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

Exhibit 99.2

MPT Medical Properties Trust QUARTERLY SUPPLEMENTAL SECOND QUARTER 2023

3 COMPANY OVERVIEW Company Information 3 FINANCIAL INFORMATION 6 Reconciliation of Net Income to Funds from Operations 6 Debt Summary 7 Debt Maturities and Debt Metrics 8 PORTFOLIO INFORMATION Lease and Loan Maturity Schedule 9 9 Total Assets and Revenues 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 Appendix - Non-GAAP Reconciliation 20 FORWARD-LOOKING STATEMENTS Forward-looking statements involve known and unknown risks, uncertainties and other factors that 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 payout ratio; the amount and timing of acquisitions or dispositions of healthcare real estate or other investments, if any; Net Debt to EBITDAre; portfolio diversification; capital markets conditions; the repayment of debt arrangements; statements concerning the additional income to the Company as a result of ownership interests in certain hospital operations and the timing 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 conditions; the competitive environment in which the Company operates; the execution of the Company’s business plan; financing risks; the Company’s ability to maintain its status as a REIT for federal income tax purposes; acquisition and development risks; potential environmental and other liabilities; potential impact from health crises; the risks and uncertainties of litigation; other events beyond the control of our tenants/borrowers and the related impact to us; and other factors affecting the real estate industry generally or healthcare real estate 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, 2022, and as updated by the Company’s subsequently filed Quarterly Reports on Form 10-Q and other SEC filings. Except as otherwise required by the federal securities laws, the Company undertakes no obligation to update the information in this report. Certain information in the supplemental package may be shown adjusted for transactions completed subsequent to period end and the consummation of pending transactions, including the July 2023 repurchase of three hospitals by Prime Healthcare, the expected sale of three Connecticut hospitals currently leased to Prospect Medical Holdings, and the expected sale of the remainder of our Australia portfolio. The adjustments are based upon available information and assumptions that we believe are reasonable. There is no assurance that any pending transactions will occur. On the cover and below: Arizona General Hospital - Mesa, Arizona.

COMPANY OVERVIEW MPT Medical Properties Trust, Inc. is a self-advised real estate investment trust formed in 2003 to acquire and develop net-leased hospital facilities. From its inception in Birmingham, Alabama, the Company has grown to become one of the world’s largest owners of hospital real estate. MPT’s financing model facilitates acquisitions and recapitalizations and allows operators of hospitals to unlock the value of their real estate assets to fund facility improvements, technology upgrades and other investments in operations. As of June 30, 2023. 444 properties 55 operators ~44,000 beds 3I U.S. states IO countries MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 3

MPT Officers Edward K. Aldag, Jr. R. Steven Hamner Emmett E. McLean J. Kevin Hanna Rosa H. Hooper Larry H. Portal Charles R. Lambert R. Lucas Savage Chairman, President and Chief Executive Officer Executive Vice President and Chief Financial Officer Executive Vice President, Chief Operating Officer and Secretary Senior Vice President, Controller and Chief Accounting Officer Senior Vice President of Operations & Assistant Secretary Senior Vice President, Senior Advisor to the CEO (not pictured) Vice President, Treasurer and Managing Director of Capital Markets Vice President, Head of Global Acquisitions 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 (not pictured: Larry H. Portal). Board of Directors Edward K. Aldag, Jr. G. Steven Dawson R. Steven Hamner Caterina A. Mozingo Emily W. Murphy Elizabeth N. Pitman D. Paul Sparks, Jr. Michael G. Stewart C. Reynolds Thompson, III Corporate Headquarters Medical Properties Trust, Inc. 1000 Urban Center Drive, Suite 501 Birmingham, AL 35242 (205) 969-3755 (205) 969-3756 (fax) www.medicalpropertiestrust.com MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 4

