FIBRA Macquarie México Reports Second Quarter 2026 Results

About this update from Fibra Macquarie Mexico

- Updates cash distribution to monthly payments Record quarterly consolidated NOI of US$62.2 million, up 5.9% YoY 2Q26 cash distribution of Ps. 0.6125 per certificate declared July 2026 cash distribution of Ps. 0.2042 per certificate declared Reaffirms FY26 cash distribution guidance of Ps. 2.45 per certificate MEXICO CITY--(BUSINESS WIRE)--July 23, 2026-- FIBRA Macquarie México ("FIBRAMQ") (BMV: FIBRAMQ12) announced its financial and operating results for the second quarter ended June 30, 2026. TRANSACTION UPDATE On May 29, 2026, FIBRA Monterrey ("FIBRA MTY") (BMV: FMTY14) announced the completion of its public tender and exchange offer for FIBRAMQ CBFIs, after holders representing more than 80% of FIBRAMQ's outstanding certificates tendered into the offer. Under the terms of the offer, tendering holders received, at their election, either 3.20x FIBRA MTY CBFIs or Ps. 44.00 in cash per FIBRAMQ CBFI. On June 29, 2026, Macquarie Asset Management México, S.A. de C.V. ("Macquarie"), Macquarie Infrastructure And Real Assets Holdings Pty Limited ("MIRAH") and FIBRA MTY entered into an Internalization Agreement under which, subject to the satisfaction of certain conditions, Macquarie agreed to the termination of the management agreement entered into between Macquarie and FIBRAMQ, in order to internalize the management of FIBRAMQ. Upon closing, FIBRA MTY shall pay the corresponding internalization consideration to Macquarie. The aforementioned actions, together, shall be referred to as the "Transaction". SECOND QUARTER 2026 HIGHLIGHTS Record quarterly consolidated revenues of US$74.6 million, up 7.7% YoY Record quarterly industrial NOI of US$53.4 million, up 4.4% YoY FFO of US$37.2 million, up 0.3% YoY Industrial total leasing volume of approximately 1.1. million square feet Industrial portfolio rental rates up 5.5% YoY; Retail portfolio rental rates up 2.5% YoY FINANCIAL AND OPERATING RESULTS Consolidated Portfolio FIBRAMQ's consolidated 2Q26 results were as follows: (millions of Pesos, unless (millions of Dollars, unless otherwise TOTAL PORTFOLIO otherwise stated) stated) 2Q26 2Q25 Variance 2Q26 2Q25 Variance Weighted Average CBFIs (millions) 797.3m 797.3m -- 797.3m 797.3m -- --------------- -------- -------- ------------ ---------- ---------- -------------- Net Operating Income (inc. Ps. Ps. SLR) 1,069.5m 1,140.5m (6.2%) US$ 61.5m US$ 58.4m 5.3% --------------- -------- -------- ------------ ---------- ---------- -------------- Net Operating Income (exc. Ps. Ps. SLR) 1,081.9m 1,147.7m (5.7%) US$ 62.2m US$ 58.7m 5.9% --------------- -------- -------- ------------ ---------- ---------- -------------- Ps. Ps. EBITDA 954.7m 1,036.4m (7.9%) US$ 54.9m US$ 53.0m 3.4% --------------- -------- -------- ------------ ---------- ---------- -------------- Funds From Operations Ps. Ps. (FFO) 647.8m 725.1m (10.7%) US$ 37.2m US$ 37.1m 0.3% --------------- -------- -------- ------------ ---------- ---------- -------------- FFO per Ps. Ps. certificate 0.8125 0.9094 (10.7%) US$ 0.0467 US$ 0.0465 0.3% --------------- -------- -------- ------------ ---------- ---------- -------------- Adjusted Funds From Operations Ps. Ps. (AFFO)(1) 516.5m 592.8m (12.9%) US$ 29.7m US$ 30.3m (2.2%) --------------- -------- -------- ------------ ---------- ---------- -------------- AFFO per Ps. Ps. certificate(1) 0.6479 0.7435 (12.9%) US$ 0.0372 US$ 0.0380 (2.2%) --------------- -------- -------- ------------ ---------- ---------- -------------- NOI Margin (inc. SLR) 83.2% 84.7% (156 bps) 83.2% 84.7% (156 bps) --------------- -------- -------- ------------ ---------- ---------- -------------- NOI Margin (exc. SLR) 83.3% 84.8% (148 bps) 83.3% 84.8% (148 bps) --------------- -------- -------- ------------ ---------- ---------- -------------- AFFO Margin(1) 40.2% 44.0% (388 