LEASE DEED

THIS DEED OF LEASE made and entered into on this the ____ day of January, Two
Thousand Nineteen ( /01/2019);
BETWEEN
Mr H K MANOHARA REDDY
S/o H M Kodandarama Reddy
Aged about: 61 Years.
Residing at: House No:10, 1st Cross, 4th Main, Chinnappanahalli, marathalli (post),
Bangalore-37.
PAN NO: BBFPM8505D
Hereinafter referred to as LESSOR

Which expression shall mean and include his heirs, legal representatives, administrators,
executors, successors and assigns, etc., of the ONE PART;

AND

M/s. OPTIVAL HEALTH SOLUTIONS PVT LTD.,

A company registered under the provisions of Indian Companies Act.1956, having its
registered office at Municipal No-11-6-56, Survey No 257 & 258/1,’C’Block on the 3rd
Floor, Opp IDPL Railway Siding, (Moosapet) Kukatpally Hyderabad-500037,
Represented by its Authorised signatory
Sri. SHANKARAGOUDA PATIL, Son of Sri Ninganagouda Patil,
Aged about 48 years
Hereinafter referred to as LESSEE
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Which expression shall mean and include its Directors from time to time, representatives,
administrators, executors and assigns. etc., of the OTHER PART;

WITNESSETH:

I. WHEREAS the LESSOR is the full and absolute owner of the entire property bearing
SHOP NO:01, SURVEY NO:22, GROUND FLOOR, CHINNAPPANAHALLI VILLAGE,
MARATHALLI (POST), BANGALORE-37 comprising of shop units in the ground and first
floor and structures.

II. WHEREAS the katha of the above property stands in the name of the LESSOR and
the LESSOR is paying the taxes and assessments to Bruhat Bangalore Mahanagara
Palike, Bangalore and exercising all the acts of ownership over the same;

I. WHEREAS the LESSEE is a private limited company incorporated under the

provisions of Indian Companies Act.1956, registered with Registrar of Companies,
Andhra Pradesh at Hyderabad;

II. WHEREAS the LESSEE was searching a suitable property to establish and carry on
business in pharmacy, to run pathology laboratory and health clinic and therefore
approached the LESSOR and requested to grant the lease, in ground floor of the
above property and the LESSOR has no objection to grant the lease of the same and
LESSOR shall deliver vacant possession of the shop unit located constructed on the
ground Floor in the premises bearing SHOP NO:01, SURVEY NO:22, GROUND
FLOOR, CHINNAPPANAHALLI VILLAGE, MARATHALLI (POST), BANGALORE-37 to the
LESSEE on or before 01-12-2018 with certain terms and conditions and there was no
document evidencing the terms of lease and both the PARTIES hereto now felt to reduce
the agreed terms into writing:

VI. NOW THIS LEASE DEED WITNESSES:

That in consideration of the foregoing terms and conditions and the rent herein hereby
reserved, the LESSOR herein hereby grants and the LESSEE herein hereby accepts
the lease of the shop unit constructed on the ground floor in the premises
bearing SHOP NO:01, SURVEY NO:22, GROUND FLOOR, CHINNAPPANAHALLI
VILLAGE, MARATHALLI (POST), BANGALORE-37 more fully described here under and
hereinafter referred to as schedule property, on the following terms and conditions;

1 DELIVERY OF POSSESSION:

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 The LESSOR shall deliver vacant possession of the schedule premises to the
LESSEE on or before 01-12-2018.
2. PERIOD OF LEASE:

The period of lease shall be Ten Years from 01-12-2018 thereafter the LESSEE has
got option to extend similar period of lease by entering into fresh lease deed on
terms mutually agreed upon between the PARTIES hereto;

3. RENT:

3.1 The LESSEE shall pay monthly rents to the LESSOR as here under without
deducting any sum towards preceding month
In Case Rent Exceed Rs.1,80,000/-(Rupees One Lakh Eighty Thousand only)
per year TDS (according to Govt. Tax Rules) shall be deducted every month
from monthly Rent.