INVESTOR RELATIONS Drew Babin Senior Managing Director of Corporate Communications (646) 884-9809 dbabin@medicalpropertiestrust.com Tim Berryman Managing Director of Investor Relations (205) 397-8589 tberryman@medicalpropertiestrust.com Transfer Agent Equiniti Trust Company, LLC 6201 15th Avenue Brooklyn, NY 11219 https://equiniti.com/us Stock Exchange Listing and Trading Symbol New York Stock Exchange (NYSE): MPW MPW LISTED NYSE Senior Unsecured Debt Ratings Moody’s: Ba1 Standard & Poor’s: BB+ Klinik Heidelberg, Germany, operated by ATOS. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 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, 2023 June 30, 2022 June 30, 2023 June 30, 2022 FFO INFORMATION: Net (loss) income attributable to MPT common stockholders $(42,037) $189,597 $(9,243) $821,278 Participating securities’ share in earnings (469) (345) (984) (747) Net (loss) income, less participating securities’ share in earnings $(42,506) $189,252 $(10,227) $820,531 Depreciation and amortization 382,244 101,976 484,204 201,435 Gain on sale of real estate (167) (16,355) (229) (467,993) Real estate impairment charges — — 52,104 — Funds from operations $339,571 $274,873 $525,852 $553,973 Write-off (recovery) of unbilled rent and other 95,642 1,943 135,268 (328) Other impairment charges — — —4,875 Litigation and other 2,502 — 10,228 — Share-based compensation adjustments (4,363) (966) (4,363) (966) Non-cash fair value adjustments 8,374 (943) 4,253 (8,966) Tax rate changes and other (157,230) (825) (164,535) (825) Debt refinancing and unutilized financing costs 816 619 816 9,435 Normalized funds from operations $285,312 $274,701 $507,519 $557,198 Share-based compensation 10,800 11,075 22,629 22,879 Debt costs amortization 5,203 4,560 10,324 10,173 Rent deferral, net 2,380 (3,327) 4,793 (7,043) Straight-line rent revenue from operating and finance leases (60,825) (74,757) (123,414) (152,090) Adjusted funds from operations $242,870 $212,252 $421,851 $431,117 PER DILUTED SHARE DATA: Net (loss) income, less participating securities’ share in earnings $(0.07) $0.32 $(0.02) $1.37 Depreciation and amortization 0.64 0.17 0.81 0.33 Gain on sale of real estate — (0.03) — (0.78) Real estate impairment charges — — 0.09 — Funds from operations $ 0.57 $ 0.46 $ 0.88 $ 0.92 Write-off (recovery) of unbilled rent and other 0.16 — 0.23 — Other impairment charges — — — — Litigation and other — — 0.01 — Share-based compensation adjustments — — — — Non-cash fair value adjustments 0.01 — — (0.01) Tax rate changes and other (0.26) — (0.27) — Debt refinancing and unutilized financing costs — — —0.02 Normalized funds from operations $ 0.48 $ 0.46 $ 0.85 $ 0.93 Share-based compensation 0.02 0.02 0.04 0.04 Debt costs amortization 0.01 0.01 0.02 0.02 Rent deferral, net — (0.01) — (0.01) Straight-line rent revenue from operating and finance leases (0.10) (0.13) (0.21) (0.26) Adjusted funds from operations $ 0.41 $ 0.35 $ 0.70 $ 0.72 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. (B) Investors and analysts following the real estate industry utilize funds from operations (“FFO”) as a supplemental performance measure. FFO, reflecting the assumption that real estate asset values rise or fall with market conditions, principally adjusts for the effects of GAAP depreciation and amortization of real estate assets, which assumes that the value of real estate diminishes predictably over time. We compute FFO in accordance with the definition provided by the National Association of Real Estate Investment Trusts, or Nareit, which represents net income (loss) (computed in accordance with GAAP), excluding gains (losses) on sales of real estate and impairment charges on real estate assets, plus real estate depreciation and amortization, including amortization related to in-place lease intangibles, and after adjustments for unconsolidated partnerships and joint ventures. In addition to presenting FFO in accordance with the Nareit definition, we disclose normalized FFO, which adjusts FFO for items that relate to unanticipated or non-core events or activities or accounting changes that, if not noted, would make comparison to prior period results and market expectations less meaningful to investors and analysts. We believe that the use of FFO, combined with the required GAAP presentations, improves the understanding of our operating results among investors and the use of normalized FFO makes comparisons of our operating results with prior periods and other companiesmore meaningful. While FFO and normalized FFO are relevant and widely used supplemental measures of operating and financial performance of REITs, they should not be viewed as a substitute measure of our operating performance since the measures do not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs (if any not paid by our tenants) to maintain the operating performance of our properties, which can be significant economic costs that could materially impact our results of operations. FFO and normalized FFO should not be considered an alternative to net income (loss) (computed in accordance with GAAP) as indicators of our results of operations or to cash flow fromoperating activities (computedin accordancewith GAAP) as an indicator of our liquidity. We calculate adjusted funds from operations, or AFFO, by subtracting from or adding to normalized FFO (i) 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 billable/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 2023 6

FINANCIAL INFORMATION (As of June 30, 2023) ($ amounts in thousands) DEBT SUMMARY Debt Instrument Rate Type Rate Balance 2026 Credit Facility Revolver(A) Variable 4.855% - 6.760% $ 1,211,708 2027 Term Loan Variable 6.902% 200,000 2.550% Notes Due 2023 (£400M)(A) Fixed 2.550% 508,120 2024 AUD Term Loan (A$470M)(A) Fixed(B) 2.850% 313,208 2024 GBP Term Loan (£105M)(A) Fixed 5.250% 133,191 3.325% Notes Due 2025 (€500M)(A) Fixed 3.325% 545,450 2025 GBP Term Loan (£700M)(A) Fixed(C) 2.349% 889,210 0.993% Notes Due 2026 (€500M)(A) Fixed 0.993% 545,450 5.250% Notes Due 2026 Fixed 5.250% 500,000 2.500% Notes Due 2026 (£500M)(A) Fixed 2.500% 635,150 5.000% Notes Due 2027 Fixed 5.000% 1,400,000 3.692% Notes Due 2028 (£600M)(A) Fixed 3.692% 762,180 4.625% Notes Due 2029 Fixed 4.625% 900,000 3.375% Notes Due 2030 (£350M)(A) Fixed 3.375% 444,605 3.500% Notes Due 2031 Fixed 3.500% 1,300,000 $ 10,288,272 Debt issuance costs and discount (50,714) Weighted average rate 3.930% $ 10,237,558 RATE TYPE AS PERCENTAGE OF TOTAL DEBT Fixed 86% Variable 14% (A) Non-USD denominated debt converted to U.S. dollars at June 30, 2023. (B) We entered into an interest rate swap transaction, effective July 3, 2019, to fix the benchmark variable interest rate of the loan. On March 10, 2023, the rate increased to 2.850%. (C) We entered into an interest rate swap transaction, effective March 6, 2020, to fix the benchmark variable interest rate of the loan. On March 10, 2023, the rate increased to 2.349%. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 7

