Earnings release
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| Page 1 of 60 3Q26 EARNINGS RELEASE
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| Page 2 of 60 3Q26 EARNINGS RELEASE Investment Model
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| Page 3 of 60 3Q26 EARNINGS RELEASE FIBRA MTY ANNOUNCES RESULTS FOR THE THIRD QUARTER 2026 Monterrey, Nuevo Leon, Mexico – October 30, 2026 – Banco Invex, S.A., Institución de Banca Múltiple, Invex Grupo Financiero, Fiduciario, as Trustee of the Trust identified by number F/2157 (BMV: FMTY14) , (“Fibra Mty” or “the Company”), the first 100% internally managed and advised real estate investment trust in Mexico, announced today its results for the third quarter of 2 026 (“3Q26”). The figures presented in this report were prepared in accordance with International Financial Reporting Standards (“IFRS”), are expressed in millions of Mexican pesos (Ps.), unless otherwise stated, and may vary due to rounding. Table of Contents Key Information for Interpreting the 3Q26 Earnings Release ..................................................................................... 6 Fibra Mty Advances Simultaneously on Three Strategic Fronts: Leasing of Available Space, Asset Recycling, and Unification with Fibra Macquarie ............................................................................................................................... 8 Message from the Chief Executive Officer ................................................................................................................. 9 Summary of Key Trust Metrics ................................................................................................................................ 10 Financial Highlights ........................................................................................................................................................... 10 Financial Highlights per CBFI ............................................................................................................................................ 10 Margins............................................................................................................................................................................... 10 Financial Highlights (USD)* ............................................................................................................................................... 11 Financial Highlights per CBFI (USD)* ............................................................................................................................... 11 Financial Position Summary* ............................................................................................................................................ 12 Operational Highlights ....................................................................................................................................................... 13 Key Operating Metrics of Portfolio Performance (as a % of Lease Revenue) ............................................................... 14 Summary of Acquisitions .................................................................................................................................................. 15 Summary of Divestments .................................................................................................................................................. 15 Operational Performance......................................................................................................................................... 16 Total Revenue .................................................................................................................................................................... 16 Same-Property Performance ............................................................................................................................................ 17 Same-property NOI ......................................................................................................................................................... 17 Same-Property Occupancy ............................................................................................................................................ 18 CAPEX ................................................................................................................................................................................ 19 Industrial Portfolio Indicators ........................................................................................................................................... 21 Key Performance Indicators of the Industrial Portfolio (as a % of Lease Revenue) .................................................. 21 Monthly Rent per m² in the Industrial Portfolio ............................................................................................................. 23 Industrial Land Bank ...................................................................................................................................................... 24
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| Page 4 of 60 3Q26 EARNINGS RELEASE Office and Retail Portfolio Indicators ............................................................................................................................... 25 Key Performance Indicators of the Office and Retail Portfolio (as a % of Lease Revenue) ...................................... 25 Monthly Rent per m² in the Office and Retail Portfolio ................................................................................................ 26 Development ........................................................................................................................................................... 28 Fibra Mty Portfolio Expansions ......................................................................................................................................... 28 Fibra Macquarie Portfolio Developments ........................................................................................................................ 28 Acquisitions and Divestments ................................................................................................................................. 29 Acquisitions ....................................................................................................................................................................... 29 Silao-Puerto Interior 02 .................................................................................................................................................. 29 Property Portfolio Rationalization .................................................................................................................................... 29 Financial Performance ............................................................................................................................................. 31 Standalone Fibra Mty: Variations Affecting Cash Flow 3Q26 vs. 3Q25 ......................................................................... 34 Same-property Cash Flow .............................................................................................................................................. 34 Administrative Expenses ............................................................................................................................................... 34 Financial Result .............................................................................................................................................................. 34 Net Acquisitions ............................................................................................................................................................. 34 Subsidiary Reimbursements .......................................................................................................................................... 34 Lease Commissions ....................................................................................................................................................... 35 Standalone Fibra Mty: Variations Affecting Cash Flow 3Q26 vs. 2Q26 ......................................................................... 35 Same-property Cash Flow .............................................................................................................................................. 35 Administrative Expenses ............................................................................................................................................... 35 Financial Result .............................................................................................................................................................. 35 Net Divestments ............................................................................................................................................................. 35 Lease Commissions ....................................................................................................................................................... 35 Distribution per CBFI .......................................................................................................................................................... 35 Consolidated Financial Position ....................................................................................................................................... 38 Debt & Cash Equivalents .......................................................................................................................................... 40 Key Debt Indicators (Including Fibra MQ) ........................................................................................................................ 40 Leverage Level and Debt Service Coverage Ratio ........................................................................................................... 41 Compliance with FMTY20D Covenants ............................................................................................................................ 42 Fibra Mty’s Key Debt Indicators ..................................................................................................................................... 42 Fibra Macquarie’s Key Debt Indicators ......................................................................................................................... 44 Cash .................................................................................................................................................................................... 46 Implicit Cap Rate ..................................................................................................................................................... 47 Conference Call ....................................................................................................................................................... 48
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| Page 5 of 60 3Q26 EARNINGS RELEASE About Fibra Mty ....................................................................................................................................................... 49 Forward-looking Statements ................................................................................................................................... 49 Annexes .................................................................................................................................................................. 50 Complementary Information on Financial Performance ................................................................................................. 50 Consolidated Statements of Comprehensive Income ................................................................................................. 50 Reconciliation of NOI and Adjusted EBITDA to Consolidated Comprehensive Income. ........................................... 51 Accounting-to-Cash Flow Variance Reconciliation ...................................................................................................... 51 Non-cash Items .................................................................................................................................................................. 52 Executive Plan Based on CBFIs ..................................................................................................................................... 52 Fair Value of Investment Properties .............................................................................................................................. 52 Consolidated Net Income/Loss .................................................................................................................................... 53 Derivative Financial Instruments ................................................................................................................................... 53 Available Undrawn Credit Lines ........................................................................................................................................ 55 Financial Statements ............................................................................................................................................... 57 Unaudited Condensed Consolidated Statements of Financial Position ........................................................................ 57 Unaudited Condensed Consolidated Statements of Comprehensive Income .............................................................. 58 Unaudited Consolidated Statements of Changes in Trustors’ Equity ............................................................................ 59 Unaudited Condensed Consolidated Statements of Cash Flows ................................................................................... 60
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| Page 6 of 60 3Q26 EARNINGS RELEASE Key Information for Interpreting the 3Q26 Earnings Release Acquisition of Fibra Macquarie On May 29, 2026, Fibra Mty successfully completed the acquisition, through a tender offer of 80.69% of the outstanding CBFIs of Fibra Macquarie, which trades under the ticker symbol FIBRAMQ 12 (“Fibra Macquarie”, “Fibra MQ”, or “FMQ”). As a result of the a cquisition, Fibra Mty’s 3Q26 figures include Fibra MQ’s operating results. In addition, the financial performance metrics include the proportionate interest in its joint ventures and exclude the non -controlling interests, both in the Trust in which Fibra MQ holds a 25.00% intere st and the 18.62% non -controlling interest in Fibra MQ attributable to third parties other than Fibra Mty. The acquired portfolio comprises 246 industrial properties and 8 retail properties. In addition, Fibra Macquarie holds a 50% co -investment with Frisa Desarrollos Comerciales, S.A. de C.V., comprising 9 additional retail properties. In aggregate, as of September 30, 2026, the total gross leasable area of these properties amounted to 3,419,727 m². Non-Controlling Interest Arising from the Transaction Beginning on the acquisition date, Fibra Mty’s consolidated financial statements include 100% of Fibra Macquarie’s assets, liabilities, revenue, and expenses, while identifying the non -controlling interest corresponding to the Fibra MQ CBFIs that have not been acquired, as well as the non -controlling interest arising directly from Fibra Macquarie’s financial statements. As of September 30, 2026, following the acquisition of additional Fibra Macquarie CBFIs in the secondary market, Fibra Mty held an aggregate ownership interest of 81.38%; accordingly, a non-controlling interest of 18.62% is recognized. Agreement to Internalize Fibra Macquarie’s Management On June 26, 2026, Fibra Mty entered into an internalization agreement with Macquarie Asset Management México, S.A. de C.V. (“MAM”) and Macquarie Infrastructure and Real Assets Holdings Pty Limited (“MIRAH”), subject to the fulfillment of certain conditions, for purposes that include, principally, the internalization of Fibra MQ’s management. To preserve Fibra Macquarie’s operating and administrative stability, MAM and Fibra Mty agreed on an orderly transition plan. Accordingly, until the conditions set forth in the internalization agreement are fulfilled, MAM will continue to provide management services to Fibra Macquarie under the current management agreement. Once such conditions have been fulfilled, Administrador Fibra Mty, S.C. will assume responsibility for managing Fibra Macquarie. During a transition period, MAM will remain available to provide support and assistance in accordance with the terms of the internalization agreement. The internalization consideration amounts to US$172.4 million, equivalent to Ps. 3,115.4 million (based on the exchange rate as of September 30, 2026), and will be paid once the conditions established in the agreement have been satisfied. The internalization consideration is not directly attributable to the acquisition of the identifiable assets and does not form part of the consideration transferred for such assets. Instead, it represents the settlement of a pre -existing contractual relationship arising from a decision to internalize Fibra Macquarie’s management.
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| Page 7 of 60 3Q26 EARNINGS RELEASE Launch of the Second Tender Offer for Fibra Macquarie On September 30, Fibra Mty launched a second tender offer for up to 100% of the Fibra Macquarie CBFIs it does not own. The offer consists of 3.20 Fibra Mty CBFIs for each Fibra Macquarie CBFI. At the holder’s election, holders may instead receive Ps. 44.00 in cash per CBFI, or a combination of both options. Fibra Mty obtained authorization from the Mexican National Banking and Securities Commission ( “CNBV”, for its Spanish acronym) and the National Antitrust Commission ( “CNA”, for its Spanish acronym ), as well as all corporate authorizations required to launch the tender offer. As of the date of this report, the deadline to participate in the second tender offer is October 30 at 23:59:59 Mexico City time. Accordingly, the Settlement Date of the second tender offer is November 4, 2026. Following the settlement of the second tender offer, and subject to the fulfillment of other conditions precedent, closing under the internalization agreement entered into between Fibra Mty, MAM and MIRAH is expected to occur. With this, among other things, Administrador Fibra Mty would fully assume the management of Fibra Macquarie and external advisory fees would cease to be paid, which would allow it to begin capturing sy nergies.
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| Page 8 of 60 3Q26 EARNINGS RELEASE Fibra Mty Advances Simultaneously on Three Strategic Fronts: Leasing of Available Space, Asset Recycling, and Unification with Fibra Macquarie • As of September 30, on a consolidated basis, Fibra Mty had total assets of Ps. 118,309.5 million, consisting mainly of Ps. 11,954.1 million in cash and cash equivalents, Ps. 102,361.4 million in properties (including Ps. 100,594.6 million in investment properties and Ps. 1,766.8 million in assets held for sale), and Ps. 1,926.6 million in joint ventures. • On July 3, two office properties located in Nuevo Leon and Jalisco were sold for Ps. 941.6 million plus VAT. As of the close of 3Q26, Fibra Mty had signed agreements for the subsequent sale of properties with an approximate value of Ps. 1,767 million plus VAT. These agreements are subject to the fulfillment of certain conditions. After quarter -end, an agreement was signed for the sale of an office property in Guadalajara for Ps. 359 million plus VAT. • On August 3, Fibra Mty completed the sale and leaseback of a class A industrial property in Guanajuato with a gross leasable area (GLA) of 28,000 m² for US$ 24.1 million, plus VAT on the buildings and other taxes, costs, and acquisition expenses. • As of the close of 3Q26, the LTV ratio stood at 33.4%, above the 26.4% recorded as of the close of 4Q25. Based on available cash on hand and debt capacity as of the close of 3Q26, Fibra Mty has the capacity to invest approximately US$640 million in the industrial sector to bring the consolidated LTV ratio to 35%. • Fibra Mty closed 3Q26 with 382 properties in its portfolio, including 344 industrial, 15 office, and 23 retail properties. GL A totaled 5,577,288 m² with an occupancy rate of 93.9% on a GLA basis. In addition, Fibra Mty’s land bank totaled 1,210,765 m², while Fibra Macquarie’s land bank offers approximately 765,200 m² of additional potential GLA. • During 3Q26, leasing activity in the industrial segment totaled 237,354 m² with an average lease term of 3.5 years. More than 80% of this activity corresponded to lease renewals, which achieved lease spreads of close to 15%. • Average monthly rent per square meter, considering leases denominated in Mexican pesos and U.S. dollars, was US$6.7 for industrial buildings, US$20.7 for corporate offices, US$16.8 for back-office properties, and US$11.1 for retail properties. • Accordingly, 3Q26 total revenue, NOI, and Adjusted EBITDA reached Ps. 1,881.3 million, Ps. 1,618.7 million, and Ps. 1,461.8 million, respectively, 124.1%, 110.2%, and 106.1% above 3Q25. • NOI and Adjusted EBITDA margins for 3Q26 were 86.0% and 77.7%, respectively, 400 and 530 basis points below the target margins of 90% and 83%. This variation was mainly attributable to the inclusion of Fibra MQ. Excluding this effect, Fibra Mty’s 3Q26 NOI and Adjusted EBITDA margins would have been 90.5% and 82.4%, respectively, remaining virtually in line with their target levels. • Funds from operations (“FFO”) and adjusted funds from operations (“AFFO”) stood at Ps. 1,175.6 million and Ps. 1,026.2 million, respectively, 84.2% and 66.8% above 3Q25. • Fibra Mty’s total distribution corresponding to 3Q26 will amount to Ps. 1,020.7 million, equivalent to 0.2124 per CBFI, and includes: i) 100% of AFFO generated by Fibra Mty during 3Q26, totaling Ps. 623.2 million; and ii) 98.6% of AFFO generated by Fibra MQ during 3Q26, totaling Ps. 397.5 million. Fibra Mty’s distribution yield is below the weighted yield of the M10 and UMS government bonds, reflecting its strong market valuation. In addition, Fibra Mty has several opportunities to enhance its performance, notably the upcoming internalization of Fibra Macquarie’s management and the resulting capture of operating and administrative synergies, as well as the leasing of currently vacan t space, rent adjustments upon lease expirations, and the development of new properties on its land bank.
