
<PAGE>



                                                                Exhibit 10.133
                                                                --------------



                            BRANDYWINE REALTY TRUST
                             NON-QUALIFIED OPTION
                             --------------------

                  This is a Non-Qualified Stock Option Award dated January 2,
1998 (the "Award") from Brandywine Realty Trust, a Maryland real estate
investment trust (the "Company") to Mark S. Kripke ("Optionee"). Terms used
herein as defined terms and not defined herein have the meanings assigned to
them in the Brandywine Realty Trust 1997 Long-Term Incentive Plan, as amended
from time to time (the "Plan").

                  1. Definitions. As used herein:

                     (a) "Board" means the Board of Trustees of the Company,
as constituted from time to time.

                     (b) "Cause" means "Cause" as defined in the Plan.

                     (c) "Change of Control" means "Change of Control" as
defined in the Plan.

                     (d) "Closing" means the closing of the acquisition and
sale of the Shares as described in, and subject to the provisions of,
Paragraph 9 hereof.

                     (e) "Closing Date" means the date of the Closing.

                     (f) "Code" means the Internal Revenue Code of 1986, as
amended from time to time, and any successor thereto.

                     (g) "Common Share" means a common share of beneficial
interest, $.01 par value per share, of the Company.

                     (h) "Committee" means the Committee appointed by the
Board in accordance with Section 2 of the Plan, if one is appointed and in
existence at the time of reference. If no committee has been appointed
pursuant to Section 2, or if such a committee is not in existence at the time
of reference, "Committee" means the Board.

                     (i) "Date of Exercise" means the date on which the notice
required by Paragraph 6 hereof is hand-delivered, placed in the United States
mail postage prepaid, or delivered to a telegraph or telex facility.

                     (j) "Date of Grant" means January 2, 1998, the date on
which the Company awarded the Option.

                     (k) "Disability" means "Disability" as defined in the Plan.

                     (l) "Expiration Date" means the earliest of the following:

                         (i)   If the Optionee terminates employment with the
                               Company for any reason other than death,
                               Disability or for Cause, 5:00 p.m. on the date
                               90 days following such termination of employment;

                         (ii)  If the Optionee terminates employment with the
                               Company because of death, 5:00 p.m. on the first
                               anniversary of the date the Optionee terminates
                               employment because of such death;



<PAGE>

                         (iii) If the Optionee terminates employment with the
                               Company because of Disability, 5:00 p.m. on the
                               date six months following such termination of
                               employment, provided that if the Optionee dies
                               during such period, any Option otherwise
                               exercisable shall be exercisable until the first
                               anniversary of the Optionee's death;

                         (iv)  If the Optionee terminates employment with the
                               Company for Cause, 5:00 p.m. on the date of such
                               termination of employment;

                         (v)   5:00 p.m. on the day before the tenth anniversary
                               of the Date of Grant.

                     (m) "Fair Market Value" means the Fair Market Value of a
Share, as determined pursuant to the Plan.

                     (n) "100% Shares" means the 6,587 Shares subject to the
Option and described in Paragraph 1(r)(i).

                     (o) "110% Shares" means the 7,708 Shares subject to
the Option and described in Paragraph 1(r)(ii).

                     (p) "115% Shares" means the 8,314 Shares subject to the
Option and described in Paragraph 1(r)(iii).

                     (q) "Option" means the option to purchase Shares hereby
granted.

                     (r) "Option Price" means:

                         (i) with respect to 6,587 Shares subject to the
                             Option, $25.25; and

                         (ii) with respect to 7,708 Shares subject to the
                              Option, $27.78; and

                         (iii) with respect to 8,314 Shares subject to the
                               Option, $29.04.

In the event of any recapitalization, Share distribution or dividend, Share
split or combination, the Option Price shall be equitably and proportionally
adjusted. The Option Price shall also be subject to adjustment pursuant to
Section 3(c) of the Plan.

                     (s) "Shares" means the 22,609 Common Shares which are the
subject of the Option hereby granted. In the event of any recapitalization,
Share distribution or dividend, Share split or combination, the number of
Shares that remain subject to the Option shall be equitably and proportionally
adjusted. The number of Shares that remain subject to the Option shall also be
subject to adjustment pursuant to Section 3(c) of the Plan.

                     (t) "Subsidiary" means, with respect to the Company, a
subsidiary company, whether now or hereafter existing, as defined in section
424(f) of the Code, and any other entity 50% or more of the economic interests
in which are owned, directly or indirectly, by the Company.

                  2. Grant of Option. Subject to the terms and conditions set
forth herein and in the Plan, the Company hereby grants to the Optionee the
Option to purchase any or all of the Shares. The grant of the Option is
subject to and conditioned on the approval of such grant by the shareholders
of the Company, as described in Paragraph 4.



