In October 2019, the Company entered into a noncancelable facility lease agreement (the “2019 Lease”) for 34,522 square feet of research and development and office space in Watertown, Massachusetts. The term of the 2019 Lease is 120 months and expires on March 31, 2030. The 2019 Lease has an option to be extended for an additional five years. The lease is not reasonably certain to be extended and as such the additional term is not included in the measurement of the lease. The 2019 Lease includes a rent escalation clause, and rent expense is being recorded on a straight-line basis. In accordance with the lease agreement, the Company is required to maintain a security deposit and provided a letter of credit to the landlord, which is recorded in restricted cash as of December 31, 2025 and December 31, 2024. The letter of credit totaled $1.3 million and $1.3 million as of December 31, 2025 and December 31, 2024, respectively.

In December 2021, the Company entered into a noncancelable lease (the “2021 Lease”) for 100,624 square feet of office and laboratory space in Watertown, Massachusetts, which the Company began occupying in February 2024. The 2021 Lease is subject to base rent of $0.8 million per month beginning two months after the commencement date, plus the Company’s ratable share of taxes, maintenance and other operating expenses. Base rent is subject to a 3% annual increase over the lease term of approximately 134 months following the commencement date. The Company also has two consecutive options to extend the term of the lease for five years each at then-market rates. The 2021 Lease also includes a tenant improvement allowance of approximately $20.1 million. In connection with the signing of the 2021 Lease, the Company issued a letter of credit for $4.5 million which is classified as restricted cash as of December 31, 2025 and December 31, 2024.

The 2021 Lease required the landlord to build-out the base building prior to the construction of the Company’s premises. The Company concluded the accounting commencement date occurred when the landlord completed the build-out of the base building and control passed to the Company, which occurred in early January 2023. The Company assessed the classification of the 2021 Lease at the accounting commencement date and concluded the lease should be accounted for as an operating lease. The Company recorded an operating lease liability of $48.9 million, measured as the present value of the remaining lease payments discounted using the incremental borrowing rate as of the accounting commencement date. The Company recorded an operating lease right-of-use asset of $48.9 million, measured as the present value of the remaining lease payments, net of the tenant incentives.

The Company concluded the improvements paid for by the landlord in connection with the tenant improvement allowance represent lessee assets and therefore recorded $20.1 million of leasehold improvements in property and equipment. The Company recorded an additional $17.9 million of leasehold improvements in excess of the tenant improvement allowance, all of which were placed in service.

Upon occupancy of the 2021 Lease facility in February of 2024, the Company exited the 2019 Lease facility and is actively looking to sublease the entire facility for the remaining noncancellable lease term through March 31, 2030. These actions have resulted in impairment charges of $3.9 million and $4.9 million in the years ended December 31, 2025 and 2024, respectively. The Company continues to evaluate the potential recovery of the ROU asset under sublease scenarios, and thus it is possible that additional impairments could be identified in future periods.

The impairment charges reduced the carrying value of the associated ROU asset, leasehold improvements and certain furniture and fixture assets that remained in the facility to their estimated fair values. Fair values were estimated using a discounted cash flows approach based on forecasted future cash flows expected to be derived from the property based on current sublease market rent, which is considered a level 3 input in the fair value hierarchy, and other key assumptions such as future sublease market conditions and the discount rate.

The Company’s finance lease obligations consist of certain property and equipment financed through finance leases.

The components of the lease costs for the years ended December 31, 2025 and 2024 (in thousands):


	Year ended December 31,
	2025		2024
Operating lease costs	$	9,829	$	9,967
Financing lease costs:
Amortization of right-to-use assets, financing leases		1,616		1,424
Interest expense for financing lease liabilities		312		206
Variable lease costs		6,040		5,086
Total lease costs	$	17,797	$	16,683

Variable lease cost includes payments for variable common area maintenance charges and real estate taxes. Such amounts are not included in the measurement of lease liabilities.

Supplemental cash flow information relating to the Company’s leases for the years ended December 31, 2025 and 2024 were as follows (in thousands):


	Year ended December 31,
	2025		2024
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash flows used in operating leases	$	12,074	$	9,524
Operating cash flows used in finance leases	$	1,494	$	1,351
Financing cash flows used in finance leases	$	312	$	206

Weighted average remaining lease terms and discount rates as of December 31, 2025 and 2024 were as follows:


	Year ended December 31,
	2025			2024
Remaining lease term:
Operating lease	8.6 years			9.5 years
Financing lease	2.1 years			2.8 years
Discount Rate:
Operating lease		8.7	%		8.7	%
Financing lease		8.8	%		8.7	%

The undiscounted future lease payments for operating and finance leases as of December 31, 2025, were as follows (in thousands):


Fiscal Year	Operating Leases			Financing Leases
2026		12,436			1,885
2027		12,809			1,180
2028		13,193			449
2029		13,589			71
2030		11,534			—
Thereafter		49,301			—
Total minimum lease payments		112,862			3,585
Less amounts representing interest or imputed interest		(33,887	)		(308	)
Present value of lease liabilities	$	78,975		$	3,277