a) Rs.27780 /- (Rupees Twenty Seven Thousand Seven Hundred and Eighty

Only)
Commencing from 01-12-2018 to 30-11-2019,

b) Rs.29169/- (Rupees Twenty Nine Thousand One Hundred And Sixty nine
Only)
Commencing from 01-12-2019 to 30-11-2020,

c) Rs.30627/- (Rupees Thirty Thousand Six Hundred And Twenty Seven

Only)
Commencing from 01-12-2020 to 30-11-2021,

d) Rs.32158/- (Rupees Thirty Two Thousand One Hundred And Fifty Eight
Only)
Commencing from 01-12-2021 to 30-11-2022,

e) Rs.33766/- (Rupees Thirty Three Thousand Seven Hundred And Sixty Six
Only)
Commencing from 01-12-2022 to 30-11-2023,

f) Rs.35455/- (Rupees Thirty Five Thousand Four Hundred And Fifty Five
Only)
Commencing from 01-12-2023 to 30-11-2024,

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 g) Rs.37227/- (Rupees Thirty Seven Thousand Two Hundred And Twenty
Seven Only)
Commencing from 01-12-2024 to 30-11-2025,
h) Rs.39089/- (Rupees Thirty Nine Thousand Eighty Nine Only)
Commencing from 01-12-2025 to 30-11-2026,

i) Rs.41043/- (Rupees Forty One Thousand Forty Three Only)

Commencing from 01-12-2026 to 30-11-2027,

j) Rs.43095/- (Rupees Forty Three Thousand Ninety Five Only)

Commencing from 01-12-2027 to 30-11-2028,

3.2 The Lessee has agreed for an increase in rent by 5% once after every 12
months on the last existing rent.

3.3 The monthly rents shall be paid on or before 10th of every month towards
preceding month. Any plea of oral discharge is not acceptable;

4 In view of the implementation of Goods and Service Tax (GST) from 1 st July, 2017,
GST shall be applicable and payable by the lessee as per the clause set-out below:

I) Applicable for the registered Lessor/s as per the GST:

As warranted by the Lessor, the Lessor will be/ is an registered dealer as per the
Central Goods and Service Tax Act, 2017 and/or relevant act/ rules as applicable in
relevant state. Post implementation of Goods and Service Tax (GST), the lessor shall
raise Tax Invoice with applicable GST on lessee only in a case where the lessor is
duly registered with the GSTN and holding a valid registration certificate and
provides a copy of the same to the lessee.
For the lease/services provided by the Lessor, the lessor shall, within 5 days from the
end of the month for which monthly rent is payable, raise the tax invoice and shall
submit relevant attachment/annexures along with Invoice, as applicable, for invoice
processing. Lessor shall ensure that details of the outward supplies i.e. lease
including the rent details, maintenance and other relevant details (“Rent”) for the
applicable period are filed with GSTIN / disclosed in the applicable GST return within
the time limit provided so as to enable the Lessee for timely review of the data
uploaded and communicate for discrepancies, if any, Lessor undertakes to remit
applicable GST to the appropriate tax jurisdiction of the applicable taxing authority
within the time specified in the applicable law. It is specifically understood and agreed
by the Lessor and the Lessee that the Lessee is entitled to withhold the rental

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 amount unless and until the invoice, in the manner set-out above, is handed over to
the Lessee by the Lessor.
Further, in the event the Lessor does not disclose the outward supply in the GST
returns filed by him and does not remit the GST as stated above, or remits the
same to a jurisdiction not as per the GSTTIN Number as provided by the Lessee,
or claims that it has made the remittance, but the same is not reflected in the GSTN
network of the Lessee, then the Lessor shall become liable to reimburse to the
Lessee (i) all the GST payable for the Services, and/or (ii) the disallowed or
unavailable credits which otherwise the Lessee would be entitled under the applicable law
if the GST was properly remitted by the Lessor within the time period stated above (iii) the
interest and penalties associated with such disallowed or unavailable credits and (iv)
all other additional taxes or late charges that may be demanded by or may become
payable to the taxing authority from the Lessee.

