<ARTICLE> 5
<LEGEND>
The schedule contains summary financial information extracted from Century 
Properties Fund XI and is qualified in its entirety by reference to such 
financial statements.
</LEGEND>
<MULTIPLIER>   1
       
                                
<PERIOD-TYPE>                      9-MOS
<FISCAL-YEAR-END>                  DEC-31-1995
<PERIOD-START>                     JAN-01-1995
<PERIOD-END>                       SEP-30-1995
<CASH>                               4,801,000
<SECURITIES>                                 0
<RECEIVABLES>                           54,000    
<ALLOWANCES>                                 0
<INVENTORY>                                  0
<CURRENT-ASSETS>                             0
<PP&E>                               2,276,000
<DEPRECIATION>                       (136,000)
<TOTAL-ASSETS>                       7,014,000
<CURRENT-LIABILITIES>                        0
<BONDS>                                      0
<COMMON>                                     0
<PREFERRED-MANDATORY>                        0
<PREFERRED>                                  0
<OTHER-SE>                           6,961,000
<TOTAL-LIABILITY-AND-EQUITY>         7,014,000
<SALES>                                      0
<TOTAL-REVENUES>                     2,041,000 <F1>
<CGS>                                        0
<TOTAL-COSTS>                          962,000
<OTHER-EXPENSES>                             0
<LOSS-PROVISION>                             0
<INTEREST-EXPENSE>                     120,000
<INCOME-PRETAX>                        827,000
<INCOME-TAX>                                 0
<INCOME-CONTINUING>                    827,000
<DISCONTINUED>                               0
<EXTRAORDINARY>                              0
<CHANGES>                                    0
<NET-INCOME>                           827,000
<EPS-PRIMARY>                            27.48
<EPS-DILUTED>                            27.48
<FN>
<F1>Revenues include gain on sale of properties of $502,000.
</FN>