Medical Properties Trust (MPW) 8-K Medical Properties Trust, Inc. Reports Second Quarter Results

Exhibit 99.2

Medical properties trustQ2 2022 Supplemental

3 COMPANY OVERVIEW Company Information    3 FINANCIAL INFORMATION Reconciliation of Net Income to Funds from Operations    6 6 Debt Summary    7 Pro Forma Net Debt / Annualized Adjusted EBITDAre    8 PORTFOLIO INFORMATION Pro Forma Lease and Loan Maturity Schedule    9 9    Total Pro Forma Gross Assets and Adjusted Revenue by Asset Type, Operator, State and Country    10 Rent Coverage    13 Summary of Investments and Development Projects    15 FINANCIAL STATEMENTS Consolidated Statements of Income    16 16 Consolidated Balance Sheets    17     Investments in Unconsolidated Real Estate Joint Ventures 18 Investments in Unconsolidated Operating Entities    19 FORWARD-LOOKING STATEMENTS COMPANY OVERVIEW Forward-looking statements involve known and 3 unknown risks, uncertainties and other factors that Company Information 3 may cause the actual results of the Company or future events to differ materially from those expressed in or underlying such forward-looking statements, including without limitation: Normalized FFO per share; expected FINANCIAL INFORMATION payout ratio; the amount of acquisitions of healthcare real estate, if any; Net Debt to EBITDAre; portfolio diver- Reconciliation of Net Income to Funds from Operations 6 sification; capital markets conditions; the repayment of debt arrangements; statements concerning the addi- 6 Debt Summary 7 tional income to the Company as a result of ownership interests in certain hospital operations and the timing Pro Forma Net Debt / Annualized Adjusted EBITDAre 8 of such income; the payment of future dividends, if any; completion of additional debt arrangements and additional investments; national and international economic, business, regulatory, real estate and other market PORTFOLIO INFORMATION conditions; the competitive environment in which the Company operates; the execution of the Company’s Pro Forma Lease and Loan Maturity Schedule 9 business plan; financing risks; the Company’s ability to maintain its status as a REIT for federal income tax Total Pro Forma Gross Assets and Adjusted Revenue purposes; acquisition and development risks; potential 9 environmental and other liabilities; potential impact by Asset Type, Operator, State and Country 10 from health crises (like COVID-19) and other events beyond the control of our tenants/borrowers and the Rent Coverage 13 related impact to us; and other factors affecting the real estate industry generally or healthcare real estate Summary of Investments and Development Projects 15 in particular. For further discussion of the factors that could affect outcomes, please refer to the “Risk Factors” section of the Company’s Annual Report on Form 10-K for the year ended December 31, 2021, and as updated FINANCIAL STATEMENTS by the Company’s subsequently filed Quarterly Reports on Form 10-Q and other SEC filings. Except as otherwise Consolidated Statements of Income 16 required by the federal securities laws, the Company undertakes no obligation to update the information in Consolidated Balance Sheets 17 this report. 16 Investments in Unconsolidated Real Estate Certain information in the supplemental package may be shown pro forma for transactions completed subsequent Joint Ventures 18 to period end and the consummation of pending transactions. The pro forma adjustments are based Investments in Unconsolidated Operating Entities 19 upon available information and assumptions that we believe are reasonable. There is no assurance that any pending transactions will occur. On the Cover: Clinique de Genolier, Genolier, Switzerland Cottonwood Springs—Olathe, Kansas

COMPANY OVERVIEW M edical Properties Trust, Inc. is a self-advised MPT’s financing model facilitates acquisitions real estate investment trust formed in 2003 and recapitalizations and allows operators to acquire and develop net-leased hospital facilities. of hospitals to unlock the value of their real From its inception in Birmingham, Alabama, the estate assets to fund facility improvements, Company has grown to become one of the world’s technology upgrades and other investments largest owners of hospital real estate. in operations. Pro forma as of June 30, 2022. 447 54 ~46,000 32 10 properties operators beds U. S. states countries MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 3

COMPANY OVERVIEW MPT OFFICERS: From the Left: Charles R. Lambert, Emmett E. McLean, R. Lucas Savage, Edward K. Aldag, Jr., R. Steven Hamner, Rosa H. Hooper and J. Kevin Hanna. Officers Edward K. Aldag, Jr. Chairman, President and Chief Executive Officer R. Steven Hamner Executive Vice President and Chief Financial Officer Emmett E. McLean Executive Vice President, Chief Operating Officer and Secretary J. Kevin Hanna Vice President, Controller and Chief Accounting Officer Rosa H. Hooper Vice President, Managing Director of Asset Management and Underwriting R. Lucas Savage Vice President, Head of Global Acquisitions Charles R. Lambert Vice President, Treasurer and Managing Director of Capital Markets Board of Directors Corporate HeEdward K. Aldag, Jr. G. Steven Dawson Medical Properties Trust, Inc. R. Steven Hamner 1000 Urban Center Drive, Suite 501 Caterina A. Mozingo Birmingham, AL 35242 Emily W. Murphy (205) 969-3755 Elizabeth N. Pitman D. Paul Sparks, Jr. (205) 969-3756 (fax) Michael G. Stewart www.medicalpropertiestrust.com C. Reynolds Thompson, III MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 4

