Exhibit 99.2 QUARTERLY SUPPLEMENTAL 2Q 2026 ® AT THE VERY HEART OF HEALTHCARE.

On the cover and above: MPT has invested more than $350 million to build a new, state-of-the-art hospital for the Norwood, Massachusetts community following catastrophic flooding that destroyed the former facility in 2020. The 130-bed hospital design is expected to focus on treating acute care conditions. FORWARD-LOOKING STATEMENTS COMPANY OVERVIEW This press release includes forward-looking statements within the meaning Company Information 3 of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements can generally be identified by the use of forward-looking words such as “may”, “will”, “would”, “could”, “expect”, “intend”, “plan”, “estimate”, FINANCIAL INFORMATION “target”, “anticipate”, “believe”, “objectives”, “outlook”, “guidance” or other similar words, and include statements regarding our strategies, Reconciliation of Funds from Operations 6 objectives, prospects, asset sales and the expected proceeds and gains therefrom, refinancings (including the Notes offering and the timing of expected proceeds and allocation of proceeds from, such refinancings), Debt Summary 7 tenant arrangements (including master leases and lease restructurings, and the expected timing, anticipated rent and financial impact thereof), Debt Maturities and Debt Metrics 8 among others. Forward-looking statements involve known and unknown risks and uncertainties that may cause our actual results or future events to differ materially from those expressed in or underlying such forward- PORTFOLIO INFORMATION looking statements, including, but not limited to: (i) the risk that projected rents may be lower than anticipated or realized later than expected; (ii) the risk that the timing, outcome and terms of the causes of action of Prospect Lease and Loan Maturity Schedule 9 Medical Holdings, Inc. (“Prospect”), which serve as collateral for debtor-in- possession and other fundings provided by MPT that remain outstanding, Total Assets and Revenues and of other recoveries in respect of the Company’s remaining Prospect investment, will not be consistent with those anticipated by the Company; by Asset Type, Operator, State and Country 10 (iii) our success in implementing our business strategy and our ability to identify, underwrite, finance, consummate and integrate acquisitions and Rent Coverage 13 investments; (iv) the risk that previously announced or contemplated property sales, loan repayments, and other capital recycling transactions Summary of Active Developments do not occur as anticipated or at all; (v) the risk that MPT is not able to attain its leverage, liquidity and cost of capital objectives within a and Capital Addition Projects 15 reasonable time period or at all; (vi) MPT’s ability to obtain or modify the terms of debt financing on attractive terms or at all, as a result of changes in interest rates and other factors, which may adversely impact our ability FINANCIAL STATEMENTS to pay down, refinance, restructure or extend our indebtedness, including extending our 2026 credit facility, as it becomes due, or pursue acquisition Consolidated Statements of Income 16 and development opportunities; (vii) the ability of our tenants, operators and borrowers to satisfy their obligations under their respective contractual arrangements with us; (viii) the ability of our tenants and Consolidated Balance Sheets 17 operators to operate profitably and generate positive cash flow, remain solvent, comply with applicable laws, rules and regulations in the Investments in Unconsolidated Real Estate operation of our properties, to deliver high-quality services, to attract and retain qualified personnel and to attract patients; (ix) the risk that we are Joint Ventures 18 unable to monetize our investments in certain tenants at full value within a reasonable time period or at all; (x) the risk that the operations of our Investments in Unconsolidated Operating Entities 19 tenants will be negatively impacted by changes to Medicaid funding introduced by the OBBBA; (xi) the risks and uncertainties of litigation or Appendix - Non-GAAP Reconciliations 20 other regulatory proceedings; (xii) the impact of any governmental actions affecting our properties. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026 2

As of June 30, 2026. COMPANY OVERVIEW edical Properties Trust, Inc. is a self-advised MPT’s financing model facilitates acquisitions and M real estate investment trust formed in 2003 recapitalizations and allows operators of hospitals to acquire and develop net-leased hospital facilities. to unlock the value of their real estate assets to From its inception in Birmingham, Alabama, the fund facility improvements, technology upgrades Company has grown to become one of the world’s and other investments in operations. largest owners of hospital real estate. 373 51 ~38,000 30 9 properties operators hospital beds U.S. states countries MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026 3

MPT Officers Edward K. Aldag, Jr. Chairman, President and Chief Executive Officer R. Steven Hamner Executive Vice President and Chief Financial Officer J. Kevin Hanna Senior Vice President, Controller and Chief Accounting Officer Rosa H. Williams Senior Vice President of Operations and Secretary Larry H. Portal Senior Vice President, Senior Advisor to the CEO Charles R. Lambert Senior Vice President of Finance and Treasurer R. Lucas Savage Vice President, Head of Global Acquisitions Board of Directors Corporate Headquarters Edward K. Aldag, Jr. G. Steven Dawson Medical Properties Trust, Inc. R. Steven Hamner Caterina A. Mozingo 10500 Liberty Parkway Emily W. Murphy Birmingham, AL 35242 Elizabeth N. Pitman D. Paul Sparks, Jr. (205) 969-3755 | (205) 969-3756 (fax) Michael G. Stewart MPT.com C. Reynolds Thompson, III MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026 4

INVESTOR RELATIONS Contact Charles Lambert, Senior Vice President of Finance and Treasurer (205) 397-8897 or clambert@mpt.com Transfer Stock Exchange Agent Listing and Trading Symbol Equiniti Trust Company, LLC New York Stock Exchange 28 Liberty Street, Floor 53 (NYSE): MPT New York, NY 10005 https://equiniti.com/us Pictured above: Norwood Hospital - Norwood, Massachusetts. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026 5

FINANCIAL INFORMATION RECONCILIATION OF NET (LOSS) INCOME TO FUNDS FROM OPERATIONS (Unaudited) (Amounts in thousands, except per share data) For the Three Months Ended For the Six Months Ended June 30, 2026 June 30, 2025 June 30, 2026 June 30, 2025 FFO INFORMATION: Net (loss) income attributable to MPT common stockholders $ ( 2,595) $ (98,357) $ 30, 232 $ ( 216,632) Participating securities' share in earnings (407) (224) (868) (341) Net (loss) income, less participating securities' share in earnings $ ( 3,002) $ (98,581) $ 29, 364 $ ( 216,973) Depreciation and amortization 86 ,021 81 ,332 17 1,903 15 8,223 Gain on sale of real estate ( 6,554) ( 5,212) ( 4,538) (13,271) Real estate impairment charges (recoveries) 1,605 (17,715) 10 ,642 47 ,968 Funds from operations $ 78, 070 $ (40,176) $ 207,371 $ (24,053) Other impairment charges, net 15 ,324 19 ,613 25 ,793 33 ,511 Litigation, bankruptcy and other costs 1, 435 2,156 3, 067 12 ,203 (A) ( 4,825) ( 9,540) ( 13,287) Share-based compensation (fair value adjustments) ( 13) Non-cash fair value adjustments 2, 235 10 8,827 ( 3,333) 13 5,436 Tax rate changes and other - 19 ( 45,155) 1,121 Debt refinancing and unutilized financing costs - 46 3 - 4,259 Normalized funds from operations $ 92, 239 $ 81, 362 $ 174,456 $ 162,464 Certain non-cash and related recovery information: (A) $ 9, 686 $ 10 ,397 $ 18 ,721 $ 18 ,535 Share-based compensation Debt costs amortization $ 7, 119 $ 6,984 $ 14 ,666 $ 12 ,990 (B) $ 279 $ - $ 627 $ - Non-cash rent and interest revenue (C) Cash recoveries of non-cash rent and interest revenue $ - $ 538 $ 210 $ 1, 064 Straight-line rent revenue from operating and finance leases $ (35,248) $ (42,638) $ (71,727) $ (85,257) PER DILUTED SHARE DATA: Net (loss) income, less participating securities' share in earnings $ (0.01) $ (0.16) $ 0. 05 $ (0.36) Depreciation and amortization 0. 15 0. 13 0. 29 0. 26 Gain loss on sale of real estate (0.01) (0.01) (0.01) (0.02) Real estate impairment charges (recoveries) - (0.03) 0. 02 0. 08 Funds from operations $ 0. 13 $ (0.07) $ 0. 35 $ (0.04) Other impairment charges, net 0. 03 0. 04 0. 04 0. 05 Litigation, bankruptcy and other costs - - 0. 01 0. 02 (A) Share-based compensation (fair value adjustments) (0.01) (0.02) (0.02) - Non-cash fair value adjustments - 0. 19 (0.01) 0. 23 Tax rate changes and other - - (0.08) - Debt refinancing and unutilized financing costs - - - 0. 01 Normalized funds from operations $ 0. 15 $ 0. 14 $ 0. 29 $ 0. 27 Certain non-cash and related recovery information: (A) $ 0. 03 Share-based compensation $ 0.02 $ 0.02 $ 0.03 $ 0. 02 Debt costs amortization $ 0.01 $ 0.01 $ 0.02 (B) Non-cash rent and interest revenue $ - $ - $ - $ - (C) $ - Cash recoveries of non-cash rent and interest revenue $ - $ - $ - Straight-line rent revenue from operating and finance leases $ ( 0.06) $ ( 0.07) $ ( 0.12) $ ( 0.14) Notes: Investors and analysts following the real estate industry utilize funds from operations ( FFO ) as a supplemental performance measure. FFO, reflecting the assumption that real estate asset values rise or fall with market conditions, principally adjusts for the effects of GAAP depreciation and amortization of real estate assets, which assumes that the value of real estate diminishes predictably over time. We compute FFO in accordance with the definition provided by the National Association of Real Estate Investment Trusts, or Nareit, which represents net income (loss) (computed in accordance with GAAP), excluding gains (losses) on sales of real estate and impairment charges on real estate assets, plus real estate depreciation and amortization, including amortization related to in-place lease intangibles, and after adjustments for unconsolidated partnerships and joint ventures. In addition to presenting FFO in accordance with the Nareit definition, we disclose normalized FFO, which adjusts FFO for items that relate to unanticipated or non-core events or activities or accounting changes that, if not noted, would make comparison to prior period results and market expectations less meaningful to investors and analysts. We believe that the use of FFO, combined with the required GAAP presentations, improves the understanding of our operating results among investors and the use of normalized FFO makes comparisons of our operating results with prior periods and other companies more meaningful. While FFO and normalized FFO are relevant and widely used supplemental measures of operating and financial performance of REITs, they should not be viewed as a substitute measure of our operating performance since the measures do not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs (if any not paid by our tenants) to maintain the operating performance of our properties, which can be significant economic costs that could materially impact our results of operations. FFO and normalized FFO should not be considered an alternative to net income (loss) (computed in accordance with GAAP) as indicators of our results of operations or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of our liquidity. Certain line items above (such as depreciation and amortization) include our share of such income/expense from unconsolidated joint ventures. These amounts are included with all activity of our equity interests in the Earnings from equity interests line on the consolidated statements of income. (A)Totalshare-basedcompensationexpenseis$4.9millionand$0.9millionfor thethreemonthsendedJune30,2026and2025,respectively,and$5.4million and$18.5millionforthesixmonthsendedJune30,2026and 2025, respectively, (including certain awards that are to be settled in cash). Cash-settled awards are typically recorded in accordance with GAAP at fair value and remeasured at each balance sheet date until settlement. The resulting fluctuations, which are primarily driven by changes in our stock price rather than operational performance, can introduce significant volatility in our earnings. To enhance comparability and provide a more stable view of performance over time, NFFO reflects additional expense of $4.8 million and $9.5 million in the threemonths ended June30, 2026 and 2025, respectively, and $13.3 million and less than $0.1 million in the six months ended June 30, 2026 and 2025, respectively, to arrive at total share-based compensation expense using grant date fair value for all awards (including cash-settled awards) of $9.7 million and $10.4 million for thethreemonthsendedJune30,2026and2025,respectively,and$18.7million and$18.5million forthesixmonthsendedJune30,2026and2025,respectively. (B) Includes revenue accrued during the period but not received in cash, such as deferred rent, payment-in-kind ( PIK ) interest or other accruals. (C) Includes cash received to satisfy previously accrued non-cash revenue, such as the cash receipt of previously deferred rent or PIK interest. 6 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