bps) 40.2% 44.0% (388 bps) --------------- -------- -------- ------------ ---------- ---------- -------------- GLA ('000s square feet) EOP 36,891 36,363 1.5% 36,891 36,363 1.5% --------------- -------- -------- ------------ ---------- ---------- -------------- GLA ('000s sqm) EOP 3,427 3,378 1.5% 3,427 3,378 1.5% --------------- -------- -------- ------------ ---------- ---------- -------------- Leased GLA ('000s sqft) EOP 34,141 34,400 (0.8%) 34,141 34,400 (0.8%) --------------- -------- -------- ------------ ---------- ---------- -------------- Leased GLA ('000s sqm) EOP 3,172 3,196 (0.8%) 3,172 3,196 (0.8%) --------------- -------- -------- ------------ ---------- ---------- -------------- Occupancy EOP 92.5% 94.6% (206 bps) 92.5% 94.6% (206 bps) --------------- -------- -------- ------------ ---------- ---------- -------------- Average Occupancy 93.4% 94.5% (110 bps) 93.4% 94.5% (110 bps) --------------- -------- -------- ------------ ---------- ---------- -------------- 1) AFFO excludes transaction-related costs associated with the ongoing FIBRA MTY transaction, as well as certain non-recurring expenses incurred with a Tijuana property. Industrial Portfolio The following table summarizes 2Q26 results for FIBRAMQ's industrial portfolio: INDUSTRIAL (millions of Pesos, unless (millions of Dollars, unless PORTFOLIO otherwise stated) otherwise stated) 2Q26 2Q25 Variance 2Q26 2Q25 Variance Net Operating Income (inc. Ps. Ps. SLR) 918.3m 996.0m (7.8%) US$ 52.8m US$ 51.0m 3.5% -------------- -------- -------- ------------- --------- --------- --------------- Net Operating Income (exc. Ps. Ps. SLR) 928.8m 998.9m (7.0%) US$ 53.4m US$ 51.1m 4.4% -------------- -------- -------- ------------- --------- --------- --------------- NOI Margin (inc. SLR) 86.6% 87.8% (123 bps) 86.6% 87.8% (123 bps) -------------- -------- -------- ------------- --------- --------- --------------- NOI Margin (exc. SLR) 86.7% 87.9% (113 bps) 86.7% 87.9% (113 bps) -------------- -------- -------- ------------- --------- --------- --------------- GLA ('000s square feet) EOP 32,322 31,730 1.9% 32,322 31,730 1.9% -------------- -------- -------- ------------- --------- --------- --------------- GLA ('000s sqm) EOP 3,003 2,948 1.9% 3,003 2,948 1.9% -------------- -------- -------- ------------- --------- --------- --------------- Leased GLA ('000s sqft) EOP 29,908 30,072 (0.5%) 29,908 30,072 (0.5%) -------------- -------- -------- ------------- --------- --------- --------------- Leased GLA ('000s sqm) EOP 2,779 2,794 (0.5%) 2,779 2,794 (0.5%) -------------- -------- -------- ------------- --------- --------- --------------- Occupancy EOP 92.5% 94.8% (224 bps) 92.5% 94.8% (224 bps) -------------- -------- -------- ------------- --------- --------- --------------- Average Occupancy 93.5% 94.7% (121 bps) 93.5% 94.7% (121 bps) -------------- -------- -------- ------------- --------- --------- --------------- Average monthly rent per leased (US$/sqm) EOP US$ 6.80 US$ 6.45 5.5% US$ 6.80 US$ 6.45 5.5% -------------- -------- -------- ------------- --------- --------- --------------- Customer retention LTM 73.0% 80.1% (714 bps) 73.0% 80.1% (714 bps) -------------- -------- -------- ------------- --------- --------- --------------- Weighted Avg Lease Term Remaining (years) EOP 2.9 3.4 (14.0%) 2.9 3.4 (14.0%) -------------- -------- -------- ------------- --------- --------- --------------- FIBRAMQ's industrial portfolio delivered quarterly NOI (excl. SLR) of US$53.4 million in 2Q26, a 4.4% annual increase in US Dollar terms. Total industrial leasing activity comprised approximately 1.1 million square feet of GLA, including approximately 77 thousand square feet of new leases and approximately 1.0 million square feet of renewal leases, representing a retention rate of 73.0% on a trailing-twelve-month basis. Retail Portfolio The following table summarizes the proportionally