COMPANY OVERVIEW INVESTOR RELATIONS Drew Babin Tim Berryman Senior Managing Director of Corporate Communications Managing Director of Investor Relations (646) 884-9809 dbabin@medicalpropertiestrust.com (205) 397-8589 tberryman@medicalpropertiestrust.com Stock Exchange Senior Transfer Listing and Unsecured Agent Trading Symbol Debt Ratings American Stock Transfer New York Stock Exchange Moody’s – Ba1 and Trust Company (NYSE): MPW Standard & Poor’s – BBB- 6201 15th Avenue Brooklyn, NY 11219 Idaho Falls Community Hospital—Idaho Falls, Idaho MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 5

FINANCIAL INFORMATION RECONCILIATION OF NET 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, 2022 June 30, 2021 June 30, 2022 June 30, 2021 FFO INFORMATION: Net income attributable to MPT common stockholders $ 189,597 $ 114,565 $ 821,278 $ 278,348 Participating securities’ share in earnings (345) (390) (747) (760) Net income, less participating securities’ share in earnings $ 189,252 $ 114,175 $ 820,531 $ 277,588 Depreciation and amortization 101,976 90,061 201,435 178,597 (Gain) loss on sale of real estate and other, net (16,355) 1,387 (467,993) 398 Funds from operations $ 274,873 $ 205,623 $ 553,973 $ 456,583 Write-off (recovery) of straight-line rent and other 977 (13) 3,581 (5,251) Non-cash fair value adjustments (943) 2,121 (8,966) (1,944) Tax rate changes (825) 42,746 (825) 42,746 Debt refinancing and unutilized financing costs 619 70 9,435 2,339 Normalized funds from operations $ 274,701 $ 250,547 $ 557,198 $ 494,473 Share-based compensation 11,075 12,771 22,879 25,035 Debt costs amortization 4,560 4,100 10,173 8,109 Rent deferral, net (3,327) 836 (7,043) 1,639 Straight-line rent revenue and other (74,757) (67,921) (152,090) (135,196) Adjusted funds from operations $ 212,252 $ 200,333 $ 431,117 $ 394,060 PER DILUTED SHARE DATA: Net income, less participating securities’ share in earnings $ 0.32 $ 0.19 $ 1.37 $ 0.48 Depreciation and amortization 0.17 0.16 0.33 0.30 (Gain) loss on sale of real estate and other, net (0.03) — (0.78) - Funds from operations $ 0 .46 $ 0 .35 $ 0.92 $ 0.78 Write-off (recovery) of straight-line rent and other — — — -Non-cash fair value adjustments — — (0.01) -Tax rate changes — 0.08 — 0.07 Debt refinancing and unutilized financing costs — — 0.02 - Normalized funds from operations $ 0 .46 $ 0 .43 $ 0.93 $ 0.85 Share-based compensation 0.02 0.02 0.04 0.04 Debt costs amortization 0.01 0.01 0.02 0.01 Rent deferral, net (0.01) — (0.01) -Straight-line rent revenue and other (0.13) (0.12) (0.26) (0.22) Adjusted funds from operations $ 0 .35 $ 0 .34 $ 0.72 $ 0.68 Notes: (A) 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. The write-off of straight line rent in 2022 is predominantly related to sold properties. (B) Investors and analysts following the real estate industry utilize funds from operations, or 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 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 necessary 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. We calculate adjusted funds from operations, or AFFO, by subtracting from or adding to normalized FFO (i) non-cash revenue such as straight-line rent, (ii) non-cash share-based compensation expense, and (iii) amortization of deferred financing costs. AFFO is an operating measurement that we use to analyze our results of operations based more on the receipt, rather than the accrual, of our rental revenue and on certain other adjustments. We believe that this is an important measurement because our infrastructure-type assets generally require longer term leases with annual contractual escalations of base rents, resulting in the recognition of a significant amount of rental income that is not collected until future periods. Our calculation of AFFO may not be comparable to AFFO or similarly titled measures reported by other REITs. AFFO should not be considered as an alternative to net income (calculated pursuant to GAAP) as an indicator of our results of operations or to cash flow from operating activities (calculated pursuant to GAAP) as an indicator of our liquidity. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 6

