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Sistema de Entrenamiento en Ciberseguridad 3Q26 Quarterly Results Update Trust F/2157 –FMTY14 September 2026
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fibramty.com Advancing towards a more integrated platform with grater access to capital 2 FIRST TENDER OFFER COMPLETED + SECONDARY MARKET PURCHASES ------------- 81.4% Of Fibra Macquarie’s outstanding CBFIs acquired, positioning Fibra Mty as the second-largest publicly traded industrial real estate company on the Mexican Stock Exchange. PORTFOLIO OPTIMIZATION DURING 3Q26 ------------- Ps. 941.6m Office divestments in Nuevo León and Jalisco US$24.1m Industrial acquisition in Guanajuato GREATER MARKET VISIBILITY ------------- >US$50m In demand driven by Fibra Mty’s inclusion in the FTSE Standard index, moving up from the Small Cap segment. SECOND TENDER OFFER & INTERNALIZATION ------------- 18.6% Of Fibra Macquarie’s outstanding CBFIs (same terms per CBFI as in the first tender offer). ------------- Management Internalization Upon closing, Administrador Fibra Mty will fully assume the management of Fibra Macquarie, unlocking synergies through the elimination of external advisory fees.
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fibramty.com $280.9 $30.9 $24.1 $22.0 $357.9 $750.0 Tender Offer Signed Expansions as of … Acquisitions Acquisition in Advanced … Total Target 100.0% 79.7% 73.2% 24.8% $0.4 $1.9 $4.7 ADTV 4Q23 ADTV during 1Q24 - 1Q26 ADTV post 1Q26 Before both Follow-Ons ADTV: Average Daily Trading Volume, Source: Bloomberg, includes transactions operated by BMV and BIVA and considers the average FX rate of each period. *105,475.061 Fibra MQ shares paid in cash @44.00 per share and FX of $17.3505 as of May 29th 2026. Additionally, 5,458,008 CBFIs were acquired in the secondary market. 2026 Follow-on Commitments (US$ Million) 3 US$750 M Investment in Industrial Assets Portfolio Repositioning Increase Liquidity Commitments Status 2.5x Retail Assets Underperforming Office Assets Productive Office Assets Over-Performing Office Assets Progress of divested assets and agreements to sell, based on 1Q24 Fair Market Value MQ included since June 4.8x Cap rate 7.3% ~9.3% 7.6% Fibra Macquarie Signed Expansions as of 3Q26 Acquisition Total as of 3Q26 Target ~48%* 8.9% Acquisition in Advance Negotiation 7.6%
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fibramty.com ($17.3) ($23.4) ($25.5) ($33.1) ($40.9) ($55.5) ($19.6) ($20.4) ($1.1) ($118.9) ($55.1) $38.6 (50% sold or with signed agreements) 4 7.7% 6.0% 9.5% 5.5% 4.1% Office $427.9 $449.4 Retail $21.5 Office Segment Retail1Q24 Closing FX 1Q24 $16.6780 Sold Sold Sold Sold Agreed on Aug-25 Agreed on Dec-25 (100% signed agreements) Portfolio Repositioning – Non-Industrial Asset Dispositions and Agreements Fair Market Value as of 1Q24 (US$ million) 12.8% Under Negotiation Filios (To be reclassified as Industrial) Remaining 27.8% Agreed on Feb-26 13.0% 95.0% 5.0% Agreed on Feb-26Accumulative $195.7 $40.7 $140.2 $66.2 $99.3 $17.3 $215.2 $235.6 4.6% $236.7 Agreed on Oct-26 9.0%
