UNITED STATES SECURITIES AND EXCHANGE COMMISSION
                          Washington, D.C.  20549
                                 FORM 10-Q
                                     
(Mark One)
/X/  QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
     SECURITIES EXCHANGE ACT OF 1934
                                     
     For the quarterly period ended June 30, 1997
                                    -------------

                                    OR
     
/  / TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
     SECURITIES EXCHANGE ACT OF 1934

     For the transition period from           to         .
                                    ----------  ---------

---------------------------------------------------------------------------
                                     
     Commission File Number: 0-20625
                             -------

                      DUKE REALTY LIMITED PARTNERSHIP
                                     
State of Incorporation:                      IRS Employer ID Number:

        Indiana                                     35-1898425
-----------------------                      ----------------------
                  Address of principal executive offices:
                                     
                    8888 Keystone Crossing, Suite 1200
                    ----------------------------------
                      Indianapolis, Indiana    46240
                      ------------------------------

                        Telephone:  (317) 846-4700
                        --------------------------

Indicate  by  check mark whether the registrant (1) has filed  all  reports
required to be filed by Section 13 or 15(d) of the Securities Exchange  Act
of 1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports), and (2) has been subject  to
such filing requirements for the past 90 days.

                                Yes  X   No
                                    ---    ---
The number of Limited Partnership Units outstanding as of August 6, 1997
was 35,045,984.
                                     
<PAGE>
                      DUKE REALTY LIMITED PARTNERSHIP
                                     
                                   INDEX
                                     
PART I - FINANCIAL INFORMATION                                   PAGE
------------------------------                                   ----
ITEM 1.  FINANCIAL STATEMENTS

  Condensed Consolidated Balance Sheets as of
   June 30, 1997 (Unaudited) and December 31, 1996                 2

  Condensed Consolidated Statements of Operations for the
   three and six months ended June 30, 1997 and 1996
   (Unaudited)                                                     3

  Condensed Consolidated Statements of Cash Flows for the
   six months ended June 30, 1997 and 1996 (Unaudited)             4

  Condensed Consolidated Statement of Partners' Equity for
   the six months ended June 30, 1997 (Unaudited)                  5

  Notes to Condensed Consolidated Financial Statements
   (Unaudited)                                                   6-8

  Independent Accountants' Review Report                           9

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
        CONDITION AND RESULTS OF OPERATIONS                     10-17


PART II - OTHER INFORMATION


     Item 1.   Legal Proceedings                                  18
     Item 2.   Changes in Securities                              18
     Item 3.   Defaults Upon Senior Securities                    18
     Item 4.   Submission of Matters to a Vote of
               Security Holders                                   18
     Item 5.   Other Information                                  18
     Item 6.   Exhibits and Reports on Form 8-K                   18
                                     
<PAGE>
                      PART I - FINANCIAL INFORMATION
                       ITEM 1. FINANCIAL STATEMENTS
                                     
                                     

             DUKE REALTY LIMITED PARTNERSHIP AND SUBSIDIARIES
                                     
                   CONDENSED CONSOLIDATED BALANCE SHEETS
                              (IN THOUSANDS)
<TABLE>
<CAPTION>
                                             JUNE 30,       December 31,
                                               1997              1996
                                          -----------       ------------
     ASSETS                               (UNAUDITED)
     ------
<S>                                      <C>                <C>
Real estate investments:
   Land and improvements                  $  157,298        $  140,391
   Buildings and tenant improvements       1,141,879         1,041,040
   Construction in progress                   77,808            44,060
   Land held for development                  82,780            65,185
                                           ---------         ---------
                                           1,459,765         1,290,676
   Accumulated depreciation                  (96,491)          (82,207)
                                           ---------         ---------
      Net real estate investments          1,363,274         1,208,469

Cash                                           3,091             5,346
Accounts receivable from tenants, 
  net of allowance of $533 and $709            2,992             5,255
Straight-line rent receivable, net 
  of allowance of $841                        12,376            10,956
Receivables on construction contracts         10,839            12,859
Investments in unconsolidated companies      112,837            79,362
Deferred financing costs, net of 
  accumulated amortization of $4,537
  and $3,529                                   7,562             8,127
Deferred leasing and other costs, net
  of accumulated amortization of
  $10,468 and $8,276                          30,401            24,293
Escrow deposits and other assets               9,495             7,732
                                           ---------         ---------
                                          $1,552,867        $1,362,399
                                           =========         =========


       LIABILITIES AND PARTNERS' EQUITY
       --------------------------------
Indebtedness:
   Secured debt                           $  271,857        $  261,815
   Unsecured notes                           240,000           240,000
   Unsecured line of credit                  103,000            24,000
                                           ---------         ---------
                                             614,857           525,815

Construction payables and amounts 
  due subcontractors                          35,065            23,167
Accounts payable                               2,545             1,585
Accrued real estate taxes                     15,034            14,888
Accrued interest                               5,106             4,437
Other accrued expenses                         6,980             6,935
Other liabilities                              7,807             8,312
Tenant security deposits and prepaid rents     9,348             7,611
                                           ---------         ---------
    Total liabilities                        696,742           592,750
                                           ---------         ---------
Minority interest                                469               380
                                           ---------         ---------
Partners' equity:
  General partner
   Common equity                             764,403           683,710
   Preferred equity                           72,856            72,856
                                           ---------         ---------
                                             837,259           756,566
  Limited partners' common equity             18,397            12,703
                                           ---------         ---------
  Total partners' equity                     855,656           769,269
                                           ---------         ---------
                                          $1,552,867        $1,362,399
                                           =========         =========
</TABLE>
                                     
   See accompanying Notes to Condensed Consolidated Financial Statements
                                     
                                   - 2 -
                                     
                                     
                                     
<PAGE>
             DUKE REALTY LIMITED PARTNERSHIP AND SUBSIDIARIES

                                     
              CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
                  (IN THOUSANDS, EXCEPT PER UNIT AMOUNTS)
                                (UNAUDITED)
                                     
