245 FIFTH AVENUE WALTHAM, MASSACHUSETTS

LEASE AGREEMENT BETWEEN

NWALP PHOP PROPERTY OWNER LLC,

a Delaware limited liability company, AS LANDLORD

AND

STOKE THERAPEUTICS, INC.,

a Delaware corporation, AS TENANT

TABLE OF CONTENTS

1. Basic Lease Information 1

2. Lease Grant 4

3. Term and Commencement Date 4

4. Rent 7

5. Compliance with Laws; Use 8

6. Letter of Credit 10

7. Building Services 10

8. Alterations 12

9. Repairs and Maintenance 13

10. Entry by Landlord 15

11. Assignment and Subletting 15

12. Notices 17

13. Indemnity and Insurance 18

14. Casualty Damage 20

15. Condemnation. 21

16. Events of Default 21

17. Limitation of Liability. 24

18. Holding Over 26

19. Surrender of Premises 26

20. Subordination; Estoppel Certificate 27

21. Miscellaneous. 28

LEASE AGREEMENT

This Lease Agreement (this “Lease”) is made and entered into as of January 21 , 2026 (the “Effective Date”), by and between NWALP PHOP PROPERTY OWNER LLC, a Delaware limited liability company (“Landlord”), and STOKE THERAPEUTICS, INC., a Delaware corporation (“Tenant”).

“Property” means the Building and the parcel(s) of land on which it is located, and, at Landlord’s discretion, the parking facilities and other improvements, if any, serving the Building and the parcel(s) of land on which they are located.

“Project” shall mean the Property together with any other properties and the building(s) and other improvements thereon to the extent owned or controlled by Landlord or its affiliates and operated collectively with the Property from time to time.

*Subject to Tenant’s right to elect the Monthly Rent Waiver Periods (not to exceed fourteen

(14) months in the aggregate) over Lease Years 1, 2 or 3, pursuant and subject to Section

4.01 below.

As used above, the first “Lease Year” shall commence on the Term Commencement Date and end on the last day of the fourteenth (14th) full calendar month following the Term Commencement Date, and each subsequent Lease Year shall mean each successive period of twelve (12) calendar months following the first Lease Year during the initial Term, provided that the last Lease Year of the initial Term shall end on the Term Expiration Date set forth above for the initial Term.

circumstances shall Tenant use or occupy the Premises or any part thereof in a manner that includes activities that would qualify or be characterized or categorized as any laboratory biosafety level (“BSL”) other than BSL1 or BSL2.

For Landlord: For Tenant:

NWALP PHOP Property Owner LLC c/o Northwood Investors LLC

1819 Wazee Street, 2nd Floor Denver, CO 80802

With a copy to:

Anchor Line Partners, LLC

One Post Office Square, 36th Floor, Boston, Massachusetts 02109

Attn. Andrew J. Maher With a copy to:

Nutter, McClennen & Fish, LLP 155 Seaport Boulevard

Boston, MA 02210

Attn: Michael F. Burke, Esq.

Prior to the Term Commencement Date:

Stoke Therapeutics, Inc. 45 Wiggins Avenue

Bedford, MA 01730

From and after the Term Commencement Date:

Stoke Therapeutics, Inc. 245 Fifth Avenue

Waltham, MA 02451 With copy to:

Stoke Therapeutics, Inc. 245 Fifth Avenue

Waltham, MA 02451 Attn: General Counsel

Exhibit A (Outline and Location of Premises) Exhibit B (Expenses and Taxes)

Exhibit C (Scope of Work Letter) Exhibit D (Commencement Letter)

Exhibit E (Building Rules and Regulations) Exhibit F (Additional Provisions)

Exhibit G (Letter of Credit) Exhibit H (Options)

(b) common driveways and walkways necessary for access to the Building; (c) if the Premises include less than the entire rentable floor area of any floor, the common corridors, elevator lobby, and restroom facilities located on such floor; and (d) all other areas or facilities in or about the Building from time to time designated for general use in common by Tenant, other Building tenants, and Landlord (collectively, the “Common Areas”). Common Areas may also include areas, facilities (including parking facilities) and amenities located within such buildings or on such land in the Project that are not part of the Property and that are designated for the general non-exclusive use and convenience of Tenant and other tenants of the Building and, to the extent applicable, of the other buildings in the Project.

The Landlord’s Work includes the purchase and installation of an up to 300kW natural gas generator for Tenant’s exclusive use (the “Generator and so-called “universal power supply” capable of providing a maximum capacity of 110 kW 208V 3-phase capacity for the entire Premises (the "UPS"). Following the installation thereof, Tenant shall have the right to use the Generator and UPS, but the Generator and UPS shall remain on the Property and be surrendered to Landlord upon the expiration or earlier termination of this Lease or in the event of any bankruptcy of Tenant. Landlord agrees to assign to Tenant any manufacturers' or installers' warranties with respect to the Generator and UPS, to the extent such warranties are assignable. If any such warranties are not assignable, Landlord agrees to cooperate with Tenant, at Tenant's sole cost and expense, to enforce such warranties for Tenant's benefit. Notwithstanding

Tenant’s right to use the Generator and UPS, Tenant hereby acknowledges and agrees that it shall do so at Tenant’s sole risk and Landlord shall not in any way be liable or responsible to Tenant for any loss, damage or expense which Tenant may sustain or incur if the Generator or UPS should fail to operate properly or as intended or if the quality, character or supply of electrical energy therefrom is changed or is no longer available or suitable for Tenant’s requirements, Tenant hereby holding Landlord harmless for all of such loss, damage and expense. Tenant shall be solely responsible, at Tenant’s sole cost, for the operation, maintenance, testing, refueling, cleaning and/or repair of, and for insuring, the Generator and UPS, and the use, storage and disposal of any Hazardous Materials in connection with the Generator and UPS, all in compliance with applicable Laws, and shall indemnify Landlord for any and all damage, liabilities, costs and losses arising therefrom. Without limiting the generality of the foregoing, Tenant shall maintain in effect throughout the Term a service contract providing at least quarterly inspections and maintenance for the Generator and UPS and shall provide Landlord with a copy of such service contract and the maintenance reports and service records. Landlord shall have no obligation to replace the Generator or UPS; provided, however, that if a replacement is reasonably necessary for Tenant's operations and Landlord elects not to replace such equipment, Tenant may do so at its own expense, and Landlord shall reimburse Tenant for the unamortized cost thereof upon the expiration or earlier termination of this Lease, based on a straight-line amortization over the useful life of the replacement equipment.