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| Page 9 of 60 3Q26 EARNINGS RELEASE Message from the Chief Executive Officer “The true strength of an organization is demonstrated by its ability to work together toward a common goal.” Dear investors, the third quarter of 2026 marked a period of significant progress in consolidating Fibra Mty as one of Mexico ’s leading industrial real estate platforms. Following the acquisition of control of Fibra Macquarie, our efforts have focused on i ntegrating both organizations and capitalizing on the opportunities offered by our new scale, while maintaining the financial and operating discipline that has always distinguished us. I want to highlight the commitment, professionalism, and willingness to collaborate of the teams of both platforms, whose effort and collaboration have been fundamental in advancing the integration process, despite the significant challenges of aligning processes, systems, and ways of working. We are convinced that the combined talent and experience of our people will allow us to complete this pr ocess efficiently and to consolidate an organization prepared to generate sustainable long-term value. Along the same lines of integration, we announced the launch of our second tender offer for all of the Fibra Macquarie CBFIs not owned by Fibra Mty. The successful completion of this second tender offer would satisfy the remaining conditions for the internalization of its management to be fulfilled. In addition to advancing toward a fully integrated operating structure, the acquisition of an add itional interest could strengthen our position in the capital markets, increase Fibra Mty’s trading liquidity, and contribute to a potential upgrade of our global credit rating by Fitch Ratings, from BBB - to BBB, aligning it with the rating currently assigned to us by S&P Global Ratings. These developments would support a further reduction in our all-in cost of financing, to the benefit of both our investors and our tenants. In parallel, we continue to execute our investment and portfolio optimization strategy through new industrial acquisitions and the divestment of office properties. Going forward, our investment capacity will depend, in part, on the outcome of the second tender offer, particularly on the resources allocated to meet demand for the cash option, and on the proceeds from the execution of binding sale agreements for non- industrial properties and future portfolio optimization transactions. In this regard, we reiterate our preference for preserv ing balance sheet flexibility through prudent leverage levels, a strength that is especially relevant in a higher interest rate environment. The current macroeconomic environment also presents opportunities. Upward pressure on U.S. interest rates reflects, among other factors, inflation and economic growth expectations, driven in part by the expansion of sectors linked to artificial intelligence, the ir infrastructure needs, and supply chain pressures. While these cond itions pose financial challenges, they could also signal a favorable environment for Mexico’s industrial sector and, consequently, for Fibra Mty. On the one hand, our lease agreements include inflation -linked adjustment mechanisms; on the other, the expansion and reorganization of production chains could drive greater demand for industrial space in Mexico. The quality, location, and composition of our portfolio position us favorably to capitalize on these opportunities. In the capital markets, another relevant development was our inclusion in the Standard segment of the FTSE indices, after having been part of the Small Cap segment. This change generated demand of more than US$50 million during the corresponding rebalancing and represents an additional step in our strategy to increase Fibra Mty’s trading liquidity and visibility. We will continue to pursue initiatives that broaden our investor base and strengthen access to competitive sources of capital. This quarter’s progress reflects that our strategy goes beyond increasing the size of the portfolio, but rather seeks to consolidate a more efficient, financially resilient platform that is well-positioned to capitalize on growth opportunities. I am deeply grateful for the efforts of all our employees, especially those directly involved in the integration, as well as for the trust of our investors. We will cont inue working with discipline, collaboration, and a long-term vision to turn our new scale into sustainable value. Jorge Avalos Carpinteyro Chief Executive Officer
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| Page 10 of 60 3Q26 EARNINGS RELEASE Summary of Key Trust Metrics Financial Highlights 3Q26 3Q25 Δ%/p.p. (2) 2Q26(1) Δ%/p.p. (2) Total Revenue 1,881,330 839,423 124.1% 1,197,569 57.1% NOI 1,618,679 770,219 110.2% 1,060,023 52.7% Adjusted EBITDA 1,461,887 709,396 106.1% 969,287 50.8% FFO 1,175,589 638,334 84.2% 891,909 31.8% AFFO Generated 1,026,227 615,112 66.8% 834,471 23.0% AFFO Distributed 1,020,723 615,112 65.9% 1,094,383(3) (6.7%) (1) 2Q26 results include the consolidation of Fibra Macquarie beginning May 29, 2026, the date on which control was acquired. (2) Explanations of the variations are detailed in the “Financial Performance” section. (3) 2Q26 includes cash flows received from Fibra MQ that were generated in periods prior to the acquisition totaling Ps. 267,482 and excludes a withholding of (Ps. 7,570) from AFFO generated by Fibra MQ in June 2026. Financial Highlights per CBFI 3Q26 3Q25 Δ%/p.p. (1) 2Q26 Δ%/p.p. (1)(2) NOI 0.337 0.316 6.6% 0.221 52.5% Adjusted EBITDA 0.304 0.291 4.5% 0.202 50.5% FFO 0.245 0.262 (6.5%) 0.186 31.7% AFFO 0.214 0.252 (15.1%) 0.174 23.0% Cash Distribution 0.212 0.252 (15.9%) 0.228 (7.0%) CBFIs Outstanding (thousands) (3) 4,804,828.304 2,437,674.664 97.1% 4,804,828.304 - (1) Explanations of the variations are detailed in the “Financial Performance” section. (2) Quarterly variations in per-CBFI metrics vs. 2Q26, except for the cash distribution, primarily reflect a temporary consolidation effect, as the CBFIs issued to finance the Fibra MQ acquisition are considered outstanding for the entire quarter, while the ac quiree’s results were consolidated for only one month. This temporary mismatch between the addition of capital and the contribution of results normalizes beginning in 3Q26. (3) CBFIs outstanding as of the reporting date. Margins 3Q26 3Q25 Δ%/p.p. (1) 2Q26 Δ%/p.p. (1) Total Revenue 1,881,330 839,423 124.1% 1,197,569 57.1% NOI 86.0% 91.8% (5.8 p.p.) 88.5% (2.5 p.p.) Adjusted EBITDA 77.7% 84.5% (6.8 p.p.) 80.9% (3.2 p.p.) FFO 62.5% 76.0% (13.5 p.p.) 74.5% (12.0 p.p.) AFFO 54.5% 73.3% (18.8 p.p.) 69.7% (15.2 p.p.) (1) Explanations of the variations are detailed in the “Financial Performance” section.
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| Page 11 of 60 3Q26 EARNINGS RELEASE Financial Highlights (USD)* 3Q26 3Q25 Δ% 2Q26(1) Δ% Total Revenue 109,059 45,017 142.3% 68,808 58.5% NOI 93,833 41,305 127.2% 60,905 54.1% Adjusted EBITDA 84,744 38,044 122.8% 55,692 52.2% FFO 68,148 34,233 99.1% 51,246 33.0% AFFO Generated 59,489 32,987 80.3% 47,946 24.1% AFFO Distributed 59,170 32,987 79.4% 62,880(2) (5.9%) (1) Results include the consolidation of Fibra Macquarie beginning May 29, 2026, the date on which control was acquired. (2) 2Q26 includes cash flows received from Fibra MQ that were generated in periods prior to the acquisition totaling Ps. 267,482 and excludes a withholding of (Ps. 7,570) from AFFO generated by Fibra MQ in June 2026. Financial Highlights per CBFI (USD)* 3Q26 3Q25 Δ% 2Q26 Δ% (1) NOI 0.0195 0.0169 15.4% 0.0127 53.5% Adjusted EBITDA 0.0176 0.0156 12.8% 0.0116 51.7% FFO 0.0142 0.0141 0.7% 0.0107 32.7% AFFO 0.0124 0.0135 (8.1%) 0.0100 24.0% Distribution 0.0123 0.0135 (8.9%) 0.0131 (6.1%) CBFIs Outstanding (thousands) (2) 4,804,828.304 2,437,674.664 97.1% 4,804,828.304 - *Average FX rates used were Ps. 17.2506, Ps. 18.6469, and Ps. 17.4044 per U.S. dollar during 3Q26, 3Q25, and 2Q26, respective ly. (1) Quarterly variations in per-CBFI metrics vs. 2Q26, except for the cash distribution, primarily reflect a temporary consolidation effect, as the CBFIs issued to finance the Fibra MQ acquisition are considered outstanding for the entire quarter, while the ac quiree’s results were consolidated for only one month. This temporary mismatch between the addition of capital and the contribution of results normalizes beginning in 3Q26. (2) CBFIs outstanding as of the reporting date.
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| Page 12 of 60 3Q26 EARNINGS RELEASE Financial Position Summary* Figures in thousands of Mexican pesos Figures in thousands of U.S. dollars** 3Q26 (1) 4Q25 Δ%/p.p. 3Q26 (1) 4Q25 Δ%/p.p. Cash and Cash Equivalents 11,954,096 3,377,070 254.0% 661,507 188,108 251.7% Assets Held for Sale 1,766,777 1,892,743 (6.7%) 97,769 105,429 (7.3%) Investment Properties 100,594,626 36,837,817 173.1% 5,566,633 2,051,926 171.3% Other Assets 3,993,989 487,461 719.3% 221,016 27,152 714.0% Total Assets 118,309,488 42,595,091 177.8% 6,546,925 2,372,615 175.9% Debt 39,141,755 11,087,619 253.0% 2,165,998 617,598 250.7% Other Liabilities 6,551,756 796,035 723.0% 362,556 44,340 717.7% Total Liabilities 45,693,511 11,883,654 284.5% 2,528,554 661,938 282.0% Total Trustors’ Equity 72,615,977 30,711,437 136.4% 4,018,371 1,710,677 134.9% * Explanations of the variations are detailed in the “Financial Performance” section. ** For business analysis purposes and solely for the reader’s convenience, figures presented in U.S. dollars were converted u sing exchange rates of $18.0710 and $17.9528 pesos per U.S. dollar as of September 30, 2026, and December 31, 2025, respectively. (1) Figures as of September 30, 2026, include the consolidation of Fibra Macquarie.
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| Page 13 of 60 3Q26 EARNINGS RELEASE Operational Highlights 3Q26 3Q25 Δ%/p.p. 2Q26 Δ%/p.p. Number of Properties 382 119 221.0% 383 (0.3%) Industrial 344 96 258.3%(1,2,3,5) 343 0.3%(5) Office 15 17 (11.8%)(6) 17 (11.8%)(6) Retail 23 6 283.3%(1) 23 - GLA in m² 5,577,288 2,055,827 171.3%(1,2,3,4,5,6,7) 5,576,600 0.0%(5,6.7) Occupancy Rate (GLA) 93.9% 96.0% (2.1) p.p.(8) 93.9% - (1) Includes the consolidation of Fibra Macquarie. (2) Addition of 2 properties of the Michigan portfolio during 1Q26, with GLA of 88,197 m². (3) Divestment of the Catacha property (5,431 m² of GLA) in 4Q25. (4) Expansion of 10,709 m² during 2Q26 at Garibaldi 1. (5) Acquisition of the Silao-Puerto Interior 02 industrial property during 3Q26, with GLA of 28,000 m². (6) Divestment of 2 office properties, Prometeo and Redwood, with GLA of 8,135 m² and 11,606 m², respectively, during 3Q26. (7) Adjustment of 7,571 m² of retail space that, as of the close of 3Q26, was not available for lease due to remodeling work. (8) Explanations of the variations are provided in the “Key Performance Indicators of the Industrial Portfolio” and “Key Performa nce Indicators of the Office and Retail Portfolio” subsections. (1) Tenant classification using the Global Industry Classification Standard (“GICS”). © GeoNames, Microsoft, TomTom Con tecnología de Bing 5.8% 4.8% 2.1% 8.0% 2.4% 10.0% 3.6%0.2% 0.4% 11.9% 0.9% 0.8% 26.2% 5.3% 5.6% 6.8% 5.2% Revenue by Location 29.9% 13.3% 8.9%7.6% 7.2% 6.4% 6.3% 5.8% 2.9% 11.7% Tenant Breakdown by Economic Sector (as a % of Lease Revenue)(1) Automobiles & Components Retailing Capital Goods Materials Consumer Durables & Apparel Household & Personal Products Technology Hardware & Equipment Transportation Health Care Equipment & Services Other 0.1% 0.1% 0.2% 0.2% 0.4% 0.4% 0.4% 0.4% 0.6% 1.3% 1.7% 1.7% 1.7% 2.5% Diversified Financials Pharmaceuticals, Biotechnology & Life… Insurance Utilities Real Estate Telecommunication Services Energy Banking Entertainment Software & Services Consumer Staples Distribution & Retail Food, Beverage & Tobacco Consumer Services Commercial & Professional Services Other Sectors (11.7%)
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| Page 14 of 60 3Q26 EARNINGS RELEASE Key Operating Metrics of Portfolio Performance (as a % of Lease Revenue) (1) As a % of GLA As of September 30, 2026, the weighted average lease term (“WALT”) for the full portfolio stood at 3.9 years. In line with its strategy to strengthen cash flow visibility, Management is working to extend the average lease maturity. 93.9% 6.1% Occupancy (1) Leased Vacant 82.3% 11.7% 6.0% By Asset Class Industrial Retail Office 6.0% 4.5% 1.9% 1.6% 1.5% 1.4% 1.3% 1.2% 1.2% 1.1% Main Tenants (21.7%) Whirlpool Mercado Libre Iacna Rockwell Walmart Danfoss Magna Grupo Yazaki Corning Optical SIG Combibloc 80.7% 19.3% Currency USD MXN 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 Maturities Industrial Office/Retail Accumulated
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| Page 15 of 60 3Q26 EARNINGS RELEASE Rent Adjustments as of September 30, 2026 1Q 2Q 3Q 4Q Total U.S. CPI 20.6% 10.2% 14.0% 12.8% 57.6% Mexican CPI 5.1% 3.3% 4.4% 6.4% 19.2% Capped Inflation 3.4% 2.5% 0.7% 2.5% 9.1% Fixed 4.4% 4.1% 1.7% 3.5% 13.7% Flat Leases - - - - 0.4% Total 33.5% 20.1% 20.8% 25.2% 100% Summary of Acquisitions Thousands of Mexican pesos 3Q26 3Q25 (6) Δ%/p.p. 2Q26 (1) Δ%/p.p. Number of New Properties 1 2(7) (50.0%) 263 (99.6%) Acquisition Price 418,284(8) 1,746,688 (76.1%) 48,086,281(2) (99.1%) Annualized NOI 37,278 129,920 (71.3%) 3,503,930(3) (98.9%) Gross Leasable Area in m² 28,000 93,191 (70.0%) 3,427,298 (99.2%) Capitalization Rate (4) 8.9% 7.4% 1.5 p.p. 7.3% 1.6 p.p. Weighted Average Remaining Lease Term by Revenue at the Acquisition Date (years) 10.0 8.9 12.4% 3.1(5) 222.6% (1) Includes Fibra Macquarie. (2) Considers the value of the acquisition of 80.69% of Fibra Macquarie’s CBFIs, as well as the value of 80.69% of its debt as of May 29, 2026. (3) Considers Fibra Macquarie’s reported NOI for the last twelve months as of 2Q26, weighted by 80.69%, corresponding to the inte rest acquired as of May 29, 2026. (4) Capitalization rates are calculated by dividing the NOI for the twelve months following the payment date by the property’s ac quisition price. (5) Weighted average remaining lease term by revenue as of the close of 2Q26. (6) Includes: i) the acquisition of two industrial buildings located in Cienega de Flores, Nuevo Leon, belonging to the Batach portfolio, with total GLA of 74,821 m². The acquisition price was US$ 73.4 million, with estimated NOI of US$ 5.2 million; and ii) the acquisition of industrial land int ended for the expansion of the Garibaldi 1 property. The land purchase price was US$ 5.5 million, and additional construction investment of approximately US$ 14.6 million is estimated, for a total estimated investment of US$ 20.2 million, with estimated NOI of US$ 1.7 million and estimated GLA of 18,370 m². The figures presented a re based on the exchange rate on the transaction closing date of Ps. 18.6595 per U.S. dollar; both acquisitions were completed on the same day. (7) Includes the acquisition of two industrial buildings located in Cienega de Flores, Nuevo Leon, belonging to the Batach portfolio. The expansion will not be considered an additional property, as it represents GLA that will be added to the existing property. (8) Considers the acquisition of a Class A industrial building located in Guanajuato, with a gross leasable area (GLA) of 28,000 m². The Purchase Price will be payable in two installments: (i ) a first payment of US$ 21.1 million on the closing date, and (ii) a second payment of US$ 3.0 million two years after the e xecution of the lease agreement, subject to the fulfillment of certain conditions during the same period. The acquisition price shown includes the US$ 24.1 million at the exchange rate on the transaction closing date of Ps. 17.3562 per U.S. dollar. Estimated NOI is US$ 2.1 million. Summary of Divestments Thousands of Mexican pesos 3Q26 (3) 3Q25 (1) Δ%/p.p. 2Q26 Δ%/p.p. Number of Properties Sold 2 1 100.0% - - Sale Price 941,614 360,000 161.6% - - Annualized NOI (2) 104,433 33,206 214.5% - - Gross Leasable Area in m² 19,741 15,259 29.4% - - (1) Sale of the Fortaleza office property. (2) Considers NOI for the last 12 months prior to the divestment. (3) Sale of the Redwood and Prometeo office properties.
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| Page 16 of 60 3Q26 EARNINGS RELEASE Operational Performance The property portfolio comprises 382 properties (119 properties from Fibra Mty and 263 from Fibra Macquarie), located across 17 states in Mexico, with an average age of 19.8 years (14.0 years for Fibra Mty’s properties and 23.5 years for Fibra Macquarie’s properties) and occupancy of 93.9% based on GLA (95.9% for Fibra Mty’s properties and 92.6% for Fibra Macquarie’s properties). Total Revenue Figures in thousands of Mexican pesos Segment Location GLA (m²) 3Q26 Total Revenue 3Q25 Total Revenue Δ% 3Q26 vs. 3Q25 2Q26 Total Revenue Δ% 3Q26 vs. 2Q26 Industrial 1,980,370 671,139 650,689 3.1% (1,2,5,10) 667,923 0.5% Northeast* 1,006,137 352,621 331,335 6.4% (1,2,5,10) 346,948 1.6% (2) Bajio** 647,128 225,498 221,010 2.0% (1,4,5) 226,632 (0.5%) (1) Other Markets*** 160,923 41,483 43,238 (4.1%) (5) 42,170 (1.6%) (5) Northwest**** 106,781 34,503 35,963 (4.1%) (5) 35,013 (1.5%)(5) Guadalajara 59,401 17,034 19,143 (11.0%) (6,5) 17,160 (0.7%) (5) Corporate Offices 95,476 100,153 132,130 (24.2%) (7,8,9) 133,641 (25.1%)(7,8) Guadalajara 49,843 60,705 77,907 (22.1%)(7) 81,459 (25.5%) ⁽⁷⁾ Monterrey 45,633 39,448 51,409 (23.3%) (8) 52,182 (24.4%) ⁽⁸⁾ Mexico City Metropolitan Area - - 2,814 (100%) (9) - - Back-Offices Multiple 62,365 43,238 47,020 (8.0%) (3) 44,146 (2.1%) Retail Multiple 19,350 8,467 9,584 (11.7%) (11) 8,884 (4.7%) ⁽¹¹⁾ Fibra Macquarie Multiple 3,419,727 1,058,333(12) - - 342,975(12) 208.6% Total 5,577,288 1,881,330 839,423 124.1% 1,197,569 57.1% * Includes the Nuevo Leon, Coahuila, and Reynosa markets. ** Includes the Guanajuato, Aguascalientes, San Luis Potosi, and Queretaro markets. *** Includes the Chihuahua, Colima, Puebla, Nogales, and Matamoros markets. **** Includes the Tijuana market. (1) Addition of 2 properties of the Michigan portfolio during 1Q26, with GLA of 88,197 m², and the Silao -Puerto Interior 02 property in Guanajuato in 3Q26, with GLA of 28,000 m², (2) Addition of a 10,709 m² expansion at the Garibaldi 1 industrial property in Monterrey in 2Q26. (3) Decrease due to foreign exchange fluctuations. (4) Occupancy of 11,391 m² at the Aerotech portfolio. (5) Decrease due to foreign exchange fluctuations. (6) Scheduled vacancy of 3,150 m² in Guadalajara in 1Q26. (7) Divestment of the Redwood property in 3Q26. (8) Divestment of the Prometeo property in 3Q26. (9) Divestment of the Fortaleza property in 3Q25. (10) Divestment of the Catacha property in 4Q25. (11) Scheduled vacancy of 1,440 m² in Retail in 2Q26. (12) Include Fibra MQ’s proportionate interest in its joint ventures and exclude non -controlling interests, both the Trust in which Fibra MQ holds a 25.00% interest and the 18.62% non-controlling interest in Fibra MQ attributable to third parties other than Fib ra Mty.