<TABLE>
<CAPTION>
                                    Three months ended       Six months ended
                                         June 30,                  June 30,
                                  ----------------------     -------------------
                                    1997          1996         1997       1996
                                  ---------     --------     --------- --------
<S>                               <C>           <C>          <C>       <C>
RENTAL OPERATIONS:
 Revenues:
  Rental income                   $49,802       $36,379      $ 98,860  $71,714
  Equity in earnings of
   unconsolidated companies         1,784         1,345         3,644    2,547
                                   ------        ------       -------   ------
                                   51,586        37,724       102,504   74,261
                                   ------        ------       -------   ------
 Operating expenses:
  Rental expenses                   8,793         6,684        18,022   13,814
  Real estate taxes                 4,673         3,299         9,115    6,507
  Interest expense                  9,349         6,650        17,951   14,617
  Depreciation and amortization    10,398         9,111        20,241   16,157
                                   ------        ------       -------   ------
                                   33,213        25,744        65,329   51,095
                                   ------        ------       -------   ------
  Earnings from rental operations  18,373        11,980        37,175   23,166
                                   ------        ------       -------   ------
SERVICE OPERATIONS:
 Revenues:
  Property management, maintenance
   and leasing fees                 3,214         2,948         5,855    5,662
  Construction management and
   development fees                 1,645         1,836         2,711    3,153
  Other income                        270           353           502      668
                                   ------        ------       -------   ------
                                    5,129         5,137         9,068    9,483
                                   ------        ------       -------   ------
 Operating expenses:
  Payroll                           2,545         2,382         4,885    4,617
  Maintenance                         528           421           916      717
  Office and other                    344           707         1,093    1,339
                                   ------        ------       -------   ------
                                    3,417         3,510         6,894    6,673
                                   ------        ------       -------   ------
  Earnings from service operations  1,712         1,627         2,174    2,810
                                   ------        ------       -------   ------
General and administrative 
 expense                           (1,383)       (1,043)       (2,492)  (1,964)
                                   ------        ------       -------   ------
      Operating income             18,702        12,564        36,857   24,012

OTHER INCOME (EXPENSE):
 Interest income                      182           264           433      608
 Earnings from property sales         102         1,618           382    1,604
 Other expense                       (376)          (53)         (419)     (67)
Minority interest in earnings
  of subsidiaries                    (440)         (243)         (425)    (430)
                                   ------        ------       -------   ------

      Net income                   18,170        14,150        36,828   25,727
Dividend on preferred units        (1,706)            -        (3,412)       -
                                   ------        ------       -------   ------
Net income available for 
 common units                     $16,464       $14,150      $ 33,416  $25,727
                                   ======        ======       =======   ======
Net income per common unit        $   .47       $   .43      $    .96  $   .83
                                   ======        ======       =======   ======

Weighted average number of
  common units outstanding         34,927        33,011        34,654   30,848
                                   ======        ======        ======   ======
</TABLE>

   See accompanying Notes to Condensed Consolidated Financial Statements
                                     
                                   - 3 -
                                     
<PAGE>
                                     
             DUKE REALTY LIMITED PARTNERSHIP AND SUBSIDIARIES
                                     
              CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
                     FOR THE SIX MONTHS ENDED JUNE 30,
                              (IN THOUSANDS)
                                (UNAUDITED)
<TABLE>
<CAPTION>
                                     
                                                    1997             1996
                                                ------------     -----------
<S>                                             <C>              <C>
Cash flows from operating activities:
   Net income                                    $36,828          $25,727
   Adjustments to reconcile net income to net
    cash provided by operating activities:
     Depreciation of buildings and tenant
      improvements                                17,241           13,839
     Amortization of deferred financing costs        690              603
     Amortization of deferred leasing and
       other costs                                 2,310            1,715
     Minority interest in earnings                   425              430
     Straight-line rental income                  (1,642)          (1,544)
     Earnings from property sales                   (382)          (1,604)
     Construction contracts, net                  13,918           (3,261)
     Other accrued revenues and expenses, net      5,863            3,713
     Equity in earnings in excess of income
      distributions received from
      unconsolidated companies                    (3,046)            (468)
                                                 -------          -------
       Net cash provided by operating activities  72,205           39,150
                                                 -------          -------
Cash flows from investing activities:
   Rental property development costs             (79,808)         (60,452)
   Acquisition of rental properties              (44,434)         (65,426)
   Acquisition of undeveloped land and
    infrastructure costs                         (29,068)          (6,832)
   Recurring costs:
    Tenant improvements                           (4,259)          (3,092)
    Leasing costs                                 (2,431)          (1,385)
    Building improvements                           (337)            (219)
   Other deferred costs and other assets          (8,184)           1,814
   Proceeds from property sales, net              23,025           35,468
   Other distributions received from 
    unconsolidated companies                           -            6,935
   Net investment in and advances to
    unconsolidated companies                     (30,681)            (409) 
                                                 -------          -------
     Net cash used by investing activities      (176,177)         (93,598)
                                                 -------           ------

Cash flows from financing activities:
   Contributions from general partner             63,684          126,083
   Payments on indebtedness including
    principal amortization                        (1,458)          (1,030)
   Borrowings (repayments) on lines of 
    credit, net                                   79,000          (45,000)
   Distributions to partners                     (38,888)         (30,237)
   Distributions to minority interest               (336)            (233)
   Deferred financing costs                         (285)            (543)
                                                 -------          -------
     Net cash provided by financing activities   101,717           49,040
                                                 -------          -------
      Net decrease in cash                        (2,255)          (5,408)
                                                 -------          -------
Cash at beginning of period                        5,346            5,682
                                                 -------          -------
Cash at end of period                           $  3,091         $    274
                                                 =======          =======

</TABLE>

   See accompanying Notes to Condensed Consolidated Financial Statements
                                     
                                   - 4 -
                             
                                     
             DUKE REALTY LIMITED PARTNERSHIP AND SUBSIDIARIES
<TABLE>
<CAPTION>
                                     
           CONDENSED CONSOLIDATED STATEMENT OF PARTNERS' EQUITY
                  FOR THE SIX MONTHS ENDED JUNE 30, 1997
                              (IN THOUSANDS)
                                (UNAUDITED)


                                    General Partner         Limited
                              --------------------------    Partners'
                              Common           Preferred    Common
                              Equity            Equity      Equity       Total
                              --------         ---------    ---------  --------