combined 2Q26 results for FIBRAMQ's retail portfolio: RETAIL PORTFOLIO 2Q26 2Q25 Variance Net Operating Income (incl. SLR) Ps. 151.3m Ps. 144.5m 4.7% ------------------------------------------- ---------- ---------- --------- Net Operating Income (excl. SLR) Ps. 153.2m Ps. 148.9m 2.9% ------------------------------------------- ---------- ---------- --------- NOI Margin (%, inc. SLR) 67.0% 68.1% (113 bps) ------------------------------------------- ---------- ---------- --------- NOI Margin (%, exc. SLR) 67.3% 68.8% (150 bps) ------------------------------------------- ---------- ---------- --------- GLA ('000s square feet) EOP 4,569 4,633 (1.4%) ------------------------------------------- ---------- ---------- --------- GLA ('000s sqm) EOP 425 430 (1.4%) ------------------------------------------- ---------- ---------- --------- Leased GLA ('000s sqft) EOP 4,232 4,329 (2.2%) ------------------------------------------- ---------- ---------- --------- Leased GLA ('000s sqm) EOP 393 402 (2.2%) ------------------------------------------- ---------- ---------- --------- Occupancy EOP 92.6% 93.4% (82 bps) ------------------------------------------- ---------- ---------- --------- Average Occupancy 92.5% 92.9% (35 bps) ------------------------------------------- ---------- ---------- --------- Average monthly rent per leased sqm EOP $195.80 $190.95 2.5% ------------------------------------------- ---------- ---------- --------- Customer retention LTM 77.9% 77.8% 7 bps ------------------------------------------- ---------- ---------- --------- Weighted Avg Lease Term Remaining (years) EOP 4.1 3.4 20.5% ------------------------------------------- ---------- ---------- --------- FIBRAMQ signed 100 new and renewal retail leases during the quarter, totaling approximately 25 thousand square meters of GLA. The retail portfolio recorded LTM customer retention of 77.9%. Lease Rental Rate Summary Based on annualized base rents, 75.1% of leases in FIBRAMQ's consolidated portfolio are linked to either Mexican or U.S. CPI, representing an annual increase of 390 bps. In the industrial portfolio, FIBRAMQ achieved a weighted average positive releasing spread of 8.0% in 2Q26, and 12.5% over the trailing twelve-month period. For further details about FIBRA Macquarie's Second Quarter 2026 results, please refer to the Supplementary Information materials located at BMV Filings (fibramacquarie.com). CAPITAL ALLOCATION FIBRAMQ continues to pursue a strategy of investing in and developing Class A industrial assets in core markets that demonstrate strong performance and a positive economic outlook. For further details regarding projects in process and recently delivered projects, please refer to the Supplementary Information materials located at BMV Filings (fibramacquarie.com). BALANCE SHEET As of July 23, 2026, FIBRAMQ had US$1,292.3 million of debt outstanding and in excess of US$675.0 million available on its undrawn committed and uncommitted credit facilities, as well as US$116.5 million of unrestricted cash on hand. FIBRAMQ's indebtedness is 96.1% fixed rate, with 3.3 years of weighted average tenor remaining. As of June 30, 2026, FIBRAMQ's CNBV regulatory debt to total asset ratio was 32.3% and debt service coverage ratio was 3.5x. SUSTAINABILITY As of June 30, 2026, FIBRA Macquarie's industrial green building certification coverage under its sustainability-linked financing framework represented 45.0% of industrial GLA. The sustainability and green financing linked portion of drawn debt stands at 69.6% as of July 23, 2026. In addition, in June, FIBRAMQ published its 2025 ESG report which can be accessed through the following link: Corporate Responsibility (fibramacquarie.com). DISTRIBUTION FIBRAMQ declared a cash distribution of Ps. 0.6125 per certificate for the quarter ended June 30, 2026. The distribution is expected to be paid on or about July 30, 