The “Substantial Completion Date” shall mean the date on which the Premises are delivered to Tenant with the Landlord’s Work Substantially Complete (as defined below). Landlord shall use reasonable efforts and act in good faith to Substantially Complete the Landlord’s Work on or before the Estimated Term Commencement Date, subject to any Tenant Delays or Force Majeure.

As used herein, “Tenant Delay” shall mean any delay in the design or performance of the Landlord’s Work caused by Tenant, but only to the extent Landlord provides Tenant with prompt written notice of such delay and that it will be considered a Tenant Delay hereunder. Tenant Delay includes, without limitation, a delay caused by (a) any failure by Tenant to timely respond to requests for information necessary to carry out the Landlord’s Work, (b) any failure by Tenant timely to reasonably approve a substitute for any materials, equipment, designs, processes, or products that are not readily available to Landlord’s contractor to acquire in a timely manner and incorporate into the Landlord’s Work in the ordinary course without delay, (c) any change order (whether or not the same is approved and implemented), (d) any failure of Tenant to act in a timely manner as required hereunder (or if no time period is expressly set forth in this Lease, then within five (5) Business Days after Landlord’s request) on any design-related or construction-related question or matter, (e) any specification by Tenant of long lead time materials or installations in addition to or other than Landlord’s standard finish-out materials, (f) any request by Tenant that Landlord delay the commencement of, or delay or suspend the performance of, any element of the Landlord’s Work (it being agreed that Landlord is not required to comply with such request and may decline to comply therewith in its sole discretion) or (g) any other act or omission of Tenant or any of its officers, employers, agents, contractors, or equipment vendors.

For purposes hereof, “Substantially Complete” and “Substantial Completion” shall mean that the Landlord’s Work has been completed, other than punch-list items (which Landlord shall use reasonable efforts to complete within thirty (30) days to the extent reasonably practicable), the completion of which will not unreasonably delay or interfere with Tenant’s occupancy of the Premises for the regular conduct of business, as reasonably determined by Landlord, and as evidenced by the issuance of a temporary certificate of occupancy for the Premises; provided, however, that if such certificate of occupancy cannot be issued due to any work to be performed by Tenant or installation of cabling, furniture, fixtures or equipment to be performed by Tenant, or any other action required of Tenant, then the issuance of a certificate of occupancy shall not be a condition to the occurrence of the Substantial Completion Date, and the Landlord’s Work shall be deemed Substantially Complete on the date that the certificate of occupancy would have issued but for the non-completion of such work, installation or action to be performed by

Tenant. For each day of Tenant Delay, the Substantial Completion Date shall be deemed to be one day earlier than the actual date thereof, and the Term Commencement Date and Tenant’s obligation to pay Base Rent and additional charges shall be accelerated accordingly.

(120) days beyond the Estimated Term Commencement Date (the “Late Delivery Date”), then in addition to the Existing Lease Holdover Component Rent Credit, Tenant shall also be entitled to a per diem credit against the Base Rent first due under this Lease in the amount equal to $19,147.33 (which represents the per diem Base Rent initially due under this Lease) for each day of such Landlord Delay beyond the Late Delivery Date.

Landlord shall provide to Tenant an allowance of up to $20.00 per square foot of Rentable Floor Area of the Premises (the “FF&E Allowance”) to be applied toward the costs (the “Tenant’s FF&E Costs”) of all design, coordination, procurement, installation and data wiring of all workstations, offices, office casework, conference, seating, ancillary furniture, lab accessories, tenant equipment, A/V, security, signage, graphics, glass film and specialty lighting (collectively, the “Tenant’s FF&E Work”). Following Tenant’s completion of Tenant’s FF&E Work, Tenant may submit to Landlord a one-time requisition for reimbursement setting forth the actual Tenant’s FF&E Costs, which requisition shall contain invoices and such other evidence of the actual Tenant’s FF&E Costs incurred by Tenant as Landlord may reasonably request, together with evidence reasonably satisfactory to Landlord that the same have been paid (including final and unconditional lien waivers if applicable). Landlord shall reimburse Tenant from the FF&E Allowance an amount equal to the actual Tenant’s FF&E Costs properly set forth in the requisition (but not to exceed the amount of the FF&E Allowance), within thirty (30) days after receipt of such requisition.

Tenant shall have the right to use all lab fixtures, furniture and equipment furnished as part of the Landlord’s Work and all items paid for from the FF&E Allowance during the Term (collectively, the “Purchased FF&E”), which Purchased FF&E shall remain the property of Landlord. Notwithstanding the foregoing or anything to the contrary, Tenant acknowledges that Landlord shall not maintain any insurance covering the Purchased FF&E and shall have no liability or obligation (including with respect to the maintenance, repair or replacement thereof) to Tenant with respect to the Purchased FF&E after the initial installation thereof. Upon the expiration or earlier termination of this Lease or in the event of any bankruptcy of Tenant, the Purchased FF&E shall remain in the Premises and Tenant shall surrender the Purchased FF&E in good condition, ordinary wear and tear excepted. Upon the expiration or earlier

termination of this Lease, Tenant shall have no obligation to remove or restore any of the Initial Turnkey Improvements or Purchased FF&E.

In addition to the FF&E Allowance, Landlord shall provide to Tenant a one-time cash allowance of up to $500,000.00 (the “Additional Tenant Allowance”) to be used at Tenant's election toward costs including, but not limited to, Tenant's obligations at its prior premises, relocation costs (including lab and chemical moving costs), and IT expenditures (collectively, the “Additional Costs”) Tenant may submit to Landlord a one-time requisition for reimbursement setting forth the actual Additional Costs incurred by Tenant, which requisition shall contain invoices and such other evidence of the actual Additional Costs incurred by Tenant as Landlord may reasonably request. Landlord shall reimburse Tenant from the Additional Tenant Allowance an amount equal to the actual Additional Costs properly set forth in the requisition (but not to exceed the amount of the Additional Tenant Allowance), within thirty (30) days after receipt of such requisition. The Additional Tenant Allowance shall be available for requisition by Tenant immediately upon the Effective Date of this Lease.

The FF&E Allowance and the Additional Tenant Allowance (collectively, the “Allowances”) must be used within twelve (12) months following the Term Commencement Date (such period, as it may be extended, the "Allowance Period") or shall be deemed forfeited with no further obligation by Landlord with respect thereto In addition, notwithstanding anything to the contrary contained herein, Landlord shall not be obligated to disburse or apply any portion of the Allowances at any time when there exists a Default under the Lease (or for so long as an event or condition has occurred which with notice and the passage of time would constitute such a Default), until such time as the Default (or the event or condition) has been cured by Tenant.