<S>                           <C>              <C>          <C>        <C>
BALANCE AT DECEMBER 31, 1996  $683,710         $72,856      $12,703    $769,269

  Net income                    30,086           3,412        3,330      36,828

  Capital contribution from
   Duke Realty Investments,
   Inc.                         63,779               -            -      63,779

  Acquisition of partnership
   interest for Common Stock
   of Duke Realty Investments, 
   Inc.                         18,739               -            -      18,739

  Acquisition of property in
   exchange for Limited 
   Partner Units                     -               -        5,929       5,929

  Distributions to preferred
   unitholders                       -          (3,412)           -      (3,412)

  Distributions to partners
   ($1.02 per Common Unit)     (31,911)              -       (3,565)    (35,476)
                               -------          ------       ------     -------
BALANCE AT JUNE 30, 1997      $764,403         $72,856      $18,397    $855,656
                               =======          ======       ======     =======
COMMON UNITS OUTSTANDING
  AT JUNE 30, 1997              31,660                        3,380      35,040
                               =======                       ======     =======
</TABLE>
                                     
   See accompanying Notes to Condensed Consolidated Financial Statements
                                     
                                   - 5 -
                                     
                                    
<PAGE>
                      DUKE REALTY LIMITED PARTNERSHIP
     NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

1. FINANCIAL STATEMENTS

The  interim  condensed  consolidated  financial  statements  included
herein  have  been  prepared by Duke Realty Limited  Partnership  (the
"Partnership")  without audit. The statements have  been  prepared  in
accordance  with generally accepted accounting principles for  interim
financial information and the instructions for Form 10-Q and Rule  10-
01  of  Regulation S-X. Accordingly, they do not include  all  of  the
information  and  footnotes required by generally accepted  accounting
principles  for  complete  financial statements.  In  the  opinion  of
management,   all   adjustments  (consisting   of   normal   recurring
adjustments)  considered necessary for a fair presentation  have  been
included.  These  financial statements should be read  in  conjunction
with  the consolidated financial statements and notes thereto included
in  the  Partnership's Annual Financial Statements.

THE PARTNERSHIP

The Partnership was formed on October 4, 1993, when Duke Realty 
Investments, Inc. (the "Predecessor Company" or  the  "General  
Partner") contributed all  of  its  properties  and related  assets 
and liabilities along with the net proceeds  from  the issuance  of  
an  additional 14,000,833 units through a  common  stock
offering to the Partnership. Simultaneously, the Partnership completed
the  acquisition  of Duke Associates, a full-service  commercial  real
estate  firm operating in the Midwest. The General Partner was  formed
in  1985  and  qualifies  as  a  real estate  investment  trust  under
provisions of the Internal Revenue Code. In connection with the Common
Stock,  the formation of the Partnership and the acquisition  of  Duke
Associates,  the  General Partner effected a 1 for 4.2  reverse  stock
split  of  its existing common units. The General Partner is the  sole
general  partner of the Partnership and owns 90.35% of the Partnership
at June 30, 1997. The remaining limited partnership interest ("Limited
Partner Units") (together with the units of general partner interests,
the  ("Common  Units")) are mainly owned by the previous  partners  of
Duke  Associates. The Limited Partner Units are exchangeable for units
of  the  General Partner's common stock on a one-for-one basis subject
generally   to   a  one-year  holding  period.  The  General   Partner
periodically  acquires  a  portion of the  minority  interest  in  the
Partnership through the issuance of shares of common stock for a  like
number  of  Common Units. The acquisition of the minority interest  is
accounted for under the purchase method with assets acquired  recorded
at  the fair market value of the General Partner's common stock on the
date of acquisition.

The  service  operations are conducted through  Duke  Realty  Services
Limited  Partnership  and  Duke Construction Limited  Partnership,  in
which  the  Partnership  has an 89% profits  interest  (after  certain
preferred returns on partners' capital accounts) and effective control
of their operations. The consolidated financial statements include the
accounts  of  the  Partnership  and its majority-owned  or  controlled
subsidiaries.   The  equity  interests  in  these  majority-owned   or
controlled subsidiaries not owned by the Partnership are reflected  as
minority interests in the consolidated financial statements.

2.  LINES OF CREDIT

The  Partnership  has  a  $150  million  unsecured  revolving  credit
facility  which is available to fund the development and  acquisition
of  additional rental properties and to provide working capital.  The
revolving  line  of credit matures in April 1998 and  bears  interest
payable at the 30-day London
                                   - 6 -
  
<PAGE>
  
Interbank Offered Rate ("LIBOR") plus 1.00%. The Partnership also has
a  demand  $10  million secured revolving credit  facility  which  is
available  to  provide working capital. This facility bears  interest
payable monthly at the 30-day LIBOR rate plus .75%.

3. RELATED PARTY TRANSACTIONS

The Partnership provides management, maintenance, leasing, construction,
and other tenant related  services to  properties  in  which certain
executive officers  have  continuing ownership  interests.  The Partnership
was  paid  fees  totaling  $1.7 million  and  $1.6 million for such services
for the six months  ended June  30,  1997 and 1996, respectively. Management
believes the  terms for such services are equivalent to those available in
the market. The Partnership has an option to purchase the executive officers'
interest in  each  of  these properties which expires October 2003. The
option price  of  each  property was established at the date the  option
was granted.

4. DERIVATIVE FINANCIAL INSTRUMENTS

The  Partnership may enter into derivative financial instruments  such
as  interest  rate swaps and treasury locks in order to  mitigate  its
interest  rate risk on a related financial instrument. The Partnership
has  designated these derivative financial instruments as  hedges  and
applies deferral accounting as the instrument to be hedged exposes the
Partnership  to  interest  rate  risk  and  the  derivative  financial
instrument  reduces  that exposure. Gains and losses  related  to  the
derivative financial instrument are deferred and amortized to interest
expense over the term of the hedged instrument.

In  April  1997, the Partnership entered into a Forward Treasury  Lock
Agreement in order to hedge its exposure to interest rate fluctuations
on  an  anticipated $100 million unsecured debt financing expected  to
close  in  the  third  quarter of 1997. Any gain  or  loss  under  the
agreement will be amortized to interest expense over the term  of  the
financing. Based on the applicable treasury rates as of June 30, 1997,
the amount of loss to be amortized to interest expense would have been
approximately $2.4 million.