FINANCIAL INFORMATION (As of June 30, 2022) ($ amounts in thousands) DEBT MATURITIES Senior Unsecured Year Term Loans/Revolver Total Debt % of Total Notes 2022 $—$—$—0.0% 2023 487,120—487,120 4.8% 2024—828,360 828,360 8.1% 2025 524,200 852,460 1,376,660 13.5% 2026 1,633,100 920,245 2,553,345 25.0% 2027 1,400,000 200,000 1,600,000 15.7% 2028 730,680—730,680 7.2% 2029 900,000—900,000 8.8% 2030 426,230—426,230 4.2% 2031 1,300,000—1,300,000 12.7% Totals $ 7,401,330 $ 2,801,065 $ 10,202,395 100.0% DEBT BY LOCAL CURRENCY Senior Unsecured Term Loans/Revolver Total Debt % of Total Notes United States $ 4,100,000 $ 855,000 $ 4,955,000 48.6% United Kingdom 2,252,930 852,460 3,105,390 30.4% Australia—828,360 828,360 8.1% Europe 1,048,400 265,245 1,313,645 12.9% Totals $ 7,401,330 $ 2,801,065 $ 10,202,395 100.0% DEBT SUMMARY Debt Instrument Rate Type Rate Balance 2026 Credit Facility Revolver (A) Variable 1.125%—2.518% $ 920,245 RATE TYPE AS PERCENTAGEOF TOTAL DEBT 2027 Term Loan Variable 2.899% 200,000 2.550% Notes Due 2023 (Ł400M) (A) Fixed 2.550% 487,120 (A) (B) Variable 2024 AUD Term Loan (A$1.2B) Fixed 2.450% 828,360 11% 3.325% Notes Due 2025 (€500M) (A) Fixed 3.325% (A) Fixed(C) 1.949% 2025 GBP Term Loan (Ł700M) 0.993% Notes Due 2026 (€500M) (A) Fixed 0.993% 5.250% Notes Due 2026 Fixed 5.250% 2.500% Notes Due 2026 (Ł500M) (A) Fixed 2.500% Fixed 89% 5.000% Notes Due 2027 Fixed 5.000% 3.692% Notes Due 2028 (Ł600M) (A) Fixed 3.692% 4.625% Notes Due 2029 Fixed 4.625% 3.375% Notes Due 2030 (Ł350M) (A) Fixed 3.375% 3.500% Notes Due 2031 Fixed 3.500% 1,300,000 $ 10,202,395 Debt issuance costs and discount (63,621) Weighted average rate 3.296% $ 10,138,774 (A) Non-USD denominated debt converted to U.S. dollars at June 30, 2022. (B) We entered into an interest rate swap transaction, effective July 3, 2019, to fix the interest rate to 2.450% for the duration of the loan. (C) We entered into an interest rate swap transaction, effective March 6, 2020, to fix the interest rate to 1.949% for the duration of the loan. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 7

FINANCIAL INFORMATION PRO FORMA NET DEBT / ANNUALIZED ADJUSTED EBITDAre (Unaudited) (Amounts in thousands) For the Three Months Ended June 30, 2022 Net income $ 190,064 Add back: Interest 87,730 Income tax 10,657 Depreciation and amortization 87,316 Gain on sale of real estate and other, net (16,355) Adjustment to reflect MPT’s share of unlevered EBITDAre from unconsolidated real estate joint ventures (A) 7,282 2Q 2022 EBITDAre $ 366,694 Share-based compensation 11,075 Write-off of straight-line rent and other 977 Debt refinancing and unutilized financing costs 619 Non-cash fair value adjustments (943) 2Q 2022 Adjusted EBITDAre $ 378,422 Pro forma adjustments for investment activity (B) 2,236 2Q 2022 Pro Forma Adjusted EBITDAre $ 380,658 Annualization $ 1,522,632 Total debt at June 30, 2022 $ 10,138,774 Pro forma changes after June 30, 2022 (564,041) Pro forma net debt $ 9,574,733 Pro forma net debt / annualized adjusted EBITDAre 6.3x Investorsandanalystsfollowingtherealestateindustryutilizenetdebt(debtlesscash)toEBITDAasameasurementofleverag ethatshowshowmanyyearsitwouldtakeforustopay back our debt,assuming net debt andEBITDA areheld constant.Inour calculation, westart with EBITDAre, asdefinedbyNareit, which isnet 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 EBITDA 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 priorperiodsandother companiesmoremeaningful, toderive Adjusted EBITDAre. We further adjust net debt and Adjusted EBITDAre forthe pro forma effects from investments and capital transactions that were either completed during the period or disclosed as firm commitments, assuming such transactions were consummated/fully funded asof the beginning of the periodtoderiveProformaNet DebtandProformaAdjusted EBITDAre. Although non-GAAP measures, we believe Pro formaNet Debt and Pro forma 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 Pro forma Net Debt line. We believe this adjustment is needed to appropriately reflect the relationship between EBITDAre and net debt. (B) Pro forma adjustments to reflect a full quarter impact from our mid-quarter investments and property sales. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 8

PORTFOLIO INFORMATION PRO FORMA LEASE AND LOAN MATURITY SCHEDULE (A) ($ amounts in thousands) (B) (C) (D) Percentage of Total Years of Maturities Total Properties Base Rent/Interest Base Rent/Interest 2022 11 $ 47,372 3.6% 2023 4 14,904 1.1% 2024 1 2,731 0.2% 2025 7 18,785 1.4% 2026 4 2,333 0.2% 2027 1 3,346 0.3% 2028 4 5,836 0.4% 2029 6 15,927 1.2% 2030 11 6,054 0.5% 2031 4 4,211 0.3% Thereafter 383 1,206,096 90.8% 436 $ 1,327,595 100.0% Percentage of total base rent/interest 100% 90.8% 90% 80% 70% 60% 50% 40% 30% 20% 10% 3.6% 1.1% 0.2% 1.4% 0.2% 0.3% 0.4% 1.2% 0.5% 0.3% 0% (A) Schedule includes leases and mortgage loans. (B) Lease/Loan expiration is based on the fixed term of the lease/loan and does not factor in potential renewal options provided for in our agreements. (C) Reflects all properties, including those that are part of joint ventures except vacant properties representing less than 0.2% of total pro forma gross assets, and six facilities that are under development. (D) Represents base rent/interest income on an annualized basis as of period end but does not include tenant recoveries, additional rents and other lease-related adjustments to revenue (i.e., straight-line rents and deferred revenues). MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 9