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| Page 17 of 60 3Q26 EARNINGS RELEASE Same-Property Performance The same -property comparison is based on 114 properties, representing 35.5% of annualized lease revenue as of September 30, 2026, and excludes: i) The Fortaleza property, divested on July 16, 2025, ii) The 2 remaining properties in the Batach portfolio, acquired on July 15, 2025 , iii) The Catacha property, divested on December 3, 2025, iv) The 2 Michigan portfolio properties acquired on March 17, 2026 , v) Properties added as a result of the acquisition of Fibra Macquarie, consolidated beginning May 29, 2026 , vi) The 2 Redwood and Prometeo properties, divested on July 3, 202 6, and vii) The Silao-Puerto Interior 02 property, acquired on August 3, 2026 . Same-property NOI Same-property NOI decreased by (Ps. 35.8) million compared to the amount reported in 3Q25, mainly due to an unfavorable FX effect of (Ps. 52.5) million, as the average billing exchange rate moved from Ps. 18.7670 in 3Q25 to Ps. 17.2763 per U.S. dollar in 3Q26. This variation was partially offset by a positive effect of Ps. 16.7 million, comprising: i ) rent increases, renewals, and expansions of Ps. 25.9 million; ii) net vacancies of Ps. (6.3) million; iii) certain non -recurring expenses of Ps. (7.1) million, mainly from bad debts related to a tenant that is a subsidiary of First Brands; and iv) other variations of Ps. 4.2 million. It is worth noting that, excluding FX fluctuations, same-property NOI in U.S. dollars increased 2.8%. Thousands of Mexican pesos Thousands of U.S. dollars* 3Q26 3Q25 Δ%/p.p. 3Q26 3Q25 Δ%/p.p. Industrial Segment 608,499 627,247 (3.0%) 35,274 33,638 4.9% Office/Retail Segment 149,962 157,388 (4.7%) 8,693 8,440 3.0% Total Revenue 758,461 784,635 (3.3%) 43,967 42,078 4.5% Industrial Segment (35,997) (27,110) 32.8% (2,087) (1,454) 43.5% Office/Retail Segment (31,262) (30,552) 2.3% (1,812) (1,638) 10.6% Operating Expenses (67,259) (57,662) 16.6% (3,899) (3,092) 26.1% Industrial Segment 572,502 600,137 (4.6%) 33,187 32,184 3.1% Office/Retail Segment 118,700 126,836 (6.4%) 6,881 6,802 1.2% Same-property NOI 691,202 726,973 (4.9%) 40,068 38,986 2.8% Industrial Segment 94.1% 95.7% (1.6 p.p.) 94.1% 95.7% (1.6 p.p.) Office/Retail Segment 79.2% 80.6% (1.4 p.p.) 79.2% 80.6% (1.4 p.p.) Same-property NOI Margin 91.1% 92.7% (1.6 p.p.) 91.1% 92.7% (1.6 p.p.) * Average FX rates used were Ps. 17.2506 and Ps. 18.6469 per U.S. dollar during 3Q26 and 3Q25, respectively.
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| Page 18 of 60 3Q26 EARNINGS RELEASE *All percentage variations are based on the applicable same-property base for each period. Same-Property Occupancy Occupancy by GLA 3Q26 3Q25 Δ p.p. 2Q26 Δ p.p. Industrial 97.2% 97.3% (0.1 p.p.) (1) 97.2% - Office 76.7% 78.8% (2.1 p.p.) (2,3) 77.9% (1.2 p.p.) (2) Retail 92.3% 99.4% (7.1 p.p.) (4,5) 91.7% 0.6 p.p. (5) (1) Net vacancies of 11,042 m² in San Luis Potosi and a scheduled vacancy of 3,150 m² in Jalisco, mitigated by occupancy of 11,39 1 m² in Queretaro. (2) Vacancy of 1,878 m² in Guadalajara corporate offices. (3) Mainly due to net vacancy of 1,067 m² in Monterrey corporate offices. (4) Vacancy of 1,440 m² at a retail property in Chihuahua. (5) Occupancy of 109 m² in San Luis Potosi. Lease revenue that expired during the last 12 months represented 14.2% of lease revenue calculated as of the close of the third quarter of the prior year. Through lease renewals, Fibra Mty achieved a retention rate equivalent to 84.1% of expiring lease revenue. It is worth noting that total same -property leasing activity (including renewals and new leases) represented approximately 85.5% of expirations during the last 12 months. % of Lease Revenue Lease Revenue Expiring in the LTM 14.2% Divestment’s Lease Revenue (1.0%) Lease Revenue Expiring in the LTM Adjusted for Divestments 13.2% Early Expirations 1.3% Expired Lease Revenue 14.5% Renewed Lease Revenue 11.1% New Lease Agreements 1.3% Total Leasing Activity 12.4% Non-Renewed Lease Revenue 2.2% Retention Rate* 84.1% Total Leasing Activity/Expired Lease Revenue 85.5% *Renewed lease revenue divided by lease revenue expiring in the LTM, adjusted for divestments. 3.7% 4.5% 2.8% 3.7% 3Q24 3Q25 3Q26 Same-Property NOI Growth in U.S. Dollars* YoY Growth Average
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| Page 19 of 60 3Q26 EARNINGS RELEASE CAPEX For the nine-month period ended September 30, 2026, CAPEX in investment properties totaled Ps. 410.2 million, of which Ps. 100.7 million corresponded to Fibra Mty and Ps. 309.5 million to Fibra MQ. Of Fibra Mty’s total CAPEX, Ps. 37.0 million was funded from lease revenue and Ps. 63.7 million from financing sources. As of the close of 3Q26, the CAPEX reserve funded from lease revenue totaled Ps. 63.5 million. $63.5 $37.0 $63.7 $309.5 CAPEX in Investment Properties For the Nine Months Ended September 30, 2026 (Millions of Mexican Pesos) Remaining CAPEX Reserve CAPEX Funded with Reserves CAPEX Financed Fibra MQ CAPEX $ 410.2
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| Page 20 of 60 3Q26 EARNINGS RELEASE Leasing Activity During 3Q26, combined leasing activity for Fibra Mty and Fibra Macquarie, including renewals and new leases, totaled 261,756 m² of GLA. Approximately 90.0% was concentrated in the industrial portfolio and was primarily negotiated in U.S. dollars. In addition, more than 80% of leasing activity in the industrial portfolio was concentrated in lease renewals with lease spreads of close to 15%. Total transactions for the combined portfolio are summarized below: Industrial Non-Industrial GLA (m²) Weighted Average Lease Term by Revenue (years) GLA (m²) Weighted Average Lease Term by Revenue (years) Occupancy 46,153 3.6 1,472 3.9 Renewals 191,201 3.4 22,930 4.3 Total 237,354 3.5 24,402 4.3 The quarter’s most significant transactions by contract value are presented below: Transaction Type Segment Location GLA Currency Term (months) Fibra Mty Renewal Industrial Nuevo Leon 25,223 MXN 57 Jalisco 31,734 USD 53 Renewal Non-Industrial Nuevo Leon 8,122 USD 64 Fibra MQ Occupancy Industrial Chihuahua 24,789 USD 36 Renewal Industrial Chihuahua 25,112 USD 22
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| Page 21 of 60 3Q26 EARNINGS RELEASE Industrial Portfolio Indicators Industrial 3Q26(1) 3Q25 Δ%/p.p. 2Q26(1) Δ%/p.p. Number of Properties 344 96 258.3%(2,3,4) 343 0.3%(4) GLA in m² 4,983,151 1,858,895 168.1%(2,3,4,5) 4,955,151 0.6%(4) Weighted Average Remaining Lease Term by Revenue (years) 3.9 5.5 (29.1%) 4.0 (2.5%) Occupancy 94.5% 97.4% (2.9 p.p.) 94.5% - Average Age (years) 19.9 12.4 60.5% 19.7 1.0% (1) Include the consolidation of Fibra Macquarie, with occupancy of 92.6% (2) Addition of 2 Michigan portfolio properties during 1Q26, with GLA of 88,197 m² (3) Divestment of the Catacha property, with GLA of 5,431 m², during 4Q25. (4) Acquisition of the Silao-Puerto Interior 02 industrial property during 3Q26, with GLA of 28,000 m². (5) Expansion of 10,709 m² during 2Q26 at Garibaldi 1. Key Performance Indicators of the Industrial Portfolio (as a % of Lease Revenue) 69.4% 29.9% 0.7% By Asset Class Manufacturing Logistics Other 26.5% 11.6% 9.8% 8.3% 6.8% 6.3% 6.0% 5.7% 19.0% Location NL CHI TMS BC QRO SON GTO COA Other 93.0% 7.0% Currency USD MXN 6.1% 5.5% 2.3% 2.0% 1.7% 1.6% 1.5% 1.3% 1.2% 1.2% Main Tenants (24.4%) Whirlpool Mercado Libre IACNA Rockwell Danfoss Magna Corning Optical SIG Combibloc Belden de Sonora Faurecia
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| Page 22 of 60 3Q26 EARNINGS RELEASE As of September 30, 2026, WALT remained virtually in line with 2Q26 at 3.9 years. As of the close of 3Q26, the portfolio had 273 * tenants. In line with its strategy to strengthen cash flow visibility, Management is working to extend the average lease maturity. *Tenants leasing multiple spaces across one or more properties are counted only once. As of the close of 3Q26, 86.9% of lease revenue from the industrial segment could be negotiated at market rent, while for the remaining 13.1%, the tenant has the option to renew under predetermined terms. 2.8% 4.2% 4.3% 5.4% 2.5% 1.6% 3.8% 1.6% 1.6% 2.1% 5.9% 10.6% 8.0% 9.6% 5.9% 11.8% 5.0% 2.8% 4.7% 1.3% 3.8%0.1% 0.2% 0.1% 0.1% 0.2% 8.7% 23.6% 36.1% 51.2% 59.7% 73.3% 82.1% 86.5% 91.2% 94.1% 100.0% 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036+ Industrial Lease Maturities Logistics Manufacturing Other Accumulated 91% 87% 95% 91% 94% 77% 92% 92% 76% 64% 72% 9% 13% 5% 9% 6% 23% 8% 8% 24% 36% 28% 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036+ Renewal Rent Terms Condiciones por Negociar Condiciones PredeterminadasTerms to be Negotiated Default Terms
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| Page 23 of 60 3Q26 EARNINGS RELEASE Monthly Rent per m² in the Industrial Portfolio 3Q26(3) 3Q25 Δ% 2Q26(3) Δ% US$ Ps. US$ Ps. US$ Ps. US$ Ps. US$ Ps. Monterrey $6.6 $120.5 $6.2 $118.6 6.5% 1.6% $6.6 $113.9 - 5.8%(4) Bajio(1) $6.8 $83.3 $6.9 $94.0 (1.4%) (11.4%) $6.8 $82.6 - 0.8% Juarez $6.7 $158.9 - - - - $6.6 $156.9 1.5% 1.3% Tijuana $7.0 $176.6 $5.7 $168.9 22.8% 4.6% $7.0 $176.6 - - Reynosa $6.9 $712.9 $7.4 - (6.8%) - $6.9 $703.8 - 1.3% Saltillo $5.9 - $5.2 - 13.5% - $5.8 - 1.7% - Mexico City $11.1 $143.7 - - - - $10.3 $145.7 7.8%(4) (1.4%) Guadalajara $7.9 - $5.7 - 38.6% - $7.7 - 2.6% - Other Markets(2) $6.4 $139.3 $5.2 $77.2 23.1% 80.4% $6.2 $133.6 3.2% 4.3% Total $6.8 $113.1 $6.2 $110.0 9.7% 2.8% $6.7 $110.7 1.5% 2.2% As a % of Lease Revenue 3Q26(3) 3Q25 Δ p.p. 2Q26(3) Δ p.p. US$ Ps. US$ Ps. US$ Ps. US$ Ps. US$ Ps. Monterrey 23.9% 2.6% 34.6% 5.9% (10.7) (3.3) 24.2% 2.7% (0.3) (0.1) Bajio(1) 16.2% 2.0% 31.3% 2.6% (15.1) (0.6) 15.8% 2.1% 0.4 (0.1) Juarez 9.2% 0.2% - - 9.2 0.2 8.6% 0.2% 0.6 - Tijuana 6.4% 0.1% 5.2% 0.4% 1.2 (0.3) 6.5% 0.2% (0.1) (0.1) Reynosa 6.2% 0.0% 3.2% - 3.0 - 6.1% 0.0% 0.1 - Saltillo 5.7% - 7.1% - (1.3) - 5.8% - - - Mexico City 4.3% 0.9% - - 4.3 0.9 3.9% 1.1% 0.4 (0.2) Guadalajara 3.4% - 3.0% - 0.4 - 3.4% - - - Other Markets(2) 17.7% 1.2% 6.3% 0.3% 11.3 0.9 18.1% 1.3% (0.5) (0.1) Total 93.0% 7.0% 90.8% 9.2% 2.2 (2.2) 92.4% 7.6% 0.6 (0.6) (1) Includes the Guanajuato, Aguascalientes, San Luis Potosi, and Queretaro markets (2) Includes the Chihuahua, Colima, Puebla, Sinaloa, Nogales, Hermosillo, Mexicali, and Matamoros markets. (3) Includes the consolidation of Fibra Macquarie. (4) Renewals and occupancies above the average rent as of the close of 2Q26. Over the last 12 months, rents per square meter for Fibra Mty’s portfolio have increased, driven by inflation -related adjustments to leases denominated in Mexican pesos and U.S. dollars, as well as by the addition of new properties and expansions with rents per square meter above the portfolio average. In addition, leasing activity has contributed to this trend through the capture of lease spreads above 10% during the same period. With respect to annualized revenue from the industrial portfolio as of September 30, 2026, 65.7% of leases provide for rent increases based on the CPI, 16.4% apply fixed -rate increases, 10.4% have increases capped at a maximum percentage, 7.4% are adjusted based on the Mexican CPI, and only 0.1% do not provide for increases.