(iv) customary insurance certificates from Tenant’s contractors, subcontractors, and other parties acting under Tenant with respect to the applicable work in accordance with Section 8 of the Lease. Tenant shall be responsible for any damage or delay to the Landlord’s Work or the Premises caused by Tenant or its employees, agents, contractors, subcontractors, material suppliers and laborers in connection with such entry. Any entry into the Premises by Tenant (or its contractors, subcontractors, or other parties acting under Tenant) prior to the Term Commencement Date shall be subject to all of the provisions of the Lease that are applicable to the Premises during the Term, except for the obligation to pay Rent.

Provided that Tenant is not then in Default under this Lease, Tenant shall be entitled to fourteen

(14) months of abatement of the Base Rent and Tenant’s Proportionate Share of Expenses and Taxes

(collectively, the “Monthly Rent”) during the initial thirty-six (36) months of the Term. Tenant may elect which months to apply the abatement to (the “Monthly Rent Waiver Periods”) by providing written notice to Landlord at least thirty (30) days prior to the selected month(s). Notwithstanding any such waiver of Monthly Rent, all other sums due under this Lease, including utility charges, shall be payable during the Monthly Rent Waiver Periods as provided in this Lease.

Tenant shall use the Premises only for the Permitted Use and shall not use or permit the use of the Premises for any other purpose. Tenant shall comply with all statutes, codes, ordinances, orders, rules and regulations of any municipal or governmental entity whether in effect now or later, including without limitation, the Environmental Health and Safety Laws (as defined in Exhibit F attached hereto) and the Americans with Disabilities Act (“Law(s)”), regarding the operation of Tenant’s business and the use, condition, configuration and occupancy of the Premises and the Building systems located in or exclusively serving the Premises.

Without limiting the generality of the foregoing, Tenant shall be solely responsible for complying with all Laws that relate to operations of Tenant’s laboratory and vivarium uses, and all Laws pertaining to equipment, installations and improvements used or required in connection with the operations of Tenant’s laboratory and vivarium uses.

Tenant’s vivarium will be permitted to be operated only in the portion of the Premises shown on the fit plan for the Landlord’s Work attached as part of Exhibit C hereto, and shall be used for biomedical research, development, handling and testing of the Permitted Animals (as hereinafter defined) (“Animal Use”). Tenant shall not use any animals other than mice and rats and other animals as are lawfully reasonably and customarily used in laboratories in Cambridge or Waltham, Massachusetts and lawful in Waltham, Massachusetts (the “Permitted Animals”) in its operations. In addition, Tenant shall take commercially reasonable actions necessary to resolve any picketing or public relations issues arising from Tenant’s Animal Use . Animal Use, solely of the Permitted Animals, shall be permitted subject to the following: (i) all research, development, handling and testing shall be conducted in strict compliance with all applicable Laws and with good scientific and medical practice; (ii) all dead animals, any part thereof or any waste products related thereto, shall be disposed of, at Tenant's sole cost and expense, in strict compliance with all applicable Laws and with good scientific and medical practice; (iii) no odors, noises or any similar nuisance shall be permitted to emanate from or permeate outside the vivarium; and (iv) Tenant's use of the vivarium shall not interfere with the peaceable and quiet use and enjoyment by other tenants or occupants of the Project. Tenant shall procure and deliver to Landlord copies of all necessary permits and approvals necessary for the use and operation of the vivarium before allowing any actual Permitted Animals

onto the Premises and shall maintain such permits and approvals during the Term. Landlord agrees to cooperate reasonably with Tenant (at no material additional expense to Landlord) as necessary in connection therewith.

Tenant shall comply with applicable laboratory practices, (including the use of safety equipment) and policies established by the Center for Disease Control and Prevention (the “CDC”), and in no event shall Tenant’s use of the Premises exceed BSL-2 requirements and protocols in effect with respect to Tenant’s use from time to time. Tenant shall store, use and dispose of Hazardous Materials in compliance with all applicable Environmental, Health and Safety Laws.

In addition, Tenant shall, at its sole cost and expense, promptly comply with any Laws that relate to the Base Building (defined below), but only to the extent such obligations are triggered by Tenant’s use of the Premises (other than for general office use and general laboratory use [i.e., Laws of general applicability to normal operations of laboratory tenants or users in comparable buildings]) or any Alterations in or about the Premises performed or requested by Tenant. “Base Building” shall include the structural portions of the Building, the common restrooms, the Building mechanical, electrical, and plumbing systems and equipment located in the internal core of the Building on the floor or floors on which the Premises are located, and the pH Neutralization System (as defined below). Tenant shall promptly provide Landlord with copies of any notices it receives regarding an alleged violation of Law. Except as otherwise provided herein, Tenant shall be solely responsible, at Tenant’s sole cost and expenses, for obtaining all operational permits, licenses and approvals required in order for Tenant to use the Premises for the Permitted Use (excluding any permits, licenses, and approvals required for the construction of the Landlord’s Work, which shall be Landlord’s responsibility). Landlord agrees to cooperate reasonably with Tenant (at no material additional expense to Landlord) as necessary in connection therewith.

If any governmental license or permit required to be obtained by Tenant shall be required for the proper and lawful conduct of Tenant’s business at the Premises (including, without limitation, all permits and approvals required for the use and operation of the vivarium and any required wastewater treatment operator license), Tenant, at Tenant’s expense, shall duly procure and thereafter maintain such license and submit the same to inspection by Landlord. Tenant, at Tenant’s expense, shall at all times comply in all material respects with the terms and conditions of each such license or permit. Tenant shall provide Landlord with copies of all such licenses, permits and approvals required for Tenant’s use, including any Environmental Health and Safety permits, licenses and registrations that are obtained or renewed during the Term. Landlord agrees to cooperate reasonably with Tenant (at no material additional expense to Landlord) as necessary in connection therewith.

