Our building leases are comprised of office and laboratory space under non-cancelable operating leases. These lease agreements have remaining lease terms of approximately two years and contain various clauses for renewal at our option. The renewal options were not included in the calculation of the operating lease assets and the operating lease liabilities as the renewal options are not reasonably certain of being exercised. The lease agreements do not contain residual value guarantees.


	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands)	2026		2025		2026		2025
Operating lease costs	$	3,806	$	3,806	$	7,613	$	7,613
Cash paid for amounts included in the measurement of operating lease liabilities	5,058		4,911		10,070		9,748

In arriving at the operating lease liabilities as of June 30, 2026 and December 31, 2025, we applied the weighted-average incremental borrowing rate of 5.7% for both periods over a weighted-average remaining lease term of 1.7 and 2.2 years, respectively.

As of June 30, 2026, undiscounted minimum rental commitments under non-cancelable leases were as follows:



(In thousands)
Remaining 2026	$	8,441
2027	20,755
2028	3,479




Undiscounted minimum rental commitments	32,675
Interest	(1,504)
Operating lease liabilities	$	31,171

We provided our landlord a security deposit of $2.9 million as security for our leases, which is included within other non-current assets on our condensed consolidated balance sheet.

In April 2022, we entered into a long-term sublease agreement for 27,000 square feet of the office space at 64 Sidney Street, Cambridge, Massachusetts, which expired on April 30, 2025.

In May 2023, we entered into a long-term sublease agreement for 7,407 square feet of office space on the first floor of 64 Sidney Street, Cambridge, Massachusetts, which expired on July 31, 2025. In July 2025, we entered into a long-term sublease agreement with a new tenant for the same space, which began in November 2025 with the term of the lease running through February 2028.

In June 2026, we entered into a long-term sublease agreement for 12,995 square feet of the office space at 38 Sidney Street, Cambridge, Massachusetts, which begins in July 2026 with the term of the lease running through February 2028.

We recorded operating sublease income of $0.1 million and $0.5 million for the three months ended June 30, 2026 and 2025, respectively, and $0.2 million and $1.8 million for the six months ended June 30, 2026 and 2025, respectively, in other income, net in the condensed consolidated statements of operations. We hold security deposits from our sublessees of approximately $0.2 million which is recorded within other non-current assets on our condensed consolidated balance sheet.

As of June 30, 2026, the future minimum lease payments to be received under the long-term sublease agreements were as follows:


(In thousands)


Remaining 2026	$	465
2027	1,054
2028	178
Total	$	1,697