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Thirteenth Amendment To Lease

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Date: 8/7/2007
Industry: Biotechnology and Drugs     Sector: Healthcare

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      THIS THIRTEENTH AMENDMENT TO LEASE (this “ Amendment ”) is entered into as of this 31 st day of May 2007, by and between BMR-LANDMARK AT EASTVIEW LLC, a Delaware limited liability company (“ Landlord ”), as successor-in-interest to Keren Limited Partnership (“ Original Landlord ”), and EMISPHERE TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”).


      A. WHEREAS, Original Landlord and Tenant entered into that certain Lease dated as of March 31, 1997, as amended by that certain Amendment of Lease dated as of January 31, 1999; that certain Second Amendment of Lease dated as of July 31, 2000; that certain Third Amendment of Lease dated as of July 31, 2000; that certain Fourth Amendment of Lease dated as of May 30, 2001; that certain Fifth Amendment of Lease dated as of February 11, 2002; that certain Sixth Amendment of Lease dated as of January 24, 2003; that certain Seventh Amendment of Lease dated as of September 23, 2003; that certain Eighth Amendment to Lease dated as of August 22, 2006; that certain Ninth Amendment to Lease dated as of September 26, 2006; that certain Tenth Amendment to Lease dated as of October 31, 2006; that certain Eleventh Amendment to Lease dated as of November 30, 2006; and that certain Twelfth Amendment to Lease dated as of February 7, 2007 (collectively, and as the same may have been further amended, supplemented or otherwise modified from time to time, the “ Lease ”), whereby Tenant leases certain premises (the “ Premises ”) from Landlord in two of the buildings at 765 and 777 Old Saw Mill River Road in Tarrytown, New York (the “ Buildings ”);:

      B. WHEREAS, Landlord and Tenant desire, among other things, to extend the Term of the Lease ; and

      C. WHEREAS, Landlord and Tenant desire to modify and amend the Lease only in the respects and on the conditions hereinafter stated.


      NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

      1. Definitions . For purposes of this Amendment, capitalized terms shall have the meanings ascribed to them in the Lease unless otherwise defined herein.

      2. Extension Term . Tenant has exercised its First Extension Option pursuant to the Lease. The Expiration Date of the Lease is hereby changed to August 31, 2012. The period from September 1, 2007, through the Expiration Date is referred to herein as the “ Extension Term ”. The First Extension Option is hereby void and of no further force and effect.

      3. Fixed Rent . Fixed Rent during the Extension Term shall equal Twenty-

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