Continued Demonstration of Portfolio Quality Significantly Reduces Debt Maturing Through 2028

Medical Properties Trust, Inc. (the "Company" or "MPT") (NYSE:MPT) today announced that MPT Operating Partnership, L.P. and its wholly-owned subsidiary, MPT Finance Corporation (together, the "Issuers"), have entered into an exchange and purchase agreement with certain institutional investors providing for (i) a new-money private placement and (ii) a private exchange of certain outstanding senior notes. Upon closing, the transactions are expected to result in the issuance of $2.4 billion in aggregate principal amount of new 9.25% Senior Secured Notes due 2032 (the "Notes"). The transaction is expected to close imminently.

The Issuers intend to use the net cash proceeds from the new-money private placement to fund the redemption in full of the Issuers’ senior notes due 2026 and a partial redemption of the Issuers’ senior notes due 2027. In addition, the private exchange is expected to refinance approximately $1.5 billion aggregate principal amount of 2027, 2028, 2029, 2030, and 2031 unsecured notes.

Upon closing, the transaction is expected to reduce total principal debt by approximately $123 million to $9.5 billion and materially reduce the Company’s near-term unsecured note maturities. With only $1.3 billion in unsecured note maturities through 2028, the Company now benefits from further flexibility and optionality as it looks to other near-term further refinancing and deleveraging opportunities. Additionally, the Company expects to complete additional near-term asset sales at significant gains and intends to allocate resulting net cash proceeds toward further deleveraging. Finally, as discussed in prior quarters, the Company believes further note issuances and refinancings remain attractive options.