FINANCIAL INFORMATION (As of June 30, 2026) ($ amounts in thousands) (A) DEBT SUMMARY Debt Instrument Rate Type Rate Balance (B)(C) Variable 5.184% $ 718,544 2026 Secured Credit Facility Revolver 2027 Secured Term Loan Variable 5.994% 200,000 (C) 0.993% Notes Due 2026 (€500M) Fixed 0.993% 571,100 5.000% Notes Due 2027 Fixed 5.000% 1, 400,000 (C) 3.692% Notes Due 2028 (£600M) Fixed 3.692% 795,720 4.625% Notes Due 2029 Fixed 4.625% 900,000 (C) Fixed 3.375% 464,170 3.375% Notes Due 2030 (£350M) 3.500% Notes Due 2031 Fixed 3.500% 1, 300,000 (C) Fixed 7.000% 1, 142,200 7.000% Secured Notes Due 2032 (€1B) 8.500% Secured Notes Due 2032 Fixed 8.500% 1, 500,000 (C) Fixed 6.877% 837,335 2034 Secured GBP Term Loan (£631M) $ 9,829,069 Debt issuance costs and discount (124,073) Weighted average rate 5.369% $ 9,704,996 Variable 9% Fixed 91% (A) Schedule is as of June 30, 2026, and does not contemplate the effect of the debt refinancing transaction announced in the press release dated August 10, 2026. (B) We extended the maturity of our revolver to December 30, 2026. It can be extended for an additional six months at that time, subject to the satisfaction of certain other conditions. $200 million was repaid on July 1, 2026. (C) Non-USD denominated debt converted to U.S. dollars at June 30, 2026. 7 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

FINANCIAL INFORMATION (As of June 30, 2026) ($ amounts in thousands) (A) DEBT MATURITIES Year Senior Notes Term Loans/Revolver Total Debt % of Total (B) 2026 $ 571,100 $ 718,544 $ 1,289,644 13.1% 2027 1 ,400,000 2 00,000 1 ,600,000 16.3% 2028 795,720 - 795,720 8.1% 2029 900,000 - 900,000 9.2% 2030 464,170 - 464,170 4.7% 2031 1 ,300,000 - 1 ,300,000 13.2% 2032 2 ,642,200 - 2 ,642,200 26.9% 2033 - - - - 2034 - 8 37,335 837,335 8.5% Totals $ 8,073,190 $ 1, 755,879 $ 9,829,069 100.0% DEBT BY LOCAL CURRENCY Senior Notes Term Loans/Revolver Total Debt % of Total United States dollars $ 5 ,100,000 $ 740,000 $ 5,840,000 59.4% British pound sterling 1 ,259,890 8 37,335 2 ,097,225 21.3% Euros 1 ,713,300 1 14,220 1 ,827,520 18.6% Swiss francs - 64,324 6 4,324 0.7% Totals $ 8,073,190 $ 1, 755,879 $ 9,829,069 100.0% (C) DEBT METRICS For the Three Months Ended June 30, 2026 Adjusted Net Debt to Annualized EBITDAre Ratios: Adjusted Net Debt $ 8,749,474 Adjusted Annualized EBITDAre $ 9 81,260 Adjusted Net Debt to Adjusted Annualized EBITDAre Ratio 8.9x Adjusted Net Debt $ 8,749,474 Transaction Adjusted Annualized EBITDAre $ 9 75,456 Adjusted Net Debt to Transaction Adjusted Annualized EBITDAre Ratio 9.0x Leverage Ratio: Unsecured Debt $ 5,430,990 Secured Debt 4,398,079 Total Debt $ 9,829,069 (D) Total Gross Assets $ 1 6,502,209 Financial Leverage 59.6% Interest Coverage Ratio: Interest Expense $ 1 35,262 Capitalized Interest 1,343 Debt Costs Amortization (6,565) Total Interest $ 1 30,040 Adjusted EBITDAre $ 2 45,315 Adjusted Interest Coverage Ratio 1.9x (A) Schedule is as of June 30, 2026, and does not contemplate the effect of the debt refinancing transaction announced in the press release dated August 10, 2026. (B) We extended the maturity of our revolver to December 30, 2026. It can be extended for an additional six months at that time, subject to the satisfaction of certain other conditions. $200 million was repaid on July 1, 2026. (C) Not intended to reflect covenants per debt agreements. (D) Total Gross Assets equals total assets plus real estate accumulated depreciation and amortization, including approximately $7 million of corporate real estate accumulated depreciation included in other assets on our consolidated balance sheets. See appendix for reconciliation of Non-GAAP financial measures. 8 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

PORTFOLIO INFORMATION (A) LEASE AND LOAN MATURITY SCHEDULE (As of June 30, 2026) ($ amounts in thousands) Percentage of Total (B) (C) (D) Years of Maturities Total Properties Base Rent/Interest Base Rent/Interest 2026 1 $ 234 0.0% 1 3,782 2027 0.3% 2028 5 8,046 0.7% 4 16,439 2029 1.5% 2030 10 7,301 0.7% 4 4,896 2031 0.4% 21 62,279 2032 5.6% 5 6,201 2033 0.6% 4 21,343 2034 1.9% 2035 7 28,115 2.5% 300 961,940 Thereafter 85.8% 362 # $ 1,120,576 100.0% Percentage of total base rent/interest 100% 85.8% 90% 80% 70% 60% 50% 40% 30% 20% 5.6% 10% 2.5% 1.5% 1.9% 0.3% 0.7% 0.7% 0.4% 0.6% 0.0% 0% (A) Schedule includes leases and mortgage loans and related terms as of June 30, 2026. (B) Lease/Loan expiration is based on the fixed term of the lease/loan and does not factor in potential renewal or other options provided for in our agreements. (C) Reflects all properties, including those that are part of joint ventures, except vacant properties (less than 1% of total assets), facilities that are under development, and transitioning properties. (D) Represents base rent/interest income contractually owed per the lease/loan agreements on an annualized basis as of period end (including foreign currency exchange rates) but does not include tenant recoveries, additional rents and other lease-related adjustments to revenue (i.e., straight-line rents and deferred revenues), or any reserves or write-offs. 9 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