PORTFOLIO INFORMATION TOTAL PRO FORMA GROSS ASSETS AND ADJUSTED REVENUES BY ASSET TYPE (June 30, 2022) ($ amounts in thousands) Pro Forma Total Adjusted Total Percentage of Q2 2022 Percentage of Asset Types Properties (A) (B) Gross Assets Total Gross Assets Revenues Q2 2022 Revenues General Acute Care Hospitals 214 $ 15,995,775 71.8% $ 339,106 75.5% Behavioral Health Facilities 61 2,508,938 11.2% 51,763 11.5% Inpatient Rehabilitation Facilities 111 1,963,046 8.8% 44,201 9.8% Long-Term Acute Care Hospitals 20 327,335 1.5% 8,270 1.9% Freestanding ER/Urgent Care Facilities 41 247,974 1.1% 5,828 1.3% Other—1,241,351 5.6% — Total 447 $ 22,284,419 100.0% $ 449,168 100.0% TOTAL PRO FORMA GROSS ASSETS BY ASSET TYPE TOTAL ADJUSTED REVENUES BY ASSET TYPE 1% 6% 1% 1% 2% 9% General Acute Care Hospitals 10% Behavioral Health Facilities 11% 11% Inpatient Rehabilitation Facilities 72% Long-Term Acute Care Hospitals 76% Freestanding ER/Urgent Care Facilities Other DOMESTIC PRO FORMA GROSS ASSETS BY ASSET TYPE DOMESTIC ADJUSTED REVENUES BY ASSET TYPE 2% 6% 3% 2% 7% 2% 6% General Acute Care Hospitals 8% Behavioral Health Facilities 9% Inpatient Rehabilitation Facilities 75% Long-Term Acute Care Hospitals 80% Freestanding ER/Urgent Care Facilities Other (A) Includes gross real estate assets, other loans, equity investments, and pro rata portion of gross assets in joint venture arrangements, assuming material real estate commitments on new investments are fully funded. See press release dated August 3, 2022 for reconciliation of total assets to total pro forma gross assets at June 30, 2022. (B) Reflects actual revenues on our consolidated statement of income along with revenue from properties owned through our unconsolidated joint venture arrangements. See press release dated August 3, 2022 for a reconciliation of actual revenues to total adjusted revenues. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 10

PORTFOLIO INFORMATION TOTAL PRO FORMA GROSS ASSETS—LARGEST INDIVIDUAL FACILITY (June 30, 2022) COMPREHENSIVE PROPERTY-LEVELUNDERWRITING FRAMEWORK Percentage of Operators Total Pro Forma Gross MPT invests in real estate, not the consolidated financial performance of its tenants. Assets—Largest Each facility is underwritten for characteristics that make the infrastructure (A) attractive to any experienced, competent operator -not just the current tenant. If we Individual Facility 2.5% have underwritten these correctly, then coupled with our absolute net master lease Steward Health Care structure, our real estate will be attractive to a replacement operator, in the rare Prospect Medical Holdings 1.1% event we must transition. Such underwriting characteristics include: Circle Health 1.0% Swiss Medical Network 0.8% MEDIAN 0.3% Physical Quality Competition 49 operators 1.3% Largest Individual Facility Investment is Less Than 3% of MPT Investment Portfolio Demographics Financial and Market TOTAL PRO FORMA GROSS ASSETS AND ADJUSTED REVENUES BY OPERATOR (June 30, 2022) ($ amounts in thousands) Pro Forma Total Adjusted Total Percentage of Q2 2022 Percentage of Operators (B) Properties (A) (C) Gross Assets Total Gross Assets Revenues Q2 2022 Revenues Steward Health Care 41 Florida market $ 1,377,996 6.2% $ 28,263 6.3% Utah market 1,310,776 5.9% 35,808 8.0% Massachusetts market 1,152,118 5.1% 27,012 6.0% Texas/Arkansas/Louisiana market 1,115,557 5.0% 21,103 4.7% Arizona market 352,325 1.6% 9,185 2.0% Ohio/Pennsylvania market 138,345 0.6% 3,698 0.8% Circle Health 36 2,228,804 10.0% 47,539 10.6% Prospect Medical Holdings 14 1,751,440 7.9% 42,364 9.4% Swiss Medical Network 17 1,272,123 5.7% 11,284 2.5% MEDIAN 78 1,079,940 4.8% 21,728 4.8% 49 operators 261 9,263,644 41.6% 201,184 44.9% Other—1,241,351 5.6% — Total 447 $ 22,284,419 100.0% $ 449,168 100.0% (A) Includes gross real estate assets, other loans, equity investments, and pro rata portion of gross assets in joint venture arrangements, assuming material real estate commitments on new investments are fully funded. See press release dated August 3, 2022 for reconciliation of total assets to total pro forma gross assets at June 30, 2022. (B) Section 2340 of the SEC Staff’s Financial Reporting Manual states that audited financial statements of lessees should generally be provided, if properties triple-net leased to a single lessee exceed 20% of the registrant’s assets. At June 30, 2022, we did not have a single lessee (including Steward Health Care) in which the value of the leased properties (subject to a triple-net lease) represented more than 20% of our total assets. (C) Reflects actual revenues on our consolidated statement of income along with revenue from properties owned through our unconsolidated joint venture arrangements. See press release dated August 3, 2022 for a reconciliation of actual revenues to total adjusted revenues. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 11