<PAGE>



                  3. Time of Exercise of Options.

                     (a) Subject to Paragraph 3(b), the Option may be
exercised after such time or times as set forth below, and shall remain
exercisable until the Expiration Date, when the right to exercise shall
terminate absolutely:

                         (i)   The Option may be exercised for twenty percent
                               (20%) of each of (A) the 100% Shares, (B) the
                               110% shares, and (C) the 115% Shares subject to
                               the Option following December 31, 1998.

                         (ii)  The Option may be exercised for an additional
                               twenty percent (20%) of each of (A) the 100%
                               Shares, (B) the 110% Shares, and (C) the 115%
                               Shares subject to the Option following December
                               31, 1999.

                         (iii) The Option may be exercised for an additional
                               twenty percent (20%) of each of (A) the 100%
                               Shares, (B) the 110% Shares, and (C) the 115%
                               Shares subject to the Option following December
                               31, 2000.

                         (iv)  The Option may be exercised for an additional
                               twenty percent (20%) of each of (A) the 100%
                               Shares, (B) the 110% Shares, and (C) the 115%
                               Shares subject to the Option following December
                               31, 2001.

                         (v)   The Option may be exercised for an additional
                               twenty percent (20%) of each of (A) the 100%
                               Shares, (B) the 110% Shares, and (C) the 115%
                               Shares subject to the Option following December
                               31, 2002.

Notwithstanding the foregoing, the number of Shares available for exercise as
determined under this Paragraph 3(a) shall be rounded down to the nearest
whole Share. No Shares subject to the Option shall first become exercisable
following the Optionee's termination of employment, except as provided in
Paragraph 3(b).

                     (b) Notwithstanding Paragraph 3(a), the Option shall
become fully exercisable upon the occurrence of a Change of Control.

                  4. Contingency Upon Shareholder Approval.

                     (a) The grant of the Option for the Shares listed in
Paragraph 4(b), and all rights of the Optionee thereunder are subject to, and
conditioned on, the approval of such grant by a majority of the votes cast by
the shareholders of the Company at the shareholders' meeting next following
the Date of Grant, provided that the total votes cast on the proposal
represent over 50% of all votes entitled to be cast on the proposal In the
event the shareholders of the Company do not approve the grant of the Options
at such meeting, the Options shall be considered to represent, in lieu of
options to purchase Shares, stock appreciation rights ("SARs"), subject to the
following terms and conditions:

                         (i)  The terms of the SARs, including but not limited
                              to restrictions on vesting and exercise and the
                              manner of exercise, will be generally the same as
                              the terms of the Option granted in this Award,
                              but, upon the exercise thereof, Optionee shall not
                              be required to tender any payment, and the
                              Company, rather than issuing Shares, shall pay to
                              the Optionee a cash amount equal to the product of
                              (x) the number of Shares with respect to which the
                              SAR is then deemed to be exercised, multiplied by
                              (y) the excess of the Fair Market Value of a Share
                              as of the day before the Date of Exercise over the
                              applicable Option Price for such Share.

                         (ii) Payment by the Company to the Optionee upon the
                              exercise of an SAR shall be subject to the
                              Company's or Affiliate's right to withhold in
                              accordance with applicable law, any taxes required
                              to be withheld under


<PAGE>
                              federal, state or local law as a result of the
                              exercise of the SAR in accordance with Paragraph
                              14.

                     (b) Following are the Shares subject to the Option that
are subject to the conditions described in Paragraph 4(a):

                         (i)   257 of the 100% Shares, 301 of the 110% Shares
                               and 325 of the 115% Shares described in
                               Paragraph 3(a)(i).

                         (ii)  258 of the 100% Shares, 301 of the 110% Shares
                               and 325 of the 115% Shares described in Paragraph
                               3(a)(ii).

                         (iii) 257 of the 100% Shares, 302 of the 110% Shares
                               and 325 of the 115% Shares described in Paragraph
                               3(a)(iii).

                         (iv)  258 of the 100% Shares, 301 of the 110% Shares
                               and 325 of the 115% Shares described in Paragraph
                               3(a)(iv).

                         (v)   257 of the 100% Shares, 301 of the 110% Shares
                               and 325 of the 115% Shares described in Paragraph
                               3(a)(v).

                  5. Payment for Shares. Full payment for Shares purchased
upon the exercise of an Option shall be made in cash or, at the election of
the Optionee and as the Committee may, in its sole discretion, approve, by
surrendering Common Shares with an aggregate Fair Market Value equal to the
aggregate Option Price, or by delivering such combination of Common Shares and
cash as the Committee may, in its sole discretion, approve.

