<ARTICLE> 5

<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED
FROM THE REGISTRANT'S FORM 10-K FOR THE YEAR ENDED DECEMBER 31, 1994 AND IS
QUALIFIED IN ITS ENTIRETY BY REFERENCE TO SUCH FINANCIAL STATEMENTS
INCLUDED IN SUCH REPORT.
</LEGEND>

<CIK>   0000789950
<NAME>  CARLYLE REAL ESTATE LIMITED PARTNERSHIP - XVI


       
                   
<PERIOD-TYPE>         12-MOS
<FISCAL-YEAR-END>     DEC-31-1994
<PERIOD-END>          DEC-31-1994

<CASH>                          $14,266,786 
<SECURITIES>                        783,716 
<RECEIVABLES>                       751,079 
<ALLOWANCES>                              0    
<INVENTORY>                               0    
<CURRENT-ASSETS>                 15,801,581 
<PP&E>                           60,061,137 
<DEPRECIATION>                   12,018,826 
<TOTAL-ASSETS>                   69,624,085 
<CURRENT-LIABILITIES>             1,262,065 
<BONDS>                          41,845,394 
<COMMON>                                  0    
<PREFERRED-MANDATORY>                     0    
<PREFERRED>                               0    
<OTHER-SE>                       15,202,977 
<TOTAL-LIABILITY-AND-EQUITY>     69,624,085 
<SALES>                          10,747,381 
<TOTAL-REVENUES>                 11,512,558 
<CGS>                                     0    
<TOTAL-COSTS>                     7,043,075 
<OTHER-EXPENSES>                    704,509 
<LOSS-PROVISION>                          0    
<INTEREST-EXPENSE>                5,101,979 
<INCOME-PRETAX>                  (1,337,005)
<INCOME-TAX>                              0    
<INCOME-CONTINUING>              (8,798,498)
<DISCONTINUED>                   20,162,696 
<EXTRAORDINARY>                           0    
<CHANGES>                                 0    
<NET-INCOME>                     11,364,198 
<EPS-PRIMARY>                         82.05 
<EPS-DILUTED>                             0