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1Q20 Quarterly Results UpdateFideicomiso F/2157 – FMTY14 April 2020

redefines real estate profitability in Mexico

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• Liquidity is our number one priority, with almost $4 billion pesos in cash from the equity issuance of last October 2019.

• Solid balance sheet with a net leverage ratio of less than 16%, one of the lowest in our industry.

• Defensive portfolio, with very high quality, well diversified tenant base in high quality properties.

• Started temporary 100% home office practice in early March, as well as safety and healthcare protocols across our properties and service providers.

• We continue to differentiate as a resilient investment vehicle.

• Recently announced monthly distributions, starting with 1Q20.

1Q20 Highlights1

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Preparing our properties for the New Normal2

Passive & ActiveSecurity

Hygiene Norms& Protocols

PhysicalDistancing

Communications& Services

• Thermal Cameras

• Face ID Devices

• License plates readers

• Armed guards

• Smart Elevators

• Automatic Doors

• Disinfectant Sprinklers

• Redesign of Lobbies and Circulations

• Less Dense Amenities

• Boundaries in Common Areas

• Content Displays in Common Areas

• Concierge App

4(1) Doesn’t consider Cuprum building due to the beginning of the restructuring process to reach its best and highest use.(2) 91 m2 of Common area transformed in gross leasable area for a new convenience store on Tower 2 at Oficinas en el Parque and updated GLA given BOMA studies.

Portfolio Performance Same-Property3

Thousands of Pesos 1Q 2020 1Q 2019 Δ% / bps

Number of Properties (1) 53 53 -

Gross Leasable Area (GLA) in square meters 644,698(2) 643,826 0.1%

Occupancy Rate (per GLA) 96.1% 96.9% (80 bps)

Same-Property Revenues 298,430 292,607 2.0%

Same-Property Operating Expenses (30,031) (27,649) 8.6%

Same-Property Net Operating Income (NOI) 268,399 264,958 1.3%

Same-Property NOI Margin 89.9% 90.6% (70 bps)

Revenue from Acquisitions or Construction 16,344 - -

Operating Expenses from Acquisitions or Construction 164 - -

NOI from Acquisitions or Construction 16,180 - -

NOI Margin from Acquisitions or Construction 98.99% - -

Revenue from properties under restructuring - 3,775 (100.0%)

Operating Expenses from properties under restructuring (196) (170) 15.3%

NOI from properties under restructuring (196) 3,605 (105.4%)

Fibra Mty Total Revenue 314,774 296,382 6.2%

Fibra Mty Total Operating Expenses (30,391) (27,819) 9.2%

Fibra Mty Total NOI 284,383 268,563 5.9%

Fibra Mty Total NOI Margin 90.3% 88.6% 170 pbs

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Key Performance Indicators (as % of income)4

50.5%47.1%

2.4%

Asset Class

Office Industrial Retail

Weighted average lease term of 5.1 years. 54.7% of income starts expiring in 2024*

64.8%8.5%

8.0%

7.7%4.5%

6.5%

Location

NL Slp Coah Jal Chih Other

94.7%

5.3%

Occupancy

Leased Available

75.3%

24.7%

Currency

USD MXN

* As of 31/March/2020

Leased Expiration Profile

11.6%17.4%

8.5%7.8% 4.6%

0.4%

12.8%

4.7%

24.2%

2.7% 2.3% 0.4% 2.6%

11.6%

29.0%37.5%

45.3% 49.9% 50.3%63.1%

67.8%

92.0% 94.7% 97.0% 97.4% 100.0%

2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032

Expiration Aggregate

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COVID-19 Tenant relief highlights (estimated, as % of gross income) 5

• 52 out of 120 tenants that we have in all our properties – which account for approximately 29% of gross rent revenues –have reached out to us to either ask for specific rent relief or inquire about short term potential assistance from Fibra Mty:

• 7 of these tenant’s requests – 7.5% of gross rent revenues – were considered opportunistic and were not entertained.

• 39 tenants – equivalent to approximately 20.1% of total gross rent revenue – have reached an agreement for rent deferment of an average of 2-3 months of rent, to be paid in a 6-12 months period.

• We’re still discussing options with the remaining 6 tenants, which account for 1.4% of total gross revenue.

• It is important to point out that no free rent has been conceded under any situation.

• As of today, we have not been approached to switch any ongoing lease agreements from US Dollars into Mexican Pesos.

• We keep constant and open communication channels with all our clients.

29%

71%

Asked for Relief Have not asked for Relief

26%

69%

5%

Opportunistic Agreed Still discussing

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COVID-19 Rent collections highlights (same month invoice)6

91% 88% 90%

9% 12% 10%

USD MXN Total

Rent Collections – March 27, 2020

Collected In Process

84%

60%77%

16%

40%23%

USD MXN Total

Rent Collections – April 27, 2020

Collected In Process

• As of April 27, 2020, we have achieved an overall collection of same-month rent invoice of approximately 77%, which represents approximately 86% of collection progress on by March 27, 2020, considered a pre-crisis month in the rent collection cycle.

• This delay on collection is a result of the 23 deferment agreements that are still under execution by the tenants.

• Collection should reach 95%+ levels once these agreements are fully executed during the first 10 days of May.

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Acquisitions and valuations status7

• La Perla transaction was put on hold on March 31st, due to the fact that the Seller did not come through with all due diligence process, and in order to privilege liquidity.

• All acquisitions processes are currently halted, as it is too early to anticipate what new cap rates will be like.

• There is currently no obligation or binding agreement for any transaction in our pipeline.

