The Company has operating leases for office and laboratory space in Redwood City, California, and Boston, Massachusetts, as well as one finance lease for lab instruments.

In 2018, Adicet Therapeutics executed a non-cancelable lease agreement, as amended in 2022, pursuant to which the Company leases office and laboratory facility at 1000 Bridge Parkway and a portion of 1200 Bridge Parkway in Redwood City, California (the Redwood City Lease).

On January 9, 2023, Adicet Therapeutics entered into a third lease amendment with Westport Office Park, LLC (the Third Amendment). The Third Amendment further amends the Redwood City Lease and increases the tenant improvement allowance as of January 1, 2023 by an additional $3.0 million. The Company fully utilized the allowance for the continued buildout of office and laboratory space at 1000 Bridge Parkway in 2023. Per the terms of this amendment, this additional allowance will be repaid through equal monthly payments of principal amortization and interest on a monthly basis over the term of the lease at an interest rate of eight percent (8%) per annum. The Company received the allowance on February 21, 2023 and increased the operating lease liability accordingly.

On August 7, 2023, Adicet Therapeutics entered into a fourth lease amendment with Westport Office Park, LLC (the Fourth Amendment). The Fourth Amendment amends the period over which the tenant improvement allowance received in the Third Amendment will be amortized and identifies the monthly amortization payable by the Company.

On November 19, 2025, Adicet Therapeutics entered into a fifth lease amendment with Westport Office Park, LLC (the Fifth Amendment). The Fifth Amendment acknowledges that the portion of the Redwood City Lease related to 1200 Bridge Parkway expired on June 30, 2025.

In 2018, the Company entered into a lease agreement, as amended in 2019, for office space at 500 Boylston St, Boston, Massachusetts (500 Boylston Lease). Under the terms of the 500 Boylston Lease, the Company was permitted to assign, sublease or transfer this lease, with the consent of the landlord.

On July 19, 2021, the Company entered into a sublease agreement with RFS OPCO LLC (Sublessee), whereby the Company agreed to sublease to Sublessee all of the 9,501 rentable square feet of 500 Boylston St. The expected undiscounted cash flows to be received from the sublease as of March 31, 2026 is as follows (in thousands):

Further, the Company remains liable for the remaining lease payments under the 500 Boylston Lease, totaling $0.3 million, which is included in the future minimum lease payments table below.

The future minimum lease payments under all non-cancelable lease obligations as of March 31, 2026 were as follows (in thousands):


	Operating Leases			Finance Leases
2026	$	2,945		$	213
2027		3,714			250
2028		3,808			250
2029		3,906			250
2030		662			250
2031 and thereafter		—			—
Total undiscounted lease payments		15,035			1,213
Less: imputed interest		(2,126	)		(224	)
Total lease liability		12,909			989
Less: current portion		(2,748	)		(131	)
Lease liability, net of current maturities	$	10,161		$	858

The following table presents the lease cost and information related to the lease right-of-use assets, net and lease liabilities for the quarter ended March 31, 2026 (in thousands):


	Three Months Ended
	March 31, 2026
Lease Cost
Operating lease cost	$	837
Short-term lease cost		41
Finance lease cost:
Amortization of right-of-use assets		55
Interest on lease liabilities		15
Sublease income		(125	)
Total lease cost	$	823
Other Information
Operating cash flows used for lease liabilities	$	(817	)
Financing cash flows used for finance lease liabilities		—
Weighted-average remaining lease term - operating leases (in years)		3.8
Weighted-average remaining lease term - finance leases (in years)		4.4
Weighted-average discount rate - operating leases		6.90	%
Weighted-average discount rate - finance leases		10.00	%

For the three months ended March 31, 2026, the Company recognized $0.8 million and less than $0.1 million in operating lease and short-term lease costs, respectively. Additionally, for the three months ended March 31, 2026, the Company recognized $0.1 million in sublease income.

For the three months ended March 31, 2026, the Company recognized less than $0.1 million in reduction of right-of-use assets and interest on lease liabilities for the finance lease.