FINANCIAL INFORMATION (As of June 30, 2023) ($ amounts in thousands) DEBT MATURITIES Year Senior Unsecured Notes Term Loans/Revolver Total Debt % of Total 2023 $ 508,120 $ — $ 508,120 4.9% 2024 — 446,399 446,399 4.3% 2025 545,450 889,210 1,434,660 14.0% 2026 1,680,600 1,211,708 2,892,308 28.1% 2027 1,400,000 200,000 1,600,000 15.6% 2028 762,180 — 762,180 7.4% 2029 900,000 — 900,000 8.8% 2030 444,605 — 444,605 4.3% 2031 1,300,000 — 1,300,000 12.6% Totals $ 7,540,955 $ 2,747,317 $ 10,288,272 100.0% DEBT BY LOCAL CURRENCY Senior Unsecured Notes Term Loans/Revolver Total Debt % of Total United States $ 4,100,000 $ 930,000 $ 5,030,000 48.9% United Kingdom 2,350,055 1,173,566 3,523,621 34.3% Australia — 313,208 313,208 3.0% Europe 1,090,900 330,543 1,421,443 13.8% Totals $ 7,540,955 $ 2,747,317 $ 10,288,272 100.0% DEBT METRICS For the Three Months Ended June 30, 2023 Adjusted Net Debt to Annualized EBITDAre Ratios: Adjusted Net Debt $ 9,498,140 Adjusted Annualized EBITDAre 1,402,568 Adjusted Net Debt to Adjusted Annualized EBITDAre Ratio 6.8x Adjusted Net Debt $ 9,498,140 Transaction Adjusted Annualized EBITDAre 1,382,344 Adjusted Net Debt to Transaction Adjusted Annualized EBITDAre Ratio 6.9x Leverage Ratio: Unsecured Debt $ 10,155,081 Secured Debt 133,191 Total Debt $ 10,288,272 Total Gross Assets(A) 20,455,540 Financial Leverage 50.3% Interest Coverage Ratios: Interest Expense $ 104,470 Capitalized Interest 2,834 Debt Costs Amortization (4,082) Total Interest $ 103,222 EBITDAre 293,730 Interest Coverage Ratio 2.8x Adjusted EBITDAre $ 350,642 Adjusted Interest Coverage Ratio 3.4x (A) Total Gross Assets equals total assets plus accumulated depreciation and amortization. See appendix for reconciliation of other Non-GAAP financial measures. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 8

PORTFOLIO INFORMATION LEASE AND LOAN MATURITY SCHEDULE(A) ($ amounts in thousands) Years of Maturities(B) Total Properties(C) Base Rent/Interest(D) Percentage of Total Base Rent/Interest 2023(E) 7 $32,802 2.5% 2024 2 2,731 0.2% 2025 7 19,961 1.5% 2026 4 2,490 0.2% 2027 1 3,476 0.3% 2028 8 19,968 1.5% 2029 5 12,414 0.9% 2030 116,454 0.5% 2031 4 4,746 0.4% 2032 41 68,373 5.2% Thereafter 343 1,142,996 86.8% 433 $1,316,411 100.0% Percentage of total base rent/interest 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 2.5% 0.2% 1.5% 0.2% 0.3% 1.5% 0.9% 0.5% 0.4% 5.2% 86.8% 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Thereafter (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 or other options provided for in our agreements. (C) Reflects all properties, including those that are part of joint ventures, except vacant properties (approximately 0.2% of total assets), and six facilities that are under development. (D) Represents contractual base rent/interest income on an annualized basis as of period end (including foreign currency exchange rates) but does not include tenant recoveries, additional rents and other lease-related adjustments to revenue (i.e., straight-line rents and deferred revenues). (E) Properties classified as held for sale are shown to mature in current year, including four facilities currently leased to Healthscope and three facilities repurchased by Prime Healthcare in July 2023. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 9

PORTFOLIO INFORMATION TOTAL ASSETS AND REVENUES BY ASSET TYPE (June 30, 2023) ($ amounts in thousands) Asset Types Properties Total Assets(A) Percentage of Total Assets Q2 2023 Revenues(B) Percentage of Q2 2023 Revenues General Acute Care Hospitals 197 $12,231,004 63.7% $234,917(c) 69.6% Behavioral Health Facilities 70 2,591,314 13.5% 56,378 16.7% Inpatient Rehabilitation Facilities 114 1,457,603 7.6% 31,452 9.3% Long-Term Acute Care Hospitals 20 275,843 1.4% 8,329 2.5% Freestanding ER/Urgent Care Facilities 43 234,044 1.2% 6,319 1.9% Other — 2,414,567(D) 12.6% — — Total 444 $19,204,375 100.0% $337,395 100.0% TOTAL ASSETS BY ASSET TYPE 1% 1% 8% 13%13% 64% General Acute Care Hospitals Behavioral Health Facilities Inpatient Rehabilitation Facilities Long-Term Acute Care Hospitals Freestanding ER/Urgent Care Facilities other TOTAL REVENUES BY ASSET TYPE 2% 2% 9% 17% 70% DOMESTIC ASSETS BY ASSET TYPE 2% 2% 7% 8% 14% 67% General Acute Care Hospitals Behavioral Health Facilities Inpatient Rehabilitation Facilities Long-Term Acute Care Hospitals Freestanding ER/Urgent Care Facilities Other 4% 3% 10% 11% 72% Note: Investments in operating entities are allocated pro rata based on the gross book value of the real estate. Such pro rata allocations are subject to change from period to period. (A) Reflects total assets on our consolidated balance sheets. (B) Reflects actual revenues on our consolidated statements of income. (C) Includes a write-off of approximately $95 million of straight-line rent receivables as part of the Steward Health Care/CommonSpirit Health transaction, which closed on May 1, 2023. (D) Includes our PHP Holdings investment of $654,520. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 10

