COMMERCIAL LEASE AGREEMENT (BAIL COMMERCIAL) ENTERED INTO BETWEEN JMB DEVELOPPEMENT AND PASQAL SAS ON DECEMBER 21, 2023, AS AMENDED

Exhibit 10.21

BETWEEN THE UNDERSIGNED:

Represented by Mr. Jean-François BRUNEAU, in his capacity as Chief Executive Officer, duly authorized for the purposes hereof,

Hereinafter referred to as “THE LESSOR”

AND

represented by Mr. Raphaël Fauveau, duly authorized for the purposes hereof by virtue of a power of attorney granted to him today by Mr. Georges-Olivier Reymond, Chairman, a copy of which is attached hereto (Appendix 1)

hereinafter referred to as “THE LESSEE”

IT HAS BEEN PREVIOUSLY SET FORTH:

The LESSOR owns a building, originally intended for office use (“the PHÉNIX”), located in PALAISEAU (91120), at 24 rue Émile BAUDOT, with a total leasable area of 8,862 m² and 358 parking spaces, hereinafter referred to as THE BUILDING.

1

THE BUILDING consists of two building sections, PHÉNIX 1 and PHÉNIX 2, each with its own entrance lobby and vertical circulation.

The LESSEE has informed the LESSOR of its desire to lease a portion of the premises located in THE PROPERTY and covered by this lease, and the LESSOR has accepted the offer made by the LESSEE.

The LESSOR and the LESSEE acknowledge that they were able to freely discuss and negotiate in good faith all the terms and conditions of the lease, with each party having had the opportunity to seek assistance from its own legal counsel, ask questions, and obtain from the other party all the information and answers it deemed necessary for informed consent, and to assess the extent and scope of its obligations.

Consequently, the parties acknowledge that this lease constitutes a contract entered into by mutual agreement within the meaning of the provisions of Article 1195 of the Civil Code.

IT WAS THEN DECIDED AND AGREED:

I. DESCRIPTION

The LESSOR leases to the LESSEE, who accepts, the premises described below, which are part of the BUILDING:

The aforementioned premises, as they currently exist, including their fixtures and appurtenances, in their present condition and without the need for further description herein, the LESSEE hereby declares full knowledge of them, having viewed and inspected them prior to the signing of this lease.

2

Consequently, the LESSEE waives the right to make any claim whatsoever regarding their condition or any error in their description.

It is understood that this lease includes the use of common areas, with the LESSOR reserving the right to make, without needing the LESSEE’s approval, any changes or modifications to these areas.

Prior to making the Leased Premises available to the Lessee ahead of schedule, the Lessor had all technical components of the Leased Premises (HVAC, electrical systems, etc.) inspected and serviced; the Lessor guarantees that they are in good working order and comply with applicable standards as of the date of execution of this Agreement.

2.1. The LESSOR grants the LESSEE a right of first refusal with respect to any other space in the BUILDING that may be vacated by any other tenant of the building.

As soon as the LESSOR becomes aware of the impending return of a unit or parking spaces (particularly in the event of a notice of termination received from a tenant), the LESSOR shall notify the LESSEE by registered mail with return receipt requested.

The LESSEE shall then have a period of one (1) month to request the extension of the scope of this Lease to include said space.

2.2. If the LESSEE exercises the option granted to them under this article, the extension of the scope of the Lease shall take effect, unless otherwise agreed, on the day following the return of the relevant areas under the following conditions:

In the event that the return of the affected premises occurs less than six (6) months after the Lessee has been notified in accordance with Section 2.1 above, the Lessee may request that the Lessor postpone the effective date of the extension of the premises until six (6) months after said notification.

The Parties shall execute an extension amendment within one (1) month following the Lessee’s exercise of its right to extend.

3

II. CONDITION PRECEDENT

This lease is entered into subject to the condition precedent of obtaining a final preliminary declaration authorizing the change of sub-designation of a portion of the Premises with a surface area of 2,148 m² from the sub-designation “Offices” to “Industry” (the “SUSPENSIVE CONDITION”), enabling the LESSEE to carry out its business as stipulated in Article VI 1.1 below.

The CONDITION PRECEDENT is stipulated for the benefit of the LESSEE, who alone may invoke it.

