Company Announcements

Initiates 2026 Guidance

• FY25 AFFO per certificate of Ps. 2.8519, up 8.3% YoY, in line with the upper end of guidance
• Record FY25 AFFO of US$118.3 million, up 4.1% YoY
• FY25 LTM Industrial leasing renewal spreads of 19.8%, up 639 bps YoY
• Leased up 200 thousand square foot development building in Monterrey
• Acquired an industrial facility totaling 165 thousand sqft GLA in a prime Mexico City location
• Closed on two 5-yr sustainability-linked unsecured credit facilities for an aggregated amount of US$600 million
• Achieved LEED Platinum certification (LEED v4 CS) for a MCMA industrial property with a world‑record category score of 91, reflecting best‑in‑class ESG standards
• Initiates FY26 Guidance for AFFO and Distribution

MEXICO CITY--(BUSINESS WIRE)--Feb. 13, 2026--

FIBRA Macquarie México (FIBRAMQ) (BMV: FIBRAMQ12) announced its financial and operating results for the fourth quarter ended December 31, 2025.

FOURTH QUARTER 2025 HIGHLIGHTS

• Solid same store NOI portfolio performance with Industrial portfolio up 6.7% (US Dollars, YoY)
• Industrial portfolio leased GLA up 0.9% QoQ and up 0.3% YoY
• Retail portfolio closing occupancy of 94.1%, up 48 bps QoQ and up 75 bps YoY
• 4Q25 cash distribution of Ps. 0.6125 per certificate declared

"We concluded 2025 with strong momentum, delivering record financial performance that achieved the upper end of our guidance range, while strategically positioning our platform for sustained growth," said Simon Hanna, FIBRA Macquarie's chief executive officer. "Our strong operational execution was evident across our portfolio, with industrial same-store NOI growth of 6.7% and full year leasing renewal spreads of 19.8%, demonstrating the continued demand for our high-quality assets in strategic locations. Our retail portfolio showed continued progress with occupancy reaching 94.1%, reflecting our effective asset management and the ongoing recovery in this segment."

Mr. Hanna continued: “We strive to maximize total returns on a per certificate basis and are very proud to have delivered a total shareholder return of 33% in US dollars, or 19% in Mexican Peso terms for FY25. As we enter 2026, our well positioned portfolio and strong balance sheet provides us with resiliency and flexibility to navigate the evolving macro environment, while capitalizing on selective growth opportunities, to continue to deliver sustained value for our certificate holders."

CAPITAL ALLOCATION

FIBRAMQ continues to pursue a strategy of investing in and developing Class A industrial assets in core markets that demonstrate strong performance and a positive economic outlook.

Opportunistic Acquisition

On December 16, FIBRAMQ acquired a prime industrial logistics facility in Mexico City comprising approximately 165 thousand square feet of GLA. The transaction comprised a total cash consideration of US$15.8 million, excluding transaction costs and recoverable VAT. The property is currently leased to a NYSE-listed U.S. company. The building is currently considered under-rented compared to market rents, and during 2026 FIBRAMQ expects to achieve a stabilized yield on cost within a target 9.0%-11.0% range.

Industrial Portfolio Growth Capex Program

FIBRAMQ has 385 thousand square feet of GLA in stabilization. No new building construction commenced during the quarter.

The forecast 2026 cash investment for the industrial development program on existing land reserves and projects currently under development is expected to be in a range of US$50.0 million to US$100.0 million, excluding any new land acquisitions.

FIBRAMQ remains disciplined in its capital deployment as it stabilizes recent deliveries and maintains an attractive growth capex pipeline. FIBRAMQ continues to target an NOI development yield on cost between 9.0% and 11.0%, which incorporates high sustainability standards designed to generate embedded operational efficiencies for customers.

Projects in process are summarized below. For further details regarding recently delivered projects, please refer to the Supplementary Information materials located at BMV Filings (fibramacquarie.com).

Industrial Development Projects

Monterrey, Nuevo León

• FIBRAMQ executed a new lease with an existing blue-chip multinational tenant for a 200 thousand square foot development building. The tenant is a global leader in consumer goods and home appliances.
• This leased up of this property delivered a 10.1% NOI development yield, generating meaningful value creation when considering the independently appraised stabilized NOI capitalization rate of 7.3%.

