– Record Per Certificate US$ Consolidated Revenues and NOI –

– 3Q25 distribution of Ps. 0.6125 per certificate declared, up 16.7% YoY –

• Quarterly AFFO per CBFI up 6.6% YoY in underlying USD terms
• Industrial leasing renewal spreads of 16.6% on negotiated leases
• Industrial portfolio monthly average rental rates increased to US$6.55/sqm, up 6.8% YoY
• Asset recycling via opportunistic asset sale and asset acquisition
• 3-Star Rating achieved in the GRESB Development Benchmark, with a score of 94/100

FIBRA Macquarie México (FIBRAMQ) (BMV: FIBRAMQ) announced its financial and operating results for the third quarter ended September 30, 2025.

THIRD QUARTER 2025 HIGHLIGHTS

• Solid tenant retention rates of approximately 80.0% across industrial and retail portfolios
• Record quarterly NOI of US$59.3 million, up 4.5% YoY, driven by record rental income of US$63.6 million, up 8.1% YoY
• Asset recycling: sale of a 180 thousand square feet vacant property in Chihuahua for US$14.0 million, 29.0% premium to independent book value
• Strong balance sheet and ample liquidity of approximately US$625.0 million with the successful US$375.0 million refinancing and upsizing of a syndicated, sustainability-linked credit facility

"We delivered another strong quarter with record consolidated quarterly revenues, NOI and FFO in US dollar terms, demonstrating the continued resilience and quality of our portfolio," said Simon Hanna, FIBRA Macquarie's chief executive officer. "Our industrial portfolio continues to perform very well, achieving robust double-digit leasing renewal spreads, reflecting the ongoing demand for our high-quality assets in strategic locations. Additionally, our capital management initiatives during the quarter have positioned us well for sustained growth. We strengthened our presence in Mexico City with the opportunistic acquisition of a prime industrial logistics facility in a strategic inner submarket, adding a high-quality asset with embedded rental growth potential. The opportunistic disposal of a vacant Chihuahua industrial asset at a nearly 30.0% premium to book value demonstrates our disciplined approach to capital recycling and portfolio optimization."

Mr. Hanna continued, "Furthermore, the successful refinancing and expansion of our credit facility enhanced our liquidity position to approximately US$625.0 million while reducing our cost of capital. Through our prudent financial management and strategic capital allocation, we have further strengthened our balance sheet while maintaining focus on selective growth opportunities that create long-term value."

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 August 26, FIBRAMQ acquired a 250 thousand square feet prime industrial logistics facility in Mexico City. The sale-and-leaseback transaction comprised a total cash consideration of US$34.8 million, excluding transaction costs and recoverable VAT. The property is leased under a three-year agreement to a leading global consumer company and, upon lease expiry, FIBRAMQ expects to capture an uplift in rental rates, representing embedded real rent growth potential of approximately 20.0%.

Industrial Portfolio Growth Capex Program

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

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

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 for lease a 385 thousand square foot property that was delivered during 2Q25
• FIBRAMQ is also continuing with the development of its joint venture industrial park in the prime Pacifico/Libramiento submarket of Tijuana. 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

Asset Recycling

• On September 30, FIBRAMQ sold a vacant, 180 thousand square feet non-core industrial property in Chihuahua, Mexico for US$14.0 million, representing a 29.0% premium to the most recent independent valuation. The property was most recently leased through to December 2024 with an annualized base rent of US$1.2 million, or when applying a stabilized NOI margin of 95.0%, with a pro forma NOI of US$1.1 million.

FINANCIAL AND OPERATING RESULTS

Consolidated Portfolio

FIBRAMQ’s consolidated 3Q25 results were as follows:

Industrial Portfolio

The following table summarizes 3Q25 results for FIBRAMQ’s industrial portfolio:

FIBRAMQ’s industrial portfolio performance remains robust, with growing average rental rates and sustained retention. For the quarter ended September 30, 2025, FIBRAMQ’s industrial portfolio delivered NOI of US$50.9 million, a 4.5% increase YoY.

Total leasing activity comprised 805 thousand square feet, including 346 thousand square feet across 3 new contracts. Renewal leases comprised 9 contracts across 458 thousand square feet, driving a retention rate of 89.1% for the quarter and 83.1% over the last 12 months.

For the remainder of the year, FIBRAMQ’s industrial portfolio scheduled lease expirations, including expired leases in regularization, total 2.8% of annualized base rents.

The YoY increase in quarterly industrial property expenses reflects an out of period bad debt collection in 3Q24. On a year-to-date basis, industrial portfolio same store NOI in underlying US dollar terms was higher by 6.1%, compared to the prior corresponding period.

Retail Portfolio

The following table summarizes the proportionally combined 3Q25 results for FIBRAMQ’s retail portfolio:

FIBRAMQ signed 45 new and renewal leases during the quarter totaling 5.0 thousand square meters of GLA, across a diverse range of tenants. The retail portfolio achieved a retention of 75.3% over the last twelve months.

