FIBRA Macquarie México (BMV:FIBRAMQ) Third Quarter 2015 Report. 27 October 2015

Transcription

1 FIBRA Macquarie México (BMV:FIBRAMQ) Third Quarter 2015 Report 27 October 2015

2 Important Information This document has been prepared by Macquarie México Real Estate Management, S.A. de C.V. ( MMREM ), as manager, acting in the name and on behalf of Deutsche Bank México, S.A., Institución de Banca Múltiple, División Fiduciaria ( Deutsche Bank ), as trustee, of FIBRA Macquarie México ( FIBRA Macquarie ). As used herein, the name "Macquarie" or "Macquarie Group" refers to Macquarie Group Limited and its worldwide subsidiaries, affiliates and the funds that they manage. Unless otherwise noted, references to we us, our and similar expressions are to MMREM, as manager, acting in the name and on behalf of Deutsche Bank, as trustee, of FIBRA Macquarie. This document does not constitute an offer to sell or a solicitation of an offer to buy any securities. This document is an outline of matters for discussion only and no representations or warranties are given or implied. This document does not contain all the information necessary to fully evaluate any transaction or investment, and you should not rely on the contents of this document. Any investment decision should be made based solely upon appropriate due diligence and, if applicable, upon receipt and careful review of any offering memorandum or prospectus. This document includes forward-looking statements that represent our opinions, expectations, beliefs, intentions, estimates or strategies regarding the future, which may not be realized. These statements may be identified by the use of words like anticipate, believe, estimate, expect, intend, may, plan, will, should, seek, and similar expressions. The forward-looking statements reflect our views and assumptions with respect to future events as of the date of this document and are subject to risks and uncertainties. Actual and future results and trends could differ materially from those described by such statements due to various factors, including those beyond our ability to control or predict. Given these uncertainties, you should not place undue reliance on the forwardlooking statements. We do not undertake any obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise. No risk control mitigant is failsafe. Notwithstanding the mitigants described herein, losses may occur as a result of identified or unidentified risks. Past performance is no indication of future performance. Certain information in this document identified by footnotes has been obtained from sources that we consider to be reliable and is based on present circumstances, market conditions and beliefs. We have not independently verified this information and cannot assure you that it is accurate or complete. The information in this document is presented as of its date. It does not reflect any facts, events or circumstances that may have arisen after that date. We do not undertake any obligation to update this document or correct any inaccuracies or omissions in it. Any financial projections have been prepared and set out for illustrative purposes only and do not in any manner constitute a forecast. They may be affected by future changes in economic and other circumstances and you should not place undo reliance on any such projections. Recipients of this document should neither treat nor rely on the contents of this document as advice relating to legal, taxation or investment matters and are advised to consult their own professional advisers. No member of the Macquarie Group accepts any liability whatsoever for a direct, indirect, consequential or other loss arising from any use of this document and/or further communication in relation to this document. Any discussion in this document of past or proposed investment opportunities should not be relied upon as any indication of future deal flow. None of the entities noted in this document is an authorized deposit-taking institution for the purposes of Banking Act 1959 (Commonwealth of Australia). The obligations of these entities do not represent deposits or other liabilities of Macquarie Bank Limited ABN ( MBL ). MBL does not guarantee or otherwise provide assurance in respect of the obligations of these entities. This document is not for release in any member state of the European Economic Area. FIBRA MACQUARIE MÉXICO PAGE 1

3 Contents 1 Press Release and Manager Statement 3 2 3Q15 Highlights 15 3 Quarterly Financial Statements 23

4 FIBRA Macquarie México FIBRA MACQUARIE MÉXICO ANNOUNCES FINANCIAL AND OPERATING RESULTS FOR THE THIRD QUARTER 2015 Highlights Portfolio-wide occupancy increases 190 bps to 91.9% AFFO increases 39.4% to million; AFFO per certificate increases 9.0% to Financial close of two acquisitions with a total value of US$134.9 million at a weighted average capitalization rate of 8.4% Distribution of per certificate declared, an increase of 20.1% MEXICO CITY, October 27, 2015 FIBRA Macquarie México (FIBRA Macquarie) (BMV: FIBRAMQ), owner of one of the largest portfolios of industrial and retail/office property in Mexico, announced its financial and operating results for the quarter ended September 30, Manager Statement for the Third Quarter 2015 FIBRA Macquarie had a solid performance for the third quarter of FIBRA Macquarie reported continued growth in Adjusted Funds from Operations (AFFO) driven by integration of acquisitions, operational improvements and further strengthening of the US dollar. FIBRA Macquarie s internal property administration platform for the industrial portfolio remains focused on providing high-quality customer service to current tenants and attracting new tenants. As a result, FIBRA Macquarie had healthy levels of lease renewals, executed property expansions for existing tenants, and continued to sign new leases. Together, these contributed to the highest ever increase in occupancy across the industrial portfolio. The 17 retail/office properties in FIBRA Macquarie s current portfolio reached record occupancy levels during the quarter. Proactive management of the retail properties, including targeted new leases and focused remodeling contributed to the improved performance. FIBRA Macquarie s retail properties provide a range of basic services and are located in high density urban areas, primarily in the Mexico City metropolitan area. Growth in retail sales in Mexico generally are 3