PORTFOLIO INFORMATION TOTAL PRO FORMA GROSS ASSETS AND ADJUSTED REVENUES BY U.S. STATE AND COUNTRY (June 30, 2022) ($ amounts in thousands) Pro Forma Total Adjusted Total Percentage of Q2 2022 Percentage of U.S. States and Other Countries Properties (A) (B) Gross Assets Total Gross Assets Revenues Q2 2022 Revenues Texas 52 $ 2,090,829 9.4% $ 41,310 9.2% California 28 1,753,744 7.9% 48,109 10.7% Florida 9 1,377,996 6.2% 28,263 6.3% Utah 7 1,346,356 6.0% 36,795 8.2% Massachusetts 10 1,157,518 5.2% 27,175 6.0% 27 Other States 124 5,088,441 22.8% 125,128 27.9% Other—875,487 3.9% — United States 230 $ 13,690,371 61.4% $ 306,780 68.3% United Kingdom 81 $ 4,041,683 18.1% $ 79,415 17.7% Switzerland 17 1,272,123 5.7% 11,284 2.5% Germany 82 1,164,361 5.2% 23,642 5.3% Australia 11 916,603 4.1% 15,846 3.5% Spain 9 323,935 1.5% 3,498 0.8% Other Countries 17 509,479 2.3% 8,703 1.9% Other—365,864 1.7% — International 217 $ 8,594,048 38.6% $ 142,388 31.7% Total 447 $ 22,284,419 100.0% $ 449,168 100.0% (A) Includes gross real estate assets, other loans, equity investments, and pro rata portion of gross assets in joint venture arrangements, assuming material real estate commitments on new investments are fully funded. See press release dated August 3, 2022 for reconciliation of total assets to total pro forma gross assets at June 30, 2022. (B) Reflects actual revenues on our consolidated statement of income along with revenue from properties owned through our unconsolidated joint venture arrangements. See press release dated August 3, 2022 for a reconciliation of actual revenues to total adjusted revenues. TOTAL PRO FORMA GROSS ASSETS BY COUNTRY TOTAL ADJUSTED REVENUES BY COUNTRY 2% 2% 2% 4% 1% 2% 5% United States 2% 4% United Kingdom 5% 6% Switzerland Germany 18% 61% 18% Australia 68% Spain Other Countries Other PRO FORMA GROSS ASSETS BY U.S. STATE ADJUSTED REVENUES BY U.S. STATE Texas 4% 9% 9% California Florida 28% 11% 8% Utah 23% 6% Massachusetts 6% 6% 27 Other States 8% 5% 6% Other MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 12

PORTFOLIO INFORMATION TOTAL PORTFOLIO TTM EBITDARM AND EBITDAR (A)(B) RENT COVERAGE INCLUSIVE OF ALL CARES ACT GRANTS YOY AND SEQUENTIAL QUARTER COMPARISONS BY PROPERTY TYPE Notes: All data presented is on a trailing twelve month basis. For properties acquired in the preceding twelve months, data is for the period between MPT acquisition and March 31, 2022. (A) EBITDARM is facility-level earnings before interest, taxes, depreciation, amortization, rent and management fees. EBITDAR is EBITDARM less management fees (corporate overhead) that reflects a 5% normalized fee applied across all facilities. EBITDARM and EBITDAR include normal GAAP expensed maintenance and repair costs. EBITDARM and EBITDAR do not give effect for capitalized expenditures that extend the life or improve the facility and equipment in a way to drive more future revenues. The majority of these types of capital expenditures are financed and do not have an immediate cash impact. MPT’s rent is not subordinate to capitalized expenses. In addition, EBITDARM and EBITDAR do not represent property net income or cash flows from operations and should not be considered an alternative to those indicators. EBITDARM and EBITDAR figures utilized in calculating coverages presented are based on financial information provided by MPT’s tenants. 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 and EBITDAR results as presented in tenant financial reporting and cash rent paid to MPT, except as noted below.—Total CARES Act Grants received by tenants during the period between March 2020 and June 2021 have been spread evenly by quarter from Q2 2020 through Q2 2021. Any additional grants received after June 2021 are included in the quarter that they were recorded by the tenant.—Steward Health Care EBITDARM and EBITDAR have been adjusted for a one-time out-of-period legal settlement in July 2020.—LifePoint Health EBITDARM and EBITDAR have been adjusted for a one-time out-of-period legal settlement in June 2020. (B) General Acute Care coverages and Total Portfolio coverages include Prospect Medical Holdings’s Pennsylvania and Connecticut facilities. Prospect Medical Holdings has entered into non-binding letters of intent for its Pennsylvania and Connecticut operations. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 13

