<ARTICLE> 5

<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE
REGISTRANT'S FORM 10-Q FOR THE THREE MONTHS ENDED MARCH 31, 1995 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>             3-MOS
<FISCAL-YEAR-END>         DEC-31-1995
<PERIOD-END>              MAR-31-1995

<CASH>                            $14,087,713 
<SECURITIES>                          669,825 
<RECEIVABLES>                         558,258 
<ALLOWANCES>                                0 
<INVENTORY>                                 0 
<CURRENT-ASSETS>                   15,315,796 
<PP&E>                             60,061,137 
<DEPRECIATION>                     12,520,038 
<TOTAL-ASSETS>                     68,901,622 
<CURRENT-LIABILITIES>               1,394,634 
<BONDS>                                     0 
<COMMON>                                    0 
<PREFERRED-MANDATORY>                       0 
<PREFERRED>                                 0 
<OTHER-SE>                         15,179,059 
<TOTAL-LIABILITY-AND-EQUITY>       68,901,622 
<SALES>                             2,680,620 
<TOTAL-REVENUES>                    2,923,937 
<CGS>                                       0 
<TOTAL-COSTS>                       1,817,509 
<OTHER-EXPENSES>                      283,355 
<LOSS-PROVISION>                            0 
<INTEREST-EXPENSE>                  1,283,117 
<INCOME-PRETAX>                      (460,044)
<INCOME-TAX>                                0 
<INCOME-CONTINUING>                   (43,271)
<DISCONTINUED>                        605,796 
<EXTRAORDINARY>                             0 
<CHANGES>                                   0 
<NET-INCOME>                          562,525 
<EPS-PRIMARY>                            3.97 
<EPS-DILUTED>                               0