5 being reflected in increased foot traffic at FIBRA Macquarie s properties and in the revenues of its tenants. During the quarter, FIBRA Macquarie reached financial close on the two acquisitions that were announced in the second quarter for a total value of approximately US$134.9 million at an average capitalization rate of 8.4%. The acquisitions added 14 stabilized industrial properties in five major markets in Northern Mexico to the portfolio, as well as two industrial build-to-suit projects and two parcels of land adjacent to existing properties, which will allow FIBRA Macquarie to serve the expansion needs of current tenants. In addition, FIBRA Macquarie is actively assessing a variety of accretive acquisition opportunities in both the industrial and retail/office markets. FIBRA Macquarie is also laying the foundations of an active industrial property development effort which could represent a small but important component of its total portfolio. FIBRA Macquarie is excited by its prospects for continued growth and looks forward to delivering on its commitments to all of its stakeholders. Growing Distributions in the Third Quarter 2015 On October 27, 2015, FIBRA Macquarie declared a distribution for the quarter ended September 30, 2015, of per certificate. The distribution is expected to be paid on November 11, 2015 to holders of record on November 10, FIBRA Macquarie certificates will commence trading ex-distribution on November 6, The distribution represents a payout of 95.0% of the AFFO generated in the third quarter and brings total distributions to 94.0% of AFFO on a year-to-date basis. Fourth Quarter 2015 Distribution Guidance FIBRA Macquarie expects the distribution for the fourth quarter of 2015 to be at least per certificate, assuming no material change in the performance of our business. The increase is expected to be driven, in part, by the impact of a full quarter s contribution from the two acquisitions closed in the third quarter. We further assume an average exchange rate of per US dollar for November and December and reiterate our expectation that we will maintain a payout ratio of between 95.0% and 100.0% of annual AFFO. Proportionately combined results for the three months ended September 30, 2015 compared with the three months ended September 30, 2014 Revenue increased 31.6% to million from million. Net Operating Income (NOI) increased 30.9% to million from million. AFFO increased 39.4% to million from million. 4

6 AFFO per certificate increased 9.0% to from , reflecting the increase in the number of certificates on issue after the follow-on offering in September Proportionately combined results for the nine months ended September 30, 2015 compared with the nine months ended September 30, 2014 Revenue increased 25.7% to 2,134.0 million from 1,698.3 million. NOI increased 24.9% to 1,817.6 million from 1,455.6 million. AFFO increased 33.9% to 1,007.4 million from million. AFFO per certificate increased 4.6% to from Industrial Portfolio Occupancy levels across the FIBRA Macquarie industrial property portfolio increased to 91.4% in the third quarter, up 110 bps compared with the second quarter of 2015 and 210 bps versus the prior comparable period. The increases were primarily driven by higher retention which increased to 83.9% in the quarter from 79.0% in the same period in Retention for the nine months ended September 30, 2015 increased to 82.6% from 74.1% in the prior comparable period. FIBRA Macquarie renewed leases for more than one million square feet of industrial property during the third quarter. The improved retention rates and lease up of previously vacant properties reflect the positive impact of the FIBRA Macquarie internal property administration platform as well as continued improvement in industrial property market fundamentals. FIBRA Macquarie signed new leases covering more than 440,000 square feet of industrial space. Highlights include the following: 84,000 square feet leased to a beverage company in Guadalajara; 78,500 square feet leased to a supplier of accessories for light trucks in Reynosa; 70,000 square feet in conjunction with an eight-year extension, for a total of 173,000 square feet leased to a supplier of plastic in Chihuahua; 58,000 square feet in conjunction with a five-year extension, for a total of 290,000 square feet leased to a global supplier of products to the vehicle industry in Nuevo Laredo; and 52,500 square feet in conjunction with a five-year extension, for a total of 111,000 square feet leased to a wholesaler and distributor of motor vehicle supplies in Mexicali. Average monthly rental rates per square meter decreased to US$4.42 in the third quarter from US$4.48 in the third quarter of 2014 primarily as a result of the following: 5

7 (1) A reduction of US$0.04 that resulted from the acquisition of properties at an average rental rate of US$3.97, which is lower than the average of FIBRA Macquarie s incumbent portfolio. Excluding the impact of the two most recent acquisitions, average rental rates across the industrial properties would have been US$4.46 in the third quarter; and (2) The 440,000 square feet of new leases signed in the third quarter were rented at an average of US$3.89, which is lower than the portfolio average, resulting in a reduction of US$0.02 in overall average rental rates; Retail/Office Portfolio Occupancy levels across FIBRA Macquarie s retail/office portfolio, including properties owned in a joint venture, reached a record 94.9% during the third quarter. Occupancy levels across the properties in FIBRA Macquarie s wholly owned portfolio reached 98.1% in the third quarter of 2015, an increase of 59 bps compared with the third quarter in The occupancy level in the joint venture portion of the portfolio was 90.6% at the end of the third quarter, an increase of 134 bps compared with the third quarter in Retail sales in Mexico have shown steady growth, as reflected in the same store sales (SSS) information published by the Association of Supermarkets and Department Stores (ANTAD) retail guild. ANTAD reported total nominal retail SSS for the nine months ended September 30, 2015 grew by 6.2% compared with an increase of only 0.9% for the full year Nominal growth in SSS for the nine months ended September 30, 2015 was 4.3% for supermarkets compared with an increase of only 0.3% for the full year Foot traffic through properties in the wholly owned portion of the retail/office portfolio increased approximately 2.0% to more than 6.3 million visitors in the third quarter of 2015 compared with the second quarter. The increase in traffic contributed to a reported increase in revenues of movie theaters and supermarkets of 15.9% and 7.2%, respectively, for the nine months ended September 2015 compared with the same period last year. FIBRA Macquarie also signed a significant new expansion lease of 6,770 square meters with Fábricas de Francia, a well-known department store, at its Tecamac property. The lease is expected to contribute to retail/office rental revenue starting in the second half of In addition, 220 parking spaces at City Shops del Valle have been leased to a new office building in the area. The parking lease will generate ancillary revenue and the new office building will bring more than 3,000 new office employees who could be visitors to the shopping center starting in the fourth quarter of