Guadalajara, Jalisco

• FIBRAMQ continues to make progress in pre-development works, for the first building, comprising 330 thousand square feet of GLA.
• FIBRAMQ anticipates developing two Class A buildings in this park over time, with a total GLA of approximately 460 thousand square feet.

Tijuana, Baja California

• FIBRAMQ is marketing a 385 thousand square foot property that was delivered during 2Q25
• FIBRAMQ is also continuing with the development of its joint venture industrial park. The project is designed to feature up to four Class A industrial buildings, totaling approximately 750 thousand square feet of GLA with infrastructure works in progress.

FINANCIAL AND OPERATING RESULTS

Consolidated Portfolio

FIBRAMQ’s consolidated FY25 results were as follows:

FIBRAMQ’s consolidated 4Q25 results were as follows:

Industrial Portfolio

The following table summarizes FY25 results for FIBRAMQ’s industrial portfolio:

The following table summarizes 4Q25 results for FIBRAMQ’s industrial portfolio:

FIBRAMQ’s industrial portfolio performance remains robust, with growing average rental rates and strong retention. For the quarter ended December 31, 2025, FIBRAMQ’s industrial portfolio delivered quarterly NOI of US$52.1 million, an 8.2% annual increase. At quarter-end, occupancy was 95.5%.

Total leasing activity comprised 1.2 million square feet of GLA, including 691 thousand square feet of new leases. Renewal leases comprised 9 contracts across 491 thousand square feet, driving a solid retention rate of 80.9% over the last 12 months.

For full year 2025, FIBRAMQ executed 60 new and renewal leases comprising 4.9 million square feet of GLA.

Retail Portfolio

The following table summarizes the proportionally combined FY25 results for FIBRAMQ’s retail portfolio:

The following table summarizes the proportionally combined 4Q25 results for FIBRAMQ’s retail portfolio:

FIBRAMQ signed 68 new and renewal leases during the quarter, totaling 26 thousand square meters of GLA, across a diverse range of tenants. Leasing activity included the renewal of more than 15.0 thousand square meter spaces for supermarkets. The retail portfolio benefited from strong retention of 76.4% over the last twelve months.

Lease Rental Rate Summary

Based on annualized base rents, 71.6% of leases in FIBRAMQ’s consolidated portfolio are linked to either Mexican or U.S. CPI, representing an annual increase of 286 bps.

During FY25, FIBRAMQ achieved a weighted average lease spread of 19.8% on commercially negotiated lease renewals in the industrial portfolio, generating US$25.0 million of annualized base rent.

For further details about FIBRA Macquarie’s Fourth Quarter 2025 results, please refer to the Supplementary Information materials located at BMV Filings (fibramacquarie.com).

BALANCE SHEET

At January 31, 2026, FIBRAMQ had US$1,216.6 million of debt outstanding and in excess of US$640.1 million available on its undrawn committed and uncommitted credit facilities as well as US$117.2 million of unrestricted cash on hand. FIBRAMQ’s indebtedness is 100% fixed rate, with 3.7 years of weighted average tenor remaining.

As of December 31, 2025, FIBRAMQ’s CNBV regulatory debt to total asset ratio was 32.3% and debt service coverage ratio was 5.1x.

CERTIFICATE REPURCHASE PROGRAM

FIBRAMQ has a Ps. 1,000 million CBFI repurchase-for-cancellation program available through to June 25, 2026. No certificates were repurchased during the quarter.

SUSTAINABILITY

At December 31, 2025, FIBRA Macquarie’s green building certification coverage represented 44.4% of consolidated GLA, representing an increase of approximately 260bps YoY.

The sustainability and green financing linked portion of drawn debt stands at 67.8% as of January 31, 2026. Achieved LEED Platinum certification (LEED v4 CS) for an industrial property in MCMA with a world‑record category score of 91, reflecting best‑in‑class ESG standards.

DISTRIBUTION

FIBRAMQ declared a cash distribution of Ps. 0.6125 per certificate for the quarter ended December 31, 2025. The distribution is expected to be paid on or about March 12, 2026, to holders of record on March 11, 2026. FIBRAMQ’s certificates are expected to commence trading ex-distribution on March 11, 2026.

FY26 GUIDANCE

FIBRAMQ maintains a stable outlook on operational performance for 2026, and this guidance assumes no material change to the geopolitical landscape or Mexico’s key trading relationships. Some key items reflecting FIBRAMQ’s outlook for 2026 include:

• Same store performance is expected to be steady on a natural currency basis, with industrial portfolio lease renewal spreads forecast to be within a range of 10%-15%
• Revenue and NOI growth for the consolidated portfolio is expected to be partly offset by the financing costs of near term deployment in FIBRAMQ’s industrial development program, which should start contributing additional revenue and AFFO in 2027 and beyond.