5. SUBSEQUENT EVENTS

On  July 24, 1997, a quarterly distribution of $.59 per Common Unit
was  declared payable on August 29, 1997, to common unitholders  of
record on August 15, 1997.

On  July 24, 1997, a quarterly distribution was declared of $.56875
per depositary unit of Series A Preferred Units which is payable on
August  29, 1997 to the preferred unitholders of record  on  August
15, 1997.

                                     
                                   - 7 -

<PAGE>
On July 11, 1997, the General Partner issued $150 million of Series
B  Cumulative  Step-up  Redeemable  Preferred  Shares  raising  net
proceeds  of $146.1 million and contributed these proceeds  to  the
Partnership  in  exchange  for  Series  B  Preferred  Units.  These
securities are not redeemable prior to September 30, 2007 and offer
a  cumulative preferential distribution of 7.99% through  September
2012,   and  9.99%  thereafter.  On  July  24,  1997,  a  quarterly
distribution  of  $.88778  per depositary  unit  of  the  Series  B
Cumulative  Step-up Redeemable Preferred Units  was  declared.  The
distribution  is  payable  on  September  30,  1997  to   preferred
unitholders  of record on September 16, 1997 and is  applicable  to
the period beginning July 11, 1997 and ending September 30, 1997.

On August 7, 1997, the Partnership declared a 2-for-1 Common Unit
split in the form of a 100% common unit distribution on its common
units.  The common unit distribution will be payable August 25, 1997
to unitholders of record on August 18, 1997.

                                   - 8 -
  
  <PAGE>
  
  INDEPENDENT ACCOUNTANTS' REVIEW REPORT
  --------------------------------------
  The Partners
  DUKE REALTY LIMITED PARTNERSHIP:
  
  We have reviewed the condensed consolidated balance sheet of Duke
  Realty Limited Partnership and subsidiaries as of June 30,  1997,
  the  related condensed consolidated statements of operations  for
  the  three  and  six  months ended June 30, 1997  and  1996,  the
  related  condensed consolidated statements of cash flows for  the
  six  months  ended  June  30,  1997 and  1996,  and  the  related
  condensed consolidated statement of partners' equity for the  six
  months   ended   June  30,  1997.  These  condensed  consolidated
  financial  statements are the responsibility of the Partnership's
  management.
  
  We  conducted our review in accordance with standards established
  by  the  American  Institute of Certified Public  Accountants.  A
  review  of interim financial information consists principally  of
  applying  analytical  procedures to  financial  data  and  making
  inquiries  of  persons responsible for financial  and  accounting
  matters.  It  is  substantially  less  in  scope  than  an  audit
  conducted   in   accordance  with  generally  accepted   auditing
  standards, the objective of which is the expression of an opinion
  regarding the financial statements taken as a whole. Accordingly,
  we do not express such an opinion.
  
  Based   on   our  review,  we  are  not  aware  of  any  material
  modifications  that should be made to the condensed  consolidated
  financial  statements  referred  to  above  for  them  to  be  in
  conformity with generally accepted accounting principles.
  
  We have previously audited, in accordance with generally accepted
  auditing standards, the consolidated balance sheet of Duke Realty
  Limited Partnership and subsidiaries as of December 31, 1996, and
  the  related  consolidated  statements of  operations,  partners'
  equity  and  cash  flows for the year then ended  (not  presented
  herein);  and in our report dated January 29, 1997, we  expressed
  an   unqualified   opinion   on  those   consolidated   financial
  statements.  In  our opinion, the information set  forth  in  the
  accompanying condensed consolidated balance sheet as of  December
  31,  1996  is  fairly  presented, in all  material  respects,  in
  relation to the consolidated balance sheet from which it has been
  derived.
  
  
  
  
  KPMG Peat Marwick LLP
  Indianapolis, Indiana
  July 31, 1997
  
                                   - 9 -
<PAGE>
                                     
  ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
  CONDITION AND RESULTS OF OPERATIONS
  
  OVERVIEW
  --------
  The  Partnership's operating results depend primarily upon income
  from  the rental operations of its industrial, office and  retail
  properties  located  in  its primary markets.  This  income  from
  rental  operations is substantially influenced by the supply  and
  demand for the Partnership's rental space in its primary markets.
  In addition, the Partnership's continued growth is dependent upon
  its ability to maintain occupancy rates and increase rental rates
  of  its  in-service  portfolio and to  continue  development  and
  acquisition of additional rental properties.
  
  The  Partnership's primary markets in the Midwest have  continued
  to  offer  strong  and stable local economies and  have  provided
  attractive new development opportunities because of their central
  location, established manufacturing base, skilled work force  and
  moderate  labor costs. Consequently, the Partnership's  occupancy
  rate  of  its in-service portfolio has exceeded 92% the last  two
  years and was at 95.71% at June 30, 1997. The Partnership expects
  to   continue  to  maintain  its  overall  occupancy  levels   at
  comparable levels and also expects to be able to increase  rental
  rates  as  leases  are renewed or new leases are  executed.  This
  stable  occupancy  as  well  as increasing  rental  rates  should
  improve  the  Partnership's results of operations  from  its  in-
  service  properties.  The Partnership's  strategy  for  continued
  growth  also includes developing and acquiring additional  rental
  properties  in  its  primary markets  and  expanding  into  other
  attractive Midwestern markets.
  
  The   following  table  sets  forth  information  regarding   the
  Partnership's  in-service portfolio of rental  properties  as  of
  June 30, 1997 and 1996 (in thousands, except percentages):
   <TABLE>
   <CAPTION>
   
                           Total              Percent of
                         Square Feet       Total Square Feet   Percent Occupied
                     ------------------    -----------------   ----------------
   Type                1997      1996        1997      1996       1997    1996
   ----              --------  --------    -------    ------    -------  ------
   <S>               <C>       <C>         <C>        <C>       <C>      <C>
   INDUSTRIAL
    Service Centers   3,051     2,971        9.71%     12.80%   94.93%   93.62%
    Bulk             18,702    12,926       59.55      55.67    95.64%   90.50%
   OFFICE
    Suburban          6,875     4,684       21.89      20.17    96.86%   97.12%
    CBD                 699       699        2.22       3.01    91.09%   81.29%
    Medical             369       333        1.18       1.43    95.79%   90.26%
   RETAIL             1,710     1,606        5.45       6.92    95.15%   92.98%
                     ------    ------      ------     ------
          Total      31,406    23,219      100.00%    100.00%   95.71%   92.13%
                     ======    ======      ======     ======
     </TABLE>
     
  Management expects occupancy of the in-service property portfolio
  to  remain  stable  because  (i)  only  5.5%  and  10.8%  of  the
  Partnership's  occupied  square  footage  is  subject  to  leases
  expiring in the remainder of 1997 and in 1998, respectively,  and
  (ii)  the Partnership's renewal percentage averaged 80%, 65%  and
  73% in 1996, 1995 and 1994, respectively.
  