A definitive preliminary declaration means a preliminary declaration that has not been subject to:

THE LANDLORD:

In the event of an appeal or a withdrawal, the LESSOR must notify the LESSEE of this, along with the supporting documents for said appeal, via email accompanied by a registered letter with return receipt requested, within two (2) business days of the date on which the LESSOR first became aware of it.

The fulfillment of the SUSPENSIVE CONDITION shall be confirmed by a notification (the “NOTIFICATION”) sent by email, followed by a registered letter with return receipt requested, and accompanied by the following documents:

The LESSOR agrees to send the NOTIFICATION to the LESSEE no later than two (2) business days from the date on which the fulfillment of the CONDITION PRECEDENT has been confirmed.

It is specified that the Early Availability, as defined in Article III below, shall commence on the first business day following the date of receipt of the NOTIFICATION by the LESSEE.

4

The Suspensive Condition must be fulfilled no later than February 29, 2024.

If this condition has not been fulfilled by the expiration of this period, the Parties shall consult to discuss a possible extension.

Furthermore, solely in the event that the SUSPENSIVE CONDITION is not fulfilled due to an appeal filed by a third party, the LESSEE shall notify the LESSOR whether it intends to waive the benefit of the SUSPENSIVE CONDITION, within 15 (fifteen) days of receiving the registered letter with return receipt provided for in the last paragraph of Article II.1 above.

In such a case:

The parties hereby agree to execute an amendment confirming the fulfillment of the SUSPENSIVE CONDITION within twenty (20) business days following the LESSOR’S NOTIFICATION, it being understood that the execution of said amendment is not a condition for the lease to take effect or for the confirmation of the fulfillment of the SUSPENSIVE CONDITION.

III. EARLY DELIVERY

In order to allow the LESSEE to carry out its renovation work, the Parties agree to an early occupancy period of approximately four (4) months, which shall begin on the first business day following the NOTIFICATION and end on June 30, 2024.

During the early occupancy period, the LESSEE shall be exempt only from the payment of rent, excluding charges, taxes, and fees.

5

At the start of the availability period, and prior to any work, the LESSEE agrees to connect the electrical systems of the Leased Premises to the dedicated meters; in the event that the connection cannot be made immediately upon availability, the LESSEE shall reimburse the LESSOR for any excess consumption generated by its work.

IV. TERM

This lease is granted for a term of 10 full and consecutive years, commencing on JULY 1, 2024, and expiring on JUNE 30, 2034, with the LESSEE having the right to terminate it unilaterally upon the expiration of the FIRST NINE YEARS, provided that, if the LESSEE intends to exercise this right, the LESSEE must give notice of termination to the LESSOR by registered mail with return receipt requested or by a bailiff’s writ at least six months in advance.

V. RENT

This lease is further granted for an annual rent of €1,225,860 (ONE MILLION TWO HUNDRED TWENTY-FIVE THOUSAND EIGHT HUNDRED SIXTY EUROS) excluding tax and charges, as per the breakdown set forth in Appendix C to this lease.

This rent shall be payable quarterly in advance, in addition to utilities, taxes, and service charges, on January1, April1, July1, and October 1 of each year.

This rent is exclusive of value-added tax. The LESSEE therefore agrees to pay to the LESSOR, in addition to the aforementioned rent, the amount of VAT or any other new, supplementary, or substitute tax that may be created, at the rate legally in effect on the date of each payment.

Rent Exemption:

The Lessor grants the LESSEE a rent waiver equal to TWENTY-FOUR (24) months of rent excluding tax and charges, effective from the date the lease takes effect, spread evenly over the first three (3) years of the LEASE, such that the rent charged during the first three years will correspond to one-third of the rent as indexed under the terms of Article VI-12 below.

VI. WORK BY THE LESSEE PRIOR TO THE EFFECTIVE DATE OF THE LEASE AND FINANCIAL CONTRIBUTION BY THE LESSOR

Prior to making the Leased Premises available in accordance with Article III above, the LESSOR shall clean them in accordance with the accepted bill of quantities, a copy of which is attached as Appendix J.

6

2.1 The LESSOR agrees to the LESSEE’s performance of the adaptation and renovation work described in Appendix K. The LESSOR undertakes to file any application for administrative authorization that may be necessary for the LESSEE to carry out the adaptation work and to use its best efforts to obtain such authorization.