8 In FIBRA Macquarie s joint venture portfolio, Multiplaza Lindavista in Monterrey reached an occupancy level of 83.0% in the third quarter compared with 78.0% in the third quarter of The increase was driven by a remodeling that was completed in the third quarter. Average monthly rental rates per square meter increased to in the third quarter compared with in the prior comparable period. The increase reflects primarily inflationary adjustments to existing leases. Acquisitions During the third quarter, FIBRA Macquarie reached financial close on two acquisitions. The first of these, comprised of four stabilized properties, two build-to-suit projects under development and two plots of land, closed on July 23, The existing stabilized properties consist of 29,900 square meters (322,200 square feet) of industrial space, 10,800 square meters (116,300 square feet) of the two build-to-suit projects, and 25,100 square meters (270,500 square feet) in two parcels of land. The total purchase price of the properties is US$29.9 million (476.9 million), which represents a capitalization rate of 8.5% for the four stabilized properties and the two build-to-suit projects. The two build-to-suit projects are expected to be completed by the second half of The second acquisition, comprising ten industrial properties in Monterrey, Reynosa, Tijuana, Ciudad Juarez and Saltillo, in northern Mexico, closed on August 19, The total gross leasable area (GLA) of the properties is 201,060 square meters (2.2 million square feet). FIBRA Macquarie acquired the properties for US$105.0 million (1,721.9 million), which represents a capitalization rate of 8.3%. Disclosures Relating to Leverage In accordance with applicable FIBRA regulations, FIBRA Macquarie complies with: The leverage limit of 50%, with a leverage ratio of 40.6% as of September 30, 2015; and The minimum debt service coverage ratio (DSCR) of 1.0x, with a DSCR of 1.8x as of September 30,

9 Proportionately combined financial metrics for the three and nine months ended September 30, 2015 (unaudited in millions unless otherwise stated) Metric 3Q Q 2014 Variance Variance (%) 9M ending September M ending September 2014 Variance Variance (%) Total revenues % 2, , % Net Operating Income % 1, , % EBITDA % 1, , % Funds From Operations % 1, % Adjusted Funds From Operations % 1, % Metric (per certificate) 3Q Q 2014 Variance Variance (%) 9M ending September 2015 () Total 9M ending September 2014 () Total Variance Variance (%) Net Operating Income % (0.0558) (2.4%) EBITDA % (0.0488) (2.4%) Funds From Operations % % Adjusted Funds From Operations Number of Certificates (in millions of CBFIs) % % % % Metric (margins) 3Q 2015 (% of revenues) 3Q 2014 (% of revenues) Variance (bps) 9M ending September 2015 (% of revenues) 9M ending September 2014 (% of revenues) Variance (bps) Total revenues n/a 2, ,698.3 n/a Net Operating Income Margin 85.4% 85.8% (44.6) 85.2% 85.7% (53.3) EBITDA Margin 77.6% 78.9% (120.8) 76.7% 77.1% (42.2) Funds From Operations Margin 52.8% 50.4% % 50.0% Adjusted Funds From Operations Margin 47.0% 44.3% % 44.3% Summary of operating metrics Industrial segment Retail segment As at As at As at As at Metric September September 30, Variance September 30, September 30, Variance 30, GLA 2.9 million 2.7 million 7.4% 444, , % Occupancy rate 91.4% 89.3% 2.4% 94.9% 94.0% 1.0% Average monthly rent per leased square meter US$ 4.42 US$ 4.48 (1.3%) Ps Ps % Quarterly tenant retention rate 83.9% 79.0% 4.9% 94.0% 80.0% 17.5% Weighted average lease term (by annualized base rent) 3.3 years 3.2 years 3.1% 5.2 years 5.9 years (11.9%) Further details For detailed charts, tables and definitions, please refer to the Corporate Presentation located at Webcast and Conference Call FIBRA Macquarie will host an earnings conference call and webcast presentation on Wednesday, October 28, 2015 at 7:30 a.m. CT / 9:30 a.m. ET. 8

10 The conference call, which will also be audio webcast, can be accessed online at or by dialing toll free +1 (877) Callers from outside the United States may dial +1 (973) Please ask for the FIBRA Macquarie Third Quarter 2015 Earnings Call. An audio replay will be available through October 30, 2015, by dialing +1 (855) or +1 (404) for callers outside the United States. The passcode for the replay is A webcast archive of the conference call and a copy of FIBRA Macquarie s financial information for the third quarter 2015 will also be available on FIBRA Macquarie s website, About FIBRA Macquarie FIBRA Macquarie México (FIBRA Macquarie) (BMV: FIBRAMQ) is a real estate investment trust (fideicomiso de inversión en bienes raíces), or FIBRA, listed on the Mexican Stock Exchange (Bolsa Mexicana de Valores) targeting industrial, retail and office real estate opportunities in Mexico, with a primary focus on stabilized income-producing properties. FIBRA Macquarie s portfolio consists of 274 industrial properties and 17 retail/office properties, located in 24 cities across 19 Mexican states as of September 30, Nine of the retail/office properties are held through a 50/50 joint venture with Grupo Frisa. FIBRA Macquarie is managed by Macquarie México Real Estate Management, S.A. de C.V. which operates within the Macquarie Infrastructure and Real Assets division of Macquarie Group. For additional information about FIBRA Macquarie, please visit Macquarie Infrastructure and Real Assets is a business within the Macquarie Asset Management division of Macquarie Group and a global alternative asset manager focused on real estate, infrastructure, agriculture and energy assets. Macquarie Infrastructure and Real Assets has significant expertise over the entire investment lifecycle, with capabilities in investment sourcing, investment management, investment realization and investor relations. Established in 1996, Macquarie Infrastructure and Real Assets has approximately US$102 billion of total assets under management as of March 31, 2015 with more than 400 employees managing 50 listed and unlisted funds worldwide. About Macquarie Group Macquarie Group (Macquarie) is a global provider of banking, financial, advisory, investment and funds management services. Macquarie s main business focus is making returns by providing a diversified range of services to clients. Macquarie acts on behalf of institutional, corporate and retail clients and counterparties around the world. Founded in 1969, Macquarie operates in more 9