PORTFOLIO INFORMATION TOTAL PORTFOLIO TTM EBITDARM AND EBITDAR RENT COVERAGE INCLUSIVE OF ALL CARES ACT GRANTS EBITDARM AND EBITDAR RENT COVERAGE: OPERATORS WITH PROPERTY-LEVEL REPORTING Investment Tenant (A) Primary Property Type TTM EBITDARM Rent Coverage TTM EBITDAR Rent Coverage (in thousands) Steward Health Care $ 4,281,622 General Acute 2.6x 1.8x MEDIAN 1,079,940 IRF 1.9x 1.5x Prime Healthcare 1,007,076 General Acute 4.2x 3.0x Priory Group 870,652 Behavioral 1.9x 1.5x Springstone 804,676 Behavioral 1.4x 1.0x Prospect Medical Holdings(B) 699,040 General Acute 1.3x 0.6x LifePoint Health 599,254 General Acute 2.0x 0.9x Ernest Health 521,764 IRF/LTACH 2.6x 2.1x ScionHealth 454,742 General Acute /LTACH 1.7x 0.9x Vibra Healthcare 272,845 IRF/LTACH 2.2x 1.6x Aspris Children’s Services 244,960 Behavioral 2.1x 1.8x Pipeline Health System 218,318 General Acute 1.6x 0.7x Surgery Partners 196,253 General Acute 7.1x 5.7x HM Hospitales 163,318 General Acute 3.4x 2.7x Other Reporting Tenants 702,555 Various 2.2x 1.7x Total $ 12,117,015 2.6x 1.9x Investment Tenant (A) Primary Property Type TTM EBITDARM Rent Coverage TTM EBITDAR Rent Coverage (in thousands) International Operator 1 $ 2,175,844 General Acute 2.3x 1.9x International Operator 2 916,602 General Acute 1.9x 1.4x Total $ 3,092,446 2.2x 1.7x PROPERTY-LEVEL REPORTING NOT REQUIRED AND/OR NOT AVAILABLE Investment Tenant (A) Primary Property Type Comments (in thousands) Swiss Medical Network $ 1,047,690 General Acute 2021 AEVIS Hospital Segment 1.9x EBITDARM lease coverage One of the largest health care operators in the world; Parent Guaranty; Investment Ramsay Health Care UK 426,432 General Acute grade-rated Pihlajalinna 219,000 General Acute Finland’s leading producer of social and health services Saint Luke’s—Kansas City 145,648 General Acute Investment grade-rated NHS 98,407 General Acute Single-payor government entity in UK Dignity Health 51,357 General Acute Part of CommonSpirit; Parent guaranty; Investment grade-rated Community Health Systems 41,443 General Acute U.S. hospital operator with substantial operating history McLeod Health 37,824 General Acute Parent guaranty Largest private hospital system in Portugal with 18 facilities and 75+ year operating Jose de Mello—CUF 32,165 General Acute history NeuroPsychiatric Hospitals 28,509 Behavioral Parent guaranty Other Tenants 70,102 General Acute N/A Total $ 2,198,577 Above data represents approximately 90% of MPT Total Real Estate Investment Notes: All data presented is on a trailing twelve month basis. For properties acquired in the preceding twelve months, data is for the period between MPT acquisition and March 31, 2022. (A) Investment figures exclude non-real estate equity investments, non-real estate loans, freestanding ER/urgent care facilities, and facilities under development. (B) Prospect Medical Holdings’s coverage excludes Pennsylvania and Connecticut as Prospect Medical Holdings has entered into non-binding letters of intent for its Pennsylvania and Connecticut operations. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 14

PORTFOLIO INFORMATION SUMMARY OF COMPLETED INVESTMENTS (For the six months ended June 30, 2022) (Amounts in thousands) Operator Location Investment (A) Commencement Date Investment/ Development Priory Group U.K. $ 131,105 Q1 2022 Investment Ernest Health California 47,929 Q1 2022 Development Pihlajalinna Finland 194,234 Q1 2022 Investment Steward Health Care Arizona 20,000 Q2 2022 Investment Steward Health Care Florida 60,000 Q2 2022 Investment GenesisCare Spain 28,472 Q2 2022 Investment $ 481,740 SUMMARY OF CURRENT DEVELOPMENT PROJECTS AS OF JUNE 30, 2022 (Amounts in thousands) Costs Incurred as of Estimated Commencement Operator Location Commitment June 30, 2022 Date Steward Health Care Texas $ 169,408 $ 57,405 Q2 2024 IMED Hospitales Spain 49,371 12,542 Q2 2023 Ernest Health California 47,700 42,073 Q3 2022 IMED Hospitales Spain 44,470 29,538 Q3 2023 IMED Hospitales Spain 35,975 8,000 Q3 2024 Springstone Texas 34,600—Q1 2024 $ 381,524 $ 149,558 (A) Excludes transaction costs, such as real estate transfer and other taxes. Amount assumes exchange rate as of the investment date. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 15