2.2. Furthermore, the LESSOR authorizes the LESSEE (i) to construct an interior staircase between two levels, provided that this is technically feasible, and (ii) to install a material hoist; at the end of the Lease, if the LESSOR so requires, the LESSEE must demolish this staircase and/or remove this material hoist, as well as restore the leased premises to their original condition (hereinafter “the Work to Remove the Staircase and/or Material Hoist”).

If the LESSEE carries out such interior staircase and/or goods lift removal work, the LESSEE shall pay to the LESSOR a sum equal to the cost of the staircase and/or goods lift removal work, as assessed by the contractor responsible for carrying out such work, in order to guarantee its financing, provided, however, that the payment of this guarantee shall not exempt the Lessee from carrying out the removal work on the staircase and/or the goods lift at the end of the Lease.

Given the specific nature of the obligation it is intended to secure, the LESSEE formally acknowledges that the security interest that would be provided to the LESSOR in the event the relevant work is performed does not constitute rent paid in advance within the meaning of Article L145-40 of the Commercial Code, such that said security interest shall not accrue interest in favor of the LESSEE.

If the LESSEE prefers, it may substitute a first-demand bank guarantee (the “GAPD”) in the same amount for the cash deposit.

Until the LESSEE has completed the Work to remove the staircase and/or the material hoist guaranteed by the GAPD, the LESSOR must be in possession of the cash guarantee or a valid GAPD.

If a GAPD has been substituted for the cash guarantee and in the event that said GAPD expires before the completion of the Work to remove the staircase and/or the material hoist, the LESSEE must provide the LESSOR, no later than fifteen (15) days before the expiration of the current GAPD, with either a cash guarantee of the same amount or a new GAPD of the same amount; failing this, the LESSOR shall be entitled to enforce the GAPD.

2.3. The LESSOR agrees to contribute to the cost of the renovation, adaptation, and fit-out work carried out by the LESSEE, up to a maximum amount of €630,866.90, excluding tax.

7

It is specified that in the event the actual cost of the renovation, adaptation, and fit-out work exceeds this maximum amount, the Lessee shall bear the entire cost of any excess.

The contribution shall be payable, possibly in installments, within thirty (30) days of the LESSOR’s receipt of an invoice issued by the LESSEE—limited to one invoice per month—to which the LESSEE shall attach the invoices paid to the contractors.

VII. RENTAL CHARGES AND CONDITIONS

During the term of the lease, the parties shall be subject to the obligations arising from law and custom, as well as to the following obligations, which the LESSEE undertakes to fulfill.

It is specified that the LESSEE may engage in related or complementary activities or carry out other activities, provided that such activities comply with the provisions of Articles 34 and Articles 34-1 through 34-6 of the Decree of September 30, 1953 (Law No. 71-585 of July 16, 1971), as well as the provisions of the internal regulations attached hereto as Annex D, it being specified that said annex corresponds to the updated version of the internal regulations resulting from the fulfillment of the CONDITION PRECEDENT and the entry into force of this Lease.

8

The LESSEE shall keep the leased premises constantly furnished with furniture, furnishings, and equipment in sufficient quantity and value to ensure at all times the payment of rent and ancillary charges, as well as the fulfillment of all the terms and conditions of this lease.

The LESSEE shall maintain the leased premises in a condition suitable for effective use at all times, except during annual leave periods.

All building maintenance work, excluding that covered by Article 606, is charged to the building’s tenants.

All equipment maintenance costs are the responsibility of the tenants. However, the Landlord remains responsible for:

9

It is hereby noted that the premises covered by this lease are known to the LESSEE, having been viewed and inspected by the LESSEE prior to the execution of this agreement.

Prior to the premises being made available, and in any event before the keys are handed over, an inventory of fixtures known as the “pre-move-in inventory” shall be prepared.

After the LESSEE has completed the work referred to in Article V, a new inventory of fixtures, known as the “final inventory of fixtures,” will be drawn up.

Unless otherwise agreed, these inventories shall be drawn up by a bailiff, whose fees shall be shared equally by each party.

The LESSEE shall maintain the leased premises in good condition throughout the term of the lease and shall carry out all repairs that may be necessary, without exception, except for those that Article 2 above leaves to the LESSOR’s responsibility.

The LESSEE shall maintain all of its private premises, windows, locks, woodwork, electrical equipment, as well as all fixtures and fittings in its use, in good condition with regard to maintenance, operation, safety, and cleanliness.