PORTFOLIO INFORMATION TOTAL ASSETS AND REVENUES BY ASSET TYPE (June 30, 2026) ($ amounts in thousands) Total Percentage of Q2 2026 Percentage of Asset Types Properties (A) Total Assets Revenues Q2 2026 Revenues Assets General Acute Care Hospitals 160 $ 8,745,376 59.3% $ 162, 523 62.7% Behavioral Health Facilities 68 2, 393,777 16.2% 55, 090 21.2% Post Acute Care Facilities 128 1, 651,316 11.2% 39, 359 15.2% Freestanding ER/Urgent Care Facilities 17 95, 733 0.7% 2,311 0.9% Other - 1, 861,538 12.6% - - Total 373 $ 14,747,740 100.0% $ 259, 283 100.0% TOTAL ASSETS BY ASSET TYPE TOTAL REVENUES BY ASSET TYPE 13% 1% 1% General Acute Care Hospitals 15% 11% Behavioral Health Facilities 59% 21% Post Acute Care Facilities 16% 63% Freestanding ER/Urgent Care Facilities Other DOMESTIC REVENUES BY ASSET TYPE DOMESTIC ASSETS BY ASSET TYPE 13% 2% 1% General Acute Care Hospitals 21% Behavioral Health Facilities 13% 61% Post Acute Care Facilities 15% 62% 12% Freestanding ER/Urgent Care Facilities Other Note: Investments in operating entities are allocated pro rata based on the gross book value of the real estate. Such pro rata allocations are subject to change from period to period. (A) Reflects total assets on our consolidated balance sheets. 10 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

PORTFOLIO INFORMATION TOTAL ASSETS - LARGEST INDIVIDUAL FACILITY (June 30, 2026) COMPREHENSIVE PROPERTY-LEVEL UNDERWRITING FRAMEWORK MPT invests in real estate, not the consolidated financial performance of its Largest Individual tenants. Each facility is underwritten for characteristics that make the Facility as a Percentage Operators (A) infrastructure attractive to any experienced, competent operator - not just of Total Assets the current tenant. If we have underwritten these correctly, then coupled with our absolute net master lease structure, our real estate will be 1.3% Circle Health attractive to a replacement operator, should we find it necessary to 0.9% Priory Group transition. Such underwriting characteristics include: 1.8% Healthcare Systems of America 1.8% Swiss Medical Network Physical Quality Financial 0.5% Lifepoint Behavioral Health 1.5% 46 operators Largest Individual Facility Investment is Less Than 2% of MPT Investment Portfolio Demographics Competition and Market TOTAL ASSETS AND REVENUES BY OPERATOR (June 30, 2026) ($ amounts in thousands) Total Percentage of Q2 2026 Percentage of Operators Properties (A) Assets Total Assets Revenues Q2 2026 Revenues Circle Health 36 $ 2, 060,659 14.0% $ 54, 699 21.1% Priory Group 37 1,269,486 8.6% 27,369 10.6% Healthcare Systems of America 8 1,258,884 8.5% 23,271 9.0% Swiss Medical Network 19 860, 136 5.8% 852 0.3% Lifepoint Behavioral Health 19 797, 333 5.4% 20,886 8.1% Lifepoint Health 11 759, 428 5.1% 18,369 7.1% MEDIAN 82 673, 556 4.6% 9, 251 3.6% Ernest Health 28 615, 530 4.2% 19,840 7.7% NOR Healthcare Systems 6 526, 024 3.6% 1, 014 0.4% Ramsay Health Care 8 394, 385 2.7% 6, 836 2.6% 41 operators 119 3,670,781 24.9% 76,896 29.5% Other - 1,861,538 12.6% - - Total 373 $ 14,747,740 100.0% $ 259, 283 100.0% (A) Reflects total assets on our consolidated balance sheets. 11 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

PORTFOLIO INFORMATION TOTAL ASSETS AND REVENUES BY U.S. STATE AND COUNTRY (June 30, 2026) ($ amounts in thousands) Total Percentage of Q2 2026 Percentage of U.S. States and Other Countries Properties (A) Total Assets Revenues Q2 2026 Revenues Assets Texas 40 $ 1,379,139 9.4% $ 28,394 11.0% California 17 1, 025,370 7.0% 17, 817 6.9% Florida 6 903,251 6.1% 15, 038 5.8% Arizona 8 325,519 2.2% 9,439 3.6% Ohio 9 303,695 2.1% 6,419 2.5% 25 Other States 69 2, 467,712 16.7% 65, 739 25.3% Other - 962,378 - 6.5% - United States 149 $ 7, 367,064 50.0% $ 142, 846 55.1% United Kingdom 92 $ 4,069,802 27.6% $ 95,943 37.0% Switzerland 19 860,136 5.8% 852 0.3% Germany 86 745,882 5.1% 11, 478 4.4% 3,273 Spain 9 309,269 2.1% 1.3% Other Countries 18 496,427 3.3% 4,891 1.9% - - - Other 899,160 6.1% International 224 $ 7, 380,676 50.0% $ 116, 437 44.9% Total 373 $ 14,747,740 100.0% $ 259, 283 100.0% Note: Investments in operating entities are allocated pro rata based on the gross book value of the real estate. Such pro rata allocations are subject to change from period to period. (A) Reflects total assets on our consolidated balance sheets. TOTAL ASSETS BY COUNTRY TOTAL REVENUES BY COUNTRY 2% 6% 1% 3% 1% 2% United States 4% 5% United Kingdom 6% Switzerland 50% 37% Germany 55% Spain 28% Other Countries Other ASSETS BY U.S. STATE REVENUES BY U.S. STATE Texas 6% 10% California 11% Florida 25% Arizona 7% 17% 7% Ohio 25 Other States 6% 6% Other 2% 2% 4% 2% 12 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

PORTFOLIO INFORMATION (A)(B) TOTAL PORTFOLIO TTM EBITDARM RENT COVERAGE YoY and SEQUENTIAL QUARTER COMPARISONS BY PROPERTY TYPE EBITDARM Rent Coverage 3.50x 3.0x 2.9x 3.00x 2.8x 2.6x 2.5x 2.50x 2.4x 2.4x 2.4x 2.1x 2.00x 1.9x 1.6x 1.4x 1.50x 1.00x 0.50x 0.00x (C) General Acute Care Hospitals Post Acute Care Facilities Behavioral Health Total Portfolio Facilities Q1 2025 TTM Q4 2025 TTM Q1 2026 TTM (D) % of Total Assets 59.3% 11.2% 16.2% 86.7% Notes: All data presented is on a trailing twelve month ( TTM ) basis. For properties acquired in the preceding twelve months, data is for the period between MPT acquisition and March 31, 2026. (A) EBITDARM is facility-level earnings before interest, taxes, depreciation, amortization, rent and management fees. EBITDARM includes normal GAAP expensed maintenance and repair costs. EBITDARM does not give effect for capitalized expenditures that extend the life or improve the facility and equipment to increase revenues at the facility. The majority of these types of capital expenditures are financed and do not have an immediate cash impact. MPT's rent has priority and is not subordinate to capitalized expenses. In addition, EBITDARM does not represent property net income or cash flows from operations and should not be considered an alternative to those indicators. EBITDARM figures utilized in calculating coverages presented are based on financial information provided by MPT's tenants. Where MPT owns assets through unconsolidated joint ventures, MPT's proportionate share of EBITDARM and Rent is included. MPT has not independently verified this information, but has no reason to believe this information is inaccurate in any material respect. TTM Coverages are calculated based on actual, unadjusted EBITDARM results as presented in tenant financial reporting and cash rent paid to MPT, except as noted below. (B) General Acute Care coverages, Behavioral Health coverages and Total Portfolio coverages do not include operators whose data is not required, available, or re-tenanted during 2024-2025. (C) Post Acute Care Facilities property type includes both Inpatient Rehabilitation Hospitals and Long Term Acute Care Hospitals. (D) Reflects percentage of total assets on June 30, 2026 consolidated balance sheet. 13 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