PORTFOLIO INFORMATION TOTAL ASSETS - LARGEST INDIVIDUAL FACILITY (June 30, 2023) Operators Steward Health Care Circle Health Priory Group Prospect Medical Holdings Lifepoint Behavioral Health 50 operators Largest Individual Facility as a Percentage of Total Assets(A) 2.0% 1.1% 0.7% 1.0% 0.4% 1.9% Largest Individual Facility Investment is Approximately 2% of MPT Investment Portfolio COMPREHENSIVE PROPERTY-LEVEL UNDERWRITING FRAMEWORK MPT invests in real estate, not the consolidated financial performance of its tenants. Each facility is underwritten for characteristics that make the infrastructure attractive to any experienced, competent operator - not just the current tenant. If we have underwritten these correctly, then coupled with our absolute net master lease structure, our real estate will be attractive to a replacement operator, in the rare event we must transition. Such underwriting characteristics include: Physical Quality Competion Demographics and market Financial TOTAL ASSETS AND REVENUES BY OPERATOR (June 30, 2023) ($ amounts in thousands) Operators Properties Total Assets(A) Percentage of Total Assets Q2 2023 Revenues(B) Percentage of Q2 2023 Revenues Steward Health Care 36 Florida market $ 1,366,453 7.1% $ 37,040 10.9% Texas/Arkansas/Louisiana market 1,050,597 5.5% 23,932 7.1% Massachusetts market 800,998 4.2% 7,291 2.1% Arizona market 308,513 1.6% 11,577 3.4% Ohio/Pennsylvania market 123,491 0.6% 4,737 1.4% Utah market 5,994 0.0% (84,878)(C) -25.0% Circle Health 36 2,141,517 11.2% 48,645 14.4% Priory Group 37 1,401,106 7.3% 26,930 8.0% Prospect Medical Holdings 13 1,045,844 5.5% 68,436 20.3% Lifepoint Behavioral Health(D) 19 799,212 4.2% 19,068 5.7% CommonSpirit Health 5 796,774 4.1% 19,568 5.8% Swiss Medical Network 17 682,069 3.6% 1,345 0.4% MEDIAN 81 671,727 3.4% 7,469 2.2% Ernest Health 29 616,350 3.2% 17,847 5.3% Prime Healthcare 12 567,516 3.0% 18,956 5.6% 45 operators 159 4,411,647 22.9% 109,432 32.4% Other - 2,414,567 12.6% - - Total 444 $ 19,204,375 100.0% $ 337,395 100.0% Note: Investments in operating entities are allocated pro rata based on the gross book value of the real estate. Such pro rata allocations are subject to change from period to period. (A) Reflects total assets on our consolidated balance sheets. (B) Reflects actual revenues on our consolidated statements of income, including revenue from ground lease and other expenses reimbursed to us by tenants. (C) Includes a write-off of approximately $95 million of straight-line rent receivables as part of the Steward Health Care/CommonSpirit Health transaction, which closed on May 1, 2023. (D) Formerly Springstone. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 11

PORTFOLIO INFORMATION TOTAL ASSETS AND REVENUES BY U.S. STATE AND COUNTRY (June 30, 2023) ($ amounts in thousands) U.S. States and Other Countries Properties Total Assets (A) Percentage of Total Assets Q2 2023 Revenues(B) Percentage of Q2 2023 Revenues Texas 52 $ 1,940,872 10.1% $ 47,444 14.1% Florida 9 1,366,453 7.1% 35,508 10.5% California 19 1,211,932 6.3% 57,367 17.0% Utah 7 834,773 4.4% (64,288)(C) -19.1% Massachusetts 10 805,796 4.2% 6,605 2.0% 26 Other States 122 3,846,670 20.0% 136,538 40.5% Other - 1,699,686 8.9% - - United States 219 $ 11,706,182 61.0% $ 219,174 65.0% United Kingdom 92 $ 4,301,199 22.4% $ 88,275 26.2% Germany 85 746,419 3.9% 9,517 2.8% Switzerland 17 682,069 3.5% 1,345 0.4% Australia 4 301,125 1.6% 8,498 2.5% Spain 9 232,037 1.2% 2,170 0.6% Other Countries 18 520,463 2.7% 8,416 2.5% Other - 714,881 3.7% - - International 225 $ 7,498,193 39.0% $ 118,221 35.0% Total 444 $ 19,204,375 100.0% $ 337,395 100.0% Note: Investments in operating entities are allocated pro rata based on the gross book value of the real estate. Such pro rata allocations are subject to change from period to period. (A) Reflects total assets on our consolidated balance sheets. (B) Reflects actual revenues on our consolidated statements of income. (C) Includes a write-off of approximately $95 million of straight-line rent receivables as part of the Steward Health Care/CommonSpirit Health transaction, which closed on May 1, 2023. TOTAL ASSETS BY COUNTRY 4% 3% 1% 2% 3% 4% 22% 61% United States United Kingdom Germany Switzerland Australia Spain Other Countries Other TOTAL REVENUES BY COUNTRY 1% 1% 2% 3% 2% 26% 65% ASSETS BY U.S. STATE 9% 10% 7% 6% 5% 4% 20% Texas Florida California Utah Massachusetts 26 Other States Other REVENUES BY U.S. STATE 14% 10% 17% -19% 2% 41% MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 12