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| Page 24 of 60 3Q26 EARNINGS RELEASE Industrial market information = Source: CBRE Industrial MarketView 3Q26 Bajio includes Aguascalientes, Guanajuato, Queretaro, and San Luis Potosi. Other Markets represent 15.5% of total annualized cash flow as of 3Q26 and include the Chihuahua, Colima, Puebla, Sinaloa, No gales, Hermosillo, Mexicali, and Matamoros markets. Industrial Land Bank During 3Q26, Fibra Mty acquired 61,008 m² of land bank in Coahuila. As of September 30, Fibra Mty’s land bank totaled 1,210,765 m², intended mainly for expansions and/or build-to-suit (“BTS”) developments. Except for the land banks located in Nuevo Leon, Puebla, and Queretaro, Fibra Mty’s land banks are adjacent to stabilized portfolio properties and therefore provide a competitive advantage by allowing Fibra Mty to offer solutions to existing tenants in a high-demand industrial environment. Location Land Bank (m²) Jalisco 2,100 Baja California 3,900 Sonora 18,209 Queretaro 20,600 Nuevo Leon 26,351 Guanajuato 128,949 Coahuila 218,716 Puebla 791,940 Total Fibra Mty 1,210,765 It is worth noting that, in line with its business model, Fibra Mty continues to evaluate alternatives to generate additional cash flow from its land bank, including, without limitation, expansions for existing tenants and/or the divestment of land for development, as permitted under the Mexican Income Tax Law. Fibra Macquarie, for its part, has a land bank with approximately 74,000 m² of GLA under stabilization and approximately 22,200 m² of GLA under construction. This land bank also offers approximately 765,200 m² of additional potential GLA. 6.6 6.5 6.7 7.1 6.9 5.9 10.4 7.9 6.4 6.9 5.8 7.3 8.7 6.7 7.0 11.0 7.5 Industrial Monterrey Industrial Bajio Industrial Juarez Industrial Tijuana Industrial Reynosa Industrial Saltillo Industrial Mexico City Industrial Guadalajara Other Markets Industrial Segment Monthly Rents in U.S. Dollars Fibra Mty Market
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| Page 25 of 60 3Q26 EARNINGS RELEASE Office and Retail Portfolio Indicators Office 3Q26 3Q25 Δ%/p.p. 2Q26 Δ%/p.p. Number of Properties 15 17 (11.8%)(1) 17 (11.8%)(1) GLA in m² 157,841 177,582 (11.1%)(1) 177,582 (11.1%)(1) Weighted Average Remaining Lease Term by Revenue (years) 2.7 2.8 (3.6%) 2.3 17.4% Occupancy 76.7% 81.1% (4.4 p.p.) (2,3) 80.3% (3.6 p.p.) (2) Average Age (years) 21.3 20.0 6.5% 20.7 2.9% (1) Divestment of 2 office properties, Prometeo and Redwood, with GLA of 8,135 m² and 11,606 m², respectively, during 3Q26 (2) Vacancy of 1,878 m² in corporate offices in Jalisco. (3) Scheduled vacancy of 1,389 m² in corporate offices in Nuevo Leon and 548 m² in back -offices in San Luis Potosi. Retail 3Q26(1) 3Q25 Δ%/p.p. 2Q26(1) Δ%/p.p. Number of Properties 23 6 283.3% (1) 23 - GLA in m² 436,296 19,350 2,154.8%(1,2) 443,867 (1.7%) (2) Weighted Average Remaining Lease Term by Revenue (years) 3.9 3.7 5.4% 4.1 (4.9%) Occupancy 92.5% 99.4% (6.9 p.p.) 92.6% (0.1 p.p.) Average Age (years) 18.6 17.8 4.5% (1) 18.3 1.6% (1) Figures include the consolidation of Fibra Macquarie. (2) Adjustment of 7,571 m² that, as of the close of 3Q26, was not available for lease due to remodeling work. Key Performance Indicators of the Office and Retail Portfolio (as a % of Lease Revenue) 65.9% 22.8% 11.3% By Asset Class Retail Corporate Offices Back-offices 42.7% 24.9% 16.9% 5.1% 4.7% 5.7% Location MEX NL JAL OAX QROO Other 76.2% 23.8% Currency MXN USD 6.0% 5.5% 3.9% 2.7% 2.6% 2.5% 2.0% 2.0% 1.9% 1.8% Main Tenants (30.9%) Walmart Whirlpool Sam´s Club Cemex Wizeline Epicor Chedraui Suburbia Grupo yazaki Escuela Bancaria y Comercial
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| Page 26 of 60 3Q26 EARNINGS RELEASE As of September 30, 2026, WALT for the office segment increased to 2.7 years compared to 2Q26, while WALT for the retail segment remained in line with 2Q26 at 3.9 years. These two asset classes had a combined total of 593 tenants. Monthly Rent per m² in the Office and Retail Portfolio 3Q26 3Q25 Δ% 2Q26 Δ% US$ Ps. US$ Ps. US$ Ps. US$ Ps. US$ Ps. Retail(1) - $201.1 - $163.2 - 23.2% - $194.1 - 3.6% Corporate Offices $21.1 $363.8 $20.9 $370.0 1.0% (1.7%)(2) $21.3 $380.2 (0.9%) (4.3%)(2) Back-Offices $16.7 $357.1 $16.5 $301.1 1.2% 18.6% $16.7 $355.8 - 0.4% Total $18.8 $214.0 $18.9 $307.3 (0.5%) (30.4%) $19.2 $212.2 (2.1%) 0.8% % of Lease Revenue 3Q26 3Q25 Δ p.p. 2Q26 Δ p.p. US$ Ps. US$ Ps. US$ Ps. US$ Ps. US$ Ps. Retail(1) - 65.9% - 5.8% - 60.1 - 60.7% - 5.2 Corporate Offices 13.0% 9.9% 38.0% 30.4% (25.0) (2) (20.5) (2) 15.8% 12.9% (2.8) (3.0) Back-Offices 10.8% 0.4% 24.8% 1.0% (14.0) (0.6) 10.2% 0.4% 0.6 - Total 23.8% 76.2% 62.8% 37.2% (39.0) 39.0 26.0% 74.0% (2.2) 2.2 (1) Figures as of September 30, 2026, include the consolidation of Fibra Macquarie (2) Divestment of 2 office properties, Prometeo and Redwood, with GLA of 8,135 m² and 11,606 m², respectively, during 3Q26. Over the last year, rents for back-office and retail properties with leases denominated in Mexican pesos have increased, driven by inflation -related adjustments. In contrast, U.S. dollar -denominated rents have remained virtually stable over the same period. With respect to annualized revenue from the office and retail portfolio as of the close of 3Q26, 73.8% of leases provide for rent increases based on the Mexican IPC, 20.0% based on the CPI, 2.7% of rents are capped at a certain percentage, 1.5% increase at a fixed rate, and only 2.0% do not provide for increases. 11.0% 13.8% 12.1% 8.8% 4.6% 4.1% 0.2% 0.1% 0.1% 0.2% 10.9% 3.8% 12.5% 4.5% 2.0% 0.1% 6.5% 2.8% 1.9% 14.8% 41.1% 57.7% 68.5% 73.2% 83.8% 86.8% 86.9% 87.0% 89.1% 100.0% 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036+ Lease Maturities Retail Offices Accumulated
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| Page 27 of 60 3Q26 EARNINGS RELEASE Fibra Mty has continued to close lease negotiations at rental rates close to prevailing market levels. Based on currently available information, Fibra Mty does not expect office segment renewals to have a material impact on rent per square meter. Market rent reflects monthly asking rents per m² in U.S. dollars. = Source: CBRE MarketView Mexico 3Q26 20.2 21.0 24.4 26.1 Corp Ofc Mty Corp Ofc Gdl Office Segment Monthly Rents in U.S. Dollars Fibra Mty Market
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| Page 28 of 60 3Q26 EARNINGS RELEASE Development Fibra Mty Portfolio Expansions As of the close of 3Q26, expansions completed and reflected in the portfolio totaled US$ 80.8 million at a yield of 10%. In addition, Fibra Mty portfolio expansions under construction or pending final delivery represented a total estimated investment of US$ 38.4 million, with an expected yield of 10.2%. During 3Q26, the final delivery of Garibaldi 1-Area 1 in Nuevo Leon was completed, with an expected yield of 9.3% for the next 12 months. In addition, as of September 30, 2026, approximately US$ 305.7 million in expansions and BTS projects were under negotiation, which could increase the portfolio’s GLA by an additional 261,800 m². The progress of expansion projects as of the close of 3Q26 is presented below: (Figures in millions of U.S. dollars) Property Location Signing Date GLA m² Estimated Investment Investment as of 3Q26 Final Investment* Estimated Annual NOI Yield on Cost* Delivery Date Lease Start Date Under Construction ~25,120 38.4 16.8 3.9 10.2% Garibaldi 1-Area 2 N.L. - ~7,670 7.8 7.5 0.6 8.3% 4Q26 - Aerotech 06 - III Qro. Jun-26 ~11,200 26.6(2) 9.3 2.9 (1) 10.8% 4Q27 4Q27 Aerotech 06 - IV Qro. Sep-26 ~6,250 4.0(2) 0.0 0.4 9.8% 2Q27 2Q27 Delivered 10,709 12.7 11.7 11.7 1.1 9.3% Garibaldi 1-Area 1 N.L. Jul-25 10,709 12.7 11.7 11.7 1.1 9.3% 3Q26 2Q26 Delivered +12 m 78,091 68.1 62.4 62.4 6.5 10.2% Total ~113,920 119.2 90.9 74.1 11.5 10.1% (1) *Yield on cost is calculated based on final investment for delivered expansions and projected investment for expansions under construction. Values may vary due to rounding or if the total estimated investment is not fully deployed as a result of cost efficiencies related to administration fees, procedures, and permits, as well as FX-driven construction cost fluctuations. Includes a base rent increase resulting from the negotiation of the “Aerotech 06 -IV” expansion. (2) Includes additional construction-related costs. Fibra Macquarie Portfolio Developments Through its MPA operating platform, Fibra Macquarie has a dedicated development team. Since 2013, it has reported project deliveries representing an investment of approximately US$ 257.8 million (equivalent to approximately 350,000 m² of GLA), with an average yield of 10.8%. The integration of the MPA platform is expected to enhance the returns on Fibra Mty’s development activities. As of September 30, 2026, approximately 74,000 m² of GLA was undergoing stabilization. In addition, as of quarter-end, development projects under construction totaled approximately 22,200 m² of GLA, representing an estimated investment of US$ 14.8 million. Lastly, Fibra Macquarie has a land bank with approximately 765,200 m² of additional potential GLA. It is worth noting that, as of September 30, 2026, Fibra Macquarie was in negotiations for the development of BTS projects on its land bank, representing a potential investment of approximately US$ 64.8 million, which could add 60,200 m² of GLA to the portfolio. The following table presents the progress of Fibra Macquarie’s development and expansion projects as of the close of 3Q26:
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| Page 29 of 60 3Q26 EARNINGS RELEASE (Figures in millions of U.S. dollars) Property Location Signing Date GLA m² Estimated Investment Yield on Cost(2) Delivery Date Lease Start Date Under Construction ~22,200 14.8 9%-11% TIJ002 (expansion) Tijuana Jan-26 ~3,000 2.9 9%-11% 4Q26 4Q26 TIJ101 (development) Tijuana - ~19,200 11.9(1) 1Q27 - Delivered 347,550 257.8 10.8% Total ~369,750 272.6 10.8% (1) Includes Fibra Macquarie’s 50.0% interest. (2) The NOI yield is presented on the basis of the terms agreed for the expansion or development and other leasing assumptions, a nd does not reflect the actual NOI yield, which may differ from the agreed terms. Note: There is no guarantee that Fibra Macquarie will pursue any of the potential expansions or developments described herein or, if any expansion or development is pursued, that Fibra Macquarie will be successful in executing it. In addition, there can be no assurance that the expansions or developments will be available or achieved on the terms described herein or on any other terms, or that any expansion or development will perform as expected. Acquisitions and Divestments Acquisitions Silao-Puerto Interior 02 On August 3, 2026, Fibra Mty entered into a sale and leaseback transaction for an industrial property for a total amount of US$ 24.1 million, plus VAT applicable to the buildings and other taxes, costs, and acquisition expenses. The transaction consists of the acquisition of a Class A industrial building located in Guanajuato, with a GLA of 28,000 m². The property is fully leased to a global company with an international presence that participates in the automotive supply chain. Simultaneously with the closing of the purchase, Fibra Mty entered into a U.S. dollar -denominated lease agreement with the seller, with an initial mandatory term of 10 years and annual increases linked to the CPI. The lease is an absolute triple net (NNN) lease, and NOI for the first 12 months following the acquisition is estimated at approximately US$ 2.1 million. The purchase price will be payable in two installments: (i) a first payment of US$ 21.1 million, which was made on the closing date, and (ii) a second payment of US$ 3.0 million two years after the execution of the lease agreement, subject to the fulfillment of certain conditions during the same period. Property Portfolio Rationalization Fibra Mty continues its responsible efforts to rationalize its property portfolio. On July 3, two properties located in Nuevo Leon and Jalisco, respectively, were sold for Ps. 941.6 million plus VAT applicable to the buildings. The sale price of both properties was in line with the most recent fair market value determined by the external appraiser. As of the close of 3Q26, Fibra Mty had offers for approximately Ps. 4,158 million in potential divestments, primarily office buildings, of which Ps. 1,767 million was subject to signed agreements and in the divestment process, subject to the fulfillment of certain conditions, while the remainder was under negotiation. After quarter-end, a binding agreement was signed for the sale of an office property in Guadalajara for Ps. 359 million plus VAT applicable to the buildings. It is worth noting that the transaction amount is consistent with the fair market value determined by the Trust’s external appraiser as of 2Q26. It is important to note that Management continuously evaluates the portfolio to generate capital appreciation through repositioning, conversion, and/or rationalization, considering market conditions and the characteristics of each
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| Page 30 of 60 3Q26 EARNINGS RELEASE property and lease agreement. As of the date of this earnings release and based on the portfolio as of March 31, 2024, before the beginning of the optimization transactions, Fibra Mty had sold or entered into sale agreements subject to certain conditions for approximately 50% of Fibra Mty’s office portfolio and its entire retail portfolio, as detailed below: Portfolio Fair Value as of 1Q24(1) (Millions of Mexican Pesos) Percentage of Portfolio Sold or Subject to a Sale Agreement Underperforming Offices 1,188.0 80% Productive Offices 2,407.7 73% Over-performing Offices 3,541.5 25% Total Office Portfolio 7,137.2 50% Fibra Mty Retail Portfolio 358.0 100% Total Retail Portfolio 358.0 100% (1) Includes the fair value of the Axtel property, which was classified as an asset held for sale as of 1Q24.
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| Page 31 of 60 3Q26 EARNINGS RELEASE Financial Performance As a result of the acquisition of Fibra MQ on May 29, 2026, Fibra Mty’s consolidated 3Q26 figures include a full quarter of Fibra MQ operations. In addition, financial performance metrics include the proportionate interest in its joint ventures and exclude the results attributable to non -controlling interests, corresponding to the 25.00% of the Trust in which Fibra MQ holds a 75.00% interest, as well as the 18.62% of Fibra MQ. Accordingly, consolidated AFFO for 3Q26 stood at Ps. 1,026.2 million, an increase of Ps. 411.1 million, or 66.8%, compared to the same period of the prior year. Consolidated AFFO comprises Ps. 623.2 million from Fibra Mty and Ps. 403.0 million from Fibra MQ for 3Q26. To facilitate comparability of results, the following tables present separately the variations in Fibra Mty’s standalone metrics (3Q26 vs. 3Q25) and Fibra MQ’s contribution to Fibra Mty’s consolidated results during 3Q26, considering that it is the first full quarter of operations following the acquisition. Standalone Fibra Mty Figures in thousands of Mexican pesos 3Q26 3Q25 Δ Ps. Δ% Same-property Revenue 758,461 784,635 (26,174) (3.3%) Revenue from Acquisitions 62,640 22,098 40,542 183.5% Revenue from Divestments 1,896 32,690 (30,794) (94.2%) Fibra Mty Revenue 822,997 839,423 (16,426) (2.0%) Same-property Operating Expenses (67,259) (57,662) (9,597) 16.6% Acquisitions Operating Expenses (450) (54) (396) 733.3% Divestments Operating Expenses (10,401) (11,488) 1,087 (9.5%) Fibra Mty Operating Expenses (78,110) (69,204) (8,906) 12.9% Same-property NOI 691,202 726,973 (35,771) (4.9%) NOI from Acquisitions 62,190 22,044 40,146 182.1% NOI from Divestments (8,505) 21,202 (29,707) (140.1%) Fibra Mty NOI 744,887 770,219 (25,332) (3.3%) Administrative Expenses (77,515) (61,806) (15,709) 25.4% Fibra MQ Internalization Fees 10,235 - 10,235 - Excludes Depreciation and Amortization 598 983 (385) (39.2%) Adjusted EBITDA 678,205 709,396 (31,191) (4.4%) Non-monetary Straight-line Amortization Income 7,967 (3,356) 11,323 (337.4%) Reversal of CAPEX Reserve(*) - (988) 988 (100.0%) Financial Income 173,691 75,110 98,581 131.2% Financial Expenses, Net of Amortization and Valuation (206,220) (152,640) (53,580) 35.1% Foreign Exchange Gain (Loss), Net 916 (955) 1,871 (195.9%)
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| Page 32 of 60 3Q26 EARNINGS RELEASE Subsidiary’s Realized Financial Result, Net of Taxes 3,249 (6,490) 9,739 (150.1%) Income Tax (4,252) (1,917) (2,335) 121.8% Disbursement for Right-of-Use Assets(*)(1) - (1,086) 1,086 (100.0%) Finance Lease Collections(*)(1) - 846 (846) (100.0%) Subsidiary Reimbursements(*)(2) - 14,740 (14,740) (100.0%) Effect of Straight-line Lease Termination Income(3) - 5,674 (5,674) (100.0%) FFO 653,556 638,334 15,222 2.4% CAPEX Reserve (4) (20,000) (20,000) - 0% Reversal of CAPEX Reserve(*) (195) - (195) - Disbursement for Right-of-Use Assets, Net(*) (1) (762) - (762) - Finance Lease Collections(*) (1) 896 - 896 - Remeasurement of Finance Lease Accounts Receivable and Payable (*)(5) (3,050) - (3,050) - Subsidiary Reimbursements(*) (2) 8,750 - 8,750 - Subsidiary Profit Margin (*)(2) (12,339) - (12,339) - Lease Commissions (3,610) (3,222) (388) 12.0% AFFO Generated and Distributed 623,246 615,112 8,134 1.3% (*) Beginning in 4Q25, these items were reconciled within AFFO as part of the preparation activities for the adoption of IFRS 18 “Presentation and Disclosure in Financial Statements”. This is because Fibra Mty intends to incorporate the FFO metric into the notes to the financial statem ents and, for that purpose, FFO must reconcile only items derived from the Income Statement. As par t of a note to the financial statements, FFO will be reviewed by the external auditor, thereby strengthening the transparency of this metric, which serves as the basis for Fibra Mty’s cash distributions. (1) Finance lease of parking areas at the Danfoss and Prometeo properties. At Danfoss, Fibra Mty pays a finance lease for land to a third party and collects a finance sublease from the tenant; therefore, the project’s return affects AFFO through NOI, while recovery of the investment is recon ciled to AFFO. At Prometeo, Fibra Mty paid a finance lease for a parking facility to a third party; the lease agreement ended in June 2026, and the property was so ld on July 3, 2026. (2) For tax compliance purposes, Administrador Fibra Mty, S.C. charges Fibra Mty F/2157 a 10% markup on its operating expenses. After paying the corresponding income tax, the remainder is reimbursed to Fibra Mty and distributed to investors via monthly cash distributions. (3) Penalties collected for early lease termination are distributed on a straight -line basis over the 12 months of the year in which they occurred. (4) Provision booked to cover replacement CAPEX commitments and/or any capitalizable additions or major maintenance across Fibra Mty’s portfolio. (5) In connection with the finance lease described in footnote 1, the receivable (AR) and payable (AP) were remeasured in 3Q26 as a result of the annual inflation adjustment affecting the valuation of future finance lease payments and collections at the Danfo ss property.