AFFO

FIBRAMQ is initiating FY26 AFFO guidance in a range of between Ps. 2.60 and Ps. 2.70 per certificate.

The FY26 AFFO guidance equates to a range of approximately US$120 million to US$124 million, representing an annual increase of approximately 3.0% in underlying USD terms, using the midpoint of the range.

This guidance assumes:

• an average exchange rate of Ps. 17.25 per US dollar for the remainder of FY26, a relevant change from average FX levels experienced in 2025;
• no new acquisitions or divestments;
• no performance fees accrued or paid;
• no issuances or repurchases of certificates; and
• no material change in broader economic and market conditions, including the potential implementation of tariffs or deterioration in the trade relationship with key trading partners

Cash Distribution

FIBRAMQ is initiating guidance for cash distributions in FY26 of Ps. 2.45 per certificate, expected to be paid in equal quarterly instalments.

The FY26 cash distribution guidance equates to approximately US$113m, representing an annual increase for scheduled distributions of 11.1% in underlying USD terms.

The payment of distributions is subject to the approval of the Manager, stable market conditions and prudent management of FIBRAMQ’s capital position.

Outstanding certificates

FIBRA Macquarie had 797,311,397 outstanding certificates as of December 31, 2025.

WEBCAST AND CONFERENCE CALL

FIBRA Macquarie will host an earnings conference call and webcast presentation on Friday, February 13, 2026, at 11:00 a.m. CT / 12:00 p.m. ET. The conference call, which will also be webcast, can be accessed online at www.fibramacquarie.com or by dialing toll free +1-877-407-2988. Callers from Mexico may dial 01-800-522-0034 and other callers from outside the United States may dial +1-201-389-0923. Please ask for the FIBRA Macquarie Fourth Quarter 2025 Earnings Call. An audio replay will be available by dialing +1-877-660-6853 or +1-201-612-7415 for callers from outside the United States. A webcast archive of the conference call and FIBRA Macquarie’s financial information for the Fourth Quarter 2025 will also be available on FIBRAMQ’s website, www.fibramacquarie.com.

About FIBRA Macquarie

FIBRA Macquarie México (FIBRA Macquarie) (BMV: FIBRAMQ12) is a real estate investment trust (fideicomiso de inversión en bienes raíces), or FIBRA, listed on the Mexican Stock Exchange (Bolsa Mexicana de Valores) targeting industrial, retail and office real estate opportunities in Mexico, with a primary focus on stabilized income-producing properties. FIBRA Macquarie’s portfolio consists of 245 industrial properties and 17 retail properties, located in 20 cities across 16 Mexican states as of December 31, 2025. Nine of the retail properties are held through a 50/50 joint venture. For additional information about FIBRA Macquarie, please visit www.fibramacquarie.com.

Cautionary Note Regarding Forward-looking Statements

This release may contain forward-looking statements. Forward-looking statements involve inherent risks and uncertainties. We caution you that a number of important factors could cause actual results to differ significantly from these forward-looking statements and we undertake no obligation to update any forward-looking statements.

Other than Macquarie Bank Limited ABN 46 008 583 542 (“Macquarie Bank”), any Macquarie Group entity noted in this document is not an authorized deposit-taking institution for the purposes of the Banking Act 1959 (Commonwealth of Australia). The obligations of these other Macquarie Group entities do not represent deposits or liabilities of Macquarie Bank. Macquarie Bank does not guarantee or otherwise provide assurance in respect to the obligations of these other Macquarie Group entities. In addition, if this document relates to an investment (a) the investor is subject to investment risk including possible delays in repayment and loss of income and principal invested, and (b) none of Macquarie Bank or any other Macquarie Group entity guarantees any particular rate of return on or the performance of the investment, nor do they guarantee repayment of capital in respect to the investment.

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Investor relations contact:
General enquiries
Tel: +52 (55) 9178 7700
Nikki Sacks
Tel: +1 203 682 8263
Email: nikki.sacks@icrinc.com

For press queries, please contact:
FleishmanHillard México
Arturo García Arellano
Tel: +52 55 1452 5675
Email: arturo.garcia@fleishman.com

Source: FIBRA Macquarie México