11 than 70 office locations in 28 countries. Macquarie employs approximately 14,000 people and has assets under management of over US$370 billion (as of March 31, 2015). Cautionary Note Regarding Forward-looking Statements This release may contain forward-looking statements. Forward-looking statements involve inherent risks and uncertainties. We caution you that a number of important factors could cause actual results to differ significantly from these forward-looking statements and we undertake no obligation to update any forward-looking statements. None of the entities noted in this document is an authorized deposit-taking institution for the purposes of the Banking Act 1959 (Commonwealth of Australia). The obligations of these entities do not represent deposits or other liabilities of Macquarie Bank Limited ABN (MBL). MBL does not guarantee or otherwise provide assurance in respect of the obligations of these entities. THIS RELEASE IS NOT AN OFFER FOR SALE OF SECURITIES IN THE UNITED STATES, AND SECURITIES MAY NOT BE OFFERED OR SOLD IN THE UNITED STATES ABSENT REGISTRATION OR AN EXEMPTION FROM REGISTRATION UNDER THE U.S. SECURITIES ACT OF 1933, AS AMENDED. THIS ANNOUNCEMENT IS NOT FOR RELEASE IN ANY MEMBER STATE OF THE EUROPEAN ECONOMIC AREA. All figures in this release are subject to rounding. Any arithmetic inconsistencies are due to rounding. Investor relations contact: Toe Matsumura Tel: +52 (55) Cell: (55) toe.matsumura@macquarie.com For press queries, please contact: Jose Manuel Sierra CarralSierra PR & Strategic Communications Tel: +52 (55) Cell: (55) jmsierra@carralsierra.com.mx Diego Arrazola CarralSierra PR & Strategic Communications Tel: +52 (55) Cell: (55) darrazola@carralsierra.com.mx 10

12 FIBRA MACQUARIE MÉXICO AND ITS CONTROLLED ENTITIES CONDENSED INTERIM CONSOLIDATED STATEMENTS OF FINANCIAL POSITION AS AT SEPTEMBER 30, 2015 (UNAUDITED) AND DECEMBER 31, 2014 CURRENCY AMOUNTS EXPRESSED IN THOUSANDS OF MEXICAN PESOS (UNLESS OTHERWISE STATED) Sep 30, 2015 Dec 31, 2014 $ 000 $ 000 Current assets Cash and cash equivalents 2,316,092 5,425,062 Restricted cash 8,929 31,617 Trade and other receivables, net 97, ,944 Value added tax receivable 287, ,129 Other assets 44,586 99,925 Total current assets 2,754,339 5,872,677 Non-current assets Restricted cash 146, ,155 Other assets 123,862 58,682 Equity-accounted investees 968, ,415 Goodwill 931, ,605 Investment properties 34,880,717 27,612,778 Total non-current assets 37,051,161 29,680,635 Total assets 39,805,500 35,553,312 Current liabilities Trade and other payables 295, ,555 Other liabilities 42,371 93,598 Tenant deposits 18,695 15,474 Total current liabilities 356, ,627 Non-current liabilities Tenant deposits 303, ,025 Interest-bearing liabilities 16,160,898 14,091,738 Total non-current liabilities 16,463,972 14,342,763 Total liabilities 16,820,280 14,700,390 Net assets 22,985,220 20,852,922 Equity Contributed equity 18,369,994 18,376,480 Retained earnings 4,615,226 2,476,442 Total equity 22,985,220 20,852,922 11

13 FIBRA MACQUARIE MÉXICO AND ITS CONTROLLED ENTITIES CONDENSED INTERIM CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED) AND 2014 CURRENCY AMOUNTS EXPRESSED IN THOUSANDS OF MEXICAN PESOS (UNLESS OTHERWISE STATED) 3 months ended 9 months ended Sep 30, 2015 Sep 30, 2014 Sep 30, 2015 Sep 30, 2014 $ 000 $ 000 $ 000 $ 000 Property related income 720, ,670 1,987,149 1,608,653 Property related expenses (103,953) (74,786) (297,150) (233,273) Net property income 616, ,884 1,689,999 1,375,380 Management fees (50,152) (36,437) (151,504) (107,109) Transaction related expenses (2,224) (2,884) (11,077) (31,894) Professional, legal and other expenses (9,439) (4,371) (28,572) (38,168) Total expenses (61,815) (43,692) (191,153) (177,171) Finance costs (202,141) (163,898) (569,306) (509,485) Financial income 18,227 4,263 93,186 41,014 Other income - 53,980-53,980 Share of profits from equity-accounted investees 34,629 11,755 63,915 24,721 Foreign exchange loss Net unrealized foreign exchange gain on foreign currency denominated investment property measured at fair value Unrealized revaluation gain on investment property measured at fair value (1,268,084) (363,411) (2,008,780) (326,541) 2,266, ,399 3,544, , , , , ,586 Profit for the period 1,809,576 1,013,866 3,028,478 1,461,092 Other comprehensive income Other comprehensive income for the period Total comprehensive income for the period 1,809,576 1,013,866 3,028,478 1,461,092 Earnings per CBFI* Basic earnings per CBFI (pesos) Diluted earnings per CBFI (pesos) *Real Estate Trust Certificates (Certificados Bursátiles Fiduciarios Inmobiliarios) 12

14 FIBRA MACQUARIE MÉXICO AND ITS CONTROLLED ENTITIES CONDENSED INTERIM CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED) AND 2014 CURRENCY AMOUNTS EXPRESSED IN THOUSANDS OF MEXICAN PESOS (UNLESS OTHERWISE STATED) Contributed Retained equity earnings Total $ 000 $ 000 $ 000 Total equity at January 1, ,673, ,243 14,016,044 Total comprehensive income for the period - 1,461,092 1,461,092 Total comprehensive income for the period - 1,461,092 1,461,092 Transactions with equity holders in their capacity as equity holders: - Issued CBFIs, net of issue cost 4,708,788-4,708,788 - Distributions to CBFI holders - (858,747) (858,747) Total transactions with equity holders in their capacity as equity holders 4,708,788 (858,747) 3,850,041 Total equity at September 30, ,382, ,588 19,327,177 Total equity at January 1, ,376,480 2,476,442 20,852,922 Total comprehensive income for the period - 3,028,478 3,028,478 Total comprehensive income for the period - 3,028,478 3,028,478 Transactions with equity holders in their capacity as equity holders: - Costs directly attributable to follow-on equity offering (6,486) - (6,486) - Distributions to CBFI holders - (889,694) (889,694) Total transactions with equity holders in their capacity as equity holders (6,486) (889,694) (896,180) Total equity at September 30, ,369,994 4,615,226 22,985,220 13