                                  - 10 -
  
  <PAGE>
  The   following  table  reflects  the  Partnership's   in-service
  portfolio  lease  expiration schedule as  of  June  30,  1997  by
  product  type  indicating  square  footage  and  annualized   net
  effective  rents under expiring leases (in thousands, except  per
  square foot amounts):
<TABLE>
<CAPTION>
  
            Industrial          Office             Retail       Total Portfolio
         -----------------  ----------------  ----------------  ---------------
  Yr.of  Sq.  Contractual   Sq.  Contractual  Sq.  Contractual  Sq. Contractual
  Exp.   Ft.     Rent       Ft.      Rent     Ft.      Rent     Ft.      Rent
  -----  ---- -----------  ----  -----------  ---- -----------  ---- -----------
  <S>    <C>     <C>       <C>     <C>        <C>    <C>        <C>    <C>
  1997    1,334  $ 5,285     299   $ 3,111       25  $   277     1,658 $  8,673
  1998    2,357    9,029     769     8,348      111    1,182     3,237   18,559
  1999    2,217    9,568   1,036    11,164      117    1,191     3,370   21,923
  2000    2,112    8,862     788     9,513      107    1,290     3,007   19,665
  2001    2,644   10,248     874     9,688       88    1,061     3,606   20,997
  2002    2,604    9,161   1,002    10,787      157    1,669     3,763   21,617
  2003      301    1,816     249     2,849       40      342       590    5,007
  2004      934    3,810     213     2,609       13      125     1,160    6,544
  2005    1,440    4,586     698     9,736      177    1,507     2,315   15,829
  2006    2,284    7,141     509     8,078        5       67     2,798   15,286
  2007 
  and
  There-
  after   2,555    7,878   1,213    15,856      787    6,760     4,555   30,494
         ------   ------   -----    ------    -----   ------    ------  -------
  Total
  Leased 20,782  $77,384   7,650   $91,739    1,627  $15,471    30,059 $184,594
         ======   ======   =====    ======    =====   ======    ======  =======
  
  Total
  Portfolio
  Sq.Ft. 21,753             7,943             1,710             31,406
         ======             =====             =====             ======
  
  Annualized 
  net effective
  rent per
  sq.ft.         $  3.72          $ 11.99           $  9.51            $   6.14
                  ======           ======            ======             =======
   </TABLE>
                                     
                                     
  This  stable occupancy, along with stable rental rates  in  each  of
  the  Partnership's markets, will allow the in-service  portfolio  to
  continue  to  provide a comparable or increasing level  of  earnings
  from  rental  operations. The Partnership also  expects  to  realize
  growth   in  earnings  from  rental  operations  through   (i)   the
  development and acquisition of additional rental properties  in  its
  primary   markets;   (ii)  the  expansion  into   other   attractive
  Midwestern  markets; and (iii) the completion  of  the  4.1  million
  square  feet of properties under development at June 30,  1997  over
  the  next  five quarters. The 4.1 million square feet of  properties
  under   development  should  provide  future  earnings  from  rental
  operations growth for the Partnership as they are placed in  service
  as  follows  (in  thousands, except percent  leased  and  stabilized
  returns):
  <TABLE>
  <CAPTION>
  
  Anticipated
  In-Service                Square        Percent      Project     Stabilized
  Date                      Feet          Leased       Costs       Return
  -----------               ------        -------      -------     ----------
  <S>                       <C>           <C>          <C>           <C>
  3rd Quarter 1997          1,329         65%          $ 54,840      11.3%
  4th Quarter 1997          1,717         37%            77,353      11.5%
  1st Quarter 1998            699         95%            25,086      11.3%
  Thereafter                  352         27%            38,151      11.9%
                            -----                       -------
                            4,097         55%          $195,430      11.5%
                            =====                       =======
  </TABLE>
  
  RESULTS OF OPERATIONS
  ---------------------
  Following is a summary of the Partnership's operating results and
  property  statistics for the three and six months ended June  30,
  1997 and 1996 (in thousands, except number of properties and  per
  unit amounts):
  
                                  - 11 -
  <TABLE>
  <CAPTION>
                                     
                                Three  months ended         Six months ended
                                     June 30,                    June 30,
                                -------------------       --------------------
                                 1997         1996         1997          1996
                                ------       ------       ------        ------
  <S>                           <C>          <C>          <C>           <C>
  Rental Operations revenue     $51,586      $37,724      $102,504      $74,261
  Service Operations revenue      5,129        5,137         9,068        9,483
  Earnings from Rental 
   Operations                    18,373       11,980        37,175       23,166
  Earnings  from  Service
   Operations                     1,712        1,627         2,174        2,810
  Operating income               18,702       12,564        36,857       24,012
  Net income available for 
   common units                 $16,464      $14,150       $33,416      $25,727
  Weighted average common
   units outstanding             34,927       33,011        34,654       30,848
  Net income per common unit    $   .47      $   .43       $   .96      $   .83
   
  Number of in-service
   properties at end of period      262          219           262          219
  In-service square footage at
   end of period                 31,406       23,219        31,406       23,219
  Under development square
   footage at end of period       4,097        3,400         4,097        3,400
  </TABLE>
  
  COMPARISON  OF  THREE MONTHS ENDED JUNE 30, 1997 TO  THREE  MONTHS  ENDED
  JUNE 30, 1996
  --------------------------------------------------------------------------
  
  Rental Operations
  -----------------
  The  Partnership  increased its in-service  portfolio  of  rental
  properties  from  219 properties comprising 23.2  million  square
  feet  at  June 30, 1996 to 262 properties comprising 31.4 million
  square  feet  at  June  30, 1997 through the  acquisition  of  28
  properties totaling 3.6 million square feet and the completion of
  19  properties  and  4 building expansions totaling  5.1  million
  square  feet  developed by the Partnership. The Partnership  also
  disposed  of 4 properties totaling 495,000 square feet. These  43
  net  additional rental properties primarily account for the $13.9
  million increase in revenues from Rental Operations from 1996  to
  1997.  The  increase from 1996 to 1997 in rental  expenses,  real
  estate taxes and depreciation and amortization expense is also  a
  result of the additional 43 in-service rental properties.
   