PORTFOLIO INFORMATION TOTAL PORTFOLIO TTM EBITDARM RENT COVERAGE EBITDARM RENT COVERAGE: OPERATORS WITH PROPERTY-LEVEL REPORTING Net Investment (B) TTM EBITDARM Rent Coverage Tenant Primary Property Type (A) (in thousands) 1.4x Priory Group $ 1,224,170 Behavioral MEDIAN 673, 556 Post Acute 2.3x Ernest Health 615, 530 Post Acute 2.5x Swiss Medical Network 593, 592 General Acute 2.0x 2.1x Aspris Children’s Services 241, 808 Behavioral 5.6x Surgery Partners 214, 471 General Acute 193, 421 General Acute 3.0x Pipeline Health System Prime Healthcare 154, 757 General Acute 2.2x Vibra Healthcare 150, 993 Post Acute 2.8x 2.1x IMED Hospitales 129, 058 General Acute 2.7x Other Reporting Tenants 620, 500 Various Total $ 4,811,856 2.5x Net Investment TTM EBITDARM Rent Coverage Tenant Primary Property Type (A) (in thousands) 2.6x International Operator 1 $ 2,015,231 General Acute Domestic Operator 1 448, 417 General Acute 1.7x Domestic Operator 2 157, 436 General Acute 2.1x Domestic Operator 3 797, 333 Behavioral 1.3x 9.4x Domestic Operator 4 78,197 General Acute 2.4x Total $ 3,496,614 PROPERTY-LEVEL REPORTING NOT REQUIRED AND/OR NOT AVAILABLE Net Investment Tenant Primary Property Type Comments (A) (in thousands) U.S. hospital operator with eight community hospitals across Healthcare Systems of America $ 1,107,736 General Acute three states U.S. hospital operator with four general acute and two NOR Healthcare Systems 502, 679 General Acute behavioral health hospitals in California One of the largest healthcare operators in the world; Parent Ramsay Health Care 394, 385 General Acute guaranty; Investment grade-rated Pihlajalinna 211, 649 General Acute One of Finland's leading providers of social and health services One of the largest nonprofit healthcare operators in the U.S.; 170, 952 CommonSpirit Health General Acute Investment grade-rated One of Arizona’s largest nonprofit healthcare systems; HonorHealth 130, 025 General Acute Investment grade-rated U.S. hospital operator with eleven community hospitals across Quorum Health 117, 922 General Acute nine states U.S. hospital operator with investment grade-rating and largest Saint Luke's - Kansas City 116, 960 General Acute nonprofit healthcare organization in Missouri 85,014 Single-payor government entity in UK NHS General Acute U.S. hospital operator with five medical centers across four Insight Health 48,568 General Acute states U.S. hospital operator with nine behavioral health hospitals; NeuroPsychiatric Hospitals 25,422 Behavioral Parent guaranty 23,744 General Acute Publicly-traded U.S. hospital operator Community Health Systems U.S. hospital operator focused on turnaround opportunities Tenor Health 20,111 General Acute AHRK Holdings 7, 537 General Acute U.S. hospital operator with two community hospitals in Texas Total $ 2,962,704 Above data represents approximately 90% of MPT Total Real Estate Investment Notes: All data presented is on a trailing twelve month ( TTM ) basis. For properties acquired in the preceding twelve months, data is for the period between MPT acquisition and March 31, 2026. (A) Investment figures exclude equity investments in operating companies, non-real estate loans, freestanding ER/urgent care facilities, and facilities under development. (B) General Acute Care coverages, Behavioral Health coverages and Total Portfolio coverages do not include operators whose data is not required, available, or re-tenanted during 2024-2025. 14 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

PORTFOLIO INFORMATION (A) SUMMARY OF ACTIVE DEVELOPMENTS AND CAPITAL ADDITION PROJECTS AS OF June 30, 2026 (Amounts in thousands) Costs Incurred as of Estimated Construction Operator Location Commitment Cost Remaining June 30, 2026 Completion Date IMED Spain $ 44 ,791 $ 44,612 $ 179 3Q26 IMED Spain 65,310 55,674 9,636 4Q26 NOR Healthcare Systems California 24,333 1,411 22,922 4Q27 Healthcare Systems of America Florida 43,500 7,171 36,329 1Q28 19,000 Healthcare Systems of America Louisiana 740 18,260 2Q28 $ 196, 934 $ 109,608 $ 87,326 (A) In addition to the above projects, the costs of which will be included in lease bases upon which the lessees will pay rent, we are constructing two hospitals for which there is no presently-identified lessee; these projects were both originally planned to be operated by a former tenant. We have completed construction to the stage where the building is “weathered in” and environmentally secure so as to physically protect our investment while we actively market the hospitals for sale or lease. As of June 30, 2026, we estimate that the cost of additional construction that we believe will be more efficient if completed in the near term (such as electing to accelerate completion of a parking structure and elevators at Norwood), approximates between $5 million and $10 million. If we agree to lease terms for any prospective tenant, we expect such terms will include construction specifications of such prospective lessee, and we may elect to fund such completion for addition to the final lease base upon which we would be paid rent. Alternatively, we may elect to sell one or both of the facilities, in which case we would not expect to incur material additional costs. 15 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

FINANCIAL STATEMENTS CONSOLIDATED STATEMENTS OF INCOME (Unaudited) (Amounts in thousands, except per share data) For the Three Months Ended For the Six Months Ended June 30, 2026 June 30, 2025 June 30, 2026 June 30, 2025 REVENUES Rent billed $ 203,400 $ 177,860 $ 400,920 $ 343,050 Straight-line rent 33, 308 39, 665 67, 504 79, 792 Income from financing leases 10, 081 9,923 20, 145 19, 828 Interest and other income 12, 494 12, 911 22, 779 21, 488 Total revenues 259,283 240,359 511,348 464,158 EXPENSES Interest 135,262 129,709 268,592 245,510 Real estate depreciation and amortization 69, 453 66, 717 139,170 131,289 (A) 11, 202 10, 863 21, 142 17, 898 Property-related General and administrative 34, 771 26, 197 66, 976 68, 108 Total expenses 250,688 233,486 495,880 462,805 OTHER (EXPENSE) INCOME Gain on sale of real estate 6,462 5,212 5,672 13, 271 Real estate and other impairment charges, net (16,768) ( 1,421) (35,800) (77,523) Earnings from equity interests 11, 408 25, 324 27, 147 39, 310 Debt refinancing and unutilized financing benefit (costs) - 181 - ( 3,615) Other (including fair value adjustments on securities) ( 1,908) (124,434) ( 4,413) (169,640) Total other expense (806) (95,138) ( 7,394) ( 198,197) Income (loss) before income tax 7,789 (88,265) 8,074 (196,844) Income tax (expense) benefit (10,077) ( 9,803) 22, 745 (19,240) Net (loss) income ( 2,288) (98,068) 30, 819 (216,084) Net income attributable to non-controlling interests (307) (289) (587) (548) Net (loss) income attributable to MPT common stockholders $ (2,595) $ (98,357) $ 30,232 $ ( 216,632) EARNINGS PER COMMON SHARE - BASIC AND DILUTED Net (loss) income attributable to MPT common stockholders $ ( 0.01) $ ( 0.16) $ 0.05 $ ( 0.36) WEIGHTED AVERAGE SHARES OUTSTANDING - BASIC 597,961 600,814 597,838 600,733 WEIGHTED AVERAGE SHARES OUTSTANDING - DILUTED 597,961 600,814 597,838 600,733 $ - DIVIDENDS DECLARED PER COMMON SHARE $ 0.09 $ 0.08 $ 0.18 $ 0.16 (A) Includes $4.4 million and $5.1 million of ground lease and other expenses (such as property taxes and insurance) paid directly by us and reimbursed by our tenants for the three months ended June 30, 2026 and 2025, respectively, and $6.3 million and $7.1 million for the six months ended June 30, 2026 and 2025, respectively. 16 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

FINANCIAL STATEMENTS CONSOLIDATED BALANCE SHEETS (Amounts in thousands, except per share data) June 30, 2026 December 31, 2025 (A) (Unaudited) ASSETS Real estate assets Land, buildings and improvements, intangible lease assets, and other $ 12,147,484 $ 12,205,687 Investment in financing leases 382,986 421,684 Mortgage loans 131,157 123,651 Gross investment in real estate assets 1 2,661,627 1 2,751,022 Accumulated depreciation and amortization ( 1,747,295) ( 1,663,056) Net investment in real estate assets 1 0,914,332 1 1,087,966 Cash and cash equivalents 396,558 540,859 Interest and rent receivables 1 8,391 1 9,210 Straight-line rent receivables 927,465 881,452 Investments in unconsolidated real estate joint ventures 1,371,657 1,399,777 Investments in unconsolidated operating entities 313,703 322,179 Other loans 286,510 186,292 Other assets 519,124 564,040 Total Assets $ 14,747,740 $ 15,001,775 LIABILITIES AND EQUITY Liabilities Debt, net $ 9 ,704,996 $ 9 ,697,835 Accounts payable and accrued expenses 430,084 549,105 Deferred revenue 1 7,052 1 9,289 Obligations to tenants and other lease liabilities 9 5,705 128,297 Total Liabilities 10,247,837 10,394,526 Equity Preferred stock, $0.001 par value. Authorized 10,000 shares; no shares outstanding - - Common stock, $0.001 par value. Authorized 750,000 shares; issued and outstanding — 596,786 shares at June 30, 2026 and 597,008 shares at December 31, 2025 597 597 Additional paid-in capital 8,577,506 8,573,396 Retained deficit ( 4,214,216) ( 4,136,011) Accumulated other comprehensive income 134,962 168,213 Total Medical Properties Trust, Inc. stockholders' equity 4,498,849 4,606,195 Non-controlling interests 1,054 1,054 Total Equity 4,499,903 4,607,249 Total Liabilities and Equity $ 14,747,740 $ 15,001,775 (A) Financials have been derived from the prior year audited financial statements. 17 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

