Medical Properties Trust Announces That Vibra Healthcare Reduces Loan Balance.

Fourth Quarter Earnings Call Set for January 30, 2007

BIRMINGHAM, Ala. -- Medical Properties Trust, Inc. (NYSE: MPW) announced today that Vibra Healthcare has repayed approximately $7.7 million of a $37.7 million operating loan from MPT. MPT is using the funds to reduce balances under its revolving credit agreement.

In return for the early repayment of the Vibra loan, MPT has agreed, effective immediately, to reduce the percentage rent to 1% of Vibra's revenue on the original five properties from 2%. On an annual basis, this equates to a reduction of approximately $1.0 million of percentage rent from Vibra. The 1% percentage rent can be further decreased subject to further repayment of the loan and new revenue from Vibra to replace the percentage rent.

Additionally, Vibra and MPT have agreed on the following changes:

* The fixed term of all Vibra leases will be extended for 5 years;

* The annual escalator used for increasing base rent under the original leases and the Redding lease is increased by 15 basis points;

* MPT has the right of first refusal on all Vibra transactions for the next five years, or up to transactions with a value of $182 million at a pre-determined spread over 10-year Treasuries.

"In the past five months, Vibra has reduced its operating loan balance by approximately 28%, which is significantly ahead of our projections," said Edward K. Aldag, Jr., Chairman, President and CEO. "Vibra's performance has exceeded our high expectations during their first 2u years of existence and we are pleased that they are able to lower their cost of capital and begin retaining earnings for reinvestment and expansion. Their success is good news for both companies."

Fourth Quarter Earnings Release Date

Medical Properties Trust, Inc. will report its fourth quarter financial results on Tuesday, January 30, 2007 before trading on the New York Stock Exchange and host a conference call and webcast at 11:00 a.m. Eastern Time to discuss the fourth quarter results.

The dial-in numbers for the conference call are 866-510-0676 and 617-597-5361 (International); the passcode for both numbers is 11270568. The conference call will also be available via webcast in the Investor Relations' section of the Company's website, www.medicalpropertiestrust.com. The press release announcing the fourth quarter results will be available on Medical Properties Trust's website prior to the conference call.

A telephone and webcast replay of the call will be available from shortly after the completion through February 13, 2007. Telephone numbers for the replay are 888-286-8010 and 617-801-6888 for U.S. and international callers, respectively. The replay passcode is 51663150.

About Medical Properties Trust, Inc.

Medical Properties Trust, Inc. is a Birmingham, Alabama based self-advised real estate investment trust formed to capitalize on the changing trends in healthcare delivery by acquiring and developing net-leased healthcare facilities. These facilities include inpatient rehabilitation hospitals, long-term acute care hospitals, regional acute care hospitals, ambulatory surgery centers and other single-discipline healthcare facilities, such as heart hospitals, orthopedic hospitals and cancer centers.

The statements in this press release that are forward looking are based on current expectations and actual results or future events may differ materially. Words such as "expects," "believes," "anticipates," "intends," "will," "should" and variations of such words and similar expressions are intended to identify such forward-looking statements, which include statements including, but not limited to, the financial results of Vibra Healthcare, the amount of new transactions that Vibra brings to MPT and the financial performance of Vibra's facilities. Such 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 express in or underlying such forward-looking statements, including without limitation: national and economic, business, real estate and other market conditions; the competitive environment in which the Company operations; the execution of the Company's business plan; financing risks; the Company's ability to attain and maintain its status as a REIT for federal income tax purposes; acquisition and development risks; potential environmental and other liabilities; and other factors affecting the real estate industry generally or the healthcare real estate in particular. For further discussion of the facts that could affect outcomes, please refer to the "Risk Factors" section of the Company's Form 10-K for the year ended December 31, 2005 and the final prospectus for its initial public offering. Except as otherwise required by the federal securities laws, the Company undertakes no obligation to update the information in this press release.