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fibramty.com 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.4 0.0 0.0 0.1 0.0 0.0 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.3 0.1 0.1 0.3 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.4 0.3 0.4 1.4 1.8 1.1 0.8 2.0 1.9 1.3 2.5 4.6 5.4 4.0 3,767.6 (40 0.00 ) 10 0.00 60 0.00 1, 100 .0 0 1, 600 .0 0 2, 100 .0 0 2, 600 .0 0 3, 100 .0 0 3, 600 .0 0 4, 100 .0 0 - 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 1Q15 3Q15 1Q16 3Q16 1Q17 3Q17 1Q18 3Q18 1Q19 3Q19 1Q20 3Q20 1Q21 3Q21 1Q22 3Q22 1Q23 3Q23 1Q24 3Q24 1Q25 3Q25 1Q26 3Q26 ADTV trimestral de Fibra Mty Market Cap USD 5 ADTV Growth and Capital Markets Liquidity High FMTY’s Average Daily Trading Volume – Since 1Q15 Fibra MTY’s position - BMV's Liquidity Index Low Liquidity Medium Liquidity ADTV: Average Daily Trading Value Source: Bloomberg, includes transactions operated by BMV and BIVA Considers the average FX rate of each period. Factors associated with ADTV growth include:: - MQ acquisition - March 2026 Follow-on Offering - Inclusion in Market Indices - Increase Demand from Foreign Investors Fibra Mty is amongst the 30 most traded companies in the Mexican Stock Exchange Dec-25Dec-24Dec-23Dec-22Dec-21Dec-20Dec-19Dec-18Dec-17Dec-16Dec-15 ~Ps. 2,261 M Rights Offering ~Ps. 1,500 M Follow-on Follow-on ~Ps. 3,900 M Follow-on ~Ps. 3,450 M ~Ps. 6,825 M Rights Offering Quarterly ADTV Fibra Mty (US$ million) Sep-26 Follow-on ~Ps. 7,810 M ~Ps. 8,616.4 M Follow-on ~Ps. 30 B First MQ Tender OfferMarket Cap (US$ million) #29 #28 #30 #45 #22 #16 #31 #32 FUNO Fibra PL Danhos
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fibramty.com 727.0 (6.3) 20.2 5.7 (2.9) 743.7 (52.5) 691.2 53.7 744.9 873.8 1,618.7 0.0 200.0 400.0 600.0 800.0 1,000.0 1,200.0 1,400.0 1,600.0 1,800.0 Property performance 3Q26 vs 3Q25 (Ps. million) 6 Figures may differ with earnings report due to rounding. * The average exchange rate of Ps. 17.2506 and Ps. 18.6469 per dollar was used during 2Q26 and 2Q25, respectively. NOI 3Q25 Same Properties Net Vacancies Inflation Adjustments + Renewals Others FX Acquisitions NOI 3Q26 (FMTY) 92.7% 86.0% 92.7% NOI 3Q26 Same Properties before FX effect Expansions NOI 3Q26 Same Properties after FX effect Continued Momentum: Fibra Mty’s Same-Property NOI +2.8% YoY in USD 91.1% 90.3% NOI 3Q26 (FMQ) NOI 3Q26 (Consolidated) 90.5%
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fibramty.com 92.4% 92.2% 89.0% 84.9% 83.8% 81.0% 4Q25 1Q26 2Q26 NOI Mgn EBITDA Mgn 90.5% 82.4% 86.0% 77.7% 2Q26 4Q25 $ 18.3138 $ 17.5683 $17.4044 $17.2506Avg FX rate 3Q26 83% 74% Fibra Mty Fibra MQ Margin Resilience Through Early Consolidation (US$ thousands) 7 3Q26 2Q26 3Q25 3Q26 vs 2Q26 3Q26 vs 3Q25 USD(3) USD(2) USD(1) Var. Var. NOI 93,833 60,905 41,305 54.1% 127.2% EBITDA 84,744 55,692 38,044 52.2% 122.8% FFO 68,148 51,246 34,233 33.0% 99.1% AFFO 59,489 47,946 32,987 24.1% 80.3% Cash Distribution 59,170 62,880(4) 32,987 (5.9%) 79.4% FMTY’s L12M Margins *Fibra Mty acquired control of Fibra MQ on May 29, 2026, and began consolidating its results as of June 1, 2026. Margins include Fibra MQ’s results for June only. (1) 3Q25 Average FX (18.6469) (2) 2Q26 average FX (17.4044) (3) 3Q26 average FX (17.2506) (4) Includes cash flows received from Fibra MQ that were generated in periods prior to the acquisition in the amount of Ps. 267,482, andexcludes a retention of Ps. 7,570 from the AFFO generated by Fibra MQ in June 2026. * 90.3% 82.9% 88.5% 80.9%