PORTFOLIO INFORMATION TOTAL PORTFOLIO TTM EBITDARM(A)(B) RENT COVERAGE EXCLUSIVE OF ALL CARES ACT GRANTS YOY AND SEQUENTIAL QUARTER COMPARISONS BY PROPERTY TYPE EBITDARM Rent Covrage 4.00x 3.50x 3.00x 2.50x 2.00x 1.50x 1.00x 0.50x 0.00x 2.8x 2.6x 2.8x General Acute Care Hospitals 1.9x 1.9x 1.8x Inpatient Rehabilitation Facilities 1.8x 1.8x 1.8x Behavioral Health Facilities 2.5x 1.7x 1.5x Long-Term Acute Care Hospitals 2.5x 2.4x 2.4x Total Portfolio Q1 2022 TTM Q4 2022 TTM Q1 2023 TTM 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, 2023. (A) EBITDARM is facility-level earnings before interest, taxes, depreciation, amortization, rent and management fees. EBITDARM includes normal GAAP expensed maintenance and repair costs. EBITDARM does not give effect for capitalized expenditures that extend the life or improve the facility and equipment 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 does not represent property net income or cash flows from operations and should not be considered an alternative to those indicators. EBITDARM figures utilized in calculating coverages presented are based on financial information provided by MPT’s tenants. MPT has not independently verified this information, but has no reason to believe this information is inaccurate in any material respect. TTM Coverages are calculated based on actual, unadjusted EBITDARM results as presented in tenant financial reporting and cash rent paid to MPT, except as noted below. - All CARES Act Grants received by tenants have been removed from the tenant’s reported financial results in the above time periods. - Prospect Medical Holdings and Prime Healthcare Q1 2023 EBITDARM for California facilities has been adjusted for amounts expected to be received under the Hospital Quality Assurance Fee (“HQAF”) Program 8. Amounts included are derived from the current model from the California Hospital Association which has not yet been approved by CMS. (B) General Acute Care coverages and Total Portfolio coverages do not include Pipeline Health facilities as Pipeline Health filed Chapter 11 bankruptcy in October 2022, Healthscope facilities due to pending sale, and Prospect Medical Holdings Pennsylvania and Connecticut due to restructuring. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 13

PORTFOLIO INFORMATION TOTAL PORTFOLIO TTM EBITDARM RENT COVERAGE EXCLUSIVE OF ALL CARES ACT GRANTS EBITDARM RENT COVERAGE: OPERATORS WITH PROPERTY-LEVEL REPORTING Tenant Net Investment (in thousands)(A) Primary Property Type TTM EBITDARM Rent Coverage Steward Health Care $2,434,365 General Acute 2.9x Priory Group 1,179,310 Behavioral 2.2x MEDIAN 591,196 IRF 1.7x Ernest Health 545,038 IRF/LTACH 2.2x Prospect Medical Holdings(B) 512,309 General Acute 1.0x Prime Healthcare(C) 467,515 General Acute 4.0x Aspris Children’s Services 245,958 Behavioral 2.2x Vibra Healthcare 242,751 IRF/LTACH 1.7x Surgery Partners 166,687 General Acute 7.8x Ardent Health Services 87,162 General Acute 6.7x Other Reporting Tenants 635,510 Various 2.6x Total $7,107,801 2.7x Tenant Net Investment (in thousands)(A) Primary Property Type TTM EBITDARM Rent Coverage International Operator 1 $2,089,634 General Acute 2.2x Domestic Operator 1 507,394 General Acute 0.9x Domestic Operator 2 387,346 General Acute/LTACH 1.2x Domestic Operator 3 773,888 Behavioral 1.4x Total $3,758,262 1.7x PROPERTY-LEVEL REPORTING NOT REQUIRED AND/OR NOT AVAILABLE Tenant Net Investment (in thousands)(A) Primary Property Type Comments CommonSpirit Health $796,774 General Acute One of the largest nonprofit health care operators in the U.S.; Investment grade-rated Swiss Medical Network 441,056 General Acute Second largest group of private hospitals in Switzerland Ramsay Health Care UK 407,200 General Acute One of largest health care operators in the world; Parent guaranty; Investment grade-rated Pihlajalinna 220,524 General Acute Finland’s leading provider of social and health services Saint Luke’s - Kansas City 129,110 General Acute Investment grade-rated NHS 89,413 General Acute Single-payor government entity in UK Dignity Health 44,013 General Acute Part of CommonSpirit; Parent guaranty; Investment grade-rated CUF 30,078 General Acute Largest private hospital system in Portugal with 23 facilities and 75+ year operating history NeuroPsychiatric Hospitals 27,106 Behavioral Parent guaranty Community Health Systems 26,652 General Acute U.S. hospital operator with substantial operating history Other Tenants 23,525 General Acute N/A Total $2,235,451 Above data represents approximately 87% of MPT Total Real Estate Investment (D) 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, 2023. (A) Investment figures exclude equity investments, non-real estate loans, freestanding ER/urgent care facilities, and facilities under development. (B) Prospect Medical Holdings coverage includes California facilities only. (C) Prime Healthcare coverage includes facilities remaining after Prime’s repurchase of three facilities in early July 2023. (D) Healthscope and Prospect Medical Holdings Connecticut are excluded due to pending sale. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 14