• We believe that investment opportunities will begin to arise as the pandemic effects on the market begin to settle.

• Also, it is too early to anticipate what the impact on valuations will be, specifically in terms of discount rates.

• We expect a momentary distortion on valuation of our portfolio driven by the acute devaluation of the peso.

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Some post-pandemic office market potential effects8

• COVID-19 pandemic will have a disruptive effect in the office market.

• On one hand, physical (not social) distancing in the workplace will drive a reduction of density and therefore reduction of headcount or increase of area.

• Extended home office practices, when radicalized and forced, tend to create social unrest in people.

• Physical distancing and home office are not mutually exclusive at all but could be combined in such a way that would allow tenants to achieve both while at the same time containing operating and occupancy costs.

• For instance, a company could increase the GLA ratio per person by changing the layout of the office to allow distancing between most of the users and implement staggered home office practice for the rest of users.

• We’re already working with some companies of our portfolio, particularly in the tech arena, in order to create changes of this nature.

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Selected Financial Information

Thousands of Pesos(except figures per CBFI) 1Q20 4Q19 3Q19 2Q19 1Q19 Δ%

1Q20 vs 1Q19Δ%

1Q20 vs 4Q19

Gross Income 314,774 316,090 302,454 296,711 296,382 6.2% (0.4%)

Properties Expenses(net from Capex as Opex) (30,391) (30,972) (30,715) (29,439) (27,819) 9.2% (1. 9%)

Net Operating Income(NOI)

284,38390.3%

285,11890.2%

271,73989.8%

267,27290.1%

268,56390.6%

5.9%(0.3) p.p.

(0.3%)0.1 p.p.

G&A Expenses (29,604) (25,820) (26,317) (25,836) (26,904) 10.0% 14.7%

EBITDA 254,77980.9%

259,29882.0%

245,42281.1%

241,43681.4%

241,65981.5%

5.4%(0.6) p.p.

(1.7%)(1.1) p.p.

FFO FFO per CBFI (1) (2)

260,7300.271

243,4080.287

195,8820.307

197,2840.308

180,0870.282

44.8%(3.9%)

7.1%(5.6%)

AFFO AFFO per CBFI (1) (2)

251,0250.261

228,6500.270

185,3820.290

186,7840.292

169,5870.266

48.0%(1.9%)

9.8%(3.3%)

(1) 4Q19 Financial Indicators per CBFI consider 638,434.184 thousand CBFIs in October and 964,158.288 thousand during November and December.(2) Financial Indicators per CBFI for 4Q18 consider 636,181,928 CBFIs in October and 636,167,915 CBFIs in November and December.

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Monthly Distributions

Funds generated starting on January 1st, 2020, Fibra Mty will carry out monthly cash distributions to its CBFI holders.

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Month to be distributed New payment schedule Old payment schedule

Ene-20 Apr-20 Apr-20

Feb-20 May-20 Apr-20

Mar-20 Jun-20 Apr-20

Apr-20 Jul-20 Jul-20

May-20 Ago-20 Jul-20

Jun-20 Sep-20 Jul-20

Jul-20 Oct-20 Oct-20

Ago-20 Nov-20 Oct-20

Sep-20 Dec-20 Oct-20

Oct-20 Ene-21 Feb-21

Nov-20 Feb-21 Feb-21

Dec-20 Mar-21 Feb-21

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3,690

31%

16%

18%

-

500

1,000

1,500

2,000

2,500

3,000

3,500

4,000

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

50%

4Q14

1Q15

2Q15

3Q15

4Q15

1Q16

2Q16

3Q16

4Q16

1Q17

2Q17

3Q17

4Q17

1Q18

2Q18

3Q18

4Q19

1Q19

2Q19

3Q19

4Q19

1Q20

Mill

ions

of p

esos

Inde

x in

Per

cent

age

Leverage and Liquidity Levels

Cash Leverage Ratio (1) Net Leverage Ratio (2) Cash / Assets

(1) Leverage calculated in accordance with ANNEX AA of the Single Circular for Issuers (Circular Única de Emisoras)(2) (Debt – Cash) / (Total Assets – Cash)

Fibra Mty’s strong balance11

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Fibra Mty’s debt schedule12

2 4

45 41

2

22

68

35

46

6

23

4

3 27 40

20

40

60

80

100

120

2020 2021 2022 2023 2024 2025 2026 2027 2028

USD

Mill

ions

Debt Schedule as of March 31st

Sindicated Loan 1 Sindicated Loan 2 HSBC Br idge Loan Other Loans

2 4

45 41

3

34

100

4

6

623

4

3 27 40

20

40

60

80

100

120

2020 2021 2022 2023 2024 2025 2026 2027 2028

USD

Mill

ions

Debt Schedule Proforma

Sindicated Loan 1 Sindicated Loan 2 HSBC Br idge Loan Other Loans

14

961907

853799

745691

637

1,1131,049

984920

855790

726

0

200

400

600

800

1,000

1,200

0% 5% 10% 15% 20% 25% 30%

Mill

ions

ofPe

sos

Revenue compresión at different FX rates

AFFO

19.65 20.50 21.50 24.00 26.00

1.00 0.95

0.89 0.83

0.78 0.72

0.66

1.11 1.05

0.98 0.92

0.86

0.79 0.73

-

0.20

0.40

0.60

0.80

1.00

1.20

0% 5% 10% 15% 20% 25% 30%

$/CB

FI

Revenue compression at different FX rates

AFFO / CBFI

19.65 20.50 21.50 24.00 26.00

Fibra Mty’s AFFO stress-test13