<ARTICLE> 5

<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE
REGISTRANT'S FORM 10-K FOR THE YEAR ENDED DECEMBER 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>                      12-MOS
<FISCAL-YEAR-END>                  DEC-31-1995
<PERIOD-END>                       DEC-31-1995

<CASH>                                 13,734,366 
<SECURITIES>                                 0    
<RECEIVABLES>                             808,889 
<ALLOWANCES>                                 0    
<INVENTORY>                                  0    
<CURRENT-ASSETS>                       14,543,255 
<PP&E>                                 60,100,323 
<DEPRECIATION>                         14,023,956 
<TOTAL-ASSETS>                         66,226,833 
<CURRENT-LIABILITIES>                   1,398,606 
<BONDS>                                41,485,363 
<COMMON>                                     0    
<PREFERRED-MANDATORY>                        0    
<PREFERRED>                                  0    
<OTHER-SE>                             11,770,448 
<TOTAL-LIABILITY-AND-EQUITY>           66,226,833 
<SALES>                                10,812,438 
<TOTAL-REVENUES>                       11,621,375 
<CGS>                                        0    
<TOTAL-COSTS>                           7,230,498 
<OTHER-EXPENSES>                          795,096 
<LOSS-PROVISION>                             0    
<INTEREST-EXPENSE>                      5,100,070 
<INCOME-PRETAX>                        (1,504,289)
<INCOME-TAX>                                 0    
<INCOME-CONTINUING>                    (1,774,644)
<DISCONTINUED>                            856,750 
<EXTRAORDINARY>                              0    
<CHANGES>                                    0    
<NET-INCOME>                             (917,894)
<EPS-PRIMARY>                               (6.10)
<EPS-DILUTED>                               (6.10)