<ARTICLE> 5

<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE
REGISTRANT'S FORM 10-Q FOR THE SIX MONTHS ENDED JUNE 30, 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>             6-MOS
<FISCAL-YEAR-END>         DEC-31-1995
<PERIOD-END>              JUN-30-1995

<CASH>                           $ 14,280,457 
<SECURITIES>                          203,468 
<RECEIVABLES>                         211,005 
<ALLOWANCES>                                0    
<INVENTORY>                                 0    
<CURRENT-ASSETS>                   14,694,930 
<PP&E>                             60,071,090 
<DEPRECIATION>                     13,021,259 
<TOTAL-ASSETS>                     67,890,181 
<CURRENT-LIABILITIES>               1,241,674 
<BONDS>                                     0    
<COMMON>                                    0    
<PREFERRED-MANDATORY>                       0    
<PREFERRED>                                 0    
<OTHER-SE>                         14,177,179 
<TOTAL-LIABILITY-AND-EQUITY>       67,890,181 
<SALES>                             5,279,902 
<TOTAL-REVENUES>                    5,742,754 
<CGS>                                       0    
<TOTAL-COSTS>                       3,513,876 
<OTHER-EXPENSES>                      449,313 
<LOSS-PROVISION>                            0    
<INTEREST-EXPENSE>                  2,544,206 
<INCOME-PRETAX>                      (764,641)
<INCOME-TAX>                                0    
<INCOME-CONTINUING>                  (522,028)
<DISCONTINUED>                        667,443 
<EXTRAORDINARY>                             0    
<CHANGES>                                   0    
<NET-INCOME>                          145,415 
<EPS-PRIMARY>                            1.14 
<EPS-DILUTED>                            1.14