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fibramty.com 14.2% 85.8% Secured Unsecured 11.5% 88.5% Floating rate Fixed rate 1.4% 98.6% MXN USD Capital Structure with Investment grade credit ratings As of September 30, 2026 8 (1) Includes the annualized NOI of the, Michigan, Silao -Puerto Interior 02 and Fibra Macquarie portfolios. (2) Includes Fibra Macquarie’s proportionate share of the peso -denominated debt associated with jointly owned properties, equivalent to US$31.1 million, as debt payable at maturity in 2028. (3) Credit ratings do not constitute a recommendation to buy, sell, or hold the securities offered herein. Such ratings may be su bject to revision or withdrawal at any time by Fitch Ratings , S&P and HR Ratings. Each rating should be evaluated independently o f any other securities rating. The credit ratings refer exclusively to Fibra Mty. Type of debt Type of rate Type of currency 33.4% Loan To Value 4.1x Net Debt to Adjusted EBITDA (1) 5.2% Weighted Avg. Interest Rate 3.2 years Average Debt Maturity BBB- / BBB Global Rating(3) 10.1% Cash / Assets 15.5% Available Credit Lines /Assets 25.9% Net Loan To Value Fibra MTY + Fibra MQ (2) 14.4% 2.5% 7.9% 16.2% 9.4% 12.6% 6.7% 11.2% 15.7% 3.4% 5.2% 5.2% 5.4% 5.2% 5.2% 5.4% 5.2% 5.2% 5.2% 2 0% 3 0% 4 0% 5 0% 6 0% 7 0% 8 0% 9 0% 10 0% 11 0% 12 0% 0. 0% 5. 0% 10 . 0% 15 . 0% 20 . 0% 25 . 0% 30 . 0% 2026 2027 2028 2029 2030 2031 2032 2033 2034 Debt maturity profile FMTY MQ Weighted Avg . Interest Rate
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fibramty.com9 Source: CBRE Outlook Commercial Real Estate Mexico January - September 2026. Years of Inventory absorption considers the annualized Net Absorption sf. Figures may differ with earnings report due to rounding. 𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉 𝑠𝑠𝑠𝑠 𝐴𝐴𝐴𝐴𝑠𝑠𝐴𝐴𝐴𝐴𝐴𝐴𝑉𝑉𝐴𝐴𝐴𝐴𝑉𝑉 𝑠𝑠𝑠𝑠 𝑈𝑈𝑉𝑉𝑈𝑈𝑈𝑈𝐴𝐴 𝑉𝑉𝐴𝐴𝑉𝑉𝑠𝑠𝑉𝑉𝐴𝐴𝑐𝑐𝑉𝑉𝑉𝑉𝐴𝐴𝐴𝐴𝑉𝑉 𝑠𝑠𝑠𝑠 𝐴𝐴𝐴𝐴𝑠𝑠𝐴𝐴𝐴𝐴𝐴𝐴𝑉𝑉𝐴𝐴𝐴𝐴𝑉𝑉 𝑠𝑠𝑠𝑠 𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉𝑉 𝑠𝑠𝑠𝑠 + 𝑈𝑈𝑉𝑉𝑈𝑈𝑈𝑈𝐴𝐴 𝑉𝑉𝐴𝐴𝑉𝑉𝑠𝑠𝑉𝑉𝐴𝐴𝑐𝑐𝑉𝑉𝑉𝑉𝐴𝐴𝐴𝐴𝑉𝑉 𝑠𝑠𝑠𝑠 𝐴𝐴𝐴𝐴𝑠𝑠𝐴𝐴𝐴𝐴𝐴𝐴𝑉𝑉𝐴𝐴𝐴𝐴𝑉𝑉 𝑠𝑠𝑠𝑠 2.7 years 1.5 years 4.2 years + = CBRE’s Industrial Class A Outlook: Construction Eases, Vacancy Tightens Market CBRE Stock [M sf] Vacancy Rate [%] Net Absorption [M sf] Asking Rent [US$/sf/Yr] Under Construction [M sf] % Under Construction vs Stock Monterrey 194.9 6.1% 5.9 $7.70 7.2 3.7% CDMX 145.1 4.8% 9.4 $12.26 5.3 3.7% Guadalajara 65.0 4.8% 4.1 $8.33 3.9 6.0% Juárez 64.4 7.7% 1.4 $8.09 0.9 1.4% Saltillo 58.8 2.5% 1.6 $7.83 0.8 1.4% Guanajuato 58.6 2.2% 0.4 $5.73 0.5 0.9% Queretaro 57.3 5.2% 1.2 $6.77 3.7 6.4% Tijuana 51.8 20.7% -1.0 $9.70 1.9 3.7% Reynosa 38.3 6.4% 0.1 $7.46 0.0 0.0% San Luis Potosi 29.3 4.0% 0.4 $6.34 0.2 0.8% Toluca 29.2 4.6% 0.8 $9.43 2.6 8.9% Puebla/ Tlaxcala 17.8 2.2% 0.0 $7.47 0.0 0.0% Aguascalientes 14.0 2.3% 0.0 $7.11 0.3 2.3% Total 824.3 6.0% 24.3 $8.76 27.3 3.3%