  Interest  expense  increased by approximately $2.6  million  from
  $6.7  million  for the three months ended June 30, 1996  to  $9.3
  million  for  the  three  months  ended  June  30,  1997  due  to
  additional unsecured debt issued in its medium-term note  program
  in  the  last  two  quarters of 1996 to fund the development  and
  acquisition of additional rental properties.
  
  As  a  result of the above-mentioned items, earnings from  rental
  operations  increased  $6.4 million from $12.0  million  for  the
  three  months ended June 30, 1996 to $18.4 million for the  three
  months ended June 30, 1997.
  
  Service Operations
  ------------------
  Service  Operation revenues and total operating expenses remained
  stable for both the three months ended June 30, 1997 and 1996. As
  a  result,  earnings  from Service Operations increased  slightly
  from  $1.6  million for the three months ended June 30,  1996  to
  $1.7 million for the three months ended June 30, 1997.
  
  General and Administrative Expense
  ----------------------------------
  General  and  administrative expense increased from $1.0  million
  for  the three months ended June 30, 1996 to $1.4 million for the
  three  months  ended  June  30, 1997 primarily  as  a  result  of
  increased state and local taxes due to the growth in revenues and
  net income of the Partnership.
                                  - 12 -
  
  <PAGE>
  
  Other Income (Expense)
  ----------------------
  Interest  income  decreased from $264,000 for  the  three  months
  ended  June 30, 1996 to $182,000 for the three months ended  June
  30,  1997  primarily  as a result of interest  income  which  was
  earned on certain escrows during the three months ended June  30,
  1996 which were refunded later in 1996. Other expense consists of
  costs  incurred  during  the  pursuit  of  various  build-to-suit
  development  projects or the acquisition of real  estate  assets.
  During  the  three  months  ended June  30,  1997,  approximately
  $312,000  of costs were expensed in connection with the  decision
  to abandon the acquisition of a large real estate portfolio.
  
  Net Income Available for Common Units
  -------------------------------------
  Net  income available for common units for the three months ended
  June  30, 1997 was $16.5 million compared to net income available
  for common units of $14.2 million for the three months ended June
  30,  1996.  This  increase results primarily from  the  operating
  result  fluctuations  in rental and service operations  explained
  above.
  
  COMPARISON  OF  SIX MONTHS ENDED JUNE 30, 1997 TO SIX MONTHS  ENDED 
  JUNE 30, 1996
  ------------------------------------------------------------------------
    
  Rental Operations
  -----------------
  The  Partnership  increased its in-service  portfolio  of  rental
  properties  from  219 properties comprising 23.2  million  square
  feet  at  June 30, 1996 to 262 properties comprising 31.4 million
  square  feet  at  June  30, 1997 through the  acquisition  of  28
  properties totaling 3.6 million square feet and the completion of
  19  properties  and  4 building expansions totaling  5.1  million
  square  feet  developed by the Partnership. The Partnership  also
  disposed  of 4 properties totaling 495,000 square feet. These  43
  net  additional rental properties primarily account for the $28.2
  million increase in revenues from Rental Operations from 1996  to
  1997.  The  Partnership also received a $1.2  million  net  lease
  termination  payment made by a tenant in one of the Partnership's
  office properties which is included in rental income for the  six
  months  ended June 30, 1997. The increase from 1996  to  1997  in
  rental   expenses,   real  estate  taxes  and  depreciation   and
  amortization  expense is also a result of the additional  43  in-
  service rental properties.
   
  Interest  expense  increased by approximately $3.3  million  from
  $14.6  million  for the six months ended June 30, 1996  to  $17.9
  million  for the six months ended June 30, 1997 due to additional
  unsecured debt issued in its medium-term note program in the last
  two  quarters of 1996 to fund the development and acquisition  of
  additional rental properties.
  
  As  a  result of the above-mentioned items, earnings from  rental
  operations increased $14.0 million from $23.2 million for the six
  months  ended June 30, 1996 to $37.2 million for the  six  months
  ended June 30, 1997.
  
  
                                  - 13 -
  
  <PAGE>
  Service Operations
  ------------------
  Service Operation revenues decreased to $9.1 million for the  six
  months  ended June 30, 1997 as compared to $9.5 million  for  the
  six  months ended June 30, 1996. This decrease was primarily  the
  result  of  a decrease in construction management fees caused  by
  certain higher profit third-party construction projects that were
  in  process  during  the six months ended  June  30,  1996  which
  resulted  in higher revenue margins. Service Operation  operating
  expenses increased from $6.7 million to $6.9 million for the  six
  months  ended  June 30, 1997 as compared to the six months  ended
  June  30,  1996 primarily as a result of an increase in operating
  expenses resulting from the overall growth of the Partnership.
  
  As  a  result of the above-mentioned items, earnings from Service
  Operations  decreased from $2.8 million for the six months  ended
  June  30, 1996 to $2.2 million for the six months ended June  30,
  1997.
  
  General and Administrative Expense
  ----------------------------------
  General  and  administrative expense increased from $2.0  million
  for  the  six months ended June 30, 1996 to $2.5 million for  the
  six months ended June 30, 1997 primarily as a result of increased
  state  and  local  taxes due to the growth in  revenues  and  net
  income of the Partnership.
  