The LESSEE shall paint these areas as often as necessary and, if necessary, replace any items that cannot be repaired.

The LESSEE shall maintain the floor coverings in perfect condition and, in particular, shall remedy the appearance of stains, burns, tears, holes, or peeling, and shall ensure safety of use and circulation.

The LESSEE shall promptly repair any damage that may occur in the leased premises.

10

The LESSEE may not carry out or cause to be carried out on the leased premises any demolition, any drilling through walls, floors, or ceilings, any modification to the utility systems (electricity, mechanical ventilation, heating, and air conditioning), or any construction without the LESSOR’s express written authorization and in accordance with the conditions defined by the LESSOR.

In the event that authorization is granted, the work shall be carried out under the supervision of the LESSOR’s architect and at the LESSEE’s expense, including the architect’s fees, the amount of which must remain in line with market standards.

The aforementioned approval procedure shall not apply to routine maintenance work, painting or interior decoration work, or simple modifications to partitions or wiring that the Lessee may carry out freely, provided such work does not affect common areas.

As the office spaces covered by this lease are delivered as shell spaces, the LESSEE may install partitions, but only after having the plans approved by the LESSOR.

The Lessee’s partitioning work must be carried out in strict compliance with best practices, particularly those relating to safety, and all technical requirements pertaining to heating, air conditioning, electrical, telephone, and IT systems, as well as soundproofing requirements, which may not be altered in any way whatsoever.

Such work must not cause any disturbance to the other occupants of the BUILDING or neighboring buildings.

The TENANT shall indemnify the LANDLORD against any liability the LANDLORD may incur toward any person for any loss or damage that may be directly or indirectly caused by the TENANT’s work.

The TENANT shall, by way of derogation from Article 1724 of the Civil Code and without compensation, tolerate all repairs, improvement work, modifications, or even new construction that the LANDLORD may have carried out, regardless of the inconvenience and duration, even if the latter exceeds twenty-one days, and shall allow all necessary pipes and conduits to pass through its premises.

11

The LESSEE shall likewise bear, notwithstanding Article 1723 of the Civil Code and without compensation, all modification work on the leased premises that the LESSOR reserves the right to carry out, as well as all modifications to the common areas of the BUILDING.

In all cases referred to in this Article, the LESSOR shall in any event endeavor to minimize the inconvenience caused to the LESSEE in order to allow the latter to enjoy the Leased Premises as normally as possible during the performance of the aforementioned work. In particular, noisy work of any kind must be carried out in agreement with the TENANT, except in cases of emergency, safety necessity, or technical or regulatory impossibility (particularly in the case of work performed outside the Building).

The TENANT hereby agrees to an annual inspection of the premises by the LANDLORD or one of the LANDLORD’s qualified representatives on the anniversary date of the lease.

Notwithstanding Article 1719 of the Civil Code, the LESSEE shall bear the cost of any work or modifications that may be required under new mandatory regulations taking effect immediately, excluding, however, work that remains the responsibility of the LESSOR pursuant to Article 2 above.

The LESSEE shall bear, at its own expense, all modifications to service connections, replacement of meters, or interior installations that may be required by the water, electricity, hot and cold utility, or telecommunications companies.

The LESSEE shall, at its own expense, remove all formwork, fixtures, equipment, and machinery that it may have installed, as well as any improvements, signage, and all installations it may have made on the leased premises or on the PROPERTY, the removal of which is necessary for the detection and repair of leaks, cracks, and generally for the performance of any work that may need to be carried out on the BUILDING or within the leased premises.

12

The resulting costs shall be automatically added to the next payment due.

Pursuant to Article L-145-40-2 of the Commercial Code, the following are attached (Appendix E) to this lease:

The LESSOR shall provide the LESSEE with a new summary report of the work completed every three years, as soon as possible following the close of the fiscal year.

A new statement of planned work will be provided to the LESSEE every three years.

It is noted, however, that the work contemplated and planned under this Article is provided to the LESSEE solely for informational purposes, and the LESSEE expressly waives the right to rely on it for any other purpose, and in particular to require the LESSOR to carry out such work.

The LESSOR shall retain the freedom to carry out or not carry out such work, to modify the schedule for its completion, or to abandon it altogether, as well as to carry out additional work if the urgency or proper functioning of the BUILDING should require it.