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fibramty.com 6.0% 4.5% 1.9% 1.6% 1.5% 1.4% 1.3% 1.2% 1.2% 1.1% Whirlpool Mercado Libre Iacna Rockwell Walmart Danfoss MAGNA Yazaki Corning Optical Sig Portfolio with an Established Tenant Base and Staggered Maturity Schedule As of September 30, 2026 (as % of revenue from leases) 10 Weighted average lease term (WALT) of 3.9 years Inflation-linked leases across the portfolio Top 10 Tenants Years in Mexico 38 3525 30 6026 33 368 44 LTM* 84.1% Retention rate and 85.5% absorption to maturity ratio** *Renewed Revenue divided by revenues maturing on L12M, adjusted for divestment. ** Total Leasing/Matured Revenue 7.2% 12.2% 10.3% 12.5% 6.9% 11.2% 7.2% 3.7% 3.8% 2.4% 4.9%2.6% 4.7% 2.9% 1.9% 0.9% 1.9% 0.5% 0.4% 1.9% 9.8% 26.7% 39.9% 54.3% 62.1% 75.2% 82.9% 86.6% 90.4% 93.2% 100.0% 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036+ Lease Maturity Schedule Industrial Offices/Retail Accumulated
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fibramty.com 2.8% 4.2% 4.3% 5.9% 10.6% 8.0% 0.1% 0.2% 8.7% 23.6% 36.1% - 15. 0% - 5. 0% 5. 0% 15 . 0% 25 . 0% 35 . 0% 45 . 0% 0. 0% 5. 0% 10 . 0% 15 . 0% 20 . 0% 25 . 0% 30 . 0% 2026 2027 2028 Industrial Lease Maturity Schedule Logistics Manufacturing Other Accumulated 5.8% 5.7% 4.5% 4.0% 3.3% 2.5% 2.5% 2.5% 2.2% 3.1% NL TMS SON CHI PUE GTO BC COA MEX Others 24.6% 11.3% 0.2% Manufacturing Logistics Other 11 Industrial 2026-2028 maturities As of September 30, 2026 (as % of revenue from leases) Economic Sector Location Asset Class 91% 87% 95% 9% 13% 5% 60% 65% 70% 75% 80% 85% 90% 95% 100% 2026 2027 2028 Rent terms at renewal Terms to be negotiated Default terms 0.9% 0.5% 0.5% 0.8% 0.7% 1.7% 3.6% 0.6% 0.8% 1.4% 1.8% 2.2% 1.8% 6.3% 1.9% 1.4% 0.5% 0.8% 1.2% 1.0% 0.7% 5.0% Others Consumer Durables & Apparel Capital Goods Materials Household & Personal Products Transportation Technology Hardware & Equipment Automobiles & Components 2026 2027 2028 14.9% 4.2% 3.9% 3.4% 2.7% 3.8% 1.8% 1.4%
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fibramty.com $9.9 $21.8 $40.6 $2.9 $11.9 0 10 20 30 40 50 60 70 80 90 REYO31 JUA045 TIJ031 TIJ002 TIJ101 Under construction: US$ 14.8 M (~239 sf GLA) Embedded NAV and AFFO Upside from Development (‘000s sf) US$ 80.8M delivered expansions (1) Includes additional construction-related costs. US$ 38.4M Under construction US$ 305.7M Expansion Pipeline Additional potential GLA: ~8,237 sf $80.8 $7.8 $26.6 $4.0 10.0% 8.3% 10.8% 9.8% 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% -15 5 25 45 65 85 1 05 Delivered Garibaldi 1-Area 2 Aerotech 06 - III Aerotech 06 – IV Delivered FMTY US$ 38.4M Avg Yield on Cost 10.2% MQ US$ 14.8M Target Yield On Cost 9 – 11% Under stabilization Under construction Estimated Investment Stabilized Under construction (1) US$ 72.3 M Under stabilization: US$ 72.3 M (~796 sf GLA) Garibaldi 1 -Area 1 (1) Expansion Pipeline: US$ 64.8 M (~648 sf GLA)
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fibramty.com Garibaldi 1 & Aerotech- Expansions under construction 13
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Sistema de Entrenamiento en Ciberseguridad Contact: Cesar Rubalcava, CFA, CAIA Investor Relations crubalcava@fibramty.com