<ARTICLE> 5
<LEGEND>
The schedule contains summary financial information extracted from Century
Properties Fund XIII and is qualified in its entirety by reference to such
financial statements.
</LEGEND>

<MULTIPLIER>   1

       
                                  
<PERIOD-TYPE>                                     3-MOS
<FISCAL-YEAR-END>                           DEC-31-1995
<PERIOD-START>                              JAN-01-1995
<PERIOD-END>                                MAR-31-1995
<CASH>                                        2,305,000
<SECURITIES>                                          0
<RECEIVABLES>                                   289,000 <F1>
<ALLOWANCES>                                          0
<INVENTORY>                                           0
<CURRENT-ASSETS>                                      0
<PP&E>                                       36,520,000
<DEPRECIATION>                             (16,876,000) <F2>
<TOTAL-ASSETS>                               22,809,000
<CURRENT-LIABILITIES>                                 0
<BONDS>                                      14,135,000
<COMMON>                                              0
<PREFERRED-MANDATORY>                                 0
<PREFERRED>                                           0
<OTHER-SE>                                    8,308,000
<TOTAL-LIABILITY-AND-EQUITY>                 22,809,000
<SALES>                                               0
<TOTAL-REVENUES>                              1,297,000
<CGS>                                                 0
<TOTAL-COSTS>                                   782,000
<OTHER-EXPENSES>                                      0
<LOSS-PROVISION>                                      0
<INTEREST-EXPENSE>                              352,000
<INCOME-PRETAX>                                 134,000
<INCOME-TAX>                                          0
<INCOME-CONTINUING>                             134,000
<DISCONTINUED>                                        0
<EXTRAORDINARY>                                       0
<CHANGES>                                             0
<NET-INCOME>                                    134,000
<EPS-PRIMARY>                                         3
<EPS-DILUTED>                                         3
<FN>
<F1> Receivables include other assets of $137,000.
<F2> Depreciation includes an allowance for impairment of value of $2,132,000.
</FN>