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, 2022 June 30, 2021 June 30, 2022 June 30, 2021 REVENUES Rent billed $ 241,209 $ 216,870 $ 504,611 $ 430,214 Straight-line rent 58,518 55,465 119,562 110,338 Income from financing leases 51,873 50,337 103,649 101,231 Interest and other income 48,626 59,120 82,204 102,774 Total revenues 400,226 381,792 810,026 744,557 EXPENSES Interest 87,730 92,305 178,913 179,277 Real estate depreciation and amortization 84,334 76,369 169,650 152,011 Property-related (A) 21,135 18,684 29,733 24,137 General and administrative 38,858 34,545 80,282 70,618 Total expenses 232,057 221,903 458,578 426,043 OTHER INCOME (EXPENSE) Gain (loss) on sale of real estate and other, net 16,355 (1,387) 467,993 (398) Earnings from equity interests 14,785 7,339 22,123 14,440 Debt refinancing and unutilized financing costs (619) (70) (9,435) (2,339) Other (including fair value adjustments on securities) 2,031 (771) 11,918 7,023 Total other income 32,552 5,111 492,599 18,726 Income before income tax 200,721 165,000 844,047 337,240 Income tax expense (10,657) (50,179) (22,036) (58,539) Net income 190,064 114,821 822,011 278,701 Net income attributable to non-controlling interests (467) (256) (733) (353) Net income attributable to MPT common stockholders $ 189,597 $ 114,565 $ 821,278 $ 278,348 EARNINGS PER COMMON SHARE—BASIC AND DILUTED Net income attributable to MPT common stockholders $ 0.32 $ 0.19 $ 1.37 $ 0.48 WEIGHTED AVERAGE SHARES OUTSTANDING—BASIC 598,827 587,514 598,751 581,877 WEIGHTED AVERAGE SHARES OUTSTANDING—DILUTED 599,026 589,053 598,979 583,297 $—$—DIVIDENDS DECLARED PER COMMON SHARE $ 0.29 $ 0.28 $ 0.58 $ 0.56 (A) Includes $18.3 million and $15.5 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, 2022 and 2021, respectively, and $24.6 million and $19.0 million for the six months ended June 30, 2022 and 2021, respectively. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 16

FINANCIAL STATEMENTS CONSOLIDATED BALANCE SHEETS (Amounts in thousands, except per share data) June 30, 2022 December 31, 2021 (Unaudited) (A) ASSETS Real estate assets Land, buildings and improvements, intangible lease assets, and other $ 13,696,681 $ 14,062,722 Investment in financing leases 2,076,813 2,053,327 Real estate held for sale—1,096,505 Mortgage loans 314,681 213,211 Gross investment in real estate assets 16,088,175 17,425,765 Accumulated depreciation and amortization (1,109,592) (993,100) Net investment in real estate assets 14,978,583 16,432,665 Cash and cash equivalents 257,269 459,227 Interest and rent receivables 94,206 56,229 Straight-line rent receivables 702,683 728,522 Investments in unconsolidated real estate joint ventures 1,460,373 1,152,927 Investments in unconsolidated operating entities 1,439,910 1,289,434 Other loans 213,897 67,317 Other assets 596,163 333,480 Total Assets $ 19,743,084 $ 20,519,801 LIABILITIES AND EQUITY Liabilities Debt, net $ 10,138,774 $ 11,282,770 Accounts payable and accrued expenses 562,255 607,792 Deferred revenue 21,210 25,563 Obligations to tenants and other lease liabilities 154,974 158,005 Total Liabilities 10,877,213 12,074,130 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—598,839 shares at June 30, 2022 and 596,748 shares at December 31, 2021 599 597 Additional paid-in capital 8,557,120 8,564,009 Retained earnings (deficit) 385,545 (87,691) Accumulated other comprehensive loss (83,431) (36,727) Total Medical Properties Trust, Inc. Stockholders’ Equity 8,859,833 8,440,188 Non-controlling interests 6,038 5,483 Total Equity 8,865,871 8,445,671 Total Liabilities and Equity $ 19,743,084 $ 20,519,801 (A) Financials have been derived from the prior year audited financial statements. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 17

