (that is not with respect to shared services or utilities) with Landlord’s prior consent (which consent shall not be unreasonably withheld).

Demise of Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises for the Term upon the terms and conditions specified in this Lease.

Demise of Sublease Premises. Pursuant to the terms and conditions of this Sublease, Sublessor hereby subleases to Sublessee, and Sublessee hereby subleases from Sublessor, the approximately 33,407 rentable square feet consisting of the entire second floor of the Master Premises (the “Sublease Premises”). The rentable area of the Sublease Premises and the Master Premises as stated in this Sublease shall be binding on the parties without regard to any discrepancy between the actual rentable areas and those stated herein.

Demise of Expansion Premises. Subject to Section 10 of this Amendment, Landlord hereby demises and leases to Tenant, and Tenant hereby hires and takes from Landlord, the Expansion Premises. Said demise of the Expansion Premises shall be for a term commencing on the date Landlord delivers the Expansion Premises to Tenant in the Delivery Condition (as hereinafter defined) (the “Expansion Premises Commencement Date”) and shall expire on April 30, 2025 (the “New Expiration Date”). Landlord shall use commercially reasonable efforts to deliver the Expansion Premises to Tenant in the Delivery Condition on or before July 1, 2021 (the “Estimated Expansion Premises Commencement Date”); however, the failure of Landlord to cause the Delivery Condition to occur on or before the Estimated Expansion Premises Commencement Date shall in no way affect the validity of the Lease, this Amendment, or the obligations of Tenant hereunder, and Tenant shall not have any claim against Landlord by reason thereof. Notwithstanding anything set forth in this Amendment to the contrary, if the Estimated Expansion Premises Commencement Date has not occurred on or

Demise Of Leased Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, for the Lease Term and upon the terms and subject to the conditions of this Lease, that certain interior space described in Article 1 as the Leased Premises. The effectiveness of this Lease is subject to the receipt by Landlord and Tenant of the consent of the Ground Lessor as described in Paragraph 4.15 below, and if Ground Lessor does not so consent by the date which is thirty (30) days after the Effective Date of this Lease, this Lease shall automatically terminate and be null and void. Tenant’s lease of the Leased Premises, together with the appurtenant right to use the Common Areas as described in Paragraph 2.2 below, are subject to all easements and other matters now of public record respecting the use of the Leased Premises and Property. Notwithstanding any provision of this Lease to the contrary, Landlord hereby reserves to itself for maintenance and repair purposes only, all rights of access, use and occupancy of the Building roof, and Tenant’s rights of access, use or occupancy of the Building roof shall be solely as set forth in Paragraph 4.14 below or as is otherwise required in order to enable Tenant to perform Tenant’s maintenance and repair obligations pursuant to this Lease.

Demise. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises for the Term and upon and subject to the terms, covenants and conditions set forth in this Lease. Tenant hereby accepts the Premises and the Building in their respective present “as is”, “where is” and “with all faults” condition, except as otherwise specifically set forth in this Lease (including, without limitation, Landlord’s maintenance and repair obligations expressly set forth herein and Landlord’s express construction obligations under the Work Letter (if any)).

Sublandlord hereby sublets the Subleased Premises to Subtenant, and Subtenant hereby sublets the Subleased Premises from Sublandlord, upon the terms, covenants, conditions, provisions and agreements hereinafter set forth.

Amendment to Demise. Sublandlord and Subtenant hereby agree to amend Section 1 of the Agreement by # adding after Building in the first sentence: “and approximately ±6,000 rentable square feet of office/lab space located on the first floor of the Building (“Additional Sublease Premises”);” # adding at the end of the second sentence: “and the square footage of the Additional Sublease Premises shall be as specified in Exhibit A to Amendment No. 1 to Sublease Agreement.”; and # adding as a new sentence: “As used throughout the Sublease, Sublease Premises shall include Additional Sublease Premises unless otherwise specified.”

Landlord hereby demises and leases to Tenant, and Tenant hereby accepts from Landlord, the Premises, subject to the terms and conditions of this Lease.