                  6. Manner of Exercise. The Option shall be exercised by
giving written notice of exercise to:

                     Brandywine Realty Trust
                     16 Campus Boulevard
                     Suite 150
                     Newtown Square, PA  19073
                     Attention:  Chief Financial Officer

All notices under this agreement shall be deemed to have been given when
hand-delivered, telecopied or mailed, first class postage prepaid, and shall
be irrevocable once given.

                  7. Nontransferability of Option. The Option may not be
transferred or assigned by the Optionee otherwise than as and to the extent
permitted by Section 5(e) of the Plan; and any attempt at assignment or
transfer contrary to the provisions of the Plan or the levy of any execution,
attachment or similar process upon the Option shall be null and void and
without effect. Any exercise of the Option by a person other than the Optionee
shall be accompanied by appropriate proofs of the right of such person to
exercise the Option.

                  8. Securities Laws. The Committee may from time to time
impose any conditions on the exercise of the Option as it deems necessary or
appropriate to comply with the then-existing requirements of the Securities
Act of 1933, as amended, or of the Securities Exchange Act of 1934, as
amended, including Rule 16b-3 (or any similar rule) of the Securities and
Exchange Commission. If the listing, registration or qualification of Shares
issuable on the exercise of the Option upon any securities exchange or under
any federal or state law, or the consent or approval of any governmental
regulatory body is necessary as a condition of or in connection with the
purchase of such Shares, the Company shall not be obligated to issue or
deliver the certificates representing the Shares otherwise issuable on the
exercise of the Option unless and until such listing, registration,
qualification, consent or approval shall have been effected or obtained. If
registration is considered unnecessary by the Company or its counsel, the
Company may cause a legend to be placed on such Shares calling attention to
the fact that they have been acquired for investment and have not been
registered.



<PAGE>



                  9. Issuance of Certificate at Closing; Payment of Cash.
Subject to the provisions of this Paragraph 9, the Closing Date shall occur as
promptly as is feasible after the exercise of the Option. Subject to the
provisions of Paragraphs 8 and 10 hereof, a certificate for the Shares
issuable on the exercise of the Option shall be delivered to the Optionee or
to his personal representative, heir or legatee at the Closing, provided that
no certificates for Shares will be delivered to the Optionee or to his
personal representative, heir or legatee unless the Option Price has been paid
in full.

                  10. Rights Prior to Exercise. The Optionee shall not have
any right as a shareholder with respect to any Shares subject to his Options
until the Option shall have been exercised in accordance with the terms of the
Plan and this Award and the Optionee shall have paid the full purchase price
for the number of Shares in respect of which the Option was exercised,
provided that in the event that the Optionee's employment with the Company is
terminated for Cause, upon a determination by the Committee, the Optionee
shall automatically forfeit all Shares otherwise subject to delivery upon
exercise of an Option but for which the Company has not yet delivered the
Share certificates, upon refund by the Company of the Option Price.

                  11. Status of Option; Interpretation. The Option is intended
to be a non-qualified stock option. Accordingly, it is intended that the
transfer of property pursuant to the exercise of the Option shall be subject
to federal income tax in accordance with section 83 of the Code. The Option is
not intended to qualify as an incentive stock option within the meaning of
section 422 of the Code. The interpretation and construction of any provision
of this Option or the Plan made by the Committee shall be final and conclusive
and, insofar as possible, shall be consistent with the intention expressed in
this Paragraph 11.

                  12. Option Not to Affect Employment. The Option granted
hereunder shall not confer upon the Optionee any right to continue in the
employment of the Company or any Subsidiary.

                  13. Miscellaneous.

                     (a) The address for the Optionee to which notice, demands
and other communications to be given or delivered under or by reason of the
provisions hereof shall be the address contained in the Company's personnel
records.

                     (b) This Award and all questions relating to its
validity, interpretation, performance, and enforcement shall be governed by
and construed in accordance with the laws of the Commonwealth of Pennsylvania.

                  14. Withholding of Taxes. Whenever the Company proposes or
is required to deliver or transfer Shares in connection with the exercise of
the Option, or in connection with the grant or payment upon the exercise of an
SAR, the Company shall have the right to (a) require the Optionee to remit to
the Company an amount sufficient to satisfy any federal, state and/or local
withholding tax requirements prior to the delivery or transfer of any
certificate or certificates for such Shares or (b) take whatever action it
deems necessary to protect its interests with respect to tax liabilities.




<PAGE>



                  IN WITNESS WHEREOF, the Company has granted this Award on
the day and year first above written.

                                         BRANDYWINE REALTY TRUST



                                              BY: ______________________________



                                              TITLE:____________________________