As part of the Landlord’s performance of the Landlord’s Work, Landlord shall tie the Premises into the existing base building pH neutralization system (the “pH Neutralization System”), in accordance with discharge permits required by the Massachusetts Water Resources Authority (the “MWRA Permits”), which MWRA Permits shall be held in Landlord’s name, provided that, to the extent required for Tenant’s use, Tenant shall obtain a wastewater treatment operator license from the Commonwealth of Massachusetts. Notwithstanding anything to the contrary in the Lease, the monitoring, repair and maintenance costs of the pH Neutralization System shall be passed through to Tenant on a pro-rata basis as an Expense, based upon the proportion that the Rentable Floor Area of the Premises bears to the total rentable floor area of all tenant-occupied space tied into the pH Neutralization System. Landlord shall provide Tenant, upon Tenant's request, with a reasonably detailed breakdown of such costs. Landlord agrees to cooperate reasonably with Tenant (at no material additional expense to Landlord) as necessary in connection therewith.

Tenant shall not exceed the standard density limit for the Building. Tenant shall not use or permit the use of any portion of the Premises or any equipment installed by Tenant or any party acting under or through Tenant in a manner that results in objectionable noise, odors, or vibrations emanating from the

Premises and shall prevent the emanation of noxious odors, smoke, vibration, noise, water or other effects which constitute a nuisance or otherwise interfere with the safety or comfort of Landlord or of any of the other occupants of the Building. Tenant shall comply with the rules and regulations of the Building attached as Exhibit E and such other reasonable rules and regulations of non-discriminatory and general applicability. adopted by Landlord from time to time, including rules and regulations for the performance of Alterations. In the event of any conflict between the terms of this Lease and the rules and regulations, the terms of this Lease shall control.

Notwithstanding anything to the contrary contained in this Lease, during the Term, Tenant shall be entitled to the allocation of (i) 100% of the maximum allowable chemical quantities (both in use and in storage) permitted by MAQ Codes (defined below) for the fifth (5th) floor of the Building, and (ii) 100% of the maximum allowable chemical quantities (both in use and in storage) permitted by MAQ Codes (defined below) for the sixth (6th) floor of the Building, subject to Tenant maintaining all licenses, permits and approvals required therefor. As used herein, “MAQ Codes” shall mean 780 CMR – Massachusetts State Building Code 9th Edition, 527 CMR – Massachusetts Comprehensive Fire Safety Code, and NEPA 45 – Standard on Fire Protection for Laboratories Using Chemicals, 2011 Edition

Concurrently with Tenant’s execution and delivery of this Lease, Tenant shall deliver to Landlord the Security Deposit, in the form of a clean, irrevocable letter of credit in the amount set forth in Section 1, which shall comply with, and may be drawn by Landlord in accordance with, the provisions of Exhibit G attached hereto (such letter of credit, together with any renewal or replacement thereof in accordance herewith, being referred to herein as the “Letter of Credit”).

advance on the first day of each month or partial month of the Term, based on amounts reasonably estimated by Landlord from time to time for such utility charges and provided to Tenant in writing. Such payments shall be subject to periodic reconciliations based on actual check-meter readings and utility rates for the space and period in question. If any reconciliation shows a shortfall, Tenant shall pay such amount to Landlord within thirty (30) days. If any reconciliation shows an overpayment, Landlord shall issue a credit against the next Rent due or, if the Term has ended, refund the amount to Tenant. If, at Tenant’s request, Landlord, or an affiliated or third party service provider, provides any services that are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay to the applicable service provider the cost of such services plus a reasonable administrative charge.

and access control services provided in comparable buildings. Landlord reserves the right from time to time to reasonably modify components of the security services or access procedures for the Building. Landlord does not warrant or guarantee the effectiveness of any such system or procedures. Tenant expressly disclaims any such warranty, guarantee, or undertaking by Landlord with respect thereto and acknowledges that access control procedures from time to time in effect are solely for the convenience of tenants generally and are not intended to secure the Premises or to guarantee the physical safety of any persons in or about the Premises or the Property or the Project. Tenant shall be responsible for securing the interior of the Premises, including, if desired by Tenant, the installation of its own suite-level access card readers or other security equipment in accordance with Section 8.

(12) month period upon ten (10) Business Days' prior written notice to Landlord, in lieu of Landlord's consent, provided Tenant complies with all other provisions of this Section 8.01. “Cable” shall mean and refer to any electronic, fiber, phone and data cabling and related equipment that is installed by or for the exclusive benefit of Tenant or any party acting under or through Tenant. Prior to starting work on any Alterations, Tenant shall furnish Landlord with plans and specifications (which shall be in CAD format if requested by Landlord); names of contractors reasonably acceptable to Landlord (provided that Landlord may designate specific contractors with respect to Base Building and vertical Cable, as may be described more fully below); required permits and approvals; evidence of contractor’s and subcontractor’s insurance in amounts reasonably required by Landlord and naming as additional insureds the Landlord, the managing agent for the Building, and such other Additional Insured Parties (as defined in Section 13) as Landlord may designate for such purposes; and any security for performance in amounts reasonably required by Landlord. Landlord may designate specific contractors with respect to oversight, installation, repair, connection to, and removal of vertical Cable. All Cable shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Cable with wire) to show Tenant’s name, suite number, and the purpose of such Cable (i) every 6 feet outside the Premises (specifically including, but not limited to, the electrical room risers and any Common Areas), and (ii) at the termination point(s) of such Cable. Changes to the plans and specifications must also be submitted to Landlord for its approval. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord, and Tenant shall ensure that no Alteration impairs any Building system or Landlord’s ability to perform its obligations hereunder. Tenant shall reimburse Landlord for any third-party expenses incurred by Landlord in connection with the review, inspection, and coordination of Tenant’s plans for Alterations and Tenant’s performance thereof and pay to Landlord or its managing agent a fee for Landlord’s administrative oversight and coordination of any Alterations equal to 2.5% of the hard costs of the Alterations. Upon completion, Tenant shall furnish “as-built” plans (in CAD format, if requested by Landlord) for Alterations, customary AIA completion affidavits, full and final waivers of lien, any applicable certificate of occupancy for the space affected by such Alterations, and any other items required under the Building’s construction rules and regulations for closing out the particular work in question. Landlord’s approval of an Alteration shall not be deemed to be a representation by Landlord that the Alteration complies with Law or will not adversely affect any Building system. If any Alteration requires any change to the Base Building, any Building system, or any Common Area, then such changes shall be made at Tenant’s sole cost and expense and performed, at Landlord’s election, either by Tenant’s contractor or a contractor engaged by Landlord.

service done or purportedly done by or for the benefit of Tenant, its subtenants, or any other party acting under or through Tenant. Tenant shall give Landlord notice at least fifteen (15) days prior to the commencement of any work in the Premises to afford Landlord the opportunity, where applicable, to post and record notices of non-responsibility. Tenant, within twenty (20) days after notice from Landlord, shall fully discharge any such lien by settlement, by bonding or by insuring over the lien in the manner prescribed by the applicable lien Law. If Tenant fails to timely discharge such lien within such period, Tenant shall be deemed in Default under this Lease and, in addition to any other remedies available to Landlord as a result of such Default by Tenant, Landlord, at its option, may bond, insure over or otherwise discharge the lien. Tenant shall reimburse Landlord for any amount paid by Landlord to discharge such lien, including, without limitation, reasonable attorneys’ fees. Landlord shall have the right to require Tenant to post a performance or payment bond in connection with any work or service done or purportedly done by or for the benefit of Tenant. Tenant acknowledges and agrees that all such work or service is being performed for the sole benefit of Tenant and not for the benefit of Landlord.