PORTFOLIO INFORMATION SUMMARY OF INVESTMENTS (For the six months ended June 30, 2023) (Amounts in thousands) Operator Location Investment(A) Commencement Date PHP Holdings California $ 50,000 Q1 2023 MEDIAN Germany 77,230 Q2 2023 Priory Group U.K. 57,606 Q2 2023 Prospect Medical Holdings California 25,000 Q2 2023 Capital Additions, Development and Other Funding for Existing Tenants(B) Various 117,749 Various $ 327,585 SUMMARY OF CURRENT DEVELOPMENT PROJECTS AS OF JUNE 30, 2023 (Amounts in thousands) Operator Location Commitment Costs Incurred as of June 30, 2023 Estimated Commencement Date Ernest Health South Carolina $ 22,400 $ 18,077 Q3 2023 IMED Hospitales Spain 46,273 41,109 Q3 2023 Lifepoint Behavioral Health Texas 31,600 11,422 Q1 2024 IMED Hospitales Spain 37,434 10,832 Q3 2024 IMED Hospitales Spain 51,372 14,849 Q1 2025 Steward Health Care Texas 169,408 57,098 Q2 2026 $ 358,487 $ 153,387 (A) Excludes transaction costs, such as real estate transfer and other taxes. Amount assumes exchange rate as of the investment date. (B) Reflects normal capital additions that extend the life or improve existing facilities on which we receive a return equal to the lease rate for the respective facility. This includes over 10 facilities and six different operators. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 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, 2023 June 30, 2022 June 30, 2023 June 30, 2022 REVENUES Rent billed $ 247,491 $ 241,209 $ 495,648 $ 504,611 Straight-line rent (39,329) 58,518 17,364 119,562 Income from financing leases 68,468 51,873 81,663 103,649 Interest and other income 60,765 48,626 92,93182,204 Total revenues 337,395 400,226 687,606 810,026 EXPENSES Interest 104,470 87,730 202,124 178,913 Real estate depreciation and amortization 364,403 84,334 448,263 169,650 Property-related(A) 24,676 21,135 31,786 29,733 General and administrative 35,604 38,858 77,328 80,282 Total expenses 529,153 232,057 759,501 458,578 OTHER INCOME (EXPENSE) Gain on sale of real estate 167 16,355 229 467,993 Real estate and other impairment charges - - (89,538) (4,875) Earnings from equity interests 12,224 14,785 23,576 22,123 Debt refinancing and unutilized financing costs (816) (619) (816) (9,435) Other (including fair value adjustments on securities) (10,512) 2,031 (15,678) 16,793 Total other income (expense) 1,063 32,552 (82,227) 492,599 (Loss) income before income tax (190,695) 200,721 (154,122) 844,047 Income tax benefit (expense) 148,262 (10,657) 144,719 (22,036) Net (loss) income (42,433) 190,064 (9,403) 822,011 Net loss (income) attributable to non-controlling interests 396 (467) 160 (733) Net (loss) income attributable to MPT common stockholders $ (42,037) $ 189,597 $ (9,243) $ 821,278 EARNINGS PER COMMON SHARE - BASIC AND DILUTED Net (loss) income attributable to MPT common stockholders $ (0.07) $ 0.32 $ (0.02) $ 1.37 WEIGHTED AVERAGE SHARES OUTSTANDING – BASIC 598,344 598,827 598,323 598,751 WEIGHTED AVERAGE SHARES OUTSTANDING - DILUTED 598,344 599,026 598,323 598,979 DIVIDENDS DECLARED PER COMMON SHARE $ 0.29 $ 0.29 $ 0.58 $ 0.58 (A) Includes $21.1 million and $18.3 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, 2023 and 2022, respectively, and $25.3 million and $24.6 million for the six months ended June 30, 2023 and 2022, respectively. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 16

