Pricing Supplement dated November 1, 1996 Rule 424(b)(3) (To Prospectus dated May 24, 1996 and File no. 33-61383 Prospectus Supplement dated May 24, 1996) NEW PLAN REALTY TRUST Medium-Term Note - Fixed Rate - ----------------------------------------------------------------- Face Amount: $10,000,000 Issue Price: 100% Interest Rate: 7.68% Interest Payment Dates: March 10 and September 10 Regular Record Dates: February 23 and August 26 Stated Maturity Date: November 2, 2026 Denominations (if other than $1000 and integral multiples thereof): _________________ Trade Date: October 29, 1996 Original Issue Date: November 1, 1996 Net Proceeds to Issuer: $9,978,300 Agent's Commission: $21,700 Name of Agent: Smith Barney Inc. Agent acting in the capacity indicated below: x As Agent --- ___ As Principal - ----------------------------------------------------------------- Day Count Convention: x 30/360 for the period from November 1, 1996 to November 2, 2026 --- ___ Actual/360 for the period from to ___ Actual/Actual for the period from to ___ Other (see attached) to Redemption: x The Notes cannot be redeemed prior to the Stated --- Maturity Date. ___ The Notes may be redeemed prior to Stated Maturity Date. Initial Redemption Date: Initial Redemption Percentage: % Annual Redemption Percentage Reduction: % until Redemption Percentage is 100% of the Principal Amount. Repayment: x The Notes cannot be repaid prior to the Stated --- Maturity Date. ___ The Notes can be repaid prior to the Stated Maturity Date at the option of the holder of the Notes. Optional Repayment Date(s): Repayment Price: % Original Issue Discount: ___ Yes X No --- Total Amount of OID: Yield to Maturity: Initial Accrued Period: 	 Form: x Book-entry ___ Certificated ---