Similarly, the LESSOR may modify or carry out such work under technical and financial conditions different from those indicated in the aforementioned provisional budget if it deems fit, without being required to obtain the LESSEE’s consent, which the LESSEE irrevocably acknowledges and accepts.

Consequently, the LESSEE irrevocably waives any and all claims against the LESSOR in the event that such work is not carried out as if it under technical and financial conditions different from those proposed in the budget attached to this lease.

13

Since the premises are indivisible by mutual agreement of the parties, the subtenant(s) shall have no direct rights vis-à-vis the LESSOR, and sublease agreements must expressly include this provision.

Furthermore, the LESSEE may not grant its tenant more rights than those of which it itself benefits.

Consequently, subleases may not be entered into for a term longer than that of the main lease.

14

The assignment must be recorded in a notarized deed or private agreement, to which the LESSOR shall be required to consent by notice given at least fifteen days in advance, by registered letter with return receipt.

A certified copy or an original copy of the deed of transfer must be provided to the LESSOR within one month of signing, at the LESSEE’s expense, failing which the lease shall be automatically terminated.

No assignment or contribution may be made if the LESSEE owes any rent or charges.

The LESSEE may not affix any specific signage to THE BUILDING, which is equipped with general signage located both along the public roadway and on the premises, in the lobbies, and on the landings.

The LESSEE may therefore display its names and logos in the locations designated for this purpose and in accordance with the guidelines set forth in the internal regulations (Appendix D).

The various installations shall be carried out by the LESSOR, at the LESSEE’s expense.

The LESSEE may not install any motor or machine in the leased premises other than office or computer equipment without the prior authorization of the LESSOR; if authorization is granted, the LESSEE must ensure that such equipment is equipped with the necessary devices to prevent any disturbance to neighbors. The LESSEE further undertakes to remove without delay any such equipment installed after authorization if its operation, despite the precautions taken, gives rise to complaints from other occupants of the BUILDING or neighboring buildings.

15

Notwithstanding the foregoing, the LESSOR authorizes the LESSEE to install the machinery and equipment listed in Appendix L, which are necessary for the LESSEE’s business, provided that the LESSEE complies with any specific regulations applicable to such machinery and equipment.

The LESSEE shall take all necessary measures to prevent the spread of rodents, insects, etc., and, if necessary, to exterminate them.

The LESSEE agrees not to store any equipment, objects, or goods of any kind there, in particular: tires, gasoline cans, or oil cans.

Notwithstanding the foregoing, the LESSEE is authorized to set up a storage area for products necessary for its operations on two (2) underground parking spaces, subject to approval by an inspection agency.

The LESSEE agrees to drive in the parking lots only at reduced speed, observing the right-of-way rules of the Highway Code and the instructions of traffic signs and security and surveillance personnel, and not to let vehicle engines rev up or idle unnecessarily while stopped.

16

These insurance policies must include coverage for claims by neighbors and third parties, as well as for loss of use.

The LESSEE must also, in its capacity as a tenant-occupant, obtain adequate insurance against the risk of civil liability for any bodily injury or property damage that may be caused to third parties, whether due to the occupation of the premises, the use of fixtures or installations, work performed by the LESSEE, or the actions of its employees.

The LESSEE must notify the LESSOR of any termination of its insurance policy, as well as of any modification substantially reducing the coverage provided. In such cases, the LESSEE must obtain insurance covering the risks specified in this lease prior to the expiration of the terminated policy and notify the LESSOR of the new insurance.

The LESSEE waives, and shall cause its insurers, as well as any sublessees of the LESSEE and their insurers, to waive, in the event of claims covered by the coverage provided for above, any recourse they might be entitled to exercise against the LESSOR and its insurers.

The LESSEE must provide proof, upon the first request of the LESSOR or its representative, of payment of the related premiums.

17

This insurance shall extend to ancillary coverages, including, in particular, loss of rent for a period not exceeding two years, cleanup costs, and expert fees.

The LESSOR waives, and shall cause its insurers to waive, in the event of claims covered by the coverage provided above, any recourse they may be entitled to exercise against the LESSEE and its insurers and/or any sublessees of the LESSEE and their insurers.

The LESSEE agrees to waive all liability claims or complaints against the LESSOR, except in the event of proven negligence on the part of the LESSOR:

18

If, however, the leased premises are only partially destroyed or rendered unusable, the LESSEE shall be entitled only to a reduction in rent proportional to the destroyed area.