FINANCIAL STATEMENTS CONSOLIDATED BALANCE SHEETS (Amounts in thousands, except per share data) June 30, 2023 December 31, 2022 (Unaudited) (A) ASSETS Real estate assets Land, buildings and improvements, intangible lease assets, and other $ 13,133,651 $ 13,862,415 Investment in financing leases 1,231,652 1,691,323 Real estate held for sale 401,125 -Mortgage loans 299,326 364,101 Gross investment in real estate assets 15,065,754 15,917,839 Accumulated depreciation and amortization (1,251,165) (1,193,312) Net investment in real estate assets 13,814,589 14,724,527 Cash and cash equivalents 324,050 235,668 Interest and rent receivables, net 177,643 167,035 Straight-line rent receivables 779,584 787,166 Investments in unconsolidated real estate joint ventures 1,487,118 1,497,903 Investments in unconsolidated operating entities 1,812,150 1,444,872 Other loans 199,360 227,839 Other assets 609,881 572,990 Total Assets $ 19,204,375 $ 19,658,000 LIABILITIES AND EQUITY Liabilities Debt, net $ 10,237,558 $ 10,268,412 Accounts payable and accrued expenses 444,926 621,324 Deferred revenue 49,766 27,727 Obligations to tenants and other lease liabilities 157,411 146,130 Total Liabilities 10,889,661 11,063,593 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 - 598,344 shares at June 30, 2023 and 597,476 shares at December 31, 2022 598 597 Additional paid-in capital 8,547,835 8,535,140 Retained (deficit) earnings (241,301) 116,285 Accumulated other comprehensive income (loss) 6,680 (59,184) Total Medical Properties Trust, Inc. Stockholders’ Equity 8,313,812 8,592,838 Non-controlling interests 902 1,569 Total Equity 8,314,714 8,594,407 Total Liabilities and Equity $ 19,204,375 $ 19,658,000 (A) Financials have been derived from the prior year audited financial statements. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 17

FINANCIAL STATEMENTS INVESTMENTS IN UNCONSOLIDATED REAL ESTATE JOINT VENTURES (As of and for the three months ended June 30, 2023) (Unaudited) ($ amounts in thousands) MEDIAN(C) Swiss Medical Network(D) Steward Health Care(E) Policlinico di Monza(F) HM Hospitales(G) Total MPT Pro Rata Share Gross real estate $ 1,920,112 $ 1,510,313 $ 1,677,587 $ 182,854 $ 369,344 $ 5,660,210 $ 3,113,700 Cash 40,227 5,162 17,001 19,773 4,226 86,389 44,016 Accumulated depreciation and amortization (217,853) (128,908) (53,463) (30,801) (27,593) (458,618) (253,711) Other assets 78,600 172,923 104,063 9,191 5,312 370,089 219,363 Total Assets $ 1,821,086 $ 1,559,490 $ 1,745,188 $ 181,017 $ 351,289 $ 5,658,070 $ 3,123,368 Debt (third party) $ 711,121 $ 752,323 $ 886,293 $ - $ 140,698 $ 2,490,435 $ 1,388,647 Other liabilities 144,544 177,519 8,047 13,828 89,179 433,117 247,603 Equity and shareholder loans 965,421(A) 629,648 850,848 167,189 121,412 2,734,518 1,487,118 Total Liabilities and Equity $ 1,821,086 $ 1,559,490 $ 1,745,188 $ 181,017 $ 351,289 $ 5,658,070 $ 3,123,368 MPT share of real estate joint venture 50% 70% 50% 50% 45% Total $ 482,710 $ 440,754 $ 425,424 $ 83,595 $ 54,635 $ 1,487,118 MEDIAN(C) Swiss Medical Network(D) Steward Health Care(E) Policlinico di Monza(F) HM Hospitales(G) Total MPT Pro Rata Share Total revenues(B) $ 32,498 $ 17,426 $ 38,772 $ 4,805 $ 3,783 $ 97,284 $ 51,938 Expenses: Property-related $ 1,018 $ 40 $ 4,244 $ 897 $ 37 $ 6,236 $ 3,124 Interest 12,898 4,824 17,168 - 554 35,444 18,659 Real estate depreciation and amortization 11,317 8,553 10,306 1,046 2,060 33,282 18,249 General and administrative 773 323 117 (34) 15 1,194 661 Gain on sale of real estate - - - - - - - Income taxes 1,283 657 - 287 2,227 1,230 Total expenses $ 27,289 $ 14,397 $ 31,835 $ 1,909 $ 2,953 $ 78,383 $ 41,923 Net Income $ 5,209 $ 3,029 $ 6,937 $ 2 ,896 $ 830 $ 18,901 $ 10,015 MPT share of real estate joint venture 50% 70% 50% 50% 45% Earnings from equity interests $ 2,605 $ 2,121 $ 3,468 $ 1,448 $ 373 $ 10,015 (H) (A) Includes approximately €295 million shareholder loan. (B) Includes $4.5 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 $2.2 million from a combination of returns on our Lifepoint Behavioral Health equity investment and dividends received on our Aevis equity investment ($1.9 million), less amortization of equity investment costs. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 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 real estate transactions. Cash payments go to previous owner and not to the tenant, with limited exceptions. Operators are vetted as part of our overall underwriting process. Potential for outsized returns and organic growth. Certain of these investments entitle us to customary minority rights and protections. No additional operating loss exposure beyond our investment. Proven track record of successful investments, including Ernest Health and Capella Healthcare. Operator Investment as of June 30, 2023 Ownership Interest Structure PHP Holdings $654,520 49.0% Includes a 49% equity ownership interest in, along with a $586 million loan convertible into PHP Holdings, the managed care business of Prospect. The loan carries an 8% interest rate and is convertible into equity of PHP Holdings. Steward Health Care 362,586 N/A Loan, for which proceeds were paid to Steward’s former private equity sponsor, is secured by the equity of Steward and provides for an initial 4% cash return plus 37% of the increase in the value of Steward over seven years. International Joint Venture 230,153 49.0% Includes our 49% equity ownership interest and a loan made for the purpose of investing in select 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. Priory Group 163,619 9.9% In order to close the 2021 acquisition of 35 facilities, we made a 9.9% passive equity investment and a loan, proceeds of which were paid to the former owner. The loan carries a variable interest rate. Swiss Medical Network 162,194 10.0% Includes our passive equity ownership interest, along with a CHF 45 million loan as part of a syndicated loan facility. Steward Health Care 125,862 9.9% Includes our passive equity ownership interest. Proceeds from our original investment of $150 million were paid directly to Steward’s former private equity sponsor and other shareholders. Aevis 79,121 4.6% Includes our passive equity ownership interest in Aevis, a public healthcare investment company. Our original investment of CHF 47 million is marked-to-market quarterly. Aspris 16,005 9.9% Includes our passive equity ownership interest in Aspris, a spin-off of Priory’s education and children’s services line of business. Lifepoint Behavioral Health 10,767 20.9% In order to close the 2021 acquisition of 18 behavioral facilities, we made an equity investment and a loan, proceeds of which were paid to the former owners. As a result of Lifepoint’s acquisition of a majority interest in Springstone in February 2023, the loan and related interest (of approximately $205 million) was paid in full. We continue to hold our minority equity interest in Lifepoint Behavioral Health. Caremax 7,323 9.9% Includes our passive equity ownership interest in Caremax, a public care delivery system. Our original investment is marked-to-market quarterly. Total $1,812,150 INVESTMENTS IN UNCONSOLIDATED OPERATING ENTITIES AS A PERCENTAGE OF TOTAL ASSETS 9% 91% MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 19