15 FIBRA MACQUARIE MÉXICO AND ITS CONTROLLED ENTITIES CONDENSED INTERIM CONSOLIDATED STATEMENTS OF CASH FLOWS FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED) AND 2014 CURRENCY AMOUNTS EXPRESSED IN THOUSANDS OF MEXICAN PESOS (UNLESS OTHERWISE STATED) Operating activities: 9 months ended 9 months ended Sep 30, 2015 Sep 30, 2014 $ 000 $ 000 Inflows/(Outflows) Inflows/(Outflows) Profit for the period 3,028,478 1,461,092 Adjustments for: Net unrealized foreign exchange gain on foreign currency denominated investment property measured at fair value (3,544,210) (570,608) Unrealized revaluation gain on investment property measured at fair value (406,407) (408,586) Straight line rental income adjustment (46,748) (14,826) Tenant improvements amortization 9,111 9,036 Leasing commissions amortization 21,466 26,381 Financial income (93,186) (41,014) Provision for bad debts 29,736 7,936 Net foreign exchange loss 2,065, ,018 Finance costs recognized in profit for the period 569, ,485 Other income - (53,980) Share of profits from equity-accounted investees (63,915) (24,721) Movements in working capital: (Decrease)/increase in receivables (61,488) 486,961 Increase/(decrease) in payables 74,000 (42,955) Net cash flows from operating activities 1,581,551 1,684,219 Investing activities: Investment property - asset acquisitions (3,088,746) (657,995) Maintenance capital expenditure and other capitalized costs (222,733) Investment in equity-accounted investees - (691,684) Distributions received from equity-accounted investees 26,140 5,513 Net cash flows used in investing activities (3,285,339) (1,344,166) Financing activities: Proceeds from interest-bearing liabilities, net of facility charges - 255,851 Payment of interest-bearing liabilities - (663,443) Financial income 93,186 41,014 Interest paid (541,463) (458,880) Capital raising costs (follow-on equity offering) (33,639) 4,708,788 Distributions to CBFI holders (889,694) (858,747) Net cash flows from financing activities (1,371,610) 3,024,583 Net decrease in cash and cash equivalents Cash, cash equivalents at the beginning of the period Foreign exchange gain on cash and cash equivalents (3,075,398) 3,364,636 5,603,834 2,347,932 (56,628) (13,477) Cash and cash equivalents at the end of the period* 2,471,808 5,699,092 *Included in the cash and cash equivalent balance at the end of the period is restricted cash of $155.7 million (September 30, 2014: $148.3 million). 14

16 1 Third Quarter 2015 Highlights

17 3Q15 Highlights Solid operational performance Record-breaking increases in occupancy driven by strong market fundamentals and proactive property management Increasing retention rates Disciplined acquisition activity Completion of two acquisitions with a total value of US$134.9 million at a weighted average capitalization rate of 8.4% Sound financial results 20.1% increase in distribution per certificate, to AFFO increased 39.4% to million AFFO per certificate increased 9.0% Implemented several value creation initiatives Expansions / refurbishments Customer focused initiatives Operating efficiencies FIBRA MACQUARIE MÉXICO PAGE 16

18 3Q15 Key Portfolio Metrics 96.0% 94.0% 92.0% 90.0% 88.0% Occupancy (end of quarter) Industrial Retail/Office Portfolio 94.0% 94.1% 94.1% 90.0% 89.3% 94.4% 90.6% 90.7% 90.9% 90.0% 90.1% 90.3% 94.9% 91.9% 91.4% 100% 90% 80% 70% 60% Retention Rate (by GLA, signing date) Industrial Average Industrial 79% 80% 82% 81% 72% 67% Retail/Office Average Retail 88% 78% 84% 94% 86.0% 3Q14 4Q14 1Q15 2Q15 3Q15 50% 3Q14 4Q14 1Q15 2Q15 3Q15 Rental Rates (Avg Monthly Rent per Leased m 2, end of qtr) Weighted Avg Lease Term (years) (by annualized rent, end of qtr) US$ Industrial ($US) Retail/Office () Q14 4Q14 1Q15 2Q15 3Q Yrs Industrial Retail/Office Q14 4Q14 1Q15 2Q15 3Q15 FIBRA MACQUARIE MÉXICO PAGE 17

19 Income statement in Millions unless otherwise stated Metric 3Q Q 2014 Variance Variance (%) 9M ending September M ending September 2014 Variance Variance (%) Total Revenues % 2, , % Net Operating Income % 1, , % EBITDA % 1, , % Funds From Operations % 1, % Adjusted Funds From Operations % 1, % Metric (per certificate) 3Q Q 2014 Variance Variance (%) 9M ending September 2015 () Total 9M ending September 2014 () Total Variance Variance (%) Net Operating Income % (0.0558) (2.4%) EBITDA % (0.0488) (2.4%) Funds From Operations % % Adjusted Funds From Operations % % Number of Certificates (in millions of CBFIs) % % 1. Net operating income ( NOI ) includes lease-related income and other variable income, less property operating expenses (including property administration expenses). Earnings before interest, tax, depreciation and amortization ( EBITDA ) includes NOI less Fund-level management fees, corporate expenses, administrative expenses, professional and legal expenses. Funds from operations ( FFO ) is equal to EBITDA plus interest income less interest expense. FIBRA Macquarie derives AFFO by adjusting FFO for normalized capital expenditure, tenant improvements and leasing commissions. AFFO may be calculated in a different manner by other market participants thereby limiting its use as a comparative measure. Use of AFFO in the analysis of the financial performance of FIBRA Macquarie should be in addition to and not in lieu of other financial measures as required under International Financial Reporting Standards. 2. Weighted average for the period. All figures are rounded to the nearest decimal point. Any arithmetic inconsistencies are due to rounding. FIBRA MACQUARIE MÉXICO PAGE 18