For so long as Stokes Therapeutics, Inc. (or a Permitted Transferee) is leasing and occupying at least one (1) full floor in the Building, and provided that Tenant obtains (i) at Tenant’s cost, all governmental permits, approvals and licenses required therefor and (ii) Landlord’s prior written approval as to the design and scope thereof, then Landlord shall, at Tenant’s sole cost and expense, install one (1) exterior sign on the Building façade (the “Exterior Sign”), of a size and in a location designated by Landlord and reasonably approved by Tenant. Tenant shall be solely responsible for maintaining and repairing the Exterior Sign, and removing the Exterior Sign prior to the expiration or earlier termination of this Lease and repairing any damage to the Building resulting from the installation or removal of the Exterior Sign.

(b) interior, non-structural partitions; (c) doors; (d) any Alterations performed by Tenant, (e) any Cable,

(f) all distributive components of the HVAC system and other Building systems to the extent exclusively serving or located within the Premises (whether installed by Landlord as part of the Landlord’s Work or are currently existing in the Premises); (g) all supplemental air conditioning units (except as provided below), kitchens, including hot water heaters, plumbing, and similar facilities exclusively serving the Premises or any portion thereof, whether such items are installed by Tenant or are currently existing in the

Premises; and (h) the Generator. If Tenant fails to make any repairs for which it is responsible hereunder for more than fifteen (15) days after notice from Landlord (although notice shall not be required in an emergency), Landlord may make the repairs, and Tenant shall pay to Landlord the reasonable cost of such repairs.

Notwithstanding the foregoing, for the initial Term only, Landlord agrees to perform the maintenance, repair and replacement of the supplemental HVAC system being installed as part of the Landlord’s Work to exclusively serve the Premises (the “Premises Supplemental HVAC System”), and Tenant shall be responsible for 100% of the costs thereof, which costs shall be billed directly to Tenant as a separate charge from Expenses; provided, however, that in the event that any full replacement of the Premises Supplemental HVAC System (as distinguished from replacement of component parts) is required during the initial Term, then unless such replacement is required due to damage caused by Tenant, Landlord shall perform such full replacement of the Premises Supplemental HVAC System at Landlord’s sole cost and shall not bill such full replacement cost back to Tenant. In the event the Term of this Lease is extended beyond the initial Term, all maintenance, repair and replacement obligations with respect to the Premises Supplemental HVAC System shall revert back to Tenant and Tenant shall be solely responsible therefor, at Tenant’s sole cost, from and after the day following the expiration of the initial Term (but subject to Tenant’s Maintenance Takeover Election right as provided in the following paragraph).

Notwithstanding anything to the contrary in this Lease, Tenant may elect upon at least sixty (60) days’ prior written notice to Landlord that Landlord take over performing the maintenance, repair and replacement (“Maintenance Takeover Election”) of any of the foregoing item(s) for which Tenant is responsible to maintain under this Lease, but specifically excluding the vivarium and any systems, facilities, equipment or components thereof used in connection with Tenant’s HazMat Operations, all of which excluded items shall remain Tenant’s responsibility (any such elected items for Landlord to take over the maintenance of as permitted hereunder are collectively referred to herein as, the “Maintenance Takeover Items”), in which event Landlord shall cause third party service provider(s) to perform such Maintenance Takeover Items, provided that (a) Tenant shall be responsible for 100% of the costs of all such Maintenance Takeover Items (the “Maintenance Takeover Costs”), which shall be billed directly to Tenant as a separate charge from Expenses (it being further acknowledged and agreed that any capital expenditures for such Maintenance Takeover Items shall not be subject to amortization but instead shall be subject to direct reimbursement rather than payment on an amortized basis), and Tenant shall reimburse Landlord for all Maintenance Takeover Costs within thirty (30) days after each invoice therefor; and (b) Tenant shall assign to Landlord any manufacturers' or installers' warranties held by Tenant with respect to the Maintenance Takeover Items, to the extent such warranties are assignable, or if any such warranties are not assignable, Tenant agrees to cooperate with Landlord to enforce such warranties.

Landlord shall have no obligation to provide any cleaning, janitorial or refuse or waste removal services in or to the Premises. Tenant shall be responsible, at its sole cost and expense, for providing cleaning and janitorial services to the Premises in a neat and first-class manner consistent with the cleaning standards generally prevailing in comparable buildings in the Greater Boston Metropolitan Area for laboratory and office space or as otherwise reasonably established by Landlord in writing from time to time, using an insured contractor or contractors selected by Tenant and approved in writing by Landlord and such provider shall not interfere with the use and operation of the Building or Property or Project by Landlord or any other tenant or occupant thereof. Tenant shall also be responsible to arrange for, at Tenant’s sole cost and expense, any waste (including biomedical, hazardous and laboratory waste) and refuse removal services for Tenant’s operations at the Premises. All waste (including biomedical, hazardous and laboratory waste) and refuse removal shall be performed in compliance with applicable environmental Laws using licensed laboratory waste disposal companies. All ordinary trash (i.e., non-organic and non-controlled substances that do not constitute Hazardous Materials) may be stored in common trash dumpsters, but all biomedical, hazardous and laboratory waste and refuse shall be stored in the Premises and shall be removed

on a daily basis. Tenant shall also cause all extermination of vermin in the Premises or resulting from Tenant’s use of the Premises to be performed by companies reasonably approved by Landlord in writing and shall contract and utilize pest extermination services as reasonably necessary or as requested by Landlord.