FINANCIAL STATEMENTS INVESTMENTS IN UNCONSOLIDATED REAL ESTATE JOINT VENTURES (As of and for the three months ended June 30, 2026) (Unaudited) ($ amounts in thousands) Swiss Medical Policlinico di HM MPT Pro Rata (B) (D) MEDIAN CommonSpirit Total (C) (E) (F) Network Monza Hospitales Share Gross real estate $ 2,038,066 $ 1,856,537 $ 1,479,521 $ 191,453 $ 386,713 $ 5,952,290 $ 2,961,947 Cash 24,014 1, 016 4, 304 20,788 2, 303 52,425 25,228 Accumulated depreciation and amortization (371,619) (255,690) - ( 45,442) ( 54,893) (727,644) (412,624) Other assets 122, 824 83,118 8, 537 5, 249 11,390 231,118 129,616 Total Assets $ 1,813,285 $ 1,684,981 $ 1,492,362 $ 172,048 $ 345,513 $ 5,508,189 $ 2,704,167 Debt (third party) $ 1,135,228 $ 770,964 $ 688,313 $ 770,000 $ 14, 278 $ 148,448 $ 2,392,003 Other liabilities 114, 519 130, 592 39,920 100 85,220 370,351 197,282 (A) Equity and shareholder loans 927, 802 866, 076 682, 442 157, 670 111, 845 2,745,835 1,371,657 Total Liabilities and Equity $ 1,813,285 $ 1,684,981 $ 1,492,362 $ 172,048 $ 345,513 $ 5,508,189 $ 2,704,167 MPT share of real estate joint venture 50% 70% 25% 50% 45% Total $ 463,901 $ 607,639 $ 170,952 $ 78,835 $ 50,330 $ 1,371,657 Swiss Medical Policlinico di HM MPT Pro Rata (B) (D) MEDIAN CommonSpirit Total (C) (E) (F) Network Monza Hospitales Share Total revenues $ 37, 070 $ 23, 350 $ 25, 611 $ 4,881 $ 4,242 $ 95, 154 $ 45, 682 Other expenses (income): Property-related $ 1,125 $ 1,475 $ 49 $ 918 $ 13 $ 3,580 $ 2,074 Interest 37,871 20,870 3, 548 12,857 - 596 16,413 Real estate depreciation and amortization 12,219 10,616 - 1, 124 2, 215 26,174 15,117 General and administrative 815 409 - (82) 17 1, 159 661 Fair value adjustments - - (6,569) - - (6,569) (1,646) Gain on sale of real estate - - ( 364) - - ( 364) (92) Income and other taxes 1, 542 1, 116 - - 357 3, 015 1,715 Non-controlling interest expense 34 - - 34 - - 9 Total other expenses (income) $ 36, 571 $ 17, 164 $ 6,007 $ 1,960 $ 3,198 $ 64, 900 $ 34, 251 Net income $ 499 $ 6, 186 $ 19,604 $ 2, 921 $ 1, 044 $ 30,254 $ 11, 431 MPT share of real estate joint venture 50% 70% 25% 50% 45% (G) Earnings from equity interests $ 250 $ 4,340 $ 4,911 $ 1,460 $ 470 $ 11,431 (A) Includes a €309 million loan from both shareholders. (B) MPT managed joint venture of 71-owned German facilities that are fully leased. (C) Represents ownership in Infracore, which owns and leases 18 Switzerland facilities. We also have one Infracore facility currently under development. On July 9, 2026, Infracore completed an initial public offering on the SIX Swiss Exchange. As part of this, we sold approximately 0.7 million shares reducing our investment in Infracore to 48.5%. (D) Represents ownership in five Utah facilities that are fully leased. The joint venture elected to apply specialized accounting and reporting for investment companies under Topic 946, which measures the underlying investments at fair value. For this quarter, our share of the joint venture's favorable fair value adjustment was $1.6 million, primarily related to their interest rate swap. (E) Represents ownership in eight Italian facilities that are fully leased. (F) Represents ownership in two Spanish facilities that are fully leased. (G) Excludes $23,000 of amortization of equity investment costs. 18 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

FINANCIAL STATEMENTS INVESTMENTS IN UNCONSOLIDATED OPERATING ENTITIES (Amounts in thousands) OPERATING ENTITY INVESTMENT FRAMEWORK MPT's hospital expertise and comprehensive underwriting process allows for opportunistic investments in hospital operations. • Passive investments typically needed in order to acquire the larger real estate • Certain of these investments entitle us to customary minority rights and transactions. protections. • Cash payments go to previous owner and not to the tenant, with limited • Typically, no additional operating loss exposure beyond our investment. exceptions. • Proven track record of successful investments, including Ernest Health, Capella • Operators are vetted as part of our overall underwriting process. Healthcare and Springstone. • Potential for outsized returns and organic growth. Investment Ownership Operator as of Structure Interest June 30, 2026 Includes our passive equity ownership interest, along with a CHF 37 million loan as part of a syndicated Swiss Medical Network $ 193, 666 8.9% loan facility. Includes our passive equity ownership interest in Aevis, a public healthcare investment company. Our Aevis 58, 831 4.6% original investment of CHF 47 million is marked-to-market quarterly. In order to close the 2021 acquisition of 35 facilities, we made an investment in Priory, proceeds of which 45, 316 9.2% Priory Group were paid to the former owner. Includes our passive equity ownership interest in Aspris, a spin-off of Priory's education and children's 15, 890 9.2% Aspris services line of business. Total $ 313,703 INVESTMENTS IN UNCONSOLIDATED OPERATING ENTITIES AS A PERCENTAGE OF TOTAL ASSETS 7% 2% 93% Unconsolidated Operating Entities All Other Assets 98% 19 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

APPENDIX - NON-GAAP RECONCILIATIONS ADJUSTED NET DEBT/ANNUALIZED EBITDAre (Unaudited) (Amounts in thousands) For the Three Months Ended June 30, 2026 ADJUSTED EBITDAre RECONCILIATION Net loss $ (2,288) Add back: Interest 1 35,262 Income tax 10,077 Depreciation and amortization 73,625 Gain on sale of real estate (6,554) Real estate impairment charges 1,605 Adjustment to reflect MPT's share of unlevered EBITDAre (A) from unconsolidated real estate joint ventures 9,733 2Q 2026 EBITDAre $ 2 21,460 Share-based compensation 4,861 Other impairment charges, net 15,324 Litigation, bankruptcy and other costs 1,435 Non-cash fair value adjustments 2,235 Annualized 2Q 2026 Adjusted EBITDAre $ 2 45,315 $ 981,260 (B) Adjustments for mid-quarter investment activity (1,451) 2Q 2026 Transaction Adjusted EBITDAre $ 2 43,864 $ 975,456 ADJUSTED NET DEBT RECONCILIATION Total debt at June 30, 2026 $ 9,704,996 Less: Cash at June 30, 2026 (396,558) Less: Cash funded for development and capital (C) (558,964) addition projects at June 30, 2026 Adjusted Net Debt $ 8,749,474 Investors and analysts following the real estate industry utilize net debt (debt less cash) to EBITDAre as a measurement of leverage that shows how many years it would take for us to pay back our debt, assuming net debt and EBITDAre are held constant. In our calculation, we start with EBITDAre, as defined by Nareit, which is net income before interest expense, income tax expense, depreciation and amortization, losses/gains on disposition of depreciated property, impairment losses, and adjustments to reflect our share of EBITDAre from unconsolidated real estate joint ventures. We then adjust EBITDAre for non-cash share-based compensation, non-cash fair value adjustments and other items that would make comparison of our operating results with prior periods and other companies more meaningful, to derive Adjusted EBITDAre. We adjust net debt for cash funded for building improvements in progress and construction in progress for which we are not yet receiving rent (but will generate a return once completed) to derive Adjusted Net Debt. We adjust Adjusted EBITDAre for the effects from investments and capital transactions that were completed during the period, assuming such transactions were consummated/fully funded as of the beginning of the period to derive Transaction Adjusted EBITDAre. Although non-GAAP measures, we believe Adjusted Net Debt, Adjusted EBITDAre, and Transaction Adjusted EBITDAre are useful to investors and analysts as they allow for a more current view of our credit quality and allow for the comparison of our credit strength between periods and to other real estate companies without the effect of items that by their nature are not comparable from period to period. (A) Includes only the unlevered portion of our share of EBITDAre from unconsolidated real estate joint ventures, as we have excluded any net debt from our unconsolidated real estate joint ventures in the Adjusted Net Debt line. We believe this adjustment is needed to appropriately reflect the relationship between EBITDAre and net debt. (B) Reflects a full quarter impact from our mid-quarter investments, disposals, and loan payoffs. (C) Excluded development and capital improvement projects that are in process and not yet generating a cash return. 20 MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026

10500 Liberty Parkway Birmingham, AL 35242 (205) 969-3755 NYSE: MPT MPT.com Charles Lambert Senior Vice President of Finance and Treasurer (205) 397-8897 or clambert@mpt.com MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2026 6

Exhibit 99.4 PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E TEXT C TEXT CO OL LO ORS RS O ON NY YX X B BLACK LACK WH WHITE ITE # #3 36 63 38 83 3B B # #FF FFFF FFFF FF INFORMATION PACKET AUGUST 2026