II). Applicable for the unregistered Lessor as per the GST:

As warranted by the Lessor, the Lessor will be/ is an unregistered dealer as per the
Central Goods and Service Tax Act, 2017 and/or relevant act/ rules as applicable in
relevant state. Further, it agreed and understood between the Parties, the Lessor shall
not raise any invoice on the Lessee for the Rent to be paid by the Lessee to the Lessor
in terms of this Agreement.
Further, it is agreed between the Parties that until a written communication, along
with a valid proof including copy of GST registration certificate, is submitted to the
Lessee by the Lessor proving the applicability of GST, the Lessee shall assume that
the Lessor is a unregistered dealer. Notwithstanding anything contained herein, the
Lessee shall not in any circumstances make payment of GST to the Lessor for the
Previous Period (As defined hereinafter). “Previous Period shall mean the period
before intimation by way of a written communication of GSTN by the Lessor to the
Lessee. In case the Lessor is becoming a registered dealer as per the Central Goods
and Service Tax Act, 2017 and/or relevant act/rules as applicable in relevant state, the
terms of the clause as stated at clause I herein shall be applicable and the clause
II stand null and void.

5 TENANCY MONTH:

The tenancy month shall be commencing from the first day of one English calendar
month to the last day of the same English calendar month;

6. BAR ON SUB-LETTING:

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 The LESSEE is not entitled to sub-let, under-let the schedule premises or any portion
thereof, part with the possession of the schedule premises in any manner to any
third parties other than to its affiliate companies including M/s MedPlus Health
Services Pvt. Ltd and/or M/s Ritemed Pharma Retail Pvt. Ltd to whom the Lessee
is entitled to sub-lease for their business purposes and the Lessor agrees to the same.
7. REPAIRS AND MAINTENANCE:

The LESSEE undertakes to keep the structures of the schedule premises in a good and
tenantable condition subject to natural wear and tear and irresistible force

8. ELECTRICITY & WATER CHARGES:

The LESSEE shall pay electricity consumption charges to the BESCOM Authority, on
or before the due dates, in respect of electricity meter attached to the schedule
premises;

The LESSOR has entitled to provide separate electricity Meter to the LESSEE. The
LESSOR shall provide Minimum 8 kva power to the LESSEE. The LESSEE at its
cost is entitled to secure additional power from BESCOM for its usage. The
LESSEE at its cost shall pay the deposits to BESCOM as demanded. In that event
the LESSOR shall assist the LESSEE by providing all necessary documents to
secure additional power. The LESSEE is entitled to withdraw the deposits from
BESCOM at the time of surrendering the lease and the LESSEE shall furnish all
the required documents that are necessary;

9. PROPERTY TAXES:

The LESSOR shall pay all the property taxes in respect of the schedule premises on or
before the due dates;

10. TERMINATION OF LEASE:

10.1 Notwithstanding the period of lease, if the LESSEE commits three successive
defaults with respect to payment of rent, then the LESSOR shall be entitled to issue
written notice demanding the LESSEE to pay the arrears of rent with one month from
the date of such notice. On failure to pay the arrears of rent, the LESSOR is entitled
terminate the lease; However, the Lessee has got option to terminate the lease
and vacate the premises with two months notice to the Lessor at the above address.

10.2 In addition to the termination of the lease as per clause 10.1, if the LESSEE
commits breach of any of the terms of this lease deed and also fails to perform

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their part of the obligation stipulated under this lease deed, then, the LESSOR shall
be entitled to terminate the lease irrespective of the period of lease and take
possession of the schedule Premises without prejudice to the other rights;

11. INSPECTION:

The LESSOR and his authorized agents are entitled to inspect the schedule premises
with prior information, during business hours;

12. USAGE OF THE PREMISES:

12.1 The LESSEE is entitled to use the schedule premises to carry on business in
pharmacy. Under no circumstances, the LESSEE shall use the schedule
premises to store contraband and inflammable goods;

12.2 The LESSEE shall not cause any hindrance, obstruction, nuisance or in any
way affecting the peaceful possession and enjoyment of the occupants in
respect of other portions of the premises and neighbors;