Of note, retail portfolio occupancy of 93.6% represents a post-pandemic record.

Lease Rental Rate Summary

Based on annualized base rents, 71.6% of leases in FIBRAMQ’s consolidated portfolio are linked to either Mexican or US CPI, representing an annual increase of 639 bps.

In the industrial portfolio, FIBRAMQ achieved a weighted average positive releasing spread of 16.6% in respect of 3Q25.

During the prior 12-month period, FIBRAMQ achieved a weighted average lease spread of 20.9% in respect of commercially negotiated lease renewals generating US$32.0 million of annualized base rent.

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

BALANCE SHEET

At September 30, 2025, FIBRAMQ had US$1,210.9 million of debt outstanding and total liquidity of US$625.5 million, comprising US$475.7 million available on its undrawn committed revolving credit facilities and US$149.8 million of unrestricted cash on hand. FIBRAMQ’s indebtedness is 92.6% fixed rate, with 3.1 years of weighted average tenor remaining.

FIBRAMQ’s CNBV regulatory debt to total asset ratio was 33.2% and debt service coverage ratio was 4.6x.

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

GRESB Recognition

In the 2025 GRESB Real Estate Benchmark Report, FIBRAMQ achieved improved results across both Standing Investments and Development activities. The development portfolio earned a 3-Star rating with a score of 94/100, outperforming both the GRESB Average (88) and the Peer Group Average (80).

Our standing investments portfolio earned a 3-Star rating with a score of 80/100, also surpassing both the GRESB Average (79) and the Peer Group Average (70).

These results reflect our continued focus on integrating ESG best practices across our development and operations pipeline.

Publication of FIBRAMQ Annual ESG Report

We have published our 2024 ESG Report, which provides a comprehensive overview of our sustainability initiatives and performance. Click here to access the report.

Green Building Certifications

As of September 30, 2025, 41.9% of our consolidated GLA is covered by green building certifications, representing a YoY increase of 211 basis points.

Sustainable Financing

We continue to align our capital structure with our ESG objectives. As of quarter-end, 67.7% of our drawn debt is linked to sustainability or green financing instruments, reinforcing our commitment to responsible growth and financial resilience.

DISTRIBUTION

FIBRAMQ declared a cash distribution of Ps. 0.6125 per certificate for the quarter ended September 30, 2025. The distribution is expected to be paid on or about January 30, 2026, to holders of record on January 29, 2026. FIBRAMQ’s certificates are expected to commence trading ex-distribution on January 29, 2026.

The quarterly cash distribution represents a YoY increase of 16.7% in Peso terms, or 18.3% in underlying USD terms.

FY25 GUIDANCE

AFFO

FIBRA Macquarie is reaffirming its FY25 AFFO per certificate guidance to be in a range of Ps. 2.80 to Ps. 2.85, and FY25 AFFO guidance in underlying US dollar terms to a range of US$115.0 million to US$119.0 million, representing an expected annual increase of up to 5.0%. FIBRAMQ maintains a cautious outlook on operational performance for the reminder of the year, and this guidance assumes no material deterioration of the geopolitical landscape or Mexico’s key trading relationships.

• This guidance assumes: an average exchange rate of Ps. 18.50 per US dollar for the remainder of 2025;
• no new acquisitions or divestments (not previously disclosed);
• no issuances or repurchases of certificates;
• no deterioration 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 reaffirming guidance for cash distributions in FY25 of Ps. 2.45 per certificate, paid in equal quarterly instalments of Ps. 0.6125 per certificate.

The FY25 per certificate cash distribution guidance equates to an annual increase of 16.7% in Peso terms, with an expected FY25 AFFO payout ratio of approximately 86.7%, based on the AFFO guidance midpoint. In underlying USD terms, the FY25 cash distribution guidance equates to approximately US$101.0 million, representing an annual increase of 10.8%.

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 September 30, 2025.

WEBCAST AND CONFERENCE CALL

FIBRAMQ will host an earnings conference call and webcast presentation on Friday, October 24, 2025, at 11:00 a.m. CT / 13:00 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 Third 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 third quarter 2025 will also be available on its website, www.fibramacquarie.com.

About FIBRA Macquarie

FIBRA Macquarie México (FIBRA Macquarie) (BMV:FIBRAMQ) 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 244 industrial properties and 17 retail properties, located in 20 cities across 16 Mexican states as of September 30, 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 other liabilities of Macquarie Bank. Macquarie Bank does not guarantee or otherwise provide assurance in respect of 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 of the investment.

THIS RELEASE IS NOT AN OFFER FOR SALE OF SECURITIES IN THE UNITED STATES, AND SECURITIES MAY NOT BE OFFERED OR SOLD IN THE UNITED STATES ABSENT REGISTRATION OR AN EXEMPTION FROM REGISTRATION UNDER THE U.S. SECURITIES ACT OF 1933, AS AMENDED.

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