20 Distribution Distribution of per certificate 1 Distribution of per certificate 1 Distribution of per certificate 1 Distribution of per certificate 1 First Quarter 2015 Second Quarter 2015 Third Quarter Months Ended (30 September 2015) 99.5% of in AFFO per certificate % of in AFFO per certificate % of in AFFO per certificate % of in AFFO per certificate 1 FIBRA Macquarie authorized a cash distribution of per certificate in the third quarter of The per certificate distribution is equal to 95.0% of AFFO in the third quarter of 2015 and brings total distributions to 94.0% of AFFO on a year-to-date basis FIBRA Macquarie expects the distribution for the fourth quarter of 2015 to be at least per certificate, assuming no material change in the performance of our business. The increase is expected to be driven, in part, by the impact of a full quarter s contribution from the two acquisitions closed in the third quarter. Due to the carry forward tax loss position of FIBRA Macquarie as of the date of these distributions, the distributions should not be considered a distribution of taxable income for Mexican income tax purposes and should be considered a capital return which should not be subject to withholding tax. We suggest investors seek tax advice for further guidance on this matter. 1. Based on 811,363,500 certificates FIBRA MACQUARIE MÉXICO PAGE 19

21 Operating highlights Industrial Portfolio Record increase of 210 bps to 91.4% versus pcp Customer-centric internal administration platform closed more than one million square feet in renewals New leases totaling more than 440,000 square feet Retention reached 83.9% Retail/ Office Portfolio Record performance in occupancy, reaching 94.9% Foot traffic in wholly-owned retail portfolio was over 6.3 million visitors for 3Q15 Signed lease with Fabricas de Francia, which should contribute to rental income by 2H16 North Bajio Central Other Total Number of Buildings Number of Tenants Square Meters '000s 2, ,955.8 Occupancy 89.7% 100.0% 96.6% 100.0% 91.4% % Annualized Base Rent 78.6% 12.2% 8.5% 0.8% 100% Avg. Monthly US$ Rent per Leased m 2 $4.40 $4.25 $4.92 $5.03 $4.42 North Bajio Central Other Total Number of Buildings Number of Tenants Square Meters '000s Occupancy 83.0% 94.2% 97.8% 87.1% 94.9% % Annualized Base Rent 7.8% 4.4% 78.3% 9.5% 100% Avg. Monthly US$ Rent per Leased m FX US$ 9.51 US$ 5.98 US$ 8.73 US$ 6.1 US$ 8.27 Industrial Leasing Activity Retail Leasing Activity m 2 in '000's New Leases Renewals Expansions Q Q Q Q Q Q Q m 2 in '000's New Leases Renewals Expansions Q Q Q Q Q Q Q FIBRA MACQUARIE MÉXICO PAGE 20

22 Regulatory leverage ratios For statutory debt disclosure, please refer to the Mexican Bolsa website ( Leverage Ratio Bank Debt 16,160,898 Bonds - Total Assets 39,805,500 Leverage Ratio = 16,160,898 39,805,500 = 40.6% (Regulatory Limit 50%) Debt Service Coverage Ratio ( ICD t ) 000 t=0 6 t=1 AL 0 Liquid Assets 2,316,092 - IVA t Value added tax receivable - 287,020 UO t Net Operating Income (Loss) after dividends - 1,573,369 LR 0 Revolving Debt Facilities - - I t Estimated Debt Interest Expense - 1,154,972 P t Scheduled Debt Principal Amortization - 940,000 K t Estimated Recurrent Capital Expenditures - 116,392 D t Estimated Non-Discretional Development Costs - 91,278 ICD t = 2,316, , ,573,369 1,154, , , ,278 = 1.8x (Regulatory Minimum 1.0x) 1. Excludes debt associated with the Grupo Frisa JV as this is accounted for using the equity accounting method FIBRA MACQUARIE MÉXICO PAGE 21

23 Debt disclosure For statutory debt disclosure, please refer to the Mexican Bolsa website ( Debt Associated with Wholly-Owned Properties Lenders 1 Banco Mercantil del Norte, S.A., Institución de Banca Múltiple, Grupo Financiero Banorte, División Fiduciaria, as trustee of trust No. F/ Banco Mercantil del Norte, S.A., Institución de Banca Múltiple, Grupo Financiero Banorte, División Fiduciaria, as trustee of trust No. F/ Banco Mercantil del Norte, S.A., Institución de Banca Múltiple, Grupo Financiero Banorte, División Fiduciaria, as trustee of trust No. F/ Banco Mercantil del Norte, S.A., Institución de Banca Múltiple, Grupo Financiero Banorte, División Fiduciaria, as trustee of trust No. F/ Metropolitan Life Insurance Company Banco Nacional de México, S.A. Debt Associated with Grupo Frisa JV 6 1. Some of these facilities have been syndicated with other lenders 2. Includes capitalized upfront borrowing costs which are amortized over the term of the relevant loan; FX: per USD 3. Interest only subject to compliance with certain debt covenants 4. Lenders have recourse only to the properties, cash flows and other reserves constituted under the facilities, except under certain limited circumstances in which the lenders have recourse against the borrowers and/or FIBRA Macquarie 5. Subject to meeting certain conditions 6. Proportionate share FIBRA MACQUARIE MÉXICO Loan Currency USD USD USD USD USD Outstanding balance USD (in millions) Outstanding balance (in millions) 2 Total ,160.9 Lenders 1 Banco Mercantil del Norte, S.A., Institución de Banca Múltiple, Grupo Financiero Banorte, División Fiduciaria, as trustee of trust No. F/ Metropolitan Life Insurance Company Loan Currency 55.1 Outstanding balance USD (in millions) 2 Rate Commencement p.a. Amortization 3 Security Type 4 Date 6, % Interest Only Guaranty Trust, among others 3, day Libor % Interest Only Guaranty Trust, among others 1, % Interest Only Guaranty Trust, among others 1, day Libor % Interest Only Guaranty Trust, among others 3, % Interest Only Guaranty Trust, among others Outstanding balance (in millions) Total % Interest Only Guaranty Trust, among others Rate Commencement p.a. Amortization 3 Security Type 4 Date 6.89% Interest Only 7.61% Interest Only Guaranty Trust, among others Guaranty Trust, among others Maturity Date Extended Maturity Date 5 Dec-12 Dec-17 Dec-19 Dec-12 Dec-17 Dec-19 Dec-12 Dec-17 Dec-19 Dec-12 Dec-17 Dec-19 Dec-12 Jan-18 - Nov-13 Oct-16 - Maturity Date Extended Maturity Date 5 Mar-14 Apr-17 Mar-19 Mar-14 Apr-19 - PAGE 22