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S FORWARD LOOKING STATEMENTS; NON-GAAP FINANCIAL H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S MEASURES AND RELATED INFORMATION 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, This presentation includes forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 Exchange Act of 1934, as amended. Forward-looking statements can generally be identified by the use of forward-looking words such as “may”, “will”, “would”, “could”, # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F “expect”, “intend”, “plan”, “estimate”, “target”, “anticipate”, “believe”, “objectives”, “outlook”, “guidance” or oth ar erw s ords imil, and include statements regarding our 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d strategies, objectives, prospects, industry, asset sales, tenant conditions, and anticipated rent. Forward-looking statements involve known and unknown risks and uncertainties that may cause our actual results or future events to differ materially from those expressed in or underlying such forward-looking statements, including, B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S but not limited to: (i) the risk that projected rents may be lower than anticipated or realized later than expected; (ii) the risk that the timing, outcome and terms of the 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M bankruptcy restructuring of Prospect will not be consistent with those anticipated by Medical Properties Trust, Inc. (together with its consolidated subsidiaries, we , us , our , MPT , or Company ); (iii) our success in implementing our business strategy and our ability to identify, underwrite, finance, consummate and integrate acquisitions and investments; (iv) the risk that previously announced or contemplated property sales, loan repayments, and other capital recycling transactions do not # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E occur as anticipated or at all; (v) the risk that MPT is not able to attain its leverage, liquidity and cost of capital objectives within a reasonable time period or at all; (vi) MPT’s ability to obtain or modify the terms of debt financing on attractive terms or at all, as a result of chan st rat ges e sin and inte oth re er factors, which may adversely impact our ability to pay down, refinance, restructure or extend our indebtedness, including extending our 2026 credit facility, as it becomes due, or pursue acquisition TEXT C TEXT CO OL LO ORS RS and development opportunities; (vii) the ability of our tenants, operators and borrowers to satisfy their obligations under their respective contractual arrangements with us; (viii) the ability of our tenants and operators to operate profitably and generate positive cash flow, remain solvent, comply with applicable laws, rules and regulations O ON NY YX X B BLACK LACK WH WHITE ITE in the operation of our properties, to deliver high-quality services, to attract and retain qualified personnel and to attract patients; (ix) the risk that we are unable to monetize our investments in certain tenants at full value within a reasonable time period or at all; (x) the risk that the operations of our tenants will be negatively # #3 36 63 38 83 3B B # #FF FFFF FFFF FF impacted by changes to Medicaid funding introduced by the OBBBA; and (xi) the risks and uncertainties of litigation or other regulatory proceedings. The risks described above are not exhaustive and additional factors could adversely affect our business and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in our most recent Annual Report on Form 10 -K and our Quarterly Reports on Form 10-Q, and as may be updated in our other filings with the SEC. Forward-looking statements are inherently uncertain and actual performance or outcomes may vary materially from any forward-looking statements and the assumptions on which those statements are based. Readers are cautioned not to place undue reliance on forward-looking statements as predictions of future events. We disclaim any responsibility to update such forward-looking statements, which speak only as of the date on which they were made. This presentation includes certain financial measures not presented in accordance with generally accepted accounting principles ( GAAP ). These are not measures of financial performance calculated in accordance with GAAP and may exclude items that are significant in understanding and assessing the Company's financial results. Therefore, the measures are in addition to, and not a substitute for or superior to, measures of financial performance prepared in accordance with GAAP, and should not be considered in isolation or as an alternative to net income, cash flows from operations or other measures of profitability, liquidity or performance under GAAP. You should be aware that the Company's presentation of these measures may not be comparable to similarly titled measures used by other companies.

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 TABLE OF CONTENTS # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S Transaction Overview 1 4 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E Company Overview 2 12 TEXT C TEXT CO OL LO ORS RS O ON NY YX X B BLACK LACK WH WHITE ITE Appendix 21 3 # #3 36 63 38 83 3B B # #FF FFFF FFFF FF

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E TRANSACTION OVERVIEW TEXT C TEXT CO OL LO ORS RS O ON NY YX X B BLACK LACK WH WHITE ITE Medical Properties Trust # #3 36 63 38 83 3B B # #FF FFFF FFFF FF

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S ST TRANSACTION OVERVIEW – $2.4BN NEW 1 LIEN H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 PRIORITY GUARANTEED NOTE (“PGN”) # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY st $2.4bn New 1 Lien Priority Guaranteed Note Term Sheet 151,122, 91,102,113 53,63,72 Illustrative Sources & Uses ($mm) SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 Size• $2.4bn # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d Sources Maturity• February 15, 2032 B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S st Coupon• 9.250% New 1 Lien PGN $2,400 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M 3 1 Discount $123 • Secured with a 1L on ~$1.9bn of collateral 2 • 2L on 1L collateral supporting existing 7.00% and 8.50% Senior Secured Notes due 2032, Security / # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E Total Sources $2,523 Term Loan, and Revolver upon refinancing Guarantees • Guarantees from certain guarantors that are (i) parent entities of entities owning 27 Circle 1 Properties and (ii) owners of certain JV and equity investment interests Uses TEXT C TEXT CO OL LO ORS RS 3 Repay 2026 Notes $578 O ON NY YX X B BLACK LACK WH WHITE ITE • Asset sales must be made for FMV and at least 75% cash consideration • Net proceeds must be applied to repay the notes or other pari passu secured debt or Asset Sale Repay 2027 Notes $735 acquire assets/voting stock of a permitted business, or acquire replacement property Provision # #3 36 63 38 83 3B B # #FF FFFF FFFF FF • If net proceeds are not applied, MPT must make a tender offer for the notes at par plus Repay 2028 Notes $203 accrued interest Repay 2029 Notes $319 Call Protection• NC2 / 105.781% / 104.625% / 102.313% / par thereafter Repay 2030 Notes $77 • Customary covenants for secured REIT notes (including liability management Covenants protections) Repay 2031 Notes $613 • Expected to receive credit rating from two agencies within 60 days Other • New notes to be issued under 144A CUSIP, Regulation S CUSIP and IAI CUSIP as applicable Total Uses $2,523 Note: Totals may not sum due to rounding 1. $669mm GBV of additional 1L collateral to be provided at closing, and released and replaced with credit support from 6 additional Circle Properties representing ~$650mm of GBV upon the occurrence of release conditions set forth in the indenture 5 2. Notes to receive commensurate guarantee package to extent 2L credit support is not in place by 12/31/2026 3. Subject to change based on EUR / USD exchange rate as of date 2026 Notes are redeemed; based on exchange rates as of 8/5/2026

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S HIGH-QUALITY, DIVERSIFIED 1L COLLATERAL POOL H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 3 91,102,113 53,63,72 PROPERTY OVERVIEW TENANT ALLOCATION SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 % of # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d Top 5 operators by property value Collateral HSA 31.9% NOR 15.8% B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r $1.9bn Run-rate NE NEUT UTRA RAL LS S IMED 12.3% Property count: Net lease: GBV 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g cash rent: Pihlajalinna 12.3% C CRE REAM AM P PLATIN LATINU UM M 1 26 Properties 100% Honor Health 9.3% $152mm Other 18.5% # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E 3 GEOGRAPHIC DIVERSITY % of TEXT C TEXT CO OL LO ORS RS Top countries by property value Collateral WALT United States 72.0% $152mm GBV: Bed count: O ON NY YX X B BLACK LACK WH WHITE ITE 2 Spain 13.9% remaining : Run-rate ~$1.9bn 2,914 Beds Finland 12.3% cash rent 15.5 Years Portugal 1.8% # #3 36 63 38 83 3B B # #FF FFFF FFFF FF 3 ASSET TYPE EXPOSURE % of Top asset types by property value Collateral 3 Acute Care 95.8% Top 5 tenant operators 15.5 Yrs Rehabilitation Hospital 3.8% 2 WALT Freestanding ER/Urgent Care 0.4% Source: Company Materials Note: Totals may not sum due to rounding; $669mm GBV of additional 1L collateral to be provided at closing, and released and replaced with credit support from 6 additional Circle Properties representing ~$650mm of GBV upon the occurrence of release conditions set forth in the indenture 1. Properties located in Finland are structured under double-net lease arrangements whereas other properties are structured under triple-net lease arrangements 6 2. Weighted by 2026E revenue 3. Based on GBV as of 3/31/2026

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S HIGH-QUALITY, DIVERSIFIED TENANT OPERATORS H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 PORTFOLIO BACKED BY LEADING TENANT-OPERATORS ($ IN MM) # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d GBV Ownership Commentary B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g ▪ Manages network of community hospitals across 3 states (Florida, Texas and C CRE REAM AM P PLATIN LATINU UM M Louisiana) ▪ Privately owned $618 ▪ Assumed operations at 8 former Steward-operated hospitals as part of MPT’s # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E transition strategy ▪ Operates 6 former Prospect Medical Holdings hospitals in California TEXT C TEXT CO OL LO ORS RS ▪ Privately owned 306 ▪ Acquired the hospitals through Prospect’s Chapter 11 bankruptcy O ON NY YX X B BLACK LACK WH WHITE ITE ▪ Spanish hospital and outpatient network ▪ Runs a private healthcare network of 6 general hospitals, 5 polyclinics, a radiotherapy # #3 36 63 38 83 3B B # #FF FFFF FFFF FF ▪ Privately owned 238 oncology center and an advanced diagnostic imaging center across Alicante, Valencia and Murcia ▪ One of Finland's leading providers of social and health services ▪ Market Cap $270mm ▪ Public (HEL: PIHLIS) 238 ▪ Integrated care offerings span primary care, hospital services, preventive and occupational health ▪ Investment grade, community-anchored nonprofit system with 9 hospitals and ▪ Nonprofit health system 1,400+ beds 180 ▪ One of Arizona’s largest nonprofit healthcare systems 7 Source: Company Materials, Company Websites, Press Releases and S&P Capital IQ as of 7/1/2026