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| Page 33 of 60 3Q26 EARNINGS RELEASE Fibra MQ 3Q26 Figures in thousands of Mexican pesos 3Q26(1) Net Property Income 951,632 Non-Controlling Interest Generated at Fibra MQ (9,205) Non-Controlling Interest Generated by Fibra FMTY (184,675) Net Income from Co-Investment Properties 49,248 Amortization of Tenant Improvements 29,759 Amortization of Leasing Commissions and Internal Costs 26,593 Maintenance Expenses 10,440 Fibra MQ NOI 873,792 Management Fees (62,369) Professional and Legal Fees and General Expenses (25,310) Transaction-Related Expenses (2,723) Other Income 292 Adjusted EBITDA 783,682 Interest Income 12,400 Interest Expenses (259,461) Normalized Debt Costs (14,589) FFO 522,032 Normalized Recurring Capital Expenditures (58,059) Tenant Improvements (20,236) Normalized Above-standard Tenant Improvements (5,090) Non-recurring Maintenance Capital Expenditures (357) Lease Commissions (18,261) Internal Leasing Platform Costs (13,435) Internal Engineering Platform Costs (5,462) Straight-line Effect from Business Rules 1,849 AFFO Generated 402,981 Retained AFFO (5,504) AFFO Distributed 397,477 (1) Fibra Mty acquired control of Fibra MQ on May 29, 2026, and began consolidating its results on June 1, 2026. Financial perfor mance metrics include the proportionate interest in its joint ventures and exclude the results attributable to non -controlling interests, corresponding to the 25.00% of the Trust in which Fibra MQ holds a 75.00% interest, as well as the 18.62% of Fibra MQ.
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| Page 34 of 60 3Q26 EARNINGS RELEASE Standalone Fibra Mty: Variations Affecting Cash Flow 3Q26 vs. 3Q25 For further detail, please refer to the cash flow variance reconciliation included in the “Annexes” section, under “Accountin g-to-Cash Flow Variance Reconciliation”, of this report. Same-property Cash Flow The decrease was generated by: i) an FX loss of Ps. (52.5) million due to a lower average billing exchange rate of Ps. 17.2763 in 3Q26 compared to Ps. 18.7670 in 3Q25; and ii) net vacancies and certain non -recurring expenses, mainly from bad debts expenses related to a tenant that is a subsidiary of First Brands, of Ps. (13.4) million. These decreases were partially offset by rent increases from inflation adjustments, renewals, and expansions of Ps. 25.9 million, among other movements of Ps. 7.6 million. Administrative Expenses Negative AFFO effect from a Ps. 10.4 million increase in administrative expenses due to: i) higher salaries and benefits from inflation effects and salary-scale adjustments for certain positions to maintain competitiveness, with a combined effect of Ps. 3.7 million; ii) higher payments to the subsidiary of Ps. 4.9 million; and iii) other minor impacts of Ps. 1.8 million. Financial Result Positive AFFO effect of Ps. 46.9 million due to the increase in financial income, mainly explained by the equity issuance completed in March 2026, partially offset by higher financial expenses from the partial financing of the cash consideration for the Fibra MQ acquisition in June 2026 and expansions; and other minor FX impacts of Ps. 1.9 million. Net Acquisitions The Batach II and Michigan portfolios and the Silao -Puerto Interior 02 property, acquired in 3Q25, 1Q26, and 3Q26, respectively, increased 3Q26 NOI by Ps. 1.4 million, Ps. 32.6 million, and Ps. 6.1 million, respectively, while the Fortaleza, Catacha, Prometeo, and R edwood divestments completed in 3Q25, 4Q25, and 3Q26, respectively, reduced NOI by Ps. (29.7) million. Subsidiary Reimbursements For tax compliance purposes, Administrador Fibra Mty, S.C. charges Fibra Mty F/2157 a 10% markup on its operating expenses, which, after paying the corresponding income tax, is reimbursed to Fibra Mty through a dividend declaration and distributed to investors via monthly cash distributions. The n egative AFFO effect of Ps. (6.0) million was due to a larger dividend declaration in 2025. 615,112 (32,381) (10,418) 46,872 10,439 (5,990) (388) 623,246 AFFO 3T25 Flujo Mismos inmuebles Gastos corporativos Resultado financiero Adquisiciones netas Reembolsos de la subsidiaria Comisiones por arrendamiento AFFO 3T26 500,000 520,000 540,000 560,000 580,000 600,000 620,000 640,000 AFFO 3Q25 Same-Store Cash Flows Administrative Expenses Financial Result Net Acquisitions Subsidiary Reimbursements Leasing Commissions AFFO 2Q26
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| Page 35 of 60 3Q26 EARNINGS RELEASE Lease Commissions Remained virtually in line with 3Q25, increasing by only Ps. (0.4) million. Standalone Fibra Mty: Variations Affecting Cash Flow 3Q26 vs. 2Q26 Same-property Cash Flow Remained virtually in line, decreasing by only Ps. (2.1) million vs. 2Q26. Administrative Expenses Negative AFFO effect from a Ps. 7.9 million increase in administrative expenses, mainly due to various human capital projects and the hiring of personnel to fill certain positions that had remained vacant since the prior year, with the resulting increase in payroll and benefits expenses, among other minor movements. Financial Result Negative AFFO effect of Ps. (32.8) million, mainly due to higher financial expenses from the partial financing of the cash consideration for the Fibra MQ acquisition in June 2026 and expansions. Net Divestments The divestments of the Redwood and Prometeo properties reduced NOI by Ps. (34.9) million, offset to a lesser extent by the acquisition of Silao-Puerto Interior 02, which increased NOI by Ps. 6.1 million. Lease Commissions Remained virtually in line with 2Q26, decreasing by only Ps. 0.4 million. Distribution per CBFI Fibra Mty’s total distribution corresponding to 3Q26 will amount to Ps. 1,020.7 million, equivalent to 0.2124 per CBFI, and includes: i) 100% of AFFO generated by Fibra Mty during 3Q26, totaling Ps. 623.2 million; and ii) 98.6% of AFFO generated by Fibra MQ during 3Q26, totaling Ps. 397.5 million. 694,431 (2,100) (7,903) (32,773) (28,785) 376 623,246 AFFO 2T26 Flujo mismos inmuebles Gastos corporativos Resultado financiero Desinversiones netas Comisiones por arrendamiento AFFO 3T26 500,000 550,000 600,000 650,000 700,000 750,000 800,000 AFFO 2Q26 Same- Store Cash Flows Administrative Expenses Financial Results Net Divestments Leasing Commissions AFFO 3Q26
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| Page 36 of 60 3Q26 EARNINGS RELEASE 3Q26 2Q26 1Q26 4Q25 3Q25 CBFIs Outstanding (thousands) 4,804,828.304 4,804,828.304 3,083,867.335 2,438,674.664 2,437,674.664 CBFI Price (beginning of the year) 15.35 15.35 15.35 10.80 10.80 CBFI Price (beginning of the quarter) 14.66 15.24 15.35 13.98 13.11 Distribution Amount (Ps. thousands) Ps. 1,020,723 Ps. 1,094,383 Ps. 1,007,085(3) Ps. 597,207 Ps. 615,112 Quarterly Distribution per CBFI (1) Ps. 0.2124 Ps. 0.2278 Ps. 0.2888(4) Ps. 0.2449 Ps. 0.2523 Monthly Distribution per CBFI (2) Ps. 0.0708 Ps. 0.0759 Ps. 0.0722 Ps. 0.0816 Ps. 0.0841 Annualized Distribution Yield (beginning of the year) 5.5% 5.9% 7.5% 9.1% 9.3% Annualized Distribution Yield (beginning of the quarter) 5.8% 6.0% 7.5% 7.0% 7.7% (1) Calculated based on the number of CBFIs outstanding as of the reporting date for the corresponding period. (2) Corresponds to the monthly average of the quarterly distribution per CBFI. (3) The amount of the 1Q26 distribution was recalculated to reflect cash flows received from Fibra MQ that were generated in 1Q26 (a period prior to the acquisition) and received in June 2026. These cash flows, equivalent to Ps. 394.1 million, were distributed to Fibra Mty certificate holders on June 18, 2026. As a result, the 1Q26 distribution amounted to Ps. 1,007.1 million. (4) Due to the CBFI offering completed in March 2026 and the acquisition of Fibra MQ on May 29 of the same year, cash distributio ns for the first two months of the year were paid in advance. Accordingly, CBFIs outstanding at the time of the January and February 2026 distributions were 2,445,617,335, while those outstanding for the March distribution (including the cash flow received from Fibra MQ) totaled 4,804,828,304. As a result of the March 2026 follow -on equity offering and the acquisition of Fibra MQ in May of the same year, Fibra Mty made advance cash distributions to preserve for existing investors the cash flow generated prior to both transactions. Beginning in June 2026, after the transaction was completed, Fibra Mty resumed its regular monthly distribution schedule. During June, the Trust received Fibra Macquarie’s distribution corresponding to 1Q26, which was, in turn, distributed to Fibra Mty certificate holders on June 18, 2026. It is important to note that the amount of this distribution reflects a temporary effect from combining distributions corresponding to different periods generated by Fibra Mty and Fibra MQ before the transaction closed. T herefore, it is not comparable to Fibra Mty’s historical ordinary distributions. The effect will normalize once the distribution schedules are aligned. Beginning in July 2026, Fibra Mty’s distributions reflect the cash flow generated by both FIBRAs during the same period. For greater clarity, the months to be distributed for 2025 and 2026 are shown below, considering both the regular payment schedule and the schedule implemented as a result of these transactions:
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| Page 37 of 60 3Q26 EARNINGS RELEASE Fibra Mty 2026 Cash Distribution Schedule FMTY MQ Oct 2025 Oct 2025 Dec 2025 Jan 2025 Feb 2025 Mar 2026 1Q26 Apr 2026 Apr 2026 May 2026May 2026 Jun 2026Jun 2026 Jul 2026Jul 2026 Aug 2026Aug 2026 Sep 2026Sep 2026 Fibra Mty Distribution Period Fibra Macquarie Distribution Period
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| Page 38 of 60 3Q26 EARNINGS RELEASE Consolidated Financial Position Figures in thousands of Mexican pesos Figures in thousands of U.S. dollars* 3Q26(1) 4Q25 Δ%/p.p. 3Q26(1) 4Q25 Δ%/p.p. Cash and Cash Equivalents 11,954,096 3,377,070 254.0% 661,507 188,108 251.7% Assets Held for Sale 1,766,777 1,892,743 (6.7%) 97,769 105,429 (7.3%) Investment Properties 100,594,626 36,837,817 173.1% 5,566,633 2,051,926 171.3% Other Assets 3,993,989 487,461 719.3% 221,016 27,152 714.0% Total Assets 118,309,488 42,595,091 177.8% 6,546,925 2,372,615 175.9% Debt 39,141,755 11,087,619 253.0% 2,165,998 617,598 250.7% Other Liabilities 6,551,756 796,035 723.0% 362,556 44,340 717.7% Total Liabilities 45,693,511 11,883,654 284.5% 2,528,554 661,938 282.0% Total Trustors’ Equity 72,615,977 30,711,437 136.4% 4,018,371 1,710,677 134.9% *For business analysis purposes and solely for the reader’s convenience, figures presented in U.S. dollars were converted usi ng exchange rates of Ps. 18.0710 and Ps.17.9528 pesos per U.S. dollar as of September 30, 2026, and December 31, 2025, respectively. (1) Figures as of September 30, 2026, include Fibra Macquarie. The following variations are presented in millions: Cash and Cash Equivalents Net increase of Ps. 8,577, mainly due to: i) the placement of 637,933,951 CBFIs at a price of $13.50 for the acquisition of industrial properties, which, net of issuance costs of Ps. (289), amounted to Ps. 8,323; ii) net debt drawdowns of US$290, equivalent to Ps. 6,090; iii) the acquisition of Fibra MQ, net of cash acquired, Ps. (2,711); iv) net acquisitions of investment properties, Ps. (2,463); v) net interest paid, Ps. (713); vi) acquisitions of Fibra MQ CBFIs in the secondary market, Ps. (235); and vii) other impacts of Ps. 286. Assets Held for Sale Decrease of Ps. (126) as of September 2026 compared to December 2025, explained by the sale of Redwood and Prometeo during 3Q26, Ps. (938), partially offset by the reclassification of Atento, Neoris, Cuadrante, Huastecos Alfa, and ZC to this category as a result of negotiations for their sale, Ps. 885. In addition, the net effects of fair value adjustments, capital investments, and lease commissions resulted in a decrease of Ps. (73). Investment Properties Increase of Ps. 63,757. Fibra MQ’s portfolio, valued at Ps. 61,548 and comprising 246 industrial properties and 8 retail properties, accounted for 96.5% of the increase. The remaining 3.5% corresponds to a net increase of Ps. 2,209 in Fibra Mty’s portfolio , comprising: i ) Ps. 2,343 from the acquisition of the Michigan portfolio, the Silao -Puerto Interior 02 property, and land in Coahuila; ii) net construction and capital investments of Ps. 373; iii) the period’s fair value effects of Ps. 378; and iv) the transfer of the A tento, Neoris, Cuadrante, Huastecos Alfa, and ZC properties to assets held for sale, Ps. (885).
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| Page 39 of 60 3Q26 EARNINGS RELEASE Other Assets Increase of Ps. 3,507, explained by: i) Fibra MQ’s investment in the joint venture with Frisa Desarrollos Comerciales , S.A. de C.V., in which it holds a 50% interest and which comprises 9 retail properties, accounted for under the equity method, Ps. 1,926; ii) interest rate swap derivative financial instruments on bank loans, Ps. 927, of which 62% corresponds to Fibra MQ . The increase was mainly due to the upward shift in the U.S. interest rate curve amid expectations of inflationary pressure, economic growth, and greater demand for funding from companies related to artificial intelligence; iii) other Fibra MQ assets of Ps. 488, mainly related to rent-free periods, prepaid external manager fees, property taxes, property insurance, leasehold improvements, and restricted cash; iv) accounts receivable of Ps. 150; and v) other minor effects of Ps. 16. Debt Increase of Ps. 28,054. 82% of the increase is explained by Fibra MQ’s debt of US$1,285, equivalent to Ps. 22,750, net of costs of Ps. (176). The remaining 18% represents an increase in Fibra Mty’s net debt of US$290, equivalent to Ps. 5,048. The FX fluctuation for the period was Ps. 277. Debt costs and amortization for the period totaled Ps. (21). Of the increase in Fibra Mty’s debt, US$100 was used to partially finance the cash consideration paid in the Fibra Macquarie tender offer. US$175 will be used for the payment related to the internalization of the management of Fibra Macquarie (Fibra MQ) once the applicable conditions p recedent have been satisfied. US$23 was used to pay for a portion of the Michigan portfolio. An US$8 prepayment of leans used to finance the expansions program partially offset the increase in Fibra Mty’s debt. Other Liabilities Increase of Ps. 5,756 due to: i) the internalization of Fibra MQ’s management, Ps. 3,115; ii) Fibra MQ’s acquisition of land in Tijuana, Ps. 1,321, and Fibra Mty’s acquisition of the Silao -Puerto Interior 02 industrial property, Ps. 61; iii) security deposits of Ps. 592, 97% related to FMQ; iv) accounts payable of Ps. 428, of which 84% is explained by Fibra MQ; v) deferred lease liabilities of Ps. 110, of which 96% is explained by Fibra MQ; vi) advance payments for the sale of properties of Ps. 54; and vii) other minor impacts of Ps. 75. Equity The Ps. 41,904 increase was generated by: i) Ps. 24,494 for the acquisition of Fibra MQ, through the issuance of 1,721,277,018 CBFIs at $14.23 per CBFI, ii) Ps. 8,323 for the acquisition of industrial properties, through the issuance of 637,933,951 CBFIs at $13.50, iii) Ps. 7,575 of non-controlling interest from the acquisition of 80.69% of Fibra MQ on May 29, 2026, iv) Ps. 4,603 of consolidated comprehensive income for the nine-month period ended September 30, 2026, v) Ps. 131 from Fibra Mty’s executive plan based on CBFIs, vi) Ps. (2,987) in distributions to CBFI holders, vii) Ps. (235) for the acquisition of 5,458,008 Fibra MQ CBFIs at an average price of $43.03 in the secondary market. As of September 30, 2026, book value per CBFI, calculated by dividing the controlling interest in equity by CBFIs outstanding as of the close of 3Q26, amounted to Ps. 13.57 (equivalent to US$ 0.75 using the 3Q26 closing exchange rate of Ps. 18.0710 per U.S. dollar).