2026, to holders of record on July 29, 2026. FIBRAMQ's certificates are expected to commence trading ex-distribution on July 29, 2026. Additionally, FIBRAMQ announces an update to its cash distribution policy, changing from a quarterly to a monthly payment cadence. A distribution of Ps. 0.2042 per certificate was declared for the month of July 2026 and is expected to be paid on or around August 7, 2026, to holders of record on August 6, 2026. FIBRAMQ's certificates are expected to commence trading ex-distribution on August 6, 2026. Monthly distribution payments will continue to be subject to approval by FIBRAMQ's Manager, stable market conditions, and prudent capital management by FIBRAMQ. FY26 GUIDANCE AFFO Due to the ongoing Transaction with FIBRA MTY, FIBRAMQ has withdrawn its FY2026 AFFO guidance, consistent with customary practice and reflects the potential internalization of management, which remains subject to applicable approvals and other closing conditions. Cash Distribution FIBRAMQ reaffirms its FY26 cash distribution guidance of Ps. 2.45 per certificate. Payment of distributions remains subject to approval by FIBRAMQ's Manager, stable market conditions, and prudent management of FIBRAMQ's capital. Outstanding certificates FIBRA Macquarie had 797,311,397 outstanding certificates as of June 30, 2026. WEBCAST AND CONFERENCE CALL Due to the ongoing Transaction with FIBRA MTY, FIBRAMQ will not host a webcast and a conference call in relation to this quarterly earnings result. About FIBRA Macquarie FIBRA Macquarie México (FIBRAMQ) (BMV: FIBRAMQ12) is a real estate investment trust (fideicomiso de inversión en bienes raíces), or FIBRA, listed on the Mexican Stock Exchange (Bolsa Mexicana de Valores) targeting industrial, retail and office real estate opportunities in Mexico, with a primary focus on stabilized income-producing properties. FIBRA Macquarie's portfolio consists of 246 industrial properties and 17 retail properties, located in 20 cities across 16 Mexican states as of June 30, 2026. Nine of the retail properties are held through a 50/50 joint venture. For additional information about FIBRA Macquarie, please visit www.fibramacquarie.com. Cautionary Note Regarding Forward-looking Statements This release may contain forward-looking statements. Forward-looking statements involve inherent risks and uncertainties. We caution you that a number of important factors could cause actual results to differ significantly from these forward-looking statements and we undertake no obligation to update any forward-looking statements. Other than Macquarie Bank Limited ABN 46 008 583 542 ("Macquarie Bank"), any Macquarie Group entity noted in this document is not an authorized deposit-taking institution for the purposes of the Banking Act 1959 (Commonwealth of Australia). The obligations of these other Macquarie Group entities do not represent deposits or liabilities of Macquarie Bank. Macquarie Bank does not guarantee or otherwise provide assurance in respect to the obligations of these other Macquarie Group entities. In addition, if this document relates to an investment (a) the investor is subject to investment risk including possible delays in repayment and loss of income and principal invested, and (b) none of Macquarie Bank or any other Macquarie Group entity guarantees any particular rate of return on or the performance of the investment, nor do they guarantee repayment of capital in respect to the investment. View source version on businesswire.com: https://www.businesswire.com/news/home/20260723923373/en/ CONTACT: Investor relations contact: General enquiries Tel: +52 (55) 9178 7700 Nikki Sacks Tel: +1 203 682 8263 Email: [email protected] For press queries, please contact: FleishmanHillard México Contact: Arturo García Arellano Tel: +52 55 1452 5675 Email: [email protected]

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