Margaux REIT Announces Closing of Brokered Private Placement of Secured Debentures and First Tranche of Non-Brokered Private Placement of Units

Margaux Real Estate Investment Trust (TSXV: ALFA.UN) (" Margaux " or the " REIT ") is pleased to announce that it has completed the first tranche closing (the " First Tranche Closing ") of its previously announced non-brokered private placement (the " Unit Offering ") and has concurrently closed a brokered private placement of secured debentures (the " Debenture Offering "). Under the First Tranche Closing, the REIT issued 788,475 units (" Units "), at a price of $1.30 per Unit, for aggregate gross proceeds of $1,025,017.50. Each Unit consists of one (1) trust unit of the REIT (a " Trust Unit ") and one-half of one Trust Unit purchase warrant (each whole warrant, a " Warrant "), resulting in the issuance of an aggregate of 788,475 Trust Units and 394,234 Warrants. Each Warrant is exercisable to acquire one additional Trust Unit at a price of $1.50 per Trust Unit for a period of twenty-four (24) months from the date of issuance. No finder's fee or commission was paid or is payable by the REIT in connection with the First Tranche Closing. The net proceeds from the First Tranche Closing are expected to be used, together with the net proceeds of the Debenture Offering, to fund the acquisition of a self-storage property located in Saint-Basile-le-Grand, Quebec (see the REIT's news release dated July 10, 2026 for further details), with the balance, if any, to be used for general working capital. The First Tranche Closing remains subject to final acceptance from the TSX Venture Exchange (the " TSXV "). Additionally, the Trust Units and Warrants issued are subject to a four month and one day hold period from the date of issuance. Insiders subscribed for 153,850 Units sold in the First Tranche Closing for a total of 19.51% of the Units issued under the First Tranche Closing, which increases the percentage ownership of outstanding Trust Units owned by such insiders to 7.70% on a non-diluted basis. The placements to such insiders constituted a "related party transaction" as defined under Multilateral Instrument 61-101 - Protection of Minority Security Holders in Special Transactions (" MI 61-101 "). Neither the REIT, nor to the knowledge of the REIT after reasonable inquiry, a related party, has knowledge of any material information concerning the REIT or its securities that has not been generally disclosed. The REIT is relying on exemptions from the formal valuation and minority shareholder approval requirements of MI 61-101 (pursuant to sections 5.5(a) and 5.7(1)(a)) on the basis that neither the fair market value of the Units distributed to, nor the consideration received from, related parties exceeded 25% of the REIT's market capitalization for the purposes of MI 61-101. The REIT did not file a material change report more than 21 days before the First Tranche Closing because the details of the participation therein by related parties of the REIT were not settled until shortly prior to the First Tranche Closing and the REIT wished to close on an expedited basis for business reasons. The Debenture Offering was completed for aggregate gross proceeds of $2,700,000 through the issuance of non-convertible, secured debentures of the REIT (the " Debentures "), with iA Capital Markets (a division of iA Private Wealth Inc., the " Agent ") acting as sole lead agent and sole bookrunner on a commercially reasonable efforts basis, pursuant to an agency agreement entered into between the REIT and the Agent. The Debenture Offering closed concurrently with the First Tranche Closing on July 31, 2026 (the " Closing Date "). The Debentures were issued in denominations of $1,000 and bear interest at a rate of 9.0% per annum from the Closing Date, payable quarterly. The Debentures mature on the date that is thirty-six (36) months from the Closing Date (the " Maturity Date "). The Debentures are redeemable, in whole or in part, at the option of the