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| Page 40 of 60 3Q26 EARNINGS RELEASE 98.6% 1.4% Currency USD MXN Debt & Cash Equivalents Key Debt Indicators (Including Fibra MQ) On a consolidated basis, as of September 30, 2026: • The LTV ratio, based on the outstanding balance of consolidated debt of approximately US$ 2,195.0 million, stood at 33.4%, an increase of 7.0 percentage points compared to 26.4% as of December 31, 2025, and 16.6 percentage points below the maximum LTV ratio of 50% authorized by the CBFI Holders’ Meeting. • Cash and cash equivalents represented 10.1% of total assets. The net LTV ratio, after deducting cash on hand, represented 25.9% of total assets net of cash. • Consolidated debt is primarily unsecured and mostly bears fixed interest rates, with a weighted average interest rate of 5.2%. It is also mainly denominated in U.S. dollars and has an average maturity of 3.2 years. • Although the information presented reflects the consolidated debt profile of Fibra Mty and Fibra MQ, the administration, compliance, and management of liabilities continue to be carried out independently by the corresponding trust. Administrador Fibra Mty is evaluating various liability-management alternatives for the upcoming scheduled maturities of both trusts, with the objective of extending the average debt term, preserving financial flexibility, and optimizing financing terms for the consolidated portfolio. 88.5% 11.5% Type of Rate Fixed Rate Floating Rate 85.8% 14.2% Type of Debt Unsecured Secured
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| Page 41 of 60 3Q26 EARNINGS RELEASE (1) The weighted average interest rate corresponds to the consolidated debt portfolio of Fibra Mty and Fibra MQ. For financing or iginally contracted at fixed rates, the contractual rate is considered. For variable -rate financing with interest rate hedges, the effect of the applicable instrument is included. For variable -rate loans, the benchmark rate as of September 30, 2026, plus the corresponding contractual spread is considered. Considers Fibra Macquarie’s proportionate share of the peso- denominated debt associated with co-investment properties, equivalent to US$ 31.1 million, as debt with a bullet payment due in 2028. (1) (Bank loans and debt securities + debt costs + interest payable – Cash and cash equivalents and financial investments) / LTM EBITDA; includes the annualized NOI of the Silao-Puerto Interior 02 property and the Michigan and Fibra Macquarie portfolios. (2) The credit ratings refer exclusively to Fibra Mty. Leverage Level and Debt Service Coverage Ratio The following tables show the leverage level and debt service coverage ratio based on results as of September 30, 2026, as well as Fibra Mty’s projections for the next four quarters, including the consolidation of Fibra Macquarie, in accordance with the me thodology established in Annex AA of the general provisions applicable to securities issuers (“Circular Única de Emisoras”): Financial Leverage (thousands of Mexican pesos) September 30, 2026 Total Debt and Interest Payable(1) 39,504,823 Total Assets 118,309,488 Leverage Level* 33.4% (1) This figure includes outstanding principal balances plus accrued interest payable. *Defined by the Mexican National Banking and Securities Commission as total debt and interest payable divided by total assets . 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% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 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 Fibra Mty Fibra MQ Tasa de interés promedio ponderadaWeighted Avg. Interest Rate Key Debt Indicators as of September 30, 2026 1Q20 LTV Ratio 33.4% 3.2 years years Average Debt Maturity 4.1 x Net Debt to EBITDA (1) 5.2 % Weighted Average Interest Rate Credit Rating (2) AAA (MEX) Net LTV Ratio 25.9%
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| Page 42 of 60 3Q26 EARNINGS RELEASE Debt Service Coverage Ratio (thousands of Mexican pesos) Period Fibra Mty Fibra MQ (Figures Reported for 3Q26) Total Resources: Liquid Assets 30/09/2026 10,330,899(1) 1,729,270 12,060,169 Recoverable VAT Next 4 Quarters 748,861 - 748,861 Estimated Operating Income after Distributions Next 4 Quarters 881,648(2) 2,054,407 2,936,055 Available Credit Facilities 30/09/2026 7,969,311 9,374,243 17,343,554 Commitments: Interest Payments Next 4 Quarters 801,648 1,201,389 2,003,037 Principal Payments Next 4 Quarters 1,897,455 - 1,897,455 Recurring Capital Expenditures Next 4 Quarters 272,291 349,318 621,609 Non-Discretionary Acquisition and/or Development Expenses Next 4 Quarters 4,458,631(3) 829,235 5,287,866 Debt Service Coverage Ratio(4)(5) 3.4x (1) Cash and cash equivalents + accounts receivable. (2) Estimated income before financial expenses and taxes and after distributions. (3) Includes development and expansion commitments, the payment for an acquisition under a purchase agreement, and the internaliz ation consideration, which amounts to US$ 172.4 million, equivalent to Ps. 3,115.4 million based on the exchange rate as of September 30, 2026, and will be paid once the conditions set forth in the agreement have been fulfilled. (4) (Liquid assets + recoverable value-added tax + estimated operating income after distributions + available credit facilities) / (interest payments + principal payments + recurring capital expenditures + non-discretionary acquisition and/or development expenses). Assuming full drawdown of the 2024 Banorte bilateral credit facility, the Banorte syndicated credit facility, and the Scotiabank bilateral credit facilities, the ratio stands at 2. 5x. (5) Considering the settlement of the second tender offer, the ratio would range from 2.0x to 3.4x, under the scenarios of 100% settlement in cash and 100% settlement through the exchange of CBFIs, respectively. Compliance with FMTY20D Covenants As of September 30, 2026, including the effects of the Fibra Macquarie acquisition, Fibra Mty was in full compliance with the financial ratios (financial covenants) under the CEBURE issuance, with reasonable headroom to remain in compliance: Metrics Fibra Mty Covenant Leverage Level Ceiling (1) 38.6% ≤ 50.0% Secured Debt to Assets Ceiling (2) 4.8% ≤ 40.0% Debt Service Coverage Ratio (3) 4.3x ≥ 1.5x Unencumbered Assets to Unsecured Debt Limit (4) 303.3% ≥ 150.0% (1) Total Liabilities / Total Assets. (2) Secured Debt / Total Assets. (3) (LTM EBITDA + LTM Interest Income) / (LTM Interest Paid + LTM Amortizations Paid) . (4) Total Unencumbered Assets / Unsecured Debt. Fibra Mty’s Key Debt Indicators As previously noted, the administration, compliance, and management of liabilities continue to be carried out independently at each Fibra. Accordingly, certain key indicators are presented separately.
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| Page 43 of 60 3Q26 EARNINGS RELEASE As of September 30, 2026, the outstanding principal balance of Fibra Mty’s debt amounted to US$ 910.0 million (equivalent to Ps. 16,444.6 million at the September 30, 2026, exchange rate), representing a decrease of US$ 30.0 million compared to the US$ 940.0 million recorded as of the end of June 2026, resulting from the repayment of the balance drawn under the credit facility with Santander. To maintain a solid financial position and preserve balance sheet flexibility, during the quarter Fibra Mty: 1. Entered into an amendment to the bilateral credit facility contracted with BBVA in 2024, under which the spread was reduced by 10 basis points to a range of 1.65% to 1.85%, depending on the level of liabilities to assets ratio. The maturity was also extended by one year, to a new maturity date of September 4, 2030. 2. Extended the maturity of the US$ 75.0 million drawdown under the BBVA revolving credit facility, setting a new maturity date of February 5, 2027. 3. Signed a new credit agreement with Scotiabank for US$ 63.0 million to refinance the existing facility for the same amount and institution. The new facility reduced the spread by 20 basis points, from 1.75% to 1.55%, and established a new three-year maturity, with two one-year extension options. As of the end of 3Q26, Fibra Mty: 1. Has available term loan facilities of up to US$ 396.0 million (equivalent to Ps. 7,156.1 million as of September 30, 2026), which could be used for future acquisitions, capital investments, and expansions while maintaining a balanced capital structure. These facilities consist of: i. US$ 215.0 million under the Banorte syndicated credit facility, ii. US$ 140.0 million under the Banorte bilateral credit facility, iii. US$ 33.0 million under the Scotiabank short-term bilateral credit facility II, iv. US$ 8.0 million under the Scotiabank long-term bilateral credit facility. 2. Has access to undrawn revolving credit facilities totaling US$ 45.0 million (equivalent to Ps. 813.2 million as of September 30, 2026). 3. All of its drawn debt is denominated in U.S. dollars and unsecured, and 88% bears fixed interest rates, either by nature or through hedging instruments. The average debt term is 2.9 years, and the Trust maintains the financial flexibility required to meet next year’s maturities. 4. Is in full compliance with the financial ratios stipulated for its debt (financial covenants), with reasonable headroom to remain in compliance. Fibra Mty continuously monitors compliance with these covenants and proactively assesses their evolution in order to take timely action to remain in compliance. 5. Has binding agreements for the sale of certain portfolio properties, which would increase available cash upon completion. 6. Has commitments totaling Ps. 4,458.6 million (including VAT) over the next 12 months, corresponding to estimated investments in expansions of properties in Fibra Mty’s portfolio (Ps. 398.2 million), the first payment for an acquisition under a purchase agreement (Ps. 446.5 million), and the consideration for the internalization of Fibra Macquarie’s management (Ps. 3,613.9 million). As of September 30, 2026, Fibra Mty had a weighted average interest rate of 5.0%. The Banorte and BBVA bilateral credit facilities currently drawn by Fibra Mty have a variable spread that increases when the LTV ratio exceeds 40%, equivalent to a leverage level above Fibra Mty’s internal target. For this reason, Fibra Mty expects the spread to remain at the lower end of the range.
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| Page 44 of 60 3Q26 EARNINGS RELEASE Millions of U.S. Dollars 3Q26 Currency Rate Variable Rate Sep 30, 2026 Fixed Rate Hedge Maturity 2Q26 Δ% 3Q26 vs. 2Q26 Term Loans CEBURE FMTY20D1 215.0 US$ 4.13% - - Oct-27 215.0 - Scotiabank Bilateral (Long-Term) 55.0 US$ SOFR 1M + 1.55% 5.46% 5.13%4 Jul-29 55.0 - Scotiabank Bilateral ll (Short-Term) 30.0 US$ SOFR 3M + 1.44% 5.52% - May-275 30.0 - BBVA Bilateral (“2024”) 175.0 US$ SOFR 1M + 1.65%2 5.56% 4.85%6 Sep-30 175.0 - Banorte Bilateral (“2024”) 360.0 US$ SOFR 1M + 1.70%3 5.61% 5.51%7 Jan-31 360.0 - Santander Bilateral 0.0 US$ SOFR 1M + 1.44% - - - 30.0 (100.0%) Revolving Facilities BBVA 75.0 US$ SOFR 1M + 1.05% 4.96% - Feb-27 75.0 - TOTAL 910.08 940.09 (3.2%) (1) Includes the reopening of the CEBURE FMTY20D (excluding the premium) completed on July 13, 2021, at a rate of 3.73%. (2) The spread varies between 1.65% and 1.85%, depending on the LTV ratio. (3) The spread varies between 1.70% and 1.90%, depending on the LTV ratio. (4) Considers a fixed rate of 5.18% for a notional amount of US$ 32.0 million and a fixed rate of 5.05% for a notional amount of US$ 23.0 million. (5) Each drawdown under the Scotiabank bilateral credit facility has a maturity of up to 11 months from the drawdown date or unti l December 8, 2027, whichever occurs first. (6) Considers a fixed rate of 4.83% for a notional amount of US$ 150 million and a fixed rate of 5.00% for a notional amount of U S$ 25 million. (7) Considers a fixed rate of 5.01% for a notional amount of US$ 70 million, a fixed rate of 5.70% for a notional amount of US$ 9 0 million, and a fixed rate of 5.61% for a notional amount of US$ 200 million. (8) Equivalent to Ps. 16,444,610.0 thousand at an exchange rate of Ps. 18.0710 as of September 30, 2026. (9) Equivalent to Ps. 16,454,982.0 thousand at an exchange rate of Ps. 17.5053 as of June 30, 2026. Fibra Macquarie’s Key Debt Indicators As previously noted, the administration, compliance, and management of liabilities continue to be carried out independently at each Fibra. Accordingly, certain key indicators are presented separately. As of September 30, 2026, Fibra Macquarie: 1. Has fully drawn all of its term loan facilities. 2. Has access to undrawn revolving credit facilities totaling US$ 574.8 million (equivalent to Ps. 10,386.9 million at an exchange rate of Ps. 18.0710). 3. Of its drawn debt, 98% is denominated in U.S. dollars, 76% is unsecured, and 89% bears fixed interest rates, either by nature or through hedging instruments . The average debt term is 3.3 years, and the Trust maintains the financial flexibility required to meet its upcoming maturities. 4. Is in full compliance with the financial ratios stipulated for its debt (financial covenants), with reasonable headroom to remain in compliance. As of September 30, 2026, Fibra Macquarie had a weighted average interest rate of 5.4%. The following table details the debt structure, including balances, contractual rates, current rates, hedges, and maturities for each financial instrument.
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| Page 45 of 60 3Q26 EARNINGS RELEASE Millions of U.S. dollars 3Q26 Currency Rate Variable Rate Sep 30, 2026 Fixed Rate Hedge Maturity 2Q26 Δ% 3Q26 vs. 2Q26 Secured Term Loans1 Metropolitan Life Insurance Company 210.0 US$ 5.38% - - Oct-27 210.0 - Metropolitan Life Insurance Company 75.0 US$ 5.23% - - Jun-34 75.0 - Unsecured Term Loans Several Insurance Companies - US$ 5.71% - - Sep-26 75.0 (100.0%) Banorte 100.0 US$ SOFR 3M + 1.90%2,8 5.98% 5.73% Jun-28 100.0 - Bancomext 150.0 US$ SOFR 3M + 1.80%2 5.88% 5.62% Jun-28 150.0 - Several Banks 150.0 US$ SOFR 3M + 1.60%2,8 5.77%7 5.06%7 Aug-29 150.0 - Several Banks 250.0 US$ SOFR 3M + 1.50%2,8 5.69%7 4.84%7 Dec-30 250.0 - IFC 50.0 US$ SOFR 3M + 1.50%2,8 5.58% 5.13% Mar-31 50.0 - IFC 150.0 US$ SOFR 3M + 1.85%2,8 5.93% 5.65% Jun-31 150.0 - Revolving Facilities BBVA 150.0 US$ SOFR 3M + 1.05% 5.13% - Apr-31 15.0 900.0% Debt Associated with Co-Investment Properties3 Several Banks1,4 31.15 Ps. TIIE 28 D + 2.10%8 8.92% 11.12% Dec-28 32.2 (3.4%) TOTAL 1,316.16 1,257.29 4.7% (1) Lenders have recourse only to the properties, cash flows, and other reserves constituted under the credit facilities, except under certain limited circumstances in which lenders have recourse to the borrowers and/or Fibra Macquarie. (2) The spread includes the ESG adjustment. (3) The amounts shown represent Fibra Macquarie’s proportionate interest. (4) 5 years of principal amortization beginning in 2024. (5) Equivalent to Ps. 562,663.9 thousand at an exchange rate of Ps. 18.0710. (6) Equivalent to Ps. 23,783,898.9 thousand at an exchange rate of Ps. 18.0710 (7) Includes the applicable taxes. (8) The spread may vary depending on the LTV ratio, credit rating, or remaining term of the financing. (9) Equivalent to Ps. 22,008,191.0 thousand at an exchange rate of Ps. 17.5053.
