Relay Therapeutics, Inc. Leases Disclosure

12. Operating Leases

399 Binney Street

In December 2017, the Company executed an operating lease agreement for 44,336 square feet of office and laboratory space at 399 Binney Street, Cambridge, Massachusetts, which was increased to 44,807 square feet in January 2018 ("399 Binney Street"). Pursuant to the terms of the operating lease agreement, as further amended in November 2019 and September 2020, the operating lease for 399 Binney Street was previously scheduled to expire on April 30, 2029.

On June 3, 2025, the Company and ARE MA Region No. 58 LLC ("399 Binney Street Landlord") executed another amendment to the operating lease for 399 Binney Street, as amended, pursuant to which termination was accelerated to July 3, 2025. The Company continued to be responsible for rent and other obligations under the operating lease for 399 Binney Street, as amended, through July 3, 2025, at which point such obligations ceased and the operating lease was terminated. In consideration for entry into the amendment on June 3, 2025, the Company also paid the 399 Binney Street Landlord a termination payment of $2.5 million (the "Termination Payment").

Although the Company was obligated to pay rent for the leased premises at 399 Binney Street through July 3, 2025 and the accelerated termination date was July 3, 2025, as agreed between Company and the 399 Binney Street Landlord, the Company had committed to terminating the operating lease for 399 Binney Street, as amended, as of June 3, 2025. Furthermore, the Company's access to the premises was also terminated as of June 3, 2025. Therefore, the Company accounted for termination of the operating lease at 399 Binney Street, as amended, during the three months ended June 30, 2025. In connection therewith, the Company removed the operating lease assets and liabilities from its consolidated balance sheet as of termination, or June 3, 2025, and also recognized the impact of the Termination Payment at such time.

In the table above, the net amount of $0.5 million was recorded as an addition to the operating lease asset upon commencement of the operating lease for Building 300 at One Kendall Square, Cambridge, MA ("300 OKS"), as described below, during the year ended December 31, 2025. The amount is expected to be amortized as rent expense over the term of the operating lease at 300 OKS.

The Company made cash payments of $2.2 million, $4.4 million, and $4.3 million under the operating lease agreement for 399 Binney Street during the years ended December 31, 2025, 2024, and 2023, respectively.

Building 300 at One Kendall Square

On June 3, 2025, the Company executed an operating lease agreement for 300 OKS with ARE MA Region No. 59 LLC ("300 OKS Landlord"), an affiliate of the 399 Binney Street Landlord. Pursuant to the terms of the operating lease agreement, the Company agreed to lease 12,190 square feet of office space through February 28, 2030. In consideration for entry into the operating lease agreement, the Company also paid the 300 OKS Landlord a relocation payment of $3.5 million (the "Relocation Payment").

Although the Company was only obligated to start paying rent under the operating lease agreement at 300 OKS on July 3, 2025, the Company could physically access and benefit from the space upon lease execution on June 3, 2025. Therefore, the Company recorded an operating lease asset and liability during the three months ended June 30, 2025, which included $0.5 million from the net impact of

terminating the lease at 399 Binney Street, as amended, on June 3, 2025. The operating lease agreement for 300 OKS expires in February 2030 with no renewal options.

The Company made cash payments of $4.0 million, $0, and $0 under the operating lease agreement for 300 OKS during the years ended December 31, 2025, 2024, and 2023, respectively.

The remaining lease term and discount rate of the Company's operating lease at 300 OKS were 4.16 years and 10.0%, respectively, at December 31, 2025.

60 Hampshire Street

In May 2021, the Company executed an operating lease agreement for 41,474 square feet of office and laboratory space at 60 Hampshire Street, Cambridge, Massachusetts ("60 Hampshire Street"). The Company gained control of the leased space in July 2022 and, accordingly, recorded an operating lease right-of-use asset and liability at such time. The operating lease expires in June 2032 with no renewal options.

The Company made cash payments of $5.3 million, $5.1 million, and $5.0 million under the operating lease agreement for 60 Hampshire Street during the years ended December 31, 2025, 2024, and 2023, respectively.

The remaining lease term and discount rate of the Company's operating lease at 60 Hampshire Street were 6.50 years and 8.0%, respectively, at December 31, 2025.

The remaining lease term and discount rate of the Company's operating lease at 60 Hampshire Street were 7.50 years and 8.0%, respectively, at December 31, 2024.