  Other Income (Expense)
  ----------------------
  Interest income decreased from $608,000 for the six months  ended
  June  30, 1996 to $433,000 for the six months ended June 30, 1997
  primarily  as  a result of interest income which  was  earned  on
  certain  escrows during the six months ended June 30, 1996  which
  were refunded later in 1996. Other expense consists of the write-
  off of costs incurred during the pursuit of various build-to-suit
  development  projects or the acquisition of real  estate  assets.
  During the six months ended June 30, 1997, approximately $312,000
  of  costs  were  written-off in connection with the  decision  to
  terminate  the pursuit of the acquisition of a large real  estate
  portfolio.
  
  Net Income Available for Common Units
  -------------------------------------
  Net  income  available for common units for the six months  ended
  June  30, 1997 was $33.4 million compared to net income available
  for  common units of $25.7 million for the six months ended  June
  30,  1996.  This  increase results primarily from  the  operating
  result  fluctuations  in rental and service operations  explained
  above.
  
  LIQUIDITY AND CAPITAL RESOURCES
  
  Net  cash provided by operating activities totaling $72.2 million
  and  $39.2  million for the six months ended June  30,  1997  and
  1996, respectively, represents the primary source of liquidity to
  fund   distributions  to  unitholders  and  the  other   minority
  interests and to fund recurring costs
  
                                  - 14 -
  
  <PAGE>
  associated   with   the   renovation  and   re-letting   of   the
  Partnership's properties. This increase is primarily a result of,
  as discussed above under "Results of Operations," the increase in
  net  income  resulting  from  the  expansion  of  the  in-service
  portfolio  through  development and  acquisitions  of  additional
  rental properties.
  
  Net cash used by investing activities totaling $176.2 million and
  $93.6  million for the six months ended June 30, 1997  and  1996,
  respectively,  represents  the  investment  of   funds   by   the
  Partnership to expand its portfolio of rental properties  through
  the  development and acquisition of additional rental  properties
  net  of  proceeds received from property sales. In  1997,  $153.3
  million  was  invested  in  the development  and  acquisition  of
  additional rental properties and the acquisition of land held for
  development.  In  1996,  the investment in  the  development  and
  acquisition  of additional rental properties and  land  held  for
  development was $132.7 million. During the six months ended  June
  30,  1997, the Partnership invested over $30 million in  a  newly
  formed joint venture with an institutional investor which allowed
  the  joint  venture  to  purchase a 345,000  square  foot  office
  property in Chicago, Illinois which was over 95% occupied.
  
  Net cash provided by financing activities totaling $101.2 million
  and  $49.0  million for the six months ended June  30,  1997  and
  1996,  respectively, represents the source of funds  from  equity
  and  debt offerings and borrowings on the lines of credit to fund
  the   Partnership's  investing  activities.  Also   included   in
  financing activities are the distribution of funds to unitholders
  and  minority interests. In 1996, the Partnership received $126.1
  million of net proceeds from the General Partner's common  equity
  offering  which was used to pay down amounts outstanding  on  the
  unsecured  line  of  credit and to fund current  development  and
  acquisition  activity. In January 1997, the Partnership  received
  $56.7  million of net proceeds from the General Partner's  common
  equity offering which was used to pay down amounts outstanding on
  the  unsecured  line  of credit and to fund  current  development
  activity.  During  the  six  months  ended  June  30,  1997,  the
  Partnership also received $7.0 million of net proceeds  from  the
  issuance of common stock under the General Partner's Direct Stock
  Purchase  and  Dividend Reinvestment Plan  and  the  exercise  of
  employee stock options.
  
  The Partnership has a $150 million unsecured line of credit which
  matures  in April 1998. In January 1996, the borrowing  rate  was
  LIBOR  plus  1.625%.  In September 1996, the borrowing  rate  was
  reduced to LIBOR plus 1.25%. On March 27, 1997 the borrowing rate
  was further reduced to LIBOR plus 1.00%. The Partnership also has
  a  demand $10 million secured revolving credit facility which  is
  available  to  provide  working  capital.  This  facility   bears
  interest payable at the 30-day LIBOR rate plus .75%.
  
  The  General Partner and the Partnership currently have  on  file
  Form S-3 Registration Statements with the Securities and Exchange
  Commission   ("Shelf   Registrations")   which   had    remaining
  availability as of July 30, 1997 of approximately $760.0  million
  to   issue  common  stock,  preferred  stock  or  unsecured  debt
  securities.  The  General Partner and the Partnership  intend  to
  issue  additional equity or debt under these Shelf  Registrations
  as capital needs arise to fund the development and acquisition of
  additional rental properties.
  
  The  total  debt outstanding at June 30, 1997 consists  of  notes
  totaling $614.9 million with a weighted average interest rate  of
  7.44% maturing at various dates through 2017. The Partnership has
  $343.0  million of unsecured debt and $271.9 million  of  secured
  debt
                                  - 15 -
  
  
  <PAGE>
  outstanding at June 30, 1997. Scheduled principal amortization of
  such debt totaled $1.5 million for the six months ended June  30,
  1997.
  
  Following  is  a  summary of the scheduled future  amortization  and
  maturities  of the Partnership's indebtedness at June 30,  1997  (in
  thousands):
   <TABLE>
   <CAPTION>
   
                           Repayments
             ------------------------------------------    Weighted Average
             Scheduled                                     Interest Rate of
   Year      Amortization    Maturities        Total       Future Repayments
   ----      ------------    ----------       --------     -----------------
   <S>        <C>            <C>              <C>              <C>
   1997       $ 2,033        $  10,000        $ 12,033          6.61%
   1998         4,574          149,590         154,164          6.84%
   1999         5,323           28,470          33,793          6.17%
   2000         3,418           44,853          48,271          7.39%
   2001         3,137           59,954          63,091          8.71%
   2002         3,412           50,000          53,412          7.37%
   2003         1,144           68,216          69,360          8.48%
   2004         1,239           50,000          51,239          7.15%
   2005         1,346          100,000         101,346          7.48%
   2006         1,465                -           1,465          7.58%
   Thereafter  17,391            9,292          26,683          7.71%
               ------          -------         -------
   Total      $44,482         $570,375        $614,857          7.44%
               ======          =======         =======
  </TABLE>
                                     
  The  1997  maturities consist of the outstanding balance  on  the
  Partnership's $10 million demand secured line of credit.
                                     