In the event that, for reasons beyond the LESSOR’s control, reconstruction to the original standard proves impossible within two years—or even if it is only partially possible—this lease shall be terminated without any compensation to the LESSEE, and the LESSOR shall retain the full proceeds of any property insurance claims.

The LESSOR reserves the right, for itself or any person acting on its behalf or duly authorized by it, to enter the leased premises during business hours in order to take measures to protect its rights, in addition to what is set forth in Section 3.6 of this lease.

As soon as notice of termination has been served, and during the last six months of occupancy of the leased premises, and furthermore in the event that the PROPERTY or the leased premises are put up for sale, the TENANT must allow prospective tenants or buyers, accompanied by the LANDLORD or his authorized representative, to view the premises on all business days from 10 a.m. to 5 p.m., provided, however, that, to the extent possible, the TENANT is given 48 hours’ notice.

Any real estate improvements made by the LESSEE shall become the property of the LESSOR by accession at the end of the lease, without compensation of any kind.

19

The LESSOR shall have the alternative option of requiring the LESSEE (i) to return the premises in a “stripped-out” condition (with partitions, computer cabling, and other fixtures removed) and (ii) to remove equipment installed in common areas (including the rooftop air conditioning system) to meet the LESSEE’s specific needs.

Unless otherwise agreed, the TENANT shall have all such repairs carried out at its own expense under the supervision of the LANDLORD’s architect, whose fees—which must be in line with market standards—the TENANT shall also bear; such work must be completed no later than the expiration date of this lease.

Proper completion of the work shall be verified by the preparation of an inventory of fixtures known as the “exit inventory,” which shall be drawn up by a bailiff, with the costs to be shared equally between the parties.

In the event that the TENANT fails to carry out the repairs within this timeframe, or fails to respond to the LANDLORD’s summons, or refuses to sign the inventory, the LANDLORD shall have the cost of said repairs assessed by his architect, and the TENANT shall then pay him without delay.

In such a case, the TENANT shall be liable to the LANDLORD for compensation equal to the utilities and one and a half times the rent, calculated pro rata temporis from the date of expiration of this lease, for the duration during which the premises are rendered unusable while the repairs required of the TENANT are being carried out.

The LESSEE further undertakes, prior to any removal of the furnishings, even partial, to provide proof of payment of the taxes and fees for which they are responsible, both for past years and for the current year, as well as all rent and service charges, and to provide the LANDLORD with their future address.

The parties expressly agree that the above rent shall be indexed on July1of each year to the ILAT tertiary sector rent index published quarterly by INSEE.

20

For the first indexation, the benchmark index will be the latest ILAT index published on July1, 2024, and the comparison index will be the index for the same quarter of the following year.

For subsequent indexations, the comparison index for a given year will serve as the reference index for the following year.

If the INSEE indices were modified, the new similar indices published would be used, applying the official adjustment coefficient. If the INSEE index ceased to be published, a new index would be reconstructed based, if possible, on information provided by that Institute, or failing that, on data provided by professional construction organizations.

In the absence of an amicable agreement regarding this reconstruction, an expert opinion shall be sought. Each party shall appoint an expert, and the experts so appointed may call upon a third expert to settle the matter, whose opinion shall be decisive.

The lessor declares that the indexation clause constitutes an essential and decisive stipulation of its willingness to enter into the contract, without which this lease would not have been concluded.

A detailed list of the taxes and fees charged to the LESSEE is included in Appendix F hereto; in the event of any conflict with the provisions of this lease, the latter shall prevail over said appendix.

21

The Parties hereby agree that a new allocation formula for HVAC-related expenses shall take effect immediately after the Lessee has completed the work necessary to make all or part of the Leased Premises independent from the Building in terms of HVAC.

The LESSEE shall be required to pay in advance, at the beginning of each quarter directly to the manager of the BUILDING, along with the rent payment, a provision initially set at €145,915 excluding tax, plus VAT.

No later than July1of each year, the LESSOR shall prepare a statement of taxes and charges for the preceding calendar year and settle them.

The LESSOR may, furthermore, adjust the provision for expenses at any time based on the expenses of the previous fiscal year or on projections of future expense trends.

for which a receipt has been issued

This non-interest-bearing security deposit is intended to guarantee the TENANT’s performance of his obligations and, in particular, to ensure the LANDLORD is paid for any rental repairs at the end of the lease, as well as any other amounts that may then be owed by the TENANT for rent, utilities, refundable taxes, or other charges.

