GRAIL signs long-term Sunnyvale HQ lease

GRAIL, Inc. has signed a long-term lease for a new corporate headquarters at 250 S. Matilda Avenue in Sunnyvale, California.

Rhea-AI Filing Summary

GRAIL, Inc. has signed a long-term lease for a new corporate headquarters at 250 S. Matilda Avenue in Sunnyvale, California. The company will lease approximately 75,556 rentable square feet from Sunnyvale Office Acquisition, LLC.

The lease is expected to begin on or about October 1, 2026 and run through on or about September 30, 2037. Initial base rent is approximately $449,558 per month, with about 5% annual increases, plus additional costs such as building expenses and taxes.

GRAIL has rights to expand into additional space and may renew the lease for an extra five-year term under specified conditions. The arrangement requires a letter of credit as security and includes customary covenants, representations, obligations and indemnities for both parties.

Insights

Real estate and capital commitments analyst

GRAIL locks in a sizable, long-term HQ lease with structured rent escalations.

The company agreed to lease about 75,556 rentable square feet in Sunnyvale as its new headquarters, with the term running from around October 1, 2026 to around September 30, 2037. This establishes a long-dated occupancy commitment in a key Bay Area market.

Initial base rent is approximately $449,558 per month, rising about 5% annually, plus operating expenses and taxes. That structure means fixed rent will steadily increase over the term, while variable charges will track actual building and tax costs.

The lease also provides for potential expansion space and a five-year renewal option, giving flexibility if headcount or operations grow. A letter of credit is required as security, which ties up some credit capacity. Future filings may quantify the total remaining lease obligations and any related balance sheet impact under lease accounting standards.

8-K Event Classification

3 items: 1.01, 2.03, 9.01

3 items

Item 1.01 Entry into a Material Definitive Agreement Business

The company signed a significant contract such as a merger agreement, credit facility, or major partnership.

Item 2.03 Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement Financial

The company incurred a new significant debt or off-balance-sheet obligation.

Item 9.01 Financial Statements and Exhibits Exhibits

Financial statements, pro forma financial information, or exhibit attachments filed with this report.

FAQ

AI-generated questions and answers. How Rhea-AI works. Not financial advice.

What new headquarters lease did GRAIL (GRAL) enter into in Sunnyvale?

GRAIL agreed to lease about 75,556 rentable square feet for a new corporate headquarters at 250 S. Matilda Avenue in Sunnyvale, California. The long-term lease defines its future main office footprint and establishes a new base for corporate operations in the Bay Area.

What are the key financial terms of GRAIL’s new headquarters lease?

The lease starts with base rent of approximately $449,558 per month, increasing about 5% annually, plus net charges for building expenses, taxes and other items. These terms create a rising, long-term fixed cost structure alongside variable operating and tax-related charges over the lease term.

When does GRAIL’s new Sunnyvale headquarters lease begin and end?

The lease is expected to commence on or about October 1, 2026 and expire on or about September 30, 2037. This roughly 11-year term sets a long planning horizon for the company’s headquarters location and associated occupancy commitments in Sunnyvale, California.

Does GRAIL have options to renew or expand its new headquarters space?

Yes. GRAIL has the option to expand into additional space and may renew the headquarters lease for an additional five-year term under specified conditions. These options give the company flexibility to adjust its footprint if its operational or staffing needs change over time.

What security and legal provisions are included in GRAIL’s new lease?

GRAIL must provide a letter of credit as security under the lease. The agreement includes customary representations, warranties, covenants, obligations and indemnities for both GRAIL and the landlord, reflecting standard commercial leasing practices and allocating responsibilities between the parties.

Who is GRAIL’s landlord for the new Sunnyvale headquarters?

The landlord under the new headquarters lease is Sunnyvale Office Acquisition, LLC. GRAIL entered into a commercial lease agreement with this entity for approximately 75,556 rentable square feet at 250 S. Matilda Avenue, establishing it as the counterparty for this long-term occupancy arrangement.

AI-generated analysis. How Rhea-AI works. Not financial advice.

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Accepted by SEC EDGAR 09/17/2025 - 09:35 PM Learn about SEC filing dates

000169903109/11/202509/11/20258-KFALSE00016990312025-09-112025-09-11

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

_____________________________________________

FORM 8-K

_____________________________________________

CURRENT REPORT

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): September 11, 2025

_____________________________________________

GRAIL, Inc.

(Exact Name of Registrant as Specified in Charter)

___________________________________________

Delaware			001-42045			86-3673636
(State or Other Jurisdiction of Incorporation)			(Commission File Number)			(IRS Employer Identification No.)

1525 O’Brien Drive Menlo Park, California 94025

(Address of Principal Executive Offices) (Zip Code)

Registrant’s telephone number, including area code: (833) 694-2553

Not Applicable

(Former Name or Former Address, if Changed Since Last Report)

___________________________________________

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐			Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐			Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐			Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐			Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Title of each class

Trading Symbol(s)

Name of each exchange on which registered

Common Stock, par value $0.001 per share

GRAL

The Nasdaq Global Select Market

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§ 230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§ 240.12b-2 of this chapter).

Emerging growth company ☒

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☒

Item 1.01 Entry into a Material Definitive Agreement.

On September 11, 2025, GRAIL, Inc. (the “Company”) entered into a commercial lease agreement (the “Lease”) with Sunnyvale Office Acquisition, LLC pursuant to which the Company agreed to lease an aggregate of approximately 75,556 rentable square feet for a new corporate headquarters located at 250 S. Matilda Avenue in Sunnyvale, California. The Lease is expected to commence on or about October 1, 2026 and expire on or about September 30, 2037, subject to adjustments provided in the Lease. The Lease provides for initial base rent of approximately $449,558 per month (increasing annually by approximately 5%) plus net charges for items such as the Company’s actual building direct expenses, taxes and additional net charges. The Company has the option to expand into additional space and renew the Lease for an additional five-year term under specified conditions. The Lease requires the Company to provide a letter of credit as security. The Lease contains customary representations and warranties, covenants, obligations and indemnities in favor of either party.

The foregoing description of the Lease does not purport to be complete and is qualified in its entirety by reference to the full text of the Lease, which is filed as Exhibit 10.1 to this Current Report on Form 8-K.

Item 2.03 Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant.

The information included in Item 1.01 of this Current Report on Form 8-K is incorporated into this Item 2.03 by reference.

Item 9.01 Exhibits

(d) Exhibits.

10.1 Lease, dated September 11, 2025, by and between GRAIL, Inc. and Sunnyvale Office Acquisition, LLC

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

GRAIL, INC.

Date:

September 17, 2025

By:

/s/ Abram Barth

Name:

Abram Barth

Title:

General Counsel and Corporate Secretary