SUBLEASE AGREEMENT



         This Sublease Agreement ("Sublease") is made as of the 19th day of

December, 2001, by and between ANSWERTHINK, INC., a Florida corporation,

successor in interest to ANSWERTHINK CONSULTING GROUP, INC., a Florida

corporation ("Sublessor"), whose present address is 1001 Brickell Bay Drive,

Suite 3000, Miami, Florida 33131 and EYETECH PHARMACEUTICALS, INC., a Delaware

corporation ("Sublessee"), whose present address is 666 Fifth Avenue, 35th

Floor, New York, New York 10013.



                                    RECITALS



         A. Sublessor is the Tenant under that certain Agreement of Lease with

500-512 Seventh Avenue Limited Partnership, a New York limited partnership

("Master Landlord") dated April 13, 2000, as amended by that certain First

Amendment to Lease by and between Sublessor and Master Landlord dated September,

2000 (the "Master Lease") covering certain premises (the "Master Lease

Premises") located on the seventeenth (17th ) and eighteenth (18th) floors of

the building known as 500 Seventh Avenue, New York, New York 10016 (the

"Building"). A copy of the Master Lease is attached hereto as Exhibit "A" and

hereby made a part of this Sublease.



         B. Sublessor wishes to sublease to Sublessee, and Sublessee desires to

sublease from Sublessor, that certain portion of the Master Lease Premises

located on the eighteenth (18th) floor of the Building, consisting of

approximate 16,706 rentable square feet, as more particularly described on the

sketch attached hereto as Exhibit "B" and hereby made a part of this Sublease

(the "Subleased Premises").



         NOW, THEREFORE, in consideration of the mutual covenants contained in

this Sublease, and intending to be legally bound, Sublessor and Sublessee agree

as follows:



         1.       Recitals. The foregoing Recitals are true and correct and are

hereby incorporated herein by reference.



         2.       Definitions. Capitalized terms not defined in this Sublease

shall have the meanings given to them in the Master Lease.



         3.       Demise and Sublease Term. Sublessor hereby subleases the

Subleased Premises to Sublessee, and Sublessee hereby subleases the Subleased

Premises from Sublessor, for a term (the "Sublease Term") beginning on the date

(the "Sublease Commencement Date") of Substantial Completion (as hereinafter

defined) of the Sublease Improvements (as hereinafter defined), unless sooner

terminated in accordance herewith, and ending on October 31, 2010. Provided that

this Sublease is executed by Sublessee and delivered to Sublessor, and provided

the Security



                                       1



{PAGE}



Letter (as described in Section 6(a)), in form and content satisfactory to

Sublessor is delivered to Sublessor, all by or before 5:00 P.M. EST, December

17, 2001, Sublessor shall use good faith efforts and reasonable diligence to

attempt to achieve Substantial Completion of the construction of the Sublease

Improvements (as that term is hereinbelow defined), by March 31, 2002, subject

to force majeure and Sublessee Delays. In the event Sublessor fails (whether by

reason of failure to Substantially Complete the Sublease Improvements or

otherwise) to deliver possession by or before April 30, 2002, Sublessee shall

have the option to terminate this Sublease Agreement by written notice given not

later than fifteen (15) days thereafter; upon such notice by Sublessee, this

Sublease Agreement shall terminate with the same force and effect as if such

date were set forth as the natural expiration of this Sublease Agreement and

Sublessor shall promptly (but in any event within thirty (30) days of the giving

of such notice by Sublessee) refund to Sublessee all rent, security deposits and

other sums paid by Sublessee to Sublessor on account of this Sublease Agreement.

Sublessor's obligation to refund such sums shall survive termination of this

Sublease Agreement. Sublessor and Sublessee shall enter into a memorandum

stipulating the actual Sublease Commencement Date within five (5) business days

following the determination of the Sublease Commencement Date.



         4.       Rent.



                  (a)      All sums due under this Sublease in addition to Fixed

Annual Rent (as hereinafter defined) are herein referred to as "Additional

Rent"; Fixed Annual Rent and Additional Rent are herein collectively referred to

as "Rent". Sublessee's covenant to pay Rent is independent of any other

covenant, agreement, term or condition of this Sublease.



                  (b)      All Rent payable to Sublessor hereunder shall be paid

to Sublessor at its offices located at 1001 Brickell Bay Drive, Miami, Florida

33131, Attention: Controller, or such other place as Sublessor may designate, in

writing, in lawful money of the United States of America, without demand,

deduction, offset or abatement, except as herein expressly provided. Sublessee

may, at its option, make payment to Sublessor by wire transfer in accordance

with the wire instructions on Exhibit "C" attached hereto and hereby made a part

hereof. The first full monthly installment of Rent shall be delivered to

Sublessor by Sublessee upon execution of this Sublease by Sublessee. If the

first month of the Sublease Term is a partial month, the installment of Rent

payable for the second month of the Sublease Term shall be prorated, based on

the number of days of the Sublease Term falling within the first calendar month

of the Sublease Term, and such prorated amount shall be payable as the second

monthly installment of Rent due and payable hereunder.



                  (c)      Beginning on the Sublease Commencement Date, and

subject to abatements as hereinafter provided, Sublessee shall pay to Sublessor

annual fixed rent ("Fixed Annual Rent"), without notice or demand and without

Home        Intelligence        Services        Subscriptions        News        About Us

Contact Us       Terms of Use       Resend Documents       Shopping Cart

Copyright © 2008 The Consus Group LLC