It shall be refunded to the TENANT at the end of the lease, after moving out, returning the keys, verifying repairs, and paying all rent and charges, after deducting all amounts for which it is intended to guarantee payment.

Under no circumstances shall the TENANT be entitled to offset the final installment of rent and charges against the security deposit.

22

23

The LESSOR and the LESSEE agree and undertake to combine their efforts to improve the environmental performance of the Building and to meet the objectives and recommendations of Law No. 2015-992 of August 17, 2015, on the energy transition for green growth, the Elan Law No. 2018-1021 of November 23, 2018, and their subsequent provisions, without prejudice to the provisions of Article 27.10.2. To meet these objectives:

Each party agrees to provide the other party, upon request and in any event at least once a year, with the data it possesses regarding energy and water consumption, as well as waste and greenhouse gas emissions from the premises.

The Parties shall provide each other, if such documents exist, with the carbon footprint of the premises or the carbon footprint of the activity carried out by the LESSEE on the leased premises.

Each Party undertakes to incorporate environmental considerations into its decision-making processes regarding the design and/or equipment of facilities, or regarding their management, in order to choose, whenever reasonably possible and feasible, the most effective solutions, and to never jeopardize the certifications and/or labels obtained, nor the achievement of the Building’s environmental performance objectives set forth in the Tertiary Decree.

If, notwithstanding the foregoing, the Parties fail to reach an agreement on the choice of work or installations to be carried out to improve the environmental performance of the BUILDING, the LESSOR shall retain the freedom to decide on the work or installations to be undertaken, which it deems relevant to improve the BUILDING’s performance, including those required by changes in applicable legislation.

For all work and/or installations intended to improve the environmental performance of the BUILDING and not falling under routine maintenance or replacement, the LESSEE expressly undertakes:

24

In the event that the LESSOR undertakes a renovation plan intended to improve the environmental performance of the Premises that would require the LESSEE’s evacuation, the LESSEE hereby agrees to explore with the LESSOR any alternative occupancy solutions.

The Parties shall comply with the terms of the environmental appendix incorporating the obligations arising from the Tertiary Decree attached hereto (Appendix G); in the event of any conflict, the provisions of the Lease shall prevail.

Pursuant to Articles L 125-5 and R 125-26 of the Environmental Code, the risk statement is attached to this lease.

This risk statement is set forth in Annex H.

Pursuant to Decree No. 2006-1147 of September 14, 2006, and the Order of September 15, 2006, the energy performance certificate is attached to this lease.

This energy performance certificate is included in Appendix I to this lease.

The Lessee hereby agrees to assume the risks associated with the occurrence of any unforeseeable circumstances and expressly waives the right to request a renegotiation of the terms and conditions of the Lease or its termination under the terms and conditions set forth in Article 1195 of the Civil Code, even if the occurrence of such unforeseeable circumstances were to make the performance of the lease excessively onerous.

25

In the event of any conflict between the terms of an Annex and those of this Lease, the latter shall prevail.

The Parties hereby agree to sign this document electronically, in accordance with the provisions of Articles 1366 et seq. of the Civil Code, using the electronic signature system developed by DocuSign, which alone guarantees the security and integrity of the digital copies of the document in accordance with the laws and regulations governing electronic signatures.

For the purposes of the electronic signature:

Jean-François BRUNEAU,jfjmbd@free.fr , Tel: 06 01 78 68 14

26

Raphaël FAUVEAU,raphael.fauveau@pasqal.com , Tel: 07 87 89 86 56

Each Party acknowledges that it has been informed of and has read the terms of use and validity of the DocuSign electronic signature system and declares that its signing of the document via the aforementioned electronic signature service is done with full knowledge of the technology used and the laws and regulations governing electronic signatures, and, consequently, irrevocably and unconditionally waives any right it may have to initiate a claim and/or legal action, directly or indirectly, arising from the reliability of said electronic signature process and/or the proof of its intent to enter into the agreement for that purpose.

Consequently, and in accordance with the provisions of Article 1375 of the Civil Code, the requirement for an original copy per Party is not necessary as proof of the commitments and obligations of each Party to this agreement. The delivery of copies of this agreement constitutes sufficient and irrefutable proof of the commitments and obligations of each Party.

Done at Palaiseau, on

27