FINANCIAL STATEMENTS INVESTMENTS IN UNCONSOLIDATED REAL ESTATE JOINT VENTURES (As of and for the three months ended June 30, 2022) (Unaudited) ($ amounts in thousands) Swiss Medical Steward Health Policlinico di HM MPT Pro Rata MEDIAN (C) (D) (E) (F) (G) Total Network Care Monza Hospitales Share Gross real estate $ 1,841,933 $ 1,373,021 $ 1,671,000 $ 175,730 $ 354,955 $ 5,416,639 $ 2,965,176 Cash 29,556 3,283 18,025 19,300 4,098 74,262 37,583 Accumulated depreciation and amortization (165,588) (88,988) (12,251) (25,564) (18,563) (310,954) (172,346) Other assets 57,706 134,063 48,306 11,890 3,700 255,665 154,460 Total Assets $ 1,763,607 $ 1,421,379 $ 1,725,080 $ 181,356 $ 344,190 $ 5,435,612 $ 2,984,873 Debt (third party) $ 681,835 $ 647,339 $ 900,394 $—$ 137,193 $ 2,366,761 $ 1,305,989 Other liabilities 126,754 153,579 7,324 16,260 79,637 383,554 218,511 Equity and shareholder loans 955,018(A) 620,461 817,362 165,096 127,360 2,685,297 1,460,373 Total Liabilities and Equity $ 1,763,607 $ 1,421,379 $ 1,725,080 $ 181,356 $ 344,190 $ 5,435,612 $ 2,984,873 MPT share of real estate joint venture 50% 70% 50% 50% 45% Total $ 477,509 $ 434,323 $ 408,681 $ 82,548 $ 57,312 $ 1,460,373 Swiss Medical Steward Health Policlinico di HM MPT Pro Rata MEDIAN (C) (D) (E) (F) (G) Total Network Care Monza Hospitales Share Total revenues (B) $ 30,608 $ 15,705 $ 38,123 $ 3,893 $ 3,637 $ 91,966 $ 48,942 Expenses: Property-related $ 458 $ 756 $ 6,034 $ 806 $ 31 $ 8,085 $ 4,192 Interest 12,576 1,983 11,232—533 26,324 13,532 Real estate depreciation and amortization 10,984 7,826 10,264 1,018 2,007 32,099 17,514 General and administrative 444 274 64 58 13 853 481 Income taxes 1,174 (463) — 269 980 384 Total expenses $ 25,636 $ 10,376 $ 27,594 $ 1,882 $ 2,853 $ 68,341 $ 36,103 Net Income $ 4,972 $ 5,329 $ 10,529 $ 2,011 $ 784 $ 23,625 $ 12,839 MPT share of real estate joint venture 50% 70% 50% 50% 45% (H) Earnings from equity interests $ 2,486 $ 3,729 $ 5,265 $ 1,006 $ 353 $ 12,839 (A) Includes approximately $310 million shareholder loan. (B) Includes $5.0 million of straight-line rent revenue. (C) MPT managed joint venture of 71-owned German facilities that are fully leased. (D) Represents ownership in Infracore, which owns and leases all 17 Switzerland facilities. (E) MPT managed joint venture of eight-owned Massachusetts hospital facilities that are fully leased pursuant to a master lease. (F) Represents ownership in eight Italian facilities that are fully leased. (G) Represents ownership in two Spanish facilities that are fully leased. (H) Excludes $1.9 million of dividend income earned on our Aevis investment that is included in “Earnings from equity interests” on our consolidated statement of income. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 18

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 • Certain of these investments entitle us to customary minority rights and real estate transactions. protections. • Cash payments go to previous owner and not to the tenant, with • No additional operating loss exposure beyond our investment. limited exceptions. • Proven track record of successful investments, including Ernest Health • Operators are vetted as part of our overall underwriting process. and Capella Healthcare. • Potential for outsized returns and organic growth. Investment Ownership Operator as of Structure Interest June 30, 2022 Loan, for which proceeds were paid to Steward’s former private equity sponsor, is secured by the equity Steward Health Care $ 362,821 N/A of Steward and provides for an initial 4% cash return plus 37% of the increase in the value of Steward over seven years. Includes our 49% equity ownership interest and a loan made for the purpose of investing in select International Joint Venture 231,402 49.0% international hospital operations. The loan carries a 7.5% interest rate and is secured by the remaining equity of the international joint venture and guaranteed by the other equity owner. In order to close the 2021 acquisition of 18 behavioral facilities, we made a 49% equity investment and Springstone 196,768 49.0% a loan, proceeds of which were paid to the former owners of the Springstone operating entity. The loan carries an 8% interest rate and is secured by the remaining equity of the other equity owner. In order to close the 2021 acquisition of 35 facilities, we made a 9.9% passive equity investment and a Priory 156,389 9.9% loan, proceeds of which were paid to the former owner. The loan carries a variable interest rate. Includes our passive equity ownership interest, along with a CHF 45 million loan as part of a syndicated Swiss Medical Network 152,128 10.0% loan facility. Earned approximately $1.3 million in dividends in Q2 2022. Includes our passive equity ownership interest. Proceeds from our investment were paid directly to Steward Health Care 139,000 9.9% Steward’s former private equity sponsor and other shareholders. Loan originated in connection with the overall $1.55 billion acquisition of 14 facilities, proceeds of Prospect Medical Holdings 112,772 N/A which were paid to the prior owner. The loan carries an interest rate of 8% and matures in 2026. The loan is secured and cross-defaulted with real estate and guaranteed by Parent. Includes our passive equity ownership interest in Aevis, a public healthcare investment company. Our Aevis 72,590 4.6% original investment of CHF 47 million is marked-to-market quarterly. Earned approximately $4.0 million in dividends in Q2 2022. Includes our passive equity ownership interest in Aspris, a recent spin-off of Priory’s education and Aspris 16,040 9.9% children’s services line of business. Total $ 1,439,910 INVESTMENTS IN UNCONSOLIDATED OPERATING ENTITIES AS A PERCENTAGE OF TOTAL ASSETS 7% 93% MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2022 19

1000 Urban Center Drive, Suite 501 Birmingham, AL 35242 (205) 969-3755 NYSE: MPW www.medicalpropertiestrust.com Contact: Drew Babin, Senior Managing Director of Corporate Communications (646) 884-9809 or dbabin@medicalpropertiestrust.com or Tim Berryman, Managing Director of Investor Relations (205) 397-8589 or tberryman@medicalpropertiestrust.com