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| Page 46 of 60 3Q26 EARNINGS RELEASE Cash Fibra Mty had Ps. 11,954.1 million in cash and cash equivalents as of the end of 3Q26, an increase of 254.0%, or Ps. 8,577.0 million, compared to the end of 4Q25. The increase is explained in detail in the Statement of Cash Flows included in this report. In addition, the LTV ratio increased to 33.4% as of the close of 3Q26, compared to 26.4% as of the close of 4Q25. Likewise, after deducting cash on hand, the net LTV ratio stood at 25.9% and 20.0% as of the close of 3Q26 and 4Q25, respectively. 7,969 10,225 10,387 1,729 Liquidity (Millions of Mexican pesos) Fibra MTY - Líneas Fibra MTY - Efectivo Fibra MQ - Líneas Fibra MQ - Efectivo Fibra MTY - Available Credit Lines Fibra MQ - Available Credit Lines Fibra MTY - Cash Fibra MQ - Cash
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| Page 47 of 60 3Q26 EARNINGS RELEASE Implicit Cap Rate During 3Q26, the average CBFI trading price was Ps. 14.46, representing a premium of approximately 7.7%, in Mexican pesos, to the average book value for 3Q26 and 2Q26 of Ps. 13.42. In addition, the average trading price reflected a premium of approximately 6.6% to the book value as of September 30, 2026, of Ps.13.57. In addition, the implicit capitalization rate, adjusted to include Fibra Macquarie’s NOI, stood at 7.1% based on the average value of investment properties and at 6.8% using average enterprise value. The calculation components are presented below: Book Value Calculation (Average) Premium or Discount Calculation Enterprise Value Calculation (Average) (+) Investment Properties, excl. land bank, incl. properties held for sale and investments in joint ventures 102,719 3Q26 Average Trading Price 14.46 3Q26 Average Trading Price 14.46 (+) Land Bank 635 Average Book Value Price 13.42 (x) CBFIs (millions of certificates) 4,805 (+) Other Assets 13,615 Premium (Discount) 7.7% (=) Market Cap 69,480 (=) Assets 116,969 (+) Liabilities 45,063 (-) Liabilities 45,063 Premium or Discount Calculation in USD (-) Cash and Financial Investments 11,785 (-) Non-controlling Interest 7,433 3Q26 Average Trading Price in USD(1) 0.8382 (+) Non-controlling Interest 7,433 (=) Book Value 64,473 Average Book Value Price in USD(2) 0.7544 (=) Average Enterprise Value 110,191 (/) CBFIs (millions of certificates) 4,805 Premium (Discount) 11.1% (=) Average Book Value per CBFI 13.42 Calculation Adjusting NOI to Include Fibra Macquarie: Implicit Cap Rate to Book Value Implicit Cap Rate to Enterprise Value Net Operating Income (NOI) (3Q26x4) Adjusted for Fibra Macquarie 7,275 Net Operating Income (NOI) (3Q26x4) Adjusted for Fibra Macquarie 7,275 (+) Investment Properties, incl. properties held for sale 102,719 (=) Enterprise Value 110,191 (-) Investment Properties Payable 738 (-) Land Bank 635 (=) Investment Properties, Net 101,981 (-) Other Assets excl. cash and financial investments 1,829 Implicit Cap Rate 7.1% (-) Investment Properties Payable 738 (=) Investment Properties, Net 106,987 Market-Implied Cap Rate 6.8% (1) The average exchange rate of Ps. 17.2506 per U.S. dollar during 3Q26 was used. (2) The average of the 3Q26 and 2Q26 closing exchange rates, equivalent to Ps. 17.7882 per U.S. dollar, was used.
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| Page 48 of 60 3Q26 EARNINGS RELEASE Conference Call Analyst Coverage Actinver Helena Ruiz Bank of America Carlos Peyrelongue Banorte Hugo Armando Gómez BBVA Francisco Chavez BTG Pactual Gordon Lee Citi André Mazini GBM Anton Mortenkotter Goldman Sachs Jorel Guilloty Intercam Alejandra Marcos Itaú Pablo Ricalde JP Morgan Adrian E Huerta Monex Jose Roberto Solano Santander Abraham Fuentes Scotiabank Francisco Suarez
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| Page 49 of 60 3Q26 EARNINGS RELEASE About Fibra Mty Fibra Mty is a Mexican real estate investment trust (“REIT”) that began operations on December 11, 2014, identified by number F/2157 (“Trust 2157”) and also identified as “Fibra Mty” or “FMTY”. Fibra Mty’s strategy is based mainly on the acquisition, administration, development, and operation of a portfolio of co rporate properties in Mexico. Fibra Mty is a Mexican REIT that qualifies as a pass-through entity in Mexico for purposes of the Mexican Income Tax Law; therefore, all revenues derived from the conduct of Fibra Mty’s operations are attributable to the holders of its CBFIs, given that Trust 2157 is not subject to Income Tax in Mexico. In order to maintain its status, articles 187 and 188 of the Mexican Income Tax Law establish that Mexican Reits such as Trust 2157 must distribute annually at least 95% of their net taxable income to the holders of their CBFIs and invest at least 70% of their assets in real estate intended for lease, among other requirements. Fibra Mty is internally managed by Admi nistrador Fibra Mty, S.C., making Fibra Mty an unprecedented investment vehicle in the Mexican REIT market, supported by an innovative corporate governance structure that aligns the interests of investors with those of the operators, generating economies of scale and taking advantage of the opportunities offered by the real estate market. Forward-looking Statements This earnings release may contain forward -looking statements or other estimates related to Fibra Mty, which include expectations or considerations of the Company regarding its operations, business, and future events. Statements about future events include, without limitation, any statement that may predict, forecast, indicate, or imply future results, operations, or achievements, and may contain words such as “anticipate”, “believe”, “estimate”, “expect”, “plan”, and similar expressions, as they relate to t he Company. Such statements reflect management’s current views and are subject to factors that may cause actual results to differ from those expressed in this report. There is no guarantee that the expected events, trends, or results will actually occur. T he statements are based on several assumptions and factors, including general economic and market conditions, industry conditions, and operating factors. Any changes in such assumptions or factors could cause actual results to differ materially from curren t expectations.
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| Page 50 of 60 3Q26 EARNINGS RELEASE Annexes Complementary Information on Financial Performance Consolidated Statements of Comprehensive Income Figures in thousands of Mexican pesos 3Q26 3Q25 Δ% 2Q26 Δ% Total Revenue 2,056,809 839,423 145.0% 1,252,523 64.2% Operating Expenses 361,966 69,204 423.0% 169,096 114.1% Administrative Expenses 206,733 61,806 234.5% 213,830 (3.3%) Fibra MQ Internalization Expenses - - - 3,037,912 (100.0%) Executive Plan Based on CBFIs 97,613 36,045 170.8% 33,549 191.0% Gain (Loss) on Fair Value of Investment Properties 1,782,427 (1,407,499) (226.6%) 3,495,526 (49.0%) (Loss) Gain on Disposal of Long-Lived Assets, Net (27,423) 4,152 (760.5%) (191) 14,257.6% Share of Profit from Investments in Joint Ventures 60,362 - - 41,720 44.7% Other (Expenses) Income (36) - - 2,854 (101.3%) Financial Income 187,987 75,110 150.3% 159,518 17.8% Financial Expenses 532,910 169,935 213.6% 267,821 99.0% Interest Rate Hedge Instruments 392,358 - - 149,983 161.6% (Loss) Gain due to FX Fluctuation, Net (1,118,443) 329,314 (439.6%) 156,477 (814.8%) Income (Loss) Before Income Taxes 2,134,819 (496,490) (530.0%) 1,536,202 39.0% Income Taxes 4,252 1,917 121.8% 5,039 (15.6%) Consolidated Net Income (Loss) 2,130,567 (498,407) (527.5%) 1,531,163 39.1% Valuation of Derivative Financial Instruments 475,331 (111,541) (526.1%) (201,960) (335.4%) Consolidated Comprehensive Income (Loss) 2,605,898 (609,948) (527.2%) 1,329,203 96.0% Controlling Interest 2,414,465 (609,948) (495.8%) 1,148,853 110.2% Non-Controlling Interest 191,433 - - 180,350 6.1%
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| Page 51 of 60 3Q26 EARNINGS RELEASE Reconciliation of NOI and Adjusted EBITDA to Consolidated Comprehensive Income. Figures in thousands of Mexican pesos 3Q26 3Q25 Δ% 2Q26 Δ% Consolidated Comprehensive Income (Loss) 2,605,898 (609,948) (527.2%) 1,329,203 96.0% Valuation Effect of Derivative Financial Instruments (475,331) 111,541 (526.1%) 201,960 (335.4%) Consolidated Net Income (Loss) 2,130,567 (498,407) (527.5%) 1,531,163 39.1% Income Taxes 4,252 1,917 121.8% 5,039 (15.6%) Financial Income (187,987) (75,110) 150.3% (159,518) 17.8% Financial Expense 532,910 169,935 213.6% 267,821 99.0% Loss (Gain) due to FX Fluctuation, Net 1,118,443 (329,314) (439.6%) (156,477) (814.8%) Loss (Gain) on Disposal of Long-Lived Assets, Net 27,423 (4,152) (760.5%) 191 14,257.6% Share of Profit from Investments in Joint Ventures (60,362) - - (41,720) 44.7% (Gain) Loss on Fair Value of Investment Properties (1,782,427) 1,407,499 (226.6%) (3,495,526) (49.0%) Executive Plan Based on CBFIs 97,613 36,045 170.8% 33,549 191.0% Depreciation and Amortization 69,845 983 7,005.3% 21,348 227.2% Fibra MQ Internalization Expenses - - - 3,037,912 (100.0%) Interest Rate Hedge Instruments (392,358) - - (149,983) 161.6% Administrative Expenses 30,400 - - 115,916 (73.8%) Other Income 36 - - (2,854) (101.3%) Non-Controlling Interest (188,544) - - (61,191) 208.1% Net Income from Co-Investment Properties 49,248 - - 18,195 170.7% Maintenance Expenses 12,828 - - 5,422 136.6% Adjusted EBITDA 1,461,887 709,396 106.1% 969,287 50.8% Administrative Expenses 206,733 61,806 234.5% 213,830 (3.3%) Fibra MQ Administrative Expenses (39,108) - - (114,626) (65.9%) Depreciation and Amortization (598) (983) (39.2%) (957) (37.5%) Fibra MQ Internalization Fees (10,235) - - (7,511) 36.3% NOI 1,618,679 770,219 110.2% 1,060,023 52.7% Accounting-to-Cash Flow Variance Reconciliation To facilitate the reader’s analysis and understanding of the performance of Fibra Mty’s key financial indicators excluding Fibra MQ, the following reconciliations bridge accounting variances to cash flow variances for 3Q26 vs. 3Q25.
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| Page 52 of 60 3Q26 EARNINGS RELEASE Figures in thousands of Mexican pesos Accounting Same-Property NOI (35,771) Accounting Administrative Expenses (15,709) Non-monetary Straight-line Income 11,323 Income from Subsidiary (4,935) Reversal of CAPEX Reserve 793 Depreciation and Amortization (9) Finance Lease, Net (3,052) Fibra MQ Internalization Fees 10,235 Atento Early Lease Termination (5,674) Same-property NOI (cash flow) (32,381) Administrative Expenses (cash flow) (10,418) Accounting Financial Result (888,715) Accounting NOI from Acquisitions, Net 40,146 Debt Costs (4,091) Divestments (29,707) Finance Expense on Lease Liabilities (2) - Valuation Effects due to Debt Modification 824 - Debt Cost of Expansions (6,169) - FX Result with no Impact on Distributions 940,636 - Undrawn Refinancing Debt Fees 4,389 Financial Result (cash flow) 46,872 NOI from Acquisitions (cash flow), Net 10,439 Non-cash Items Executive Plan Based on CBFIs During the nine months ended September 30, 2026, the Trust recognized an expense of Ps. 147.0 million related to the executive plan based on CBFIs, Ps. 94.2 million higher than the Ps. 52.8 million recorded in the same period of 2025. The increase is mainly explained by: i) a higher expected level of achievement of the plan’s targets, considering cumulative results as of the end of 3Q26 and the progress of the transactions planned for the remainder of the year; and ii) a variation of Ps. 23.0 million from adjustments to prior-year provisions. As of the close of 3Q26, 100% achievement was estimated for both the short-term target and the long-term target linked to NAV per CBFI, which carry weightings of 47.0% and 26.5% of the plan, respectively. By comparison, as of the close of 3Q25, only achievement of the short-term target, with a weighting of 47.0%, was estimated. The 2026 expense comprises Ps. 131.2 million corresponding to a provision of 9,146,546 CBFIs, valued at Ps. 14.34 per CBFI on the grant date, and Ps. 15.8 million from the recognition of a shortfall in the 2025 provision. The 2025 expense comprised Ps. 60.0 million corresponding to a provision of 5,630,004 CBFIs, valued at Ps. 10.67 per CBFI on the grant date, and a Ps. 7.2 million reduction from the cancellation of an excess provision from the prior year, resulting in a net expense of Ps. 52.8 million. Fair Value of Investment Properties The fair value of Fibra Mty’s investment properties is determined with the assistance of a qualified independent appraisal firm that is not affiliated with Fibra Mty. The Ps. 1,782.4 million fair value gain in 3Q26 is explained by: i) A variation of Ps. 1,762.9 million in investment property valuations, resulting from the combination of: a) An increase of Ps. 2,243.2 million due to the appreciation of the U.S. dollar against the Mexican peso, as the exchange rate moved from Ps. 17.5053 on June 30, 2026, to Ps. 18.0710 on September 30, 2026. b) Other effects with a negative impact of (Ps. 480.3) million, mainly generated by ordinary property operations, market conditions, and acquisition costs and taxes.
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| Page 53 of 60 3Q26 EARNINGS RELEASE ii) And an increase of Ps. 19.5 million corresponding to the portfolio of properties held for sale In 3Q25, compared to the balance as of the close of 2Q25, the fair value loss was (Ps. 1,407.5) million, explained by: 1. A variation of (Ps. 1,340.5) million in investment property valuations, resulting from the combination of: a) A decrease of (Ps. 889.3) million due to the appreciation of the Mexican peso against the U.S. dollar, as the exchange rate moved from Ps. 18.8483 per U.S. dollar as of June 30, 2025, to Ps. 18.3507 per U.S. dollar as of September 30, 2025. b) A variation of (Ps. 10.3 million) from ordinary property operations. c) Market conditions of (Ps. 461.5) million, mainly due to increases in projected vacancy levels in the industrial market. 2. Other minor effects, including construction in progress, replacement CAPEX, and broker commissions, totaling (Ps. 67.0 million) Consolidated Net Income/Loss Consolidated net income for the nine-month period ended 3Q26 stood at Ps. 4,234.5 million, an increase of Ps. 4,906.0 million compared to the consolidated net loss for the nine-month period ended 3Q25. Excluding the effects of changes in the fair value of properties, foreign exchange results, the valuation of interest rate hedge instruments, and the executive plan based on CBFIs, Fibra Mty’s consolidated net income decreased by Ps. (2,362.0) million, or (124.8%), resulting in a consolidated net loss of Ps. 469.3 million at the end of 3Q26. The decrease was mainly due to expenses related to the internalization of Fibra MQ’s management totaling Ps. (3,037.9) million, net of Fibra MQ’s operating results for the June–September period and other minor impacts. Derivative Financial Instruments Fibra Mty, as an issuer listed on the Mexican Stock Exchange, carries out equity offerings denominated in Mexican pesos. However, in line with its business model, a significant portion of those proceeds is allocated to investments in U.S. dollar-denominated properties. In this context, depreciation of the Mexican peso against the U.S. dollar could result in insufficient proceeds to meet the Trust’s investment objectives. To mitigate foreign exchange exposure and reduce volatility associated with the use of proceeds from the equity over - allotment completed during 1Q26, on April 7, 2026, Fibra Mty entered into an FX forward derivative financial instrument with BBVA for a not ional amount of US$ 55.7 million. The instrument settles on March 12, 2027, and was designated as a cash flow hedge in accordance with applicable accounting standards. In addition, during 2Q26, the Company entered into two interest rate hedging instruments (interest rate swaps). The first, for a notional amount of US$ 200.0 million, was executed to fix the rate applicable to a drawdown of the same amount under the Banorte bilateral credit facility. The second, for a notional amount of US$ 23.0 million, was executed to hedge a drawdown under the Scotiabank long-term credit facility. Both instruments are intended to reduce exposure to interest rate movements and provide greater certainty regarding the cost of debt. During 3Q26, there were no movements in the contracted derivative instruments. The principal characteristics of the derivative financial instruments outstanding as of the close of the period are presented in the following table:
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| Page 54 of 60 3Q26 EARNINGS RELEASE Interest Rate Swap Derivative Instruments: Currency Total Notional Amount Counterparty Fixed Rate Hedged Instrument Hedge Inception Date Hedge Maturity Date USD 150,000,000 BBVA 3.1750% CME Term SOFR 1M Apr-18-22 Aug-15-29 USD 70,000,000 Scotiabank 3.3075% CME Term SOFR 1M Mar-27-23 Jan-10-31 USD 90,000,000 BBVA 4.0000% CME Term SOFR 1M May-29-24 Jan-15-30 USD 25,000,000 BBVA 3.3480% CME Term SOFR 1M Dec-16-24 Aug-15-29 USD 32,000,000 Scotiabank 3.6325% CME Term SOFR 1M Jun-16-25 Jun-18-29 USD 23,000,000 Scotiabank 3.5000% CME Term SOFR 1M Apr-16-26 Jun-18-29 USD 200,000,000 Scotiabank 3.9050% CME Term SOFR 1M Jun-15-26 Jan-10-31 590,000,000 Foreign Exchange Forward Derivative Instruments: Currency Total Notional Amount Counterparty Spot All-in Price Hedge Inception Date Hedge Maturity Date USD 20,000,000 BBVA 17.6500 18.2965 Mar-18-26 Mar-12-27 USD 30,000,000 BBVA 17.6500 18.2920 Mar-17-26 Mar-12-27 USD 50,000,000 Scotiabank 17.6500 18.2965 Mar-17-26 Mar-12-27 USD 50,000,000 Scotiabank 17.7000 18.3465 Mar-17-26 Mar-12-27 USD 50,000,000 Monex 17.7500 18.3930 Mar-17-26 Mar-12-27 USD 30,000,000 BBVA 17.7750 18.4068 Mar-13-26 Mar-12-27 USD 70,000,000 BBVA 17.7950 18.4205 Mar-12-26 Mar-12-27 USD 100,000,000 Scotiabank 17.7900 18.4220 Mar-13-26 Mar-12-27 USD 55,757,201 BBVA 17.7500 18.3135 Apr-07-26 Mar-12-27 455,757,201 The total net valuation of outstanding financial instruments presented in the statement of financial position as of the close of 3Q26 was Ps. 913.9 million, Ps. 948.8 million higher than the valuation recorded in 3Q25. This variation comprised a Ps. 911.3 million increase in assets and a Ps. 37.5 million decrease in liabilities. Of the total variation for the period, i) Ps. (30.6) million was due to the negative net effect on the valuation of FX hedges, resulting from the appreciation of the Mexican peso against the U.S. dollar compared to the close of 3Q25, and ii) Ps. 979.5 million corresponded to the positive net eff ect on the valuation of interest rate swaps, mainly associated with movements in interest rate curves. The Ps. 368.6 million variation recorded in the statement of comprehensive income as of 3Q26, compared to 4Q25, is mainly explained by fair value measurement effects on interest rate swap derivative financial instruments, as a result of movements in market interest rate curves during the period. This effect was partially offset by the negative valuation of the FX forward instruments contracted for the proceeds from the equity issuance.
