Intellia Therapeutics, Inc. Leases Disclosure

11. Leases

Property Leases

The Company leases real estate, including laboratory and office space, in Cambridge, Massachusetts, and the surrounding areas. The Company’s leases have remaining terms ranging from approximately one to seven years. Certain leases include options to renew, exercised at the Company’s sole discretion, with varying renewal terms that can extend the lease term for an additional three to five years. All of the Company’s leases are classified as operating leases.

Throughout the term of its leases, the Company is responsible for paying certain costs and expenses, in addition to the rent, as specified in the lease, including a proportionate share of applicable taxes, operating expenses and utilities. The variable portion of these costs are expensed as incurred and are disclosed as variable lease costs.

840 Winter and Tech Square Leases

In February 2022, and subsequently amended in June 2023, the Company entered into an agreement to lease approximately 140,000 square feet of office, general laboratory and manufacturing space at 840 Winter Street in Waltham, Massachusetts (the “840 Winter Lease”).

In conjunction with the Company’s January 2025 strategic restructuring to streamline its operations, in February 2025, the Company entered into a Second Amendment (the “Winter Street Amendment”) which will terminate the 840 Winter Lease on or before June 30, 2028. In connection with the Winter Street Amendment, the Company will pay the landlord lease modification payments totaling $78.0 million in three installments, with the first $34.0 million paid in February 2025, a second $30.0 million paid in April 2025 and the remaining $14.0 million paid in January 2026. The Company is not subject to paying any base rent, operating expenses or other costs pursuant to the 840 Winter Lease after January 2025. In conjunction with the Winter Street Amendment, also in February 2025, the Company entered into a lease agreement (the “Tech Square Lease”) with the same

landlord as the 840 Winter Lease, for office and laboratory space located at 400 Technology Square, Cambridge, Massachusetts (“400 Tech Square”).

Under the terms of the Tech Square Lease, the Company would initially lease approximately 101,000 square feet at 400 Tech Square (the “Initial Tech Square Premises”). In addition, the Tech Square Lease would expand, in two tranches, to include approximately 46,000 square feet of additional office and laboratory space at 400 Tech Square representing the 5th and 7th floors (the “Additional Tech Square Premises”), when each such space becomes available. The initial term of the Tech Square Lease is twelve years and three months beginning in September 2026 (the “Rent Commencement Date”). The Company’s obligation to pay rent will start in December 2026. The Company has an option to extend the Tech Square Lease for an additional term of five years. As of the Rent Commencement Date, the base rent under the Tech Square Lease will be $108.00 per square foot per year, plus certain operating expenses and taxes. The base rent is subject to scheduled annual increases of 3% in July of each rent year. In addition, the Company is entitled to receive up to $410.00 per square foot of tenant improvement allowances.

The Company accounted for the Winter Street Amendment and the Tech Square Lease as one combined contract under ASC 842, Leases (Topic 842). The Company identified two lease components, the premises at 840 Winter Street (“840 Winter”) and 400 Tech Square. The total consideration in the combined contract is $244.4 million, which includes the undiscounted remaining lease payments of the 840 Winter and 400 Tech Square components and previous lease prepayments made under the original 840 Winter Lease. The Company did not include the lease payments associated with the five-year extension option related to the Tech Square Lease as it is not reasonably certain of exercise. The Company allocated $52.1 million of the consideration to the 840 Winter component and $192.3 million to the 400 Tech Square component based on relative standalone prices. Upon allocation, the Company remeasured the 840 Winter lease liability as of the modification date based on the remaining lease payments and using an updated incremental borrowing rate of 6.6%, which reduced the lease liability and right-of-use asset by $61.9 million. After accounting for the modification in February 2025, the lease liability and right-of-use asset for the 840 Winter component were $46.5 million and $50.0 million, respectively. Pursuant to the terms of the Winter Street Amendment, in September 2025, the landlord accelerated the termination with respect to approximately 6% of the 840 Winter premises, resulting in the Company recording $2.5 million in accelerated amortization of the 840 Winter right-of-use asset within “General and administrative” expenses in the consolidated statement of operations and comprehensive loss for the twelve months ended December 31, 2025. There were no changes to the remaining lease payments as a result of this partial termination. As of December 31, 2025, the lease liability and right-of-use asset for the 840 Winter component were $16.9 million and $35.3 million, respectively.

In July and December 2025, the Company entered into the First and Second Amendment to the Tech Square Lease (the “Tech Square Lease Amendments”). The Tech Square Lease Amendments made available 23,000 square feet on the 7th floor of the building, expanded the premises to include an additional 2,500 square feet on the first floor of Back of House Expansion space for various chemical, bulk, and waste storage (the “BOH Expansion Premises”) and clarified the total square footage to be leased under the Tech Square Lease. The Company identified two additional lease components for the additional square feet made available due to the Tech Square Lease Amendments (the “7th floor component” and the “BOH Expansion component”). In July 2025, construction of tenant improvements began. The construction of tenant improvements for the Initial Tech Square Premises will be primarily funded by approximately $50.3 million of tenant improvement allowance and is expected to be completed in the second half of 2026.

As of December 31, 2025, the Tech Square component, 7th floor component and BOH Expansion component had not commenced for accounting purposes as the Company had not taken control over the premises and does not own the tenant improvements and therefore the Company did not record a right-of-use asset or lease liability. The Company has recorded $46.2 million of prepaid rent related to the Tech Square Lease within “Prepaid expenses and other current assets” in the consolidated balance sheet as of December 31, 2025. As of December 31, 2025, the Additional Tech Square Premises includes approximately 23,000 square feet representing the 5th floor, which has not yet been made available to the Company.

Excluded from the Future Operating Lease Payments table above is $154.5 million related to the Tech Square component, $36.6 million related to the 7th floor component and $4.0 million related to the BOH Expansion component as they have not yet commenced.

Property Subleases

The Company subleases certain real estate to third parties with remaining lease terms ranging from less than one year to three years. In October 2025, the Company executed a sublease in which the cash flows are not expected to be sufficient to recover the carrying amount of the asset and the asset was written down to fair value. The fair value was determined based on estimates of future discounted cash flows that are classified as Level 3 in the fair value hierarchy. The Company recorded a $3.6 million

impairment of the right-of-use-asset within “General and administrative” expenses in the consolidated statement of operations and comprehensive loss for the year ended December 31, 2025.