Tremont Mortgage Trust Closes $50.0 Million First Mortgage Bridge Loan to Finance Acquisition of an Office Property in Dallas, Texas

Tremont Mortgage Trust (NASDAQ:TRMT) today announced the closing of a $50.0 million first mortgage floating rate bridge loan to finance the acquisition of 10000 NCX, a Class A, 15-story, 296,000 square foot office tower located at 10000 North Central Expressway in Dallas, Texas. TRMT's manager, Tremont Realty Capital, was introduced to the transaction by Colliers International, which advised the sponsor, Charter Holdings.

TRMT funded an initial advance of approximately $43.5 million at closing, with future advances of up to $6.5 million available for tenant improvements and leasing commissions. The loan is structured with a three-year initial term and two one-year extension options, subject to the borrower meeting certain conditions.

Tom Lorenzini, President of TRMT, made the following statement:

"This $50.0 million first mortgage loan is secured by a well leased, Class A office property, located in the Dallas North Central Expressway submarket. It reflects continued progress on our plan to reinvest capital from recent loan repayments into strong credit opportunities backed by middle market commercial real estate and high quality sponsors. Our origination platform remains active and we are well positioned to take advantage of ample investment opportunities in the bridge loan market to further expand our portfolio and generate attractive risk-adjusted returns for our shareholders."

Tremont Mortgage Trust (NASDAQ:TRMT) is a real estate finance company that originates and invests in first mortgage loans secured by middle market and transitional commercial real estate. TRMT is managed by an affiliate of The RMR Group Inc. (NASDAQ:RMR). Substantially all of RMR's business is conducted by its majority owned subsidiary, The RMR Group LLC, which is an alternative asset management company with $32.4 billion in assets under management and more than 35 years of institutional experience in buying, selling, financing and operating commercial real estate. For more information about TRMT, please visit www.trmtreit.com.

Tremont Realty Capital, on behalf of its capital sources, Tremont Mortgage Trust (NASDAQ:TRMT) and RMR Mortgage Trust (NASDAQ:RMRM), is a direct lender that invests in loans secured by middle market and transitional commercial real estate. Tremont Realty Capital is the trade name of Tremont Realty Advisors LLC, which is an affiliate of The RMR Group (NASDAQ:RMR). For more information about Tremont Realty Capital please visit www.tremontcapital.com.

WARNING CONCERNING FORWARD-LOOKING STATEMENTS

This press release contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Also, whenever TRMT uses words such as "believe," "expect," "anticipate," "intend," "plan," "estimate," "will," "may" and negatives or derivatives of these or similar expressions, TRMT is making forward-looking statements. These forward-looking statements are based upon TRMT's present intent, beliefs or expectations, but forward-looking statements are not guaranteed to occur and may not occur. Actual results may differ materially from those contained in or implied by TRMT's forward-looking statements as a result of various factors. Forward-looking statements involve known and unknown risks, uncertainties and other factors, some of which are beyond TRMT's control. For example:

• The references in this press release to the closing of the 10000 NCX loan, as well as future opportunities to redeploy capital in the bridge loan market, may imply that TRMT will execute on additional loans and that its business will continue to perform at its current level or improve as a result. However, TRMT's ability to execute on additional loans is subject to its ability to obtain additional cost-effective equity capital, whether through early loan repayments or otherwise, as well as various risks, including the competitive nature of the commercial real estate lending industry, and other factors, many of which are outside TRMT's control. These and other risks and factors may prevent TRMT from executing on additional loans and executing on its business plan.

The information contained in TRMT's filings with the Securities and Exchange Commission, or the SEC, including under "Risk Factors" in TRMT's periodic reports or incorporated therein, identifies other important factors that could cause TRMT's actual results to differ materially from those stated in or implied by TRMT's forward-looking statements. TRMT's filings with the SEC are available on the SEC's website at www.sec.gov.

You should not place undue reliance upon forward-looking statements.

Except as required by law, TRMT does not intend to update or change any forward-looking statements as a result of new information, future events or otherwise.

A Maryland Real Estate Investment Trust with transferable shares of beneficial interest listed on the Nasdaq. No shareholder, Trustee or officer is personally liable for any act or obligation of the Trust.

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