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| Page 55 of 60 3Q26 EARNINGS RELEASE In addition, the principal characteristics of Fibra Macquarie’s interest rate swap derivative financial instruments outstanding as of the close of the period are presented in the following table: Currency Total Notional Amount Counterparty Fixed Rate Hedged Instrument Hedge Inception Date Hedge Maturity Date USD 100,000,000 Banorte 3.8275% CME Term SOFR 3M Jun-23-23 Jun-30-28 USD 50,000,000 Scotiabank 3.8350% CME Term SOFR 3M Jun-23-23 Jun-30-28 USD 15,000,000 JPM 3.8220% CME Term SOFR 3M Jun-23-23 Jun-30-28 USD 35,000,000 Citi 3.8185% CME Term SOFR 3M Jun-23-23 Jun-30-28 USD 50,000,000 Citi 3.8130% CME Term SOFR 3M Jun-23-23 Jun-30-28 USD 50,000,000 BBVA 3.3772% CME Term SOFR 3M Aug-25-25 Sep-28-29 USD 50,000,000 Scotiabank 3.3651% CME Term SOFR 3M Aug-25-25 Sep-28-29 USD 50,000,000 Banorte 3.3880% CME Term SOFR 3M Aug-25-25 Sep-28-29 USD 55,000,000 Scotiabank 3.1433% CME Term SOFR 3M Dec-19-25 Dec-19-30 USD 55,000,000 JPM 3.1690% CME Term SOFR 3M Dec-19-25 Dec-19-30 USD 40,000,000 Citi 3.2947% CME Term SOFR 3M Dec-19-25 Dec-19-30 USD 30,000,000 BBVA 2.9993% CME Term SOFR 3M Dec-19-25 Dec-19-30 USD 50,000,000 Banorte 3.4580% CME Term SOFR 3M Dec-19-25 Dec-19-30 USD 20,000,000 BNP 3.4560% CME Term SOFR 3M Dec-19-25 Dec-19-30 USD 25,000,000 BNP 3.5495% CME Term SOFR 3M Jan-15-26 Mar-15-31 USD 25,000,000 JPM 3.7075% CME Term SOFR 3M Mar-26-26 Mar-15-31 USD 50,000,000 Scotiabank 3.7975% CME Term SOFR 3M Jul-22-24 Jun-27-31 USD 50,000,000 Banorte 3.8050% CME Term SOFR 3M Jul-22-24 Jun-27-31 USD 20,000,000 Monex 3.7950% CME Term SOFR 3M Jul-22-24 Jun-27-31 USD 30,000,000 JPM 3.8100% CME Term SOFR 3M Jul-22-24 Jun-27-31 850,000,000 Available Undrawn Credit Lines Millions of U.S. dollars Available Balance Currency Rate Maturity Fibra Mty Term Loans 396.0 Banorte Bilateral (“2024”) 140.0 US$ SOFR 1M + (1.70% - 1.90%) Jan-31 Scotiabank Bilateral (Long-Term) 8.0 US$ SOFR 1M +1.55% Jul-291 Scotiabank Bilateral II (Short-Term) 33.0 US$ SOFR 3M +1.44% Dec-272 Banorte Syndicated 215.03 US$ SOFR 1M + (1.55%-1.65%)3 Feb-313 Revolving Facilities 45.0 Actinver 20.0 US$ SOFR 1M + 3.00% Jun-27
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| Page 56 of 60 3Q26 EARNINGS RELEASE Banorte 25.0 US$ SOFR 1M + variable spread Jul-27 Fibra Macquarie Revolving Facilities 574.8 Several Banks 225.0 US$ SOFR 1M + 1.50%4,6 Aug-29 Several Banks 250.0 US$ SOFR 1M + 1.40%4,6 Dec-30 Several Banks 49.85 Ps. TIIE 28D + 1.35%4,6 Dec-30 BBVA 50.0 US$ SOFR 3M + 1.05% Apr-31 TOTAL 1,015.8 (1) The Scotiabank long-term bilateral credit facility has a 3 -year term from the first drawdown, with an option to extend it for 2 years, subject to bank approval and compliance with covenants. (2) The Scotiabank short-term bilateral credit facility II matures 18 months after the first drawdown. (3) The Banorte syndicated credit facility has a 5 -year term from the date the agreement was executed, with the option to extend the term on up to two occasions for one additional year each, for a total term of up to 7 years, subject to lender approval. The facility includes an option to increase the amount by US$ 50 million, for a total of up to US$ 265 million. (4) The spread includes the ESG adjustment. (5) Equivalent to Ps. 899,625.0 thousand at an exchange rate of Ps. 18.0710. (6) The spread may vary depending on the LTV ratio, credit rating, or remaining term of the financing.
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| Page 57 of 60 3Q26 EARNINGS RELEASE Financial Statements Unaudited Condensed Consolidated Statements of Financial Position Figures expressed in thousands of Mexican pesos ($) As of September 30, 2026 As of December 31, 2025 Assets Current Assets: Cash and Cash Equivalents $11,954,096 $3,377,070 Accounts Receivable, Net 199,993 49,856 Accounts Receivable of Financial Lease 3,781 3,472 Receivables from Investment Property Sales - 11,120 Recoverable Taxes 116,205 113,434 Assets Held for Sale 1,766,777 1,892,743 Other Current Assets 298,500 39,652 Derivative Financial Instruments 63 - Total Current Assets 14,339,415 5,487,347 Investment Properties 100,594,626 36,837,817 Advance Payments for the Acquisition of Investment Properties 487 4,338 Investment in Joint Ventures 1,926,581 - Non-current Accounts Receivable of Financial Lease 95,263 94,462 Receivables from Investment Property Sales - 11,120 Deferred Income Taxes - 734 Right-of-Use Assets, Net 9,387 750 Derivative Financial Instruments 946,420 18,582 Other Non-current Assets 397,309 139,941 Total Non-current Assets 103,970,073 37,107,744 Total Assets $118,309,488 $42,595,091 Liabilities and Trustors’ Equity Current Liabilities: Short-term Bank Loans $1,897,455 $682,206 Interest Payable 112,739 65,714 Accounts Payable 538,832 111,185 Fibra MQ Internalization Payable 3,115,440 - Employee Benefits 69,306 31,525 Accounts Payable for the Acquisition of Investment Properties 710,704 - Derivative Financial Instruments 32,577 - Advance Payments from Investment Property Sales 106,038 51,734 Taxes Payable 28,642 65,520 Lease Liability 10,337 3,776 Deferred Liabilities of Lease Agreements 128,227 18,234 Lessees’ Deposits 476,089 59,048 Total Current Liabilities 7,226,386 1,088,942 Long-term Bank and Securities Loans 37,244,300 10,405,413 Accounts Payable for the Acquisition of Investment Properties 671,361 - Long-term Lease Liabilities 79,363 75,621 Derivative Financial Instruments 0 44,675 Lessees’ Deposits 442,257 267,200 Deferred Income Taxes 25,608 - Post-employment Benefits 4,236 1,803 Total Non-current Liabilities 38,467,125 10,794,712 Total Liabilities 45,693,511 11,883,654 Trustors’ Equity: Contributed Equity 61,643,583 28,695,643 Retained Earnings 3,196,159 2,041,887 Other Components of Comprehensive Income 342,557 (26,093) Non-Controlling Interest 7,433,678 - Total Trustors’ Equity 72,615,977 30,711,437 Total Liabilities and Trustors’ Equity $118,309,488 $42,595,091
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| Page 58 of 60 3Q26 EARNINGS RELEASE Unaudited Condensed Consolidated Statements of Comprehensive Income For the Nine Months Ended September 30, 2026 and 2025 Figures expressed in thousands of Mexican pesos ($) September 2026 September 2025 Total Revenue $4,121,584 $2,528,737 Property Maintenance and Operating Fees 411,155 145,756 Property Management Fees 81,651 25,773 Property Tax 77,442 29,897 Insurance 24,241 10,761 Administrative Fees 197,645 121,251 Trust Services and General Expenses 291,829 74,674 Fibra MQ Internalization Expenses 3,037,912 - Executive Plan Based on CBFIs 146,975 52,846 Gain (Loss) on Fair Value of Investment Properties 5,378,690 (3,801,377) (Loss) Gain on Disposal of Long-lived Assets (28,127) 4,837 Share of Profit from Investments in Joint Ventures 102,082 - Other Income 2,818 - Financial Income 412,603 289,634 Financial Expenses 947,387 510,949 Interest Rate Hedge Instruments 542,341 - (Loss) Gain due to FX Fluctuation, Net (1,070,247) 1,290,048 Income (Loss) Before Income Taxes $4,245,507 $(660,028) Income Taxes 11,000 11,467 Consolidated Net Income (Loss) $4,234,507 $(671,495) Controlling Interest 3,862,724 (671,495) Non-Controlling Interest 371,783 - Consolidated Net Income (Loss) $4,234,507 $(671,495) Other Comprehensive Income Items: Items that may be Reclassified to Consolidated Net Income: Valuation Effect of Derivative Financial Instruments 368,650 (575,825) Total Other Comprehensive Income Items 368,650 (575,825) Consolidated Comprehensive Income (Loss) $4,603,157 $(1,247,320) Controlling Interest 4,231,374 (1,247,320) Non-Controlling Interest 371,783 - Consolidated Comprehensive Income (Loss) $4,603,157 $(1,247,320)
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| Page 59 of 60 3Q26 EARNINGS RELEASE Unaudited Consolidated Statements of Changes in Trustors’ Equity For the Nine Months Ended September 30, 2026 and 2025 Figures expressed in thousands of Mexican pesos ($) Contributed Equity Retained Earnings Other Components of Comprehensive Income Controlling Interest Non-Controlling Interest Total Trustors’ Equity Balances as of December 31, 2024 $28,471,694 $4,366,139 $540,884 $33,378,717 $- $33,378,717 Contributed Equity by Replacement of CBFIs 271,950 - - 271,950 - 271,950 Repurchase of CBFIs (136,428) - - (136,428) - (136,428) Distributions to Holders of CBFIs - (1,899,443) - (1,899,443) - (1,899,443) Executive Plan Based on CBFIs 60,072 - - 60,072 - 60,072 Consolidated Comprehensive Loss: Consolidated Net Loss - (671,495) - (671,495) - (671,495) Valuation Effect of Derivative Financial Instruments - - (575,825) (575,825) - (575,825) Consolidated Comprehensive Loss - (671,495) (575,825) (1,247,320) - (1,247,320) Balances as of September 30, 2025 $28,667,288 $1,795,201 $(34,941) $30,427,548 - $30,427,548 Balances as of December 31, 2025 $28,695,643 $2,041,887 $(26,093) $30,711,437 $- $30,711,437 Contributed Equity, Net of Issuance Costs 32,816,778 - - 32,816,778 - 32,816,778 Distributions to Holders of CBFIs - (2,698,674) - (2,698,674) (288,097) (2,986,771) Executive Plan Based on CBFIs 131,162 - - 131,162 - 131,162 Non-controlling Interest from Investment in Subsidiary - - - - 7,575,097 7,575,097 Acquisition of Non-controlling Interest - - - - (234,883) (234,883) Capital (Diluted) Increased by Non- controlling Interest - (9,778) - (9,778) 9,778 - Consolidated Comprehensive Income: Consolidated Net Income - 3,862,724 - 3,862,724 371,783 4,234,507 Valuation Effect of Derivative Financial Instruments - - 368,650 368,650 - 368,650 Consolidated Comprehensive Income - 3,862,724 368,650 4,231,374 371,783 4,603,157 Balances as of September 30, 2026 $61,643,583 $3,196,159 $342,557 $65,182,299 $7,433,678 $72,615,977
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| Page 60 of 60 3Q26 EARNINGS RELEASE Unaudited Condensed Consolidated Statements of Cash Flows For the Nine Months Ended September 30, 2026 and 2025 Figures expressed in thousands of Mexican pesos ($) September 2026 September 2025 Cash Flow from Operating Activities: Income (Loss) Before Income Taxes $4,245,507 $(660,028) Items not representing cash flows: Straight-line Adjustment for Lease Revenue 23,622 (5,019) Amortization for Deferred Liabilities of Lease Agreement (6,613) (9,919) Depreciation and Amortization 48,823 5,308 Expense of Impairment on Financial Assets 41,913 9,609 Cost Related to Employee Benefits 33,934 33,871 Executive Plan Based on CBFIs 146,975 52,846 Fibra MQ Internalization Expenses 3,037,912 - (Gain) Loss from Fair Valuation of Investment Properties (5,378,690) 3,801,377 Loss (Gain) on Disposal of Long-Lived Assets, Net 28,127 (4,837) Share of Profit from Investments in Joint Ventures (102,082) - Financial Income (412,603) (289,634) Financial Expenses 947,387 510,949 Loss (Gain) due to FX Fluctuation, Net 1,070,247 (1,290,048) Gain on Valuation of Derivative Financial Instruments (542,341) - Effect of Remeasurement of Finance Lease Accounts Receivable and Payable 412 4,576 $3,182,530 $2,159,051 Accounts Receivable (107,081) (36,446) Accounts Receivable for Financial Lease 2,622 3,388 Recoverable Taxes 42,139 167,099 Other Assets 51,388 (16,654) Deferred Liabilities of Lease Agreements 16,294 14,736 Accounts Payable 156,369 14,231 Accounts Payable for Financial Lease (3,816) (2,443) Taxes Payable (44,241) (69,559) Employee Benefits (25,519) (32,174) Lessees’ Deposits 62,675 24,646 Cash Flow Generated in Operating Activities $3,333,360 $2,225,875 Income Taxes Paid (17,943) (10,659) Net Cash Flow Generated in Operating Activities $3,315,417 $2,215,216 Cash Flow from Investing Activities: Interest Collected 432,772 264,891 Collection of Financial Investments - 888,394 Acquisition of Investment Properties (3,354,527) (4,272,373) Proceeds from Disposal of Long-lived Assets 930,134 330,073 Advance Payments for the Acquisition of Investment Properties (487) - Advance Payments Received from Sale of Investment Properties 54,304 - Other Assets 528 (6,658) Distributions Received from Investments in Joint Ventures 43,767 - Capital Contributions to Investments in Joint Ventures (79,539) - Acquisition of Subsidiary, Net of Cash Acquired (2,710,731) - Net Cash Flow Used in Investing Activities $(4,683,779) $(2,795,673) Cash Flow from Financing Activities: Bank and Securities Borrowings 9,043,869 1,616,392 Repayment of Bank Loans (2,953,516) (754,846) Interest Paid (1,140,728) (444,847) Settlement of Derivative Financial Instruments - 34,181 Debt Issuance Costs (57,545) (44,252) Payment of Lease Liabilities (810) (1,364) Distributions Paid to Holders of CBFIs (2,698,674) (1,899,443) Distributions Paid to Non-controlling Interest (280,479) - Proceeds from Issuance and Replacement of CBFIs 8,612,108 271,950 Acquisition of Non-controlling Interest (234,883) - Repurchase of CBFIs - (136,428) Issuance Costs of CBFIs (289,102) - Net Cash Flow Generated from (Used in) Financing Activities $10,000,240 $(1,358,657) Net Increase (Decrease) in Cash and Cash Equivalents 8,631,878 (1,939,114) Cash and Cash Equivalents at the Beginning of the Period 3,377,070 5,335,177 Effect of Changes in Exchange Rates on Cash and Cash Equivalents (54,852) (38,584) Cash and Cash Equivalents at the End of the Period $11,954,096 $3,357,479