24 FIBRA MACQUARIE MÉXICO UNAUDITED CONDENSED INTERIM CONSOLIDATED FINANCIAL STATEMENTS FOR THE PERIOD ENDED SEPTEMBER 30, 2015 Important notice: This translation, available online at is for convenience purposes only. The Spanish original prevails.

25 FIBRA MACQUARIE MÉXICO AND ITS CONTROLLED ENTITIES TABLE OF CONTENTS KPMG REPORT ON CONDENSED INTERIM CONSOLIDATED FINANCIAL INFORMATION CONDENSED INTERIM CONSOLIDATED STATEMENTS OF FINANCIAL POSITION AS AT SEPTEMBER 30, 2015 (UNAUDITED) AND DECEMBER 31, 2014 CONDENSED INTERIM CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED) AND 2014 CONDENSED INTERIM CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED) AND 2014 CONDENSED INTERIM CONSOLIDATED STATEMENTS OF CASH FLOWS FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED) AND NOTES TO THE CONDENSED INTERIM CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED) 1. REPORTING ENTITY 8 2. BASIS OF PREPARATION 9 3. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES 9 4. PROFIT FOR THE PERIOD SEGMENT REPORTING SEASONALITY OF OPERATIONS DISTRIBUTIONS PAID OR PROVIDED FOR EARNINGS PER CBFI EQUITY-ACCOUNTED INVESTEES INVESTMENT PROPERTIES INTEREST-BEARING LIABILITIES CONTRIBUTED EQUITY FAIR VALUES OF FINANCIAL ASSETS AND LIABILITIES COMMITMENTS AND CONTINGENT LIABILITIES RELATED PARTY INFORMATION EVENTS OCCURING AFTER REPORTING PERIOD 21 Disclaimer Other than Macquarie Bank Limited ("MBL") ABN , none of the entities noted in this document is an authorized deposittaking institution for the purposes of the Banking Act 1959 (Commonwealth of Australia). The obligations of these entities do not represent deposits or other liabilities of MBL. MBL does not guarantee or otherwise provide assurance in respect of the obligations of these entities. Unaudited condensed interim consolidated financial statements 1

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28 FIBRA MACQUARIE MÉXICO AND ITS CONTROLLED ENTITIES CONDENSED INTERIM CONSOLIDATED STATEMENTS OF FINANCIAL POSITION AS AT SEPTEMBER 30, 2015 (UNAUDITED) AND DECEMBER 31, 2014 CURRENCY AMOUNTS EXPRESSED IN THOUSANDS OF MEXICAN PESOS (UNLESS OTHERWISE STATED) Sep 30, 2015 Dec 31, 2014 Note $ 000 $ 000 Current assets Cash and cash equivalents 2,316,092 5,425,062 Restricted cash 8,929 31,617 Trade and other receivables, net 97, ,944 Value added tax receivable 287, ,129 Other assets 44,586 99,925 Total current assets 2,754,339 5,872,677 Non-current assets Restricted cash 146, ,155 Other assets 123,862 58,682 Equity-accounted investees 9 968, ,415 Goodwill 931, ,605 Investment properties 10 34,880,717 27,612,778 Total non-current assets 37,051,161 29,680,635 Total assets 39,805,500 35,553,312 Current liabilities Trade and other payables 295, ,555 Other liabilities 42,371 93,598 Tenant deposits 18,695 15,474 Total current liabilities 356, ,627 Non-current liabilities Tenant deposits 303, ,025 Interest-bearing liabilities 11 16,160,898 14,091,738 Total non-current liabilities 16,463,972 14,342,763 Total liabilities 16,820,280 14,700,390 Net assets 22,985,220 20,852,922 Equity Contributed equity 12 18,369,994 18,376,480 Retained earnings 4,615,226 2,476,442 Total equity 22,985,220 20,852,922 The above Condensed Interim Consolidated Statements of Financial Position should be read in conjunction with the accompanying notes. Unaudited condensed interim consolidated financial statements 4