  The  Partnership  intends to pay regular quarterly  distributions
  from  net  cash  provided  by operating activities.  A  quarterly
  distribution  of $.59 per common unit was declared  on  July  24,
  1997  payable  on  August 29, 1997 to unitholders  of  record  on
  August  15, 1997, which represents an annualized distribution  of
  $2.36  per  share.  A  quarterly  distribution  of  $.56875   per
  depositary  preferred  unit  of  Series  A  Preferred  Units  was
  declared on July 24, 1997 which is payable on August 29, 1997  to
  preferred  unitholders of record on July 24, 1997.  On  July  24,
  1997,  the Board of Directors declared a distribution of  $.88778
  per  depositary  preferred unit of Series  B  Cumulative  Step-up
  Redeemable  Preferred  Units.  The  distribution  is  payable  on
  September  30,  1997  to  preferred  unitholders  of  record   on
  September 16, 1997 and is applicable to the period beginning July
  11,  1997  and  ending September 30, 1997. Each  depositary  unit
  represents one-tenth of a unit of the Partnership's 7.99%  Series
  B Preferred Units.
  
  FUNDS FROM OPERATIONS
  
  Management believes that Funds From Operations ("FFO"), which  is
  defined  by  the  National Association of Real Estate  Investment
  Trusts as net income or loss excluding gains or losses from  debt
  restructuring  and  sales  of  property  plus  depreciation   and
  amortization,  and  after  adjustments  for  minority   interest,
  unconsolidated  partnerships and joint ventures (adjustments  for
  minority interest, unconsolidated partnerships and joint ventures
  are calculated to reflect FFO on the same basis), is the industry
  standard  for reporting the operations of real estate  investment
  trusts.
  
  The following table reflects the calculation of the Partnership's
  FFO  for  the  three and six months ended June 30 as follows  (in
  thousands):
  
                                  - 16 -
  
  
  <PAGE>
  <TABLE>
  <CAPTION>
  
                                    Three months ended       Six months ended
                                        June 30,                 June 30,
                                  ----------------------   --------------------
                                    1997          1996       1997        1996
                                  --------      --------   -------     --------
   <S>                            <C>           <C>        <C>         <C>
   Net income available for
    common units                  $ 16,464      $14,150    $ 33,416    $25,727
   Add back:
    Depreciation and amortization   10,052        8,793      19,551     15,554
    Share of joint venture
     depreciation and
     amortization                      791          443       1,314        883
    Earnings from property sales      (102)      (1,618)       (382)    (1,604)
                                    ------       ------     -------     ------
   Funds From Operations          $ 27,205      $21,768    $ 53,899    $40,560
                                    ======       ======     =======     ======
   Cash flow provided by
    (used by):
    Operating activities          $ 43,326      $24,845    $ 72,205    $39,150
    Investing activities          (135,001)     (13,733)   (176,177)   (93,598)
    Financing activities            81,864      (22,719)    101,717     49,040
  </TABLE>
  
  The  increase in FFO for the three and six months ended June  30,
  1997  compared  to the three and six months ended June  30,  1996
  results  primarily from the increased in-service rental  property
  portfolio as discussed above under "Results of Operations."
                                     
  While  management  believes that FFO is  the  most  relevant  and
  widely  used  measure of the Partnership's operating performance,
  such  amount  does  not represent cash flow  from  operations  as
  defined  by generally accepted accounting principles, should  not
  be  considered as an alternative to net income as an indicator of
  the Partnership's operating performance, and is not indicative of
  cash available to fund all cash flow needs.
                                     
                                     
                                  - 17 -
                                     
                                     
   <PAGE>
                                     

PART II - OTHER INFORMATION

Item 1.  Legal Proceedings
--------------------------

None

Item 2.  Changes in Securities
------------------------------

None

Item 3.  Defaults upon Senior Securities
----------------------------------------

None

Item 4.  Submission  of  Matters  to  a  Vote  of
Security Holders
-------------------------------------------------

None
Item   5.   Other  Information
------------------------------
When used  in  this Form 10-Q, the words "believes," "expects," "estimates"
and  similar  expressions  are intended to identify  forward  looking-
statements.  Such  statements  are  subject  to  certain   risks   and
uncertainties  which could cause actual results to differ  materially.
In  particular, among the factors that could cause actual  results  to
differ  materially are continued qualification of the General  Partner
as  a  real  estate  investment trust, general business  and  economic
conditions, competition, increases in real estate construction  costs,
interest  rates, accessibility of debt and equity capital markets  and
other  risks  inherent  in the real estate business  including  tenant
defaults,  potential liability relating to environmental  matters  and
illiquidity of real estate investments. Readers are cautioned  not  to
place  undue reliance on these forward-looking statements, which speak
only  as  of the date hereof. The Partnership undertakes no obligation
to  publicly  release the results of any revisions to  these  forward-
looking   statements  which  may  be  made  to   reflect   events   or
circumstances  after the date hereof or to reflect the  occurrence  of
unanticipated events. Readers are also advised to refer to the General
Partner's  Form  8-K  Report as filed with  the  U.S.  Securities  and
Exchange  Commission  on  March 29, 1996  for  additional  information
concerning these risks.
 
Item 6.  Exhibits and Reports on Form 8-K
-----------------------------------------

Exhibit 15.  Letter regarding unaudited interim financial information

Exhibit 27.  Financial Data Schedule (EDGAR Filing Only)

                                  - 18 -
<PAGE>                                     
                                 SIGNATURES
Pursuant  to the requirements of the Securities Exchange Act of 1934,  the
registrant has duly caused this report to be signed on its behalf  by  the
undersigned  thereunto  duly authorized.

     DUKE REALTY LIMITED PARTNERSHIP
     -------------------------------
     By: Duke Realty Investments, Inc.,
         General Partner               

                                                   Registrant

Date:  August  8, 1997                    /s/          Thomas L. Hefner
       ---------------                    --------------------------------
                                          President and
                                           Chief Executive Officer
                      


                                         /s/           Darell E. Zink, Jr.
                                         ---------------------------------
                                         Executive Vice President and
                                          Chief Financial Officer



                                         /s/           Dennis  D. Oklak
                                         ---------------------------------
                                         Vice President and Treasurer
                                          (Chief Accounting Officer)
                                                                     
                                  - 19 -