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S COLLATERAL SECURING 7.00% AND 8.50% SENIOR H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 SECURED NOTES DUE 2032 AND CREDIT FACILITY AND # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing CIRCLE PROPERTIES D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 COLLATERAL SECURING 7.00% & 8.50% SENIOR CIRCLE HEALTH # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d PROPERTIES SECURED NOTES DUE 2032 & CREDIT FACILITY B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S Based on 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g Property count: WALT remaining: Property count: WALT remaining: C CRE REAM AM P PLATIN LATINU UM M 1 2026E rent 1 27 Properties 24.4 Years 173 Properties 14.6 Years # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E 2 Top 5 operators by property value GBV ($mm) % of Total 2 Priory Group $1,347 21.1% 100% Operated by Circle Health GBV ($mm) % of Total TEXT C TEXT CO OL LO ORS RS $1,372 21.4% Lifepoint Behavioral Health 901 14.1% O ON NY YX X B BLACK LACK WH WHITE ITE 898 14.0% Ernest Health 665 10.4% 664 10.3% Lifepoint Health 599 9.4% 599 9.3% # #3 36 63 38 83 3B B # #FF FFFF FFFF FF Circle Health 534 8.4% 100% General Acute Care Hospital 544 8.5% Other 2,327 36.5% 2,348 36.5% 2 2 GBV ($mm) % of Total Top asset types by property value GBV ($mm) % of Total $2,791 43.4% General Acute Care Hospital $2,769 43.5% 2,541 39.5% Behavioral Health Facility 2,513 39.4% 841 13.1% Inpatient Rehabilitation Hospital 838 13.2% -Term Acute Care Hospital 146 2.3% Long-Term Acute Care Hospital 146 2.3% 106 1.6% Freestanding ER/Urgent Care Facility 106 1.7% Source: Company Materials Note: Totals may not sum due to rounding 1. Weighted by 2026E rent 8 2. Based on GBV

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S CREDIT SUPPORT OVERVIEW H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S Based on Component Value ($mm) 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M 2026E rent 1 Gross Book Value of 26 Properties in 1L Collateral $1,939 # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E Gross Book Value of Properties securing the 7.00% and 8.50% Senior Secured Notes due 2032, Term and 2,237 2 2 GBV ($mm) % of Total Revolver less Secured Notes due 2032, fully drawn RCF and Term Loan TEXT C TEXT CO OL LO ORS RS $1,372 21.4% 3 O ON NY YX X B BLACK LACK WH WHITE ITE 898 14.0% HoldCo Guarantee Support from 27 Circle Health Properties (Residual Value) 1,042 664 10.3% 599 9.3% # #3 36 63 38 83 3B B 4,5 # #FF FFFF FFFF FF HoldCo Guarantee Support from Certain JV and Equity Interests 1,343 544 8.5% 2,348 36.5% 2 GBV ($mm) % of Total $2,791 43.4% 2,541 39.5% 841 13.1% -Term Acute Care Hospital 146 2.3% Source: Company Materials 106 1.6% Note: Information as of 03.31.2026. Net Asset Value (NAV) equals the Gross Book Value less Accumulated depreciation and amortization, Third-Party Debt and Other Liabilities plus Cash and Other assets 1. $669mm GBV of additional 1L collateral to be provided at closing, and released and replaced with credit support from 6 additional Circle Properties representing ~$650mm of GBV upon the occurrence of release conditions set forth in the indenture 2. Notes to receive commensurate guarantee package to extent 2L credit support is not in place by 12/31/2026 3. MPT’s Circle Health portfolio comprises 27 UK properties with $1.9bn of GBV and $1.0bn of residual value 4. JV Interests include only NAV at MPT Share; includes a €309mm loan from both shareholders to Top JV; Equity Interests shown at Investment Value; includes passive equity ownership interest in Swiss Medical Network, along with a CHF 37mm loan as part of a syndicated loan facility; also includes passive equity ownership interest in Aevis, a public healthcare investment company; MPT original investment of CHF 47mm is marked-to-market quarterly 9 5. During Q3 2026, Infracore completed an Initial Public Offering, reducing the Company’s ownership from 70% to 48.5%

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S TRANSACTION IMPACT H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY KEY OBSERVATIONS 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 $2.4bn 1L Pro # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 1 ($ in millions, USD) 6/30/2026 PGN Exchange Forma 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d Secured RCF due 2027 $ 476 $ - $ 476 B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S✓ Eliminates maturities through 2026 and Secured Term Loan due 2027 $ 200 $ - $ 200 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g significantly reduces outstanding 2027 and 8.50% SSNs due 2032 $ 1,500 $ - $ 1,500 C CRE REAM AM P PLATIN LATINU UM M 2028 Unsecured Notes 7.00% SSNs due 2032 $ 1,156 $ - $ 1,156 6.88% British Term Loan due 2034 $ 850 $ - $ 850 # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E New 1L / PGNs due 2032 $ - $ 2,400 $ 2,400 ✓ Creates meaningful headroom under UA / UD Total Secured Debt $ 4,181 $ 2 ,400 $ 6,581 maintenance covenant TEXT C TEXT CO OL LO ORS RS 0.99% SUNs due 2026 $ 578 $ (578) $ - O ON NY YX X B BLACK LACK WH WHITE ITE 5.00% SUNs due 2027 $ 1,400 $ (735) $ 665 3.69% SUNs due 2028 $ 808 $ (203) $ 605 ✓ Addresses the most significant capital 4.63% SUNs due 2029 $ 900 $ (319) $ 581 structure challenges, creating runway for the # #3 36 63 38 83 3B B # #FF FFFF FFFF FF equity story to materialize 3.38% SUNs due 2030 $ 471 $ (77) $ 395 3.50% SUNs due 2031 $ 1,300 $ (613) $ 687 Total Unsecured Debt $ 5 ,457 $ 2 ,934 $ (2,523) Total Debt $ 9 ,638 $ 9,515 $ (123) Source: Company Materials 10 1. Based on exchange rates as of 8/5/2026; RCF balance as of 8/5/2026

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S STRATEGICALLY DIVERSIFIED ASSET POOL H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E CUF Viseu Hospital IMED Colon TEXT C TEXT CO OL LO ORS RS Portugal Spain O ON NY YX X B BLACK LACK WH WHITE ITE # #3 36 63 38 83 3B B # #FF FFFF FFFF FF Pihlajalinna - Kuopio IMED Valencia Finland Spain 11 Source: Company Materials

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E COMPANY OVERVIEW TEXT C TEXT CO OL LO ORS RS O ON NY YX X B BLACK LACK WH WHITE ITE Medical Properties Trust # #3 36 63 38 83 3B B # #FF FFFF FFFF FF

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S GLOBAL LEADER IN HEALTHCARE REAL ESTATE H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 MAP OF MPT PROPERTIES # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S $7.4bn $7.4bn 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E Colombia TEXT C TEXT CO OL LO ORS RS O ON NY YX X B BLACK LACK WH WHITE ITE # #3 36 63 38 83 3B B # #FF FFFF FFFF FF https://s206.q4c dn.com/1466461 $14.8bn 87/files/doc_fina ncials/2026/q1/ TOTAL NET ASSETS MPT_1Q_2026_E arnings_Supple United States United Kingdom, Germany, mental.pdf Switzerland, Italy, Portugal, Spain and Finland One of the largest global non-governmental owners of hospital facilities 13 Source: Company Materials as of 03/31/2026

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S SUBSTANTIAL SCALE AND MEANINGFUL GROWTH H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 ACHIEVED # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M 378 30 9 $14.8 # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E PROPERTIES U.S. STATES COUNTRIES TEXT C TEXT CO OL LO ORS RS billion O ON NY YX X B BLACK LACK WH WHITE ITE # #3 36 63 38 83 3B B # #FF FFFF FFFF FF TOTAL NET ASSETS +70% 51 ~38,000 TOTAL ASSET OPERATORS BEDS GROWTH SINCE 2018 14 Source: Company Materials as of 03/31/2026

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S WELL-DIVERSIFIED, GLOBAL MISSION CRITICAL H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 PORTFOLIO # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 1 DIVERSIFIED BY PROPERTY TYPE DIVERSIFIED BY LOCATION # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M 50.0% United States GENERAL ACUTE CARE 162 HOSPITALS # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E 27.7% United Kingdom POST ACUTE CARE FACILITIES 128 5.9% Switzerland TEXT C TEXT CO OL LO ORS RS 378 O ON NY YX X B BLACK LACK WH WHITE ITE 5.1% Germany Properties BEHAVIORAL HEALTH FACILITIES 68 # #3 36 63 38 83 3B B # #FF FFFF FFFF FF 2.1% Spain FREESTANDING ER / URGENT 9.2% Other 20 CARE FACILITIES Source: Company Materials as of 03/31/2026 15 1. Based on total assets