29 FIBRA MACQUARIE MÉXICO AND ITS CONTROLLED ENTITIES CONDENSED INTERIM CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED) AND 2014 CURRENCY AMOUNTS EXPRESSED IN THOUSANDS OF MEXICAN PESOS (UNLESS OTHERWISE STATED) 3 months ended 9 months ended Sep 30, 2015 Sep 30, 2014 Sep 30, 2015 Sep 30, 2014 Note $ 000 $ 000 $ 000 $ 000 Property related income 4(a) 720, ,670 1,987,149 1,608,653 Property related expenses 4(b) (103,953) (74,786) (297,150) (233,273) Net property income 616, ,884 1,689,999 1,375,380 Management fees 4(c) (50,152) (36,437) (151,504) (107,109) Transaction related expenses 4(d) (2,224) (2,884) (11,077) (31,894) Professional, legal and other expenses 4(e) (9,439) (4,371) (28,572) (38,168) Total expenses (61,815) (43,692) (191,153) (177,171) Finance costs 4(f) (202,141) (163,898) (569,306) (509,485) Financial income 4(g) 18,227 4,263 93,186 41,014 Other income 4(h) - 53,980-53,980 Share of profits from equity-accounted investees 9 34,629 11,755 63,915 24,721 Foreign exchange loss Net unrealized foreign exchange gain on foreign currency denominated investment property measured at fair value Unrealized revaluation gain on investment property measured at fair value 4(i) (1,268,084) (363,411) (2,008,780) (326,541) 4(j) 2,266, ,399 3,544, ,608 4(j) 406, , , ,586 Profit for the period 1,809,576 1,013,866 3,028,478 1,461,092 Other comprehensive income Other comprehensive income for the period Total comprehensive income for the period 1,809,576 1,013,866 3,028,478 1,461,092 Earnings per CBFI* Basic earnings per CBFI (pesos) Diluted earnings per CBFI (pesos) *Real Estate Trust Certificates (Certificados Bursátiles Fiduciarios Inmobiliarios) The above Condensed Interim Consolidated Statements of Comprehensive Income should be read in conjunction with the accompanying notes. Unaudited condensed interim consolidated financial statements 5

30 FIBRA MACQUARIE MÉXICO AND ITS CONTROLLED ENTITIES CONDENSED INTERIM CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED) AND 2014 CURRENCY AMOUNTS EXPRESSED IN THOUSANDS OF MEXICAN PESOS (UNLESS OTHERWISE STATED) Contributed Retained equity earnings Total Note $ 000 $ 000 $ 000 Total equity at January 1, ,673, ,243 14,016,044 Total comprehensive income for the period - 1,461,092 1,461,092 Total comprehensive income for the period - 1,461,092 1,461,092 Transactions with equity holders in their capacity as equity holders: - Issued CBFIs, net of issue cost 4,708,788-4,708,788 - Distributions to CBFI holders - (858,747) (858,747) Total transactions with equity holders in their capacity as equity holders 4,708,788 (858,747) 3,850,041 Total equity at September 30, ,382, ,588 19,327,177 Total equity at January 1, ,376,480 2,476,442 20,852,922 Total comprehensive income for the period - 3,028,478 3,028,478 Total comprehensive income for the period - 3,028,478 3,028,478 Transactions with equity holders in their capacity as equity holders: - Costs directly attributable to follow-on equity offering (6,486) - (6,486) - Distributions to CBFI holders 7 - (889,694) (889,694) Total transactions with equity holders in their capacity as equity holders (6,486) (889,694) (896,180) Total equity at September 30, ,369,994 4,615,226 22,985,220 The above Condensed Interim Consolidated Statements of Changes in Equity should be read in conjunction with the accompanying notes. Unaudited condensed interim consolidated financial statements 6

31 FIBRA MACQUARIE MÉXICO AND ITS CONTROLLED ENTITIES CONDENSED INTERIM CONSOLIDATED STATEMENTS OF CASH FLOWS FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED) AND 2014 CURRENCY AMOUNTS EXPRESSED IN THOUSANDS OF MEXICAN PESOS (UNLESS OTHERWISE STATED) Operating activities: 9 months ended 9 months ended Sep 30, 2015 Sep 30, 2014 $ 000 $ 000 Note Inflows/(Outflows) Inflows/(Outflows) Profit for the period 3,028,478 1,461,092 Adjustments for: Net unrealized foreign exchange gain on foreign currency denominated investment property measured at fair value 4(j) (3,544,210) (570,608) Unrealized revaluation gain on investment property measured at fair value 4(j) (406,407) (408,586) Straight line rental income adjustment (46,748) (14,826) Tenant improvements amortization 9,111 9,036 Leasing commissions amortization 21,466 26,381 Financial income (93,186) (41,014) Provision for bad debts 29,736 7,936 Net foreign exchange loss 4(i) 2,065, ,018 Finance costs recognized in profit for the period 569, ,485 Other income - (53,980) Share of profits from equity-accounted investees 9 (63,915) (24,721) Movements in working capital: (Decrease)/increase in receivables (61,488) 486,961 Increase/(decrease) in payables 74,000 (42,955) Net cash flows from operating activities 1,581,551 1,684,219 Investing activities: Investment property - asset acquisitions (3,088,746) (657,995) Maintenance capital expenditure and other capitalized costs (222,733) Investment in equity-accounted investees 9 - (691,684) Distributions received from equity-accounted investees 9 26,140 5,513 Net cash flows used in investing activities (3,285,339) (1,344,166) Financing activities: Proceeds from interest-bearing liabilities, net of facility charges - 255,851 Payment of interest-bearing liabilities - (663,443) Financial income 93,186 41,014 Interest paid (541,463) (458,880) Capital raising costs (follow-on equity offering) (33,639) 4,708,788 Distributions to CBFI holders 7 (889,694) (858,747) Net cash flows from financing activities (1,371,610) 3,024,583 Net decrease in cash and cash equivalents Cash, cash equivalents at the beginning of the period Foreign exchange gain on cash and cash equivalents (3,075,398) 3,364,636 5,603,834 2,347,932 4(i) (56,628) (13,477) Cash and cash equivalents at the end of the period* 2,471,808 5,699,092 *Included in the cash and cash equivalent balance at the end of the period is restricted cash of $155.7 million (September 30, 2014: $148.3 million). The above Condensed Interim Consolidated Statements of Cash Flows should be read in conjunction with the accompanying notes. Unaudited condensed interim consolidated financial statements 7