12.3 The LESSEE at its cost shall secure the required permission/s and license/s
from the competent Authority to carry on business activities in the
schedule premises and keep them renewed from time to time

13. LESSOR COVENANTS:

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The LESSOR hereby covenants that the LESSEE paying the rent herein hereby
reserved regularly and observing the terms and conditions of this lease deed
scrupulously shall be entitled to the peaceful possession and enjoyment of the
schedule portion during subsistence of these presents;

14. LESSEE COVENANTS:

14.1 The LESSEE undertakes to pay the rents regularly as agreed upon;

14.2 The LESSEE undertakes to observe the terms and conditions of this lease deed
scrupulously;

14.3 The LESSEE shall not commit breach of any of the terms and conditions
stipulated under this lease deed;

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15. DISPLAY OF SIGN BOARD:

The LESSEE is entitled to fix the sign board in the schedule building at the place
suitable to the LESSEE within the ground floor;

16. INTERIORS:

The LESSOR herein permits the LESSEE to make interiors in the schedule premises
to suit its business convenience, without damaging the flooring, roof and
structures of the schedule premises;

17. REFUNDABLE SECURITY DEPOSIT:

The LESSEE has paid a sum of Rs. 2,50,000/- (Rupees Two Lakhs Fifty Thousand
Only) to the LESSOR by way of Cheque bearing No: 404172 dated: 29-11-2018
drawn on State Bank Of India, Industrial Finance Branch, Hyderabad to the
LESSOR towards Refundable Security Deposit , receipt of which the Lessor does
hereby admit and acknowledge and which amount the Lessor promises to repay
to the Lessee on the date of vacant delivery of the Schedule property to the Lessor ,

The entire security deposit amount shall not carry any interest and the LESSOR shall
refund the said amount against the delivery of vacant and peaceful possession
of the schedule premises to the LESSOR by the LESSEE, after deducting arrears of
rents, electricity and water charges, if any;

The said amount shall be returned/repaid to the Lessee on the date of handing over the
vacant possession of the schedule property to the Lessor by the Lessee and in case the
Lessor fails to return/repay the entire security deposit to the Lessee, he shall pay
interest @ 24 % per Annum on the entire security deposit amount till the date of
repayment. Further the Lessee shall not hand over the vacant possession of the
schedule property till the date of such repayment to the Lessee by the Lessor.

18. REGISTRATION AND CUSTODY OF LEASE:

Where registration of the lease is required at a future date, the Lessee agrees to bear
the registration charges and incidental expenses. The original lease deed shall
be with the LESSEE and duplicate copy thereof shall be with LESSOR;

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 SCHEDULE

Shop unit located on the ground floor of premises bearing: SHOP NO:01, SURVEY NO:22,
GROUND FLOOR, CHINNAPPANAHALLI VILLAGE, MARATHALLI (POST), BANGALORE-37
admeasuring approx. 1100 sq. Ft (East to West ___ft.North to South _____ft) and bounded
on the

East By:

West By:

North By:

South By:

IN WITNESS WHEREOF both the PARTIES have hereunto affixed their signatures on the
day, month and the year first above written in presence of the attesting witnesses;
WITNESSES:

1.
LESSOR

2.
For OPTIVAL HEALTH SOLUTIONS PVT LTD,

LESSEE

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 RECEIPT

Received an amount of Rs.2,50,000/- (Rupees Two Lakhs Fifty Thousand Only) from M/s
OPTIVAL HEALTH SOLUTIONS Pvt. Ltd. vide Cheque No: 404172 dated:29-11-2018
drawn on State Bank of India, Industrial Finance Branch, Hyderabad-01 towards refundable
deposit in respect of Lease of Premises with Shop unit on the ground floor situated at SHOP
NO:01, SURVEY NO:22, GROUND FLOOR, CHINNAPPANAHALLI VILLAGE, MARATHALLI
(POST), BANGALORE-37 admeasuring 1100 sq.ft.

Date:

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 Signature

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