APPENDIX - NON-GAAP RECONCILIATIONS ADJUSTED NET DEBT/ANNUALIZED EBITDAre (Unaudited) (Amounts in thousands) For the Three Months Ended June 30, 2023 ADJUSTED EBITDAre RECONCILIATION Net loss $(42,433) Add back: Interest 104,470 Income tax (148,262) Depreciation and amortization 367,955 Gain on sale of real estate (167) Adjustment to reflect MPT’s share of unlevered EBITDAre from unconsolidated real estate joint ventures(A) 12,167 2Q 2023 EBITDAre $293,730 Share-based compensation 6,437 Write-off of unbilled rent and other 95,642 Litigation and other 2,502 Debt refinancing and unutilized financing costs 816 Non-cash fair value adjustments 8,374 Prospect Medical Holdings adjustment (56,859) Annualized 2Q 2023 Adjusted EBITDAre $350,642 $1,402,568 Adjustments for mid-quarter investment activity(B) (5,056) 2Q 2023 Transaction Adjusted EBITDAre $345,586 $1,382,344 ADJUSTED NET DEBT RECONCILIATION Total debt at June 30, 2023 $10,237,558 Less: Cash at June 30, 2023 (324,050) Less: Cash funded for building improvements in progress and construction in progress at June 30, 2023(C) (415,368) Adjusted Net Debt $9,498,140 Investors and analysts following the real estate industry utilize net debt (debt less cash) to EBITDAre as a measurement of leverage that shows how many years it would take for us to pay back our debt, assuming net debt and EBITDAre are held constant. In our calculation, we start with EBITDAre, as defined by Nareit, which is net income before interest expense, income tax expense, depreciation and amortization, losses/gains on disposition of depreciated property, impairment losses, and adjustments to reflect our share of EBITDAre from unconsolidated real estate joint ventures. We then adjust EBITDAre for non-cash share-based compensation, non-cash fair value adjustments and other items that would make comparison of our operating results with prior periods and other companies more meaningful, to derive Adjusted EBITDAre. We adjust net debt for cash funded for building improvements in progress and construction in progress for which we are not yet receiving rent to derive Adjusted Net Debt. We adjust Adjusted EBITDAre for the effects from investments and capital transactions that were completed during the period, assuming such transactions were consummated/fully funded as of the beginning of the period to derive Transaction Adjusted EBITDAre. Although non-GAAP measures, we believe Adjusted Net Debt, Adjusted EBITDAre, and Transaction Adjusted EBITDAre are useful to investors and analysts as they allow for a more current view of our credit quality and allow for the comparison of our credit strength between periods and to other real estate companies without the effect of items that by their nature are not comparable from period to period. (A) Includes only the unlevered portion of our share of EBITDAre from unconsolidated real estate joint ventures, as we have excluded any net debt from our unconsolidated real estate joint ventures in the Adjusted Net Debt line. We believe this adjustment is needed to appropriately reflect the relationship between EBITDAre and net debt. (B) Reflects a full quarter impact from our mid-quarter investments, disposals, and loan payoffs. (C) Excluded development and capital improvement projects that are in process and not yet generating a cash return but will generate a return once completed. MEDICAL PROPERTIES TRUST | SUPPLEMENTAL INFORMATION | Q2 2023 20

MPT Medical Properties Trust 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