LEASE

LEASE

LESSOR

Mutual Pension Insurance Company Etera

(Business Identity Code 0117086-1)

Palkkatilanportti 1 , 00241 Helsinki

Tel. 09-15061

LESSEE

Encorium Oy ( Business Identity Code 1033494-4)

Keilaranta 16, 02150 Espoo

Tel: 020 751 8200, Fax: 020 751 8250

DESTINATION OF LEASE

1.) The destinations of the lease are the office premises of the 5 ^th building of Life Science Center located in Keilaniemi Espoo, on the fourth (4 ^th) and the fifth (5 ^th) floors sized 1259m², 12,5m² of which is the evaluated lounge space on the 4 ^th floor and 20 fixed parking lots along with 10 parking capacities. The preliminary layouts of the rooms and the locations of the parking are attached to the contract (attachment 1 and attachment 2). The planning of the premises will start immediately after the contract has been signed and Encorium will participate in the planning of its premises through the whole process.

2.) The destinations of the lease are the storage rooms in the basement floor of the 4 ^th building of Life Science Center located in Keilaniemi Espoo, sized 65 m ² that consist of two rooms sized 53,5 m ² and 11,5 m ² . The preliminary layouts of the rooms are attached to the contract (attachment 1). The planning of the premises will start immediately after the contract has been signed and Encorium will participate in the planning of its premises through the whole process.

TIME OF THE LEASE

The time of the lease is temporary.

The time of the lease is five (5) years. The time of the lease starts October 1 ^st 2008.

After the deadline the lease will continue indefinitely, unless a party of the contract gives notice not less than six (6) months before the deadline. Thus, continuing the lease, the notice for both parties is six (6) months.

In case the hand over of the possession of the leased premises to the lessee is postponed from the agreed October 1 ^st 2008 due to the lessor, the lessor is obliged to pay fine for the delay according to the GTC 98.

THE CONDITION OF THE DESTINATION OF THE LEASE

The premises are built space-by-space-related quality and accessory levels according to the attached detailed statement of the means of building (attachment 2, Means of Building Review). The Means of Building has been made in cooperation of the contract parties and both sides have approved it.

The lessee pays the expenses for the extra work and the changes during the time of building agreed with the constructor unless The capitalization or adding the amount to the lease is agreed separately.

The mountings made by the lessee and the investments in the leased premises are the lessees properties. The lessee is obliged to remove his/her property from the leased premises and return the premises as they were in the beginning.

THE AMOUNT OF THE LEASE

The capital lease of the premises is 18€/m² per month (VAT 0%).

The lease of the parking lots is 120€/lot per month (VAT 0%).

The lease of parking capacities 100€/capacity per month (VAT 0%)

The capital lease of the storage rooms is 10 € /m² per month (VAT 0%)

Value Added Tax according to the valid basic tax rate is added to the lease.

The complete amount of the lease is confirmed in writing after the space of the leased premises has been calculated. The lease is paid monthly beforehand. The due date of the lease is the 2 ^nd day of each month. The interest on delayed payments is according to the interest act.

VALUE ADDED TAX

The lessee is responsible for him/ her as well as his/her possible subtenants being subjects to Value Added Taxation in their businesses. In case the lessee omits this responsibility for which reason the lessor looses his/her right to Value Added Tax refund, the lessor is entitled to collect the equivalent amount of compensation increased by possible taxation from the lessee.

WARRANTY

For the warranty of fulfilling the conditions of the lease, the lessee gives absolute guarantee or another warranty approved by the lessor, the amount of which equals the six (6) months gross rent including the VAT and is valid indefinitely. The warranty is handed over to the lessor in two (2) weeks time after signing the lease. The lease binds the lessor after receiving the warranty.

REVISING THE LEASE

The lease is attached to the cost-of-living-index. The basic index is the point figure of February 2008 indicated by the cost-of-living-index (October 1951=100).

The revising of the capital lease along with the parking lot- and the parking capacity leases is made once a year, in the beginning of April, concerning the amount of the lease without the VAT. The latest point figure known is used as the revision index. In case the index has increased, the amount of the lease i