Cash Proceeds of Approximately AUD$1.2 Billion to Fully Prepay Term Loan Maturing in 2024

Investor Appetite for Hospitals Remains Strong

BIRMINGHAM, Ala.--(BUSINESS WIRE)--Medical Properties Trust, Inc. (the �Company� or �MPT�) (NYSE: MPW) today announced that it has entered into a definitive agreement to sell its Australian real estate investments operated by Healthscope to affiliates of HMC Capital (ASX: HMC) (�HMC�), an Australian alternative asset manager focused on real estate strategies, including HealthCo Healthcare & Wellness REIT (ASX: HCW) (�HCW�). The transaction is expected to be completed in the second half of 2023, subject to certain regulatory approvals.

Total consideration for the Company�s Healthscope portfolio is based in part on a lease capitalization rate approximating 5.7%, resulting in anticipated cash proceeds sufficient to fully prepay the AUD$1.2 billion term loan used to fund the 2019 acquisition of the 11 hospitals leased to Healthscope. At year-end 2022 exchange rates, the term loan was reflected in MPT�s financial statements at a U.S. dollar equivalent of approximately $818 million; at the same exchange rate, 2023 annualized GAAP rent would be approximately $54 million.

�The sale of this portfolio by means of a competitive process, in the midst of an extraordinary disruption to global capital markets, demonstrates the breadth and resilience of demand for hospital infrastructure assets,� said Edward K. Aldag, Jr., Chairman, President and Chief Executive Officer.

Goldman Sachs & Co. LLC is acting as exclusive financial advisor and Arnold Bloch Leibler is acting as legal advisor to MPT.

About Medical Properties Trust, Inc.

Medical Properties Trust, Inc. is a self-advised real estate investment trust formed in 2003 to acquire and develop net-leased hospital facilities. From its inception in Birmingham, Alabama, the Company has grown to become one of the world�s largest owners of hospital real estate with 444 facilities and approximately 44,000 licensed beds in ten countries and across four continents. MPT�s financing model facilitates acquisitions and recapitalizations and allows operators of hospitals to unlock the value of their real estate assets to fund facility improvements, technology upgrades and other investments in operations. For more information, please visit the Company�s website at www.medicalpropertiestrust.com.

This press release includes forward-looking statements within the meaning 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�, �target�, �anticipate�, �believe�, �objectives�, �outlook�, �guidance� or other similar words, and include statements regarding our strategies, objectives, future expansion and development activities, and expected financial performance. 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, but not limited to: (i) the economic, political and social impact of, and uncertainty relating to, potential impact from health crises (like COVID-19); (ii) the ability of our tenants, operators and borrowers to satisfy their obligations under their respective contractual arrangements with us, especially as a result of the adverse economic impact of the COVID-19 pandemic, and government regulation of hospitals and healthcare providers in connection with same (as further detailed in our Current Report on Form 8-K filed with the SEC on April 8, 2020); (iii) our expectations regarding annual guidance for net income and NFFO per share; (iv) our success in implementing our business strategy and our ability to identify, underwrite, finance, consummate and integrate acquisitions and investments; (v) the nature and extent of our current and future competition; (vi) macroeconomic conditions, such as a disruption of or lack of access to the capital markets or movements in currency exchange rates; (vii) our ability to obtain debt financing on attractive terms or at all, which may adversely impact our ability to pursue acquisition and development opportunities and pay down, refinance, restructure or extend our indebtedness as it becomes due; (viii) increases in our borrowing costs as a result of changes in interest rates and other factors; (ix) international, national and local economic, real estate and other market conditions, which may negatively impact, among other things, the financial condition of our tenants, lenders and institutions that hold our cash balances, and may expose us to increased risks of default by these parties; (x) factors affecting the real estate industry generally or the healthcare real estate industry in particular; (xi) our ability to maintain our status as a REIT for federal and state income tax purposes; (xii) federal and state healthcare and other regulatory requirements, as well as those in the foreign jurisdictions where we own properties; (xiii) the value of our real estate assets, which may limit our ability to dispose of assets at attractive prices or obtain or maintain equity or debt financing secured by our properties or on an unsecured basis; (xiv) the ability of our tenants and operators to operate profitably and generate positive cash flow, comply with applicable laws, rules and regulations in the operation of the our properties, to deliver high-quality services, to attract and retain qualified personnel and to attract patients; (xv) potential environmental contingencies and other liabilities; (xvi) the risk that the expected sale of three Connecticut hospitals currently leased to Prospect does not occur; (xvii) the risk that Steward�s anticipated sale of its Utah operations and MPT�s expected lease with CommonSpirit are not executed as announced; (xviii) the risk that MPT�s expected sale of its Australian portfolio does not occur; and (xix) the risk that other property sales, loan repayments, and other capital recycling transactions do not occur.

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 Annual Report on Form 10-K for the year ended December 31, 2022 and as updated in our quarterly reports on Form 10-Q. 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 to not 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.

Contacts

Drew Babin, CFA, CMA

Senior Managing Director � Corporate Communications

Medical Properties Trust, Inc.

(646) 884-9809

[email protected]