GROSS LEASE

(w/Base Amounts)

THIS LEASE (this Lease) is made as of December 31 2002, by and between

Landlord                                    The Multi-Employer Property Trust, a trust organized under 12 C.F.R. Section 9.18

and

Tenant                                              Transaction Network Services, Inc., a Delaware corporation.

TABLE OF CONTENTS

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SECTION 1: DEFINITIONS

Access Laws:  The Americans With Disabilities Act of 1990 (including the Americans with Disabilities Act Accessibility Guidelines for Building and Facilities) and all other Governmental Requirements relating to the foregoing.

Additional Rent:  Defined in paragraph captioned Additional Rent.

Affiliate:  An entity controlling, controlled by, or under common control with Tenant (control being defined as direct ownership of more than 50% of the beneficial ownership of the entity in question).

Base Amount Allocable to the Premises:  Defined in paragraph captioned Additional Rent.

Base Rent:  The monthly amount of Base Rent and the portion of the Lease Term during which such monthly amount of Base Rent is payable shall be determined from the following table.  For convenience and ease of reference, the annual rental rate for the computation of Base Rent and the annual Base Rent are also set forth in tabular form with the annual Base Rent equaling the monthly Base Rent installment multiplied by twelve.  In the case of any conflict or inconsistency between the Monthly Base Rent installment and the other illustrative figures set forth in tabular form or in any computations utilizing such figures, the rate per rentable square foot per annum so specified shall be controlling and conclusive.