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S EXCLUSIVE FOCUS ON HOSPITALS H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 TOTAL ASSETS BY SEGMENT ASSET TYPE OVERVIEW # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d • General Acute Care Hospitals B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S • For surgery, acute medical conditions or injuries, usually for 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g 0.7% 12.9% C CRE REAM AM P PLATIN LATINU UM M short-term stays FSERs & Urgent Other Assets Care (20 Properties) • Behavioral Health Facilities # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E • For mental, social and physical illnesses requiring hospital care 11.3% Post Acute Care TEXT C TEXT CO OL LO ORS RS • Post Acute Care Facilities Facilities (128 Properties) O ON NY YX X B BLACK LACK WH WHITE ITE • For recovery and intensive rehab after an injury or illness, as well as care that requires an extended stay # #3 36 63 38 83 3B B # #FF FFFF FFFF FF • Includes Inpatient Rehabilitation and Long-Term Acute Care • Freestanding ER / Urgent Care Facilities 16.3% 58.8% Behavioral Health General Acute Care (68 Properties) (162 Properties) • For emergency services not attached to a hospital • Urgent care operates similarly but is for non-emergent patients Concentrated focus on essential acute care hospital real estate 16 Source: Company Materials as of 03/31/2026

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S STRENGTH ACROSS MANY ASSETS H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 BROAD AND DIVERSIFIED OPERATOR TOTAL ASSETS BY OPERATOR # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d EXPOSURE B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r 12.9% NE NEUT UTRA RAL LS S✓ Portfolio is highly diversified across 51 operators, with 47 operators Other Assets 44.9% 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g representing ~50% of total assets C CRE REAM AM P PLATIN LATINU UM M 46 Other Operators 5.5% (259 Properties) Lifepoint Behavioral Health (19 Properties) # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E 5.9% ✓ Top 3 operators account for ~31% of total assets, with Circle Health Swiss Medical 1 representing ~14% Network TEXT C TEXT CO OL LO ORS RS (19 Properties) O ON NY YX X B BLACK LACK WH WHITE ITE 8.2% Healthcare Systems of America ✓ International exposure driven primarily by Circle Health (UK), (8 Properties) # #3 36 63 38 83 3B B # #FF FFFF FFFF FF Ramsay (UK), Median (Germany) and Swiss Medical (Switzerland) 8.6% Priory Group (37 Properties) ✓ Largest exposures are to acute care hospital systems, limiting 14.0% reliance on smaller regional operators Circle Health (36 Properties) Balanced portfolio allocation across strong tenant-base Source: Company Materials as of 03/31/2026 17 1. Other assets represent ~13% of total assets Balanced portfolio allocation across strong tenant-base

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S LONG-TERM LEASES STRUCTURED FOR H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 PREDICTABLE CASH FLOW # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 STRONG, WELL-DIVERSIFIED LEASE STRUCTURE # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d PORTFOLIO WITH LONG WALT Inflation-protected Master lease Absolute net Long-term ✓ Few near-term lease maturities and focus on triple-net lease assets has B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S resulted in stable, predictable cash flows 99%+ of leases 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g Tenant bears all provide annual rent 15-year initial ~90% of properties C CRE REAM AM P PLATIN LATINU UM M ✓ Controlled loan maturities allow high predictability of net cash flows costs, including escalations based terms; most leases are master leased, and overall liquidity on the Consumer maintenance and include renewal cross-defaulted # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E repairs, utilities and Price Index and/or options in 5-year and/or with a ✓ Diversified portfolio with strong rent coverage tenants taxes fixed minimum increments parent guaranty ✓ Largest individual facility accounts for less than 2% of portfolio, escalations demonstrating diversity across asset base TEXT C TEXT CO OL LO ORS RS O ON NY YX X B BLACK LACK WH WHITE ITE LEASE & MORTGAGE LOAN MATURITY SCHEDULE (% of total base rent / interest) # #3 36 63 38 83 3B B # #FF FFFF FFFF FF 0 0 0 0 0 0 0 1 0 0 0 0 Thereafter Notes: Schedule includes leases and mortgage loans and related terms as of 03/31/2026 Lease/Loan expiration is based on the fixed term of the lease/loan and does not factor in potential renewal options provided for in agreements Reflects all properties, including those that are part of all joint ventures, except vacant properties (less than 1% of total assets), facilities that are under development and transitioning properties Represents base rent/interest income contractually owed per the lease/loan agreements on an annualized basis as of period end (including foreign currency exchange rates) but does not include tenant recoveries, additional rents and other lease-related 18 adjustments to revenue (i.e., straight-line rents and deferred revenues), or any reserves or write-offs

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S EXPERIENCED MANAGEMENT TEAM H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E EDWARD K. ALDAG, JR. ROSA H. WILLIAMS R. STEVEN HAMNER J. KEVIN HANNA Chairman, President & Senior Vice President Executive Vice President & Senior Vice President, Controller TEXT C TEXT CO OL LO ORS RS Chief Executive Officer of Operations Chief Financial Officer & Chief Accounting Officer O ON NY YX X B BLACK LACK WH WHITE ITE # #3 36 63 38 83 3B B # #FF FFFF FFFF FF LARRY H. PORTAL CHARLES R. LAMBERT R. LUCAS SAVAGE Senior Vice President, Senior Vice President, Vice President, Head of Senior Advisor to the CEO Finance and Treasurer Global Acquisitions 19

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S BEST-IN-CLASS HOSPITAL OPERATORS IN 9 H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 COUNTRIES WORLDWIDE # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 LEADING CREDIT QUALITY TOP TENANTS # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E TEXT C TEXT CO OL LO ORS RS O ON NY YX X B BLACK LACK WH WHITE ITE # #3 36 63 38 83 3B B # #FF FFFF FFFF FF 20 20

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E APPENDIX TEXT C TEXT CO OL LO ORS RS O ON NY YX X B BLACK LACK WH WHITE ITE # #3 36 63 38 83 3B B # #FF FFFF FFFF FF

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S OPTIONALITY AND FLEXIBILITY IN 2026 H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F • Transaction addresses 2026 maturities in full and creates meaningful headroom under the UA / UD 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d maintenance covenant SECURED DEBT OFFERING AND • Pro forma capital structure facilitates substantial flexibility for follow-on exchanges, which may result in FUTURE CAPACITY B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S additional discount capture, extension of maturities and improved FFO 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M • MPT can allocate net cash proceeds from as much as ~$1bn in asset sales in 2026, including the below, # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E towards further deleveraging: – Prime POTENTIAL ASSET SALES – Infracore TEXT C TEXT CO OL LO ORS RS – Vacant / Developments and Other Properties O ON NY YX X B BLACK LACK WH WHITE ITE • MPT now has all the “tools in the toolbox” # #3 36 63 38 83 3B B # #FF FFFF FFFF FF • New shelf registration filed in June 2025 CAPITAL ALLOCATION • New ATM with 12 banks filed in August 2025 • Modest share buyback and dividend to keep equity in the mix of solutions • The Prospect bankruptcy is winding down – all assets have been sold or re-leased TENANT UNCERTAINTY • Steward no longer exists – MPT not involved in any pending matters ELIMINATED • Vibra recently restructured 22

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S SUBSTANTIAL PORTFOLIO EXPANSION OVER TIME H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 INVESTMENT AND BED COUNT OVER TIME # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d ($ in bn) Beds B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r 0 0,000 NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M ,000 0 0 0,000 # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E ,000 TEXT C TEXT CO OL LO ORS RS 1 0 0,000 O ON NY YX X B BLACK LACK WH WHITE ITE ,000 # #3 36 63 38 83 3B B # #FF FFFF FFFF FF 10 0 0,000 1 ,000 0 10,000 ,000 00 00 00 00 00 00 010 011 01 01 01 01 01 01 01 01 0 0 0 1 0 0 0 0 Total Assets ed Count 23 Source: Company Materials as of 12/31/2025

PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 # #B B5 58 8C C4 45 5 28pt 28pt / / 28pt 28pt e exac xact t paragraph paragraph s spacing pacing D DARK ARK G GO OLD LD B BLU LUE E- -G GRAY RAY D DARK ARK B BLU LUE E- -G GRAY RAY 151,122, 91,102,113 53,63,72 SUBHE SUBHEAD ADI ING: NG: FIG FIGTREE TREE SE SEM MI IBO BOL LD D AL ALL L CAPS CAPS 51 # #9 96 67 7A3 A33 3 # #5 5C C6 66 67 70 0 # #3 3B B4 45 54 4F F 16p 16pt t /16p /16pt t E Exact xact Paragraph Paragraph Sp Spacing acing; ; L Lig ight ht Gol Gold d B Bod ody y C Copy opy: : F Figtr igtree ee Regula Regular r NE NEUT UTRA RAL LS S 14pt 14pt / / 18pt 18pt Exa Exact ct Pa Par rag agr rap aph h Spacin Spacing g C CRE REAM AM P PLATIN LATINU UM M # #F7 F7F7 F7F0 F0 # #E E3 3E E0 0D DE E TEXT C TEXT CO OL LO ORS RS At the Very Heart of Healthcare. O ON NY YX X B BLACK LACK WH WHITE ITE # #3 36 63 38 83 3B B # #FF FFFF FFFF FF