FIBRA Macquarie México Reports Second Quarter 2026 Results

- 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)--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:

TOTAL PORTFOLIO	(millions of Pesos, unless otherwise stated)			(millions of Dollars, unless otherwise stated)
	2Q26	2Q25	Variance	2Q26	2Q25	Variance
Weighted Average CBFIs (millions)	797.3m	797.3m	–	797.3m	797.3m	–
Net Operating Income (inc. SLR)	Ps. 1,069.5m	Ps. 1,140.5m	(6.2%)	US$ 61.5m	US$ 58.4m	5.3%
Net Operating Income (exc. SLR)	Ps. 1,081.9m	Ps. 1,147.7m	(5.7%)	US$ 62.2m	US$ 58.7m	5.9%
EBITDA	Ps. 954.7m	Ps. 1,036.4m	(7.9%)	US$ 54.9m	US$ 53.0m	3.4%
Funds From Operations (FFO)	Ps. 647.8m	Ps. 725.1m	(10.7%)	US$ 37.2m	US$ 37.1m	0.3%
FFO per certificate	Ps. 0.8125	Ps. 0.9094	(10.7%)	US$ 0.0467	US$ 0.0465	0.3%
Adjusted Funds From Operations (AFFO)^1	Ps. 516.5m	Ps. 592.8m	(12.9%)	US$ 29.7m	US$ 30.3m	(2.2%)
AFFO per certificate^1	Ps. 0.6479	Ps. 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 PORTFOLIO	(millions of Pesos, unless otherwise stated)			(millions of Dollars, unless otherwise stated)
	2Q26	2Q25	Variance	2Q26	2Q25	Variance
Net Operating Income (inc. SLR)	Ps. 918.3m	Ps. 996.0m	(7.8%)	US$ 52.8m	US$ 51.0m	3.5%
Net Operating Income (exc. SLR)	Ps. 928.8m	Ps. 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.