Landlord may enter the Premises to inspect, show or clean the Premises or to perform or facilitate the performance of repairs, alterations or additions to the Premises or any portion of the Building. Except in emergencies or to provide Building services, Landlord shall provide Tenant with at least forty-eight (48) hours' prior written notice (which may be by e-mail) of entry; provided, however, that Tenant may require any entry into secure, key-card-access lab spaces to be escorted by a representative of Tenant so long as Tenant makes such representative available at the requested time of entry. In connection with any such entry for non-emergency work performed during Building Service Hours, Landlord shall use reasonable efforts not to unreasonably interfere with Tenant’s use of the Premises. Any such entry by Landlord shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of Rent.

(e) is an entity with which the payment for the sublease or assignment is determined in whole or in part based upon its net income or profits, or (f) would subject the Premises to a use which would: (i) involve increased personnel or wear upon the Building; (ii) violate any exclusive right granted to another tenant of the Building or Project; (iii) require any addition to or modification of the Premises or the Building in order to comply with building code or other governmental requirements; or (iv) involve a violation of the Permitted Use clauses of this Lease. on a nationally recognized stock exchange and except as expressly permitted pursuant to Section 11.04 hereof, the foregoing prohibition includes any direct or indirect change in “control” of Tenant as a result of any assignment, subletting, or other transfer which would occur by operation of law, merger, consolidation, reorganization, acquisition, transfer, or other change of Tenant’s corporate, ownership, and/or proprietary structure. Notwithstanding anything to the contrary herein, (i) an

encumbrance of this Lease or any of Tenant's assets as security for a bona fide loan, financing, or credit facility shall not be deemed a Transfer, and (ii) a bona fide capital-raising transaction that results in a change in ownership or control of Tenant (including through equity movement) shall not be deemed a Transfer. For purposes hereof, “control” shall be deemed to be ownership of more than fifty percent (50%) of the stock or other voting interest of the controlled corporation or other business entity. Any Transfer in violation of this Section shall, at Landlord’s option, be deemed a Default by Tenant as described in Section 16.01, and shall be voidable by Landlord. In no event shall any Transfer, including a Permitted Transfer, release or relieve Tenant from any obligation under this Lease, and the Tenant originally named in this Lease shall remain primarily liable for the performance of the tenant’s obligations under this Lease, as amended from time to time.

(ii) satisfies the Net Worth Test (it being acknowledged and agreed that any transfer to an Affiliate as described in the foregoing clause (i) shall not be subject to the Net Worth Test). Tenant’s notice to Landlord shall include reasonable documentation evidencing that the transaction qualifies as a Permitted Transfer. If requested by Landlord, Tenant’s successor shall sign and deliver to Landlord a commercially reasonable form of assumption agreement. “Affiliate” shall mean an entity controlled by, controlling or under common control with Tenant. The "Net Worth Test" shall be deemed satisfied if the successor entity has a tangible net worth computed in accordance with generally accepted accounting principles at least equal to the tangible net worth of Tenant as of the Effective Date.

11.01 above. All such Shared User Agreements between Tenant and any Shared Lab User shall (a) identify the space allocated for the exclusive use of each Shared Lab User and the shared space within the Premises used by several or all of the Shared Lab Users, how and when the shared space may be used, and how costs of the shared space is to be allocated among the Shared Lab Users; and (b) set forth the allocation of responsibility, including property damage liability, for any improvements, fixtures and equipment, as between Tenant and such Shared Lab User, it being acknowledged, however, that any such allocation of responsibility shall not limit or affect in any way Tenant’s primary obligations to Landlord with respect to any obligation of Tenant under this Lease. Tenant shall provide to Landlord, upon request, a copy of the Shared User Agreement, with confidential information redacted, or other reasonably satisfactory evidence confirming that no tenancy or other such interest in the Premises, except a license, has been created by the Shared User Agreement.

All demands, approvals, consents or notices (collectively referred to as a “notice”) shall be in writing and delivered by registered, express, or certified mail, with return receipt requested or with delivery confirmation requested from the U.S. postal service, or sent by overnight or same day courier service at the party’s respective Notice Address(es) set forth in Section 1. In addition, if the Building is closed (whether

due to emergency, governmental order or any other reason), then any notice address at the Building shall not be deemed a required notice address during such closure, and, unless Tenant has provided an alternative valid notice address to Landlord for use during such closure, any notices sent during such closure may be sent via any practical manner reasonably designed to ensure receipt by the intended recipient. Each notice shall be deemed to have been received on the earlier to occur of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or any other Notice Address of Tenant without providing a new Notice Address, three (3) Business Days after notice is deposited in the U.S. mail or with a courier service in the manner described above. Either party may, at any time, change its Notice Address (other than to a post office box address) by giving the other party written notice of the new address.

The minimum limits of insurance required to be carried by Tenant shall not limit Tenant’s liability. Such insurance shall (i) be issued by an insurance company that has an A.M. Best rating of not less than A-VIII; (ii) be in form and content reasonably acceptable to Landlord; and (iii) provide that it shall not be canceled or materially changed without thirty (30) days’ prior notice to Landlord, except that ten

(10) days’ prior notice may be given in the case of nonpayment of premiums. Tenant’s Commercial General Liability Insurance shall (a) name Landlord, Landlord’s managing agent, and any other party designated by Landlord (“Additional Insured Parties”) as additional insureds; and (b) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and non-contributing with Tenant’s insurance. Landlord shall be designated as a loss payee with respect to Tenant’s property insurance on any Tenant-Insured Improvements. Tenant shall deliver to Landlord, on or before the Term Commencement Date and at least fifteen (15) days before the expiration dates thereof, certificates from Tenant’s insurance company on the forms currently designated “ACORD 28” (Evidence of Commercial Property Insurance) and “ACORD 25-S” (Certificate of Liability Insurance) or the equivalent. Attached to the ACORD 25-S (or equivalent) there shall be an endorsement naming the Additional Insured Parties as additional insureds which shall be binding on Tenant’s insurance company and shall expressly require the insurance company to notify each Additional Insured Party in writing at least thirty (30) days before any termination or material change to the policies, except that ten (10) days’ prior notice may be given in the case of nonpayment of premiums. Notwithstanding the foregoing, if the foregoing requirement that the insurance company provide prior notice to Landlord of cancellation or material change of the applicable policy cannot reasonably be obtained based on then-prevailing insurance industry practices, Tenant shall so advise Landlord of such unavailability and shall instead provide Landlord with notice of any such cancellation or material change as provided above. Upon Landlord’s request, Tenant shall deliver to Landlord, in lieu of such certificates, copies of the policies of insurance required to be carried under Section 13.02 showing that the Additional Insured Parties are named as additional insureds.

Tenant shall maintain such increased amounts of the insurance required to be carried by Tenant under this Section 13.02, and such other types and amounts of insurance covering the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord, but not in excess of the amounts and types of insurance then being required by landlords of buildings comparable to and in the vicinity of the Building.

equipment, including without limitation any security or access control systems installed for the Premises, filing cabinets and racks, removable cubicles and partitions, kitchen equipment, computers and related equipment, raised flooring, supplemental cooling equipment, audiovisual and telecommunications equipment, non-building standard signage, and other tenant equipment installations, in each case including related conduits, cabling, and brackets or mounting components therefor and any connectors to base building systems and in each case whether installed or affixed in or about the Premises, in building core areas, or elsewhere in the Building.

Landlord for any additional excess costs that are determined during the performance of the repairs to such Leasehold Improvements. In no event shall Landlord be required to spend more for the restoration of the Premises and Common Areas than the insurance proceeds received by Landlord. Landlord shall not be liable for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the Casualty or the repair thereof. Provided that Tenant is not in Default, during any period of time that all or a material portion of the Premises is rendered untenantable as a result of a Casualty, the Rent shall abate for the portion of the Premises that is untenantable and not used by Tenant. Notwithstanding the foregoing, Landlord may, at its election, require Tenant to perform the restoration work for the Leasehold Improvements, in which event Tenant shall be responsible for performing the restoration work (including any revisions thereto that Tenant may wish to make, pursuant to plans approved by Landlord under Section 8) and the rent abatement period under the preceding sentence shall not exceed the period of time required to diligently perform the restoration of the existing Leasehold Improvements.

Either party may terminate this Lease if any material part of the Premises is taken or condemned for any public or quasi-public use under Law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Property which would have a material adverse effect on Landlord’s ability to profitably operate the remainder of the Building. The terminating party shall provide written notice of termination to the other party within forty-five (45) days after it first receives notice of the Taking. The termination shall be effective as of the effective date of any order granting possession to, or vesting legal title in, the condemning authority. If this Lease is not terminated, Base Rent and Tenant’s Proportionate Share shall be appropriately adjusted to account for any reduction in the square footage of the Building or Premises. All compensation awarded for a Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly waived by Tenant, provided, however, Tenant may file a separate claim for Tenant’s Property and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the amount of Landlord’s award. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the Premises as nearly as practicable to the condition immediately prior to the Taking.

if Landlord provides Tenant with notice of Tenant’s failure to comply with any specific provision of this Lease, and Tenant does not reasonably contest the purported failure to comply with such provision, on two

(2) separate occasions during any twelve-(12)-month period, any subsequent violation of such provision within such twelve-(12)-month period shall, at Landlord’s option, constitute a Default by Tenant without the requirement of any further notice or cure period as provided above. All notices sent under this Section shall be in satisfaction of, and not in addition to, any notice required by Law.

(30) days’ notice to Tenant and apply the net proceeds to the earliest of installments of rent or other charges owing Landlord. Tenant agrees that a notice by Landlord alleging any default shall, at Landlord’s option (the exercise of such option shall be indicated by the inclusion of the words “notice to quit” in such notice), constitute a statutory notice to quit. If Landlord exercises its option to designate a notice of default hereunder as a statutory notice to quit, any grace periods provided for herein shall run concurrently with any statutory notice periods. Tenant further agrees that it shall not interpose any counterclaim or set-off in any summary proceeding or in any action based in whole or in part on non-payment of Rent, unless Tenant would have no right to commence an independent proceeding to seek to recover on account of such claim.

an MAI appraiser with at least ten years’ experience as an appraiser of major office buildings in downtown Boston. The parties agree that the decision of the arbitrator shall be conclusive and binding upon them. If, at the end of the Term, the rent which Landlord has actually received from the Premises is less than the aggregate fair market rent estimated as aforesaid, Tenant shall thereupon pay Landlord the amount of such difference. If and for so long as Landlord does not make the election provided for in this Section 16.04 above, Tenant shall indemnify Landlord for the loss of rent by a payment at the end of each month which would have been included in the Term, representing the excess of the rent which would have been paid in accordance with this Lease (i.e., Base Rent and Additional Rent that would have been payable to be ascertained monthly) over the rent actually derived from the Premises by Landlord for such month (the amount of rent deemed derived shall be the actual amount less any portion thereof attributable to Landlord’s reletting expenses described in Section 16.03 which have not been reimbursed by Tenant thereunder).

In lieu of the damages, indemnity, and full recovery by Landlord of the sums payable under the foregoing provisions of this Section 16.04, Landlord may, by written notice to Tenant within six months after termination under any of the provisions contained in Section 16 and before such full recovery, elect to recover, and Tenant shall thereupon pay, as minimum liquidated damages under this Section 16.04, an amount equal to (i) the aggregate of the Base Rent and Additional Rent for the twelve-month period ending one year after the termination date (or, if lesser, for the balance of the Term had it not been terminated), plus (ii) the amount of Base Rent and Additional Rent of any kind accrued and unpaid at the time of termination, and minus (iii) the amount of any recovery by Landlord under the foregoing provisions of this Section 16 up to the time of payment of such liquidated damages (but reduced by any amounts of reimbursement under Section 16.03). The amount under clause (i) represents a reasonable forecast of the minimum damages expected to occur in the event of a breach, taking into account the uncertainty, time and cost of determining elements relevant to actual damages, such as fair market rent, time and costs that may be required to re-lease the Premises, and other factors. Liquidated damages hereunder shall not be in lieu of any claims for reimbursement under Section 16.03.

Free rent amounts, rent holidays, rent waivers, rent forgivenesses and the like, including, without limitation, the amounts waived during the Monthly Rent Waiver Periods (collectively “Free Rent Amounts”), if any, have been agreed to by Landlord as inducements for Tenant to enter into and faithfully to perform all of its obligations contained in this Lease. For all purposes under this Lease, upon the occurrence of any event under Section 16.01 and the lapse of any applicable grace or notice period, any Free Rent Amounts set forth in this Lease shall be deemed void as of the date of execution hereof as though such Free Rent Amounts had never been included in this Lease, and calculations of amounts due hereunder, damages and the like shall be determined accordingly. The foregoing shall occur automatically without the requirement of any further notice or action by Landlord not specifically required by Section 16.01, whether or not this Lease is then or thereafter terminated on account of the event in question, and whether or not Tenant thereafter corrects or cures any such event.

Any obligation imposed by law upon Landlord to relet the Premises after any termination of the Lease shall be subject to the reasonable requirements of Landlord to lease to high quality tenants on such terms as Landlord may from time to time deem appropriate and to develop the Building in a harmonious manner with an appropriate mix of uses, tenants, floor areas and terms of tenancies, and the like, and Landlord shall not be obligated to relet the Premises to any party to whom Landlord or its affiliate may desire to lease other available space in the Building.

SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; AND (B) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE TO TENANT FOR ANY LOST PROFITS, DAMAGE TO BUSINESS, OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGES.

cured within such thirty-(30)-day period, then such Mortgagee shall have such additional time as may be necessary to cure such default, if prior to the end of such thirty-(30)-day period such Mortgagee has commenced and is diligently pursuing such cure or the remedies under the Mortgage necessary for Mortgagee to be able to effect such cure, in which event Tenant shall have no right with respect to such default while such cure and remedies are being diligently pursued by such Mortgagee. Except as may be expressly provided in this Lease, in no event shall Tenant have the right to terminate the Lease nor shall Tenant’s obligation to pay Base Rent or other charges under this Lease abate based upon any default by Landlord of its obligations under the Lease. In no event shall Landlord or any Landlord Related Party ever be liable to Tenant for loss of profits, loss of business, or indirect or special or consequential or punitive damages from whatever cause.

If Tenant fails to surrender all or any part of the Premises in the condition required under this Lease (including, without limitation, the decommissioning requirements set forth in Exhibit F) at the expiration or earlier termination of this Lease, any such occupancy shall be subject to all of the terms and provisions of this Lease, except that Rent or the occupancy charge, as applicable, for any such hold over period shall be payable as provided in this paragraph. If Tenant holds over with Landlord's express written consent, such tenancy shall be a tenancy at will, terminable at any time by either party, and, unless otherwise agreed in such written consent, Tenant shall continue to pay Base Rent (subject to any applicable annual increase) and all other sums due under this Lease. If Tenant holds over without Landlord's express written consent, such occupancy shall be a tenancy at sufferance and Tenant shall pay an amount (on a per month basis without reduction for partial months) equal to (a) for the first thirty (30) days of such holdover, 150% of the total Base Rent and Additional Rent payable during the last thirty (30) days of the Term, and (b) for any holdover beyond such initial thirty (30) day period, 200% of the total Base Rent and Additional Rent payable during the last thirty (30) days of the Term. If Tenant's holdover without consent continues for more than thirty (30) days, Tenant shall be liable to Landlord for all damages and losses that Landlord suffers from such holdover. Tenant may inquire with Landlord not less than thirty (30) days prior to the expiration of the Term whether Landlord has a prospective tenant for the Premises that could expose Tenant to consequential damages for holding over.

At the expiration or earlier termination of this Lease or Tenant’s right of possession hereunder, Tenant shall remove all Tenant’s Property from the Premises, remove all Required Removables (if any) under Section 8.03, remove all signage installed by or on behalf of Tenant, complete the decommissioning requirements set forth in Exhibit F, and quit and surrender the Premises to Landlord, free of tenancies, free of liens created by Tenant and free of Building violations attributable to Tenant, broom clean, and in good order, condition and repair, ordinary wear and tear and damage which Landlord is obligated to repair hereunder excepted; provided, however, that for the avoidance of doubt, Tenant will have no restoration obligation associated with the Initial Turnkey Improvements. Tenant shall repair any damage caused by the installation or removal of Tenant’s Property or Required Removables or Tenant’s signage. If Tenant fails to remove any of Tenant’s Property or to restore or repair the Premises to the required condition as provided herein upon the expiration of the Term of this Lease (or, as applicable, within two (2) days after any earlier termination of this Lease or Tenant’s right to possession hereunder), then Landlord, at Tenant’s sole cost and expense, shall be entitled, but not obligated, to remove and store Tenant’s Property and/or perform such restoration or repair of the Premises. Landlord shall not be responsible for the value, preservation, or safekeeping of Tenant’s Property, and Tenant shall pay to Landlord, upon demand, the expenses and storage charges so incurred. If Tenant fails to remove Tenant’s Property from the Premises or storage, within thirty (30) days after notice, Landlord may deem all or any part of Tenant’s Property to be abandoned and, at Landlord’s

option, title to Tenant’s Property shall vest in Landlord or Landlord may dispose of Tenant’s Property in any manner Landlord deems appropriate.

In addition to the surrender requirements under this Section 19, Tenant shall comply with the decommissioning obligations set forth in Exhibit F attached hereto, which decommissioning obligations must be completed by Tenant prior to the expiration or earlier termination of this Lease or Tenant’s right of possession hereunder.

financial statements shall be furnished pursuant to a confidentiality agreement in a form reasonably provided by Landlord for such purpose.

(i) in violation of any Laws relating to terrorism or money laundering, or (ii) among the individuals or entities with whom U.S. persons or entities are restricted from doing business under regulations of the Office of Foreign Assets Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated Nationals and Blocked Persons List for the purpose of identifying suspected terrorists or on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, http://www.treasury.gov/resource-center/sanctions/SDN-List/Pages/default.aspx or any replacement website or other replacement official publication of such list) or under any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism, known as Executive Order 13224), or other governmental action and Tenant will not Transfer this Lease to, contract with or otherwise engage in any dealings or transactions or be otherwise associated with such persons or entities.

strikes, acts of God, shortages of labor or materials, war, terrorist acts, pandemics, civil disturbances and other causes beyond the reasonable control of the performing party (“Force Majeure”).

reference to the practices of owners of buildings that (i) are comparable to the Building in size, age, class, quality and location, and (ii) at Landlord’s option, have been, or are being prepared to be, certified under the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) rating system or a similar rating system.

[Signatures on Following Page]

Landlord and Tenant have executed this Lease as a sealed Massachusetts instrument in two or more counterparts as of the Effective Date of this Lease set forth above.

LANDLORD:

NWALP PHOP PROPERTY OWNER LLC,

a Delaware limited liability company

By: /s/ Jim. W. Geskey

Name: Title:

Jim W. Geskey
Senior Managing Director

TENANT:

STOKE THERAPEUTICS, INC.,

a Delaware corporation

By: /s/ Ian F. Smith Name: Ian F. Smith

Title: Chief Executive Officer

By: /s/ Thomas Leggett Name: Thomas Leggett

Title: Chief Financial Office