UNITED STATES
     SECURITIES AND EXCHANGE COMMISSION
           Washington, D.C. 20549
                           

                  FORM 10-Q

(Mark One)

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

For the quarterly period ended  March 31,1999

                     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          0-14377       



    Krupp Realty Limited Partnership-VII


          Massachusetts                      
               04-2842924
(State or other jurisdiction of              
                 (IRS employer
incorporation or organization)               
              identification no.)

One Beacon Street, Boston, Massachusetts     
                       02108
(Address of principal executive offices)     
                    (Zip Code)


               (617) 523-7722
  (Registrant's telephone number, including
area code)



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 total number of pages in this document is
10.<PAGE>
       PART I.  FINANCIAL INFORMATION

Item 1.FINANCIAL STATEMENTS

This form 10-Q contains forward-looking
statements within the meaning of Section 27A
of the Securities Act of 1933 and Section 21E
of the Securities Exchange Act of 1934. 
Actual results could differ materially from
those projected in the forward-looking
statements as a result of a number of factors,
including those identified herein.

       KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES
                                 
                    CONSOLIDATED BALANCE SHEETS
                                       

                               ASSETS

                                          (Unaudited)
                                            March 31,  December 31,
                                                1999           1998   
<TABLE>
<CAPTION>

Multi-family apartment complexes, net of
  accumulated depreciation of $13,112,247 
  <S>                                     <C>         <C>
  and $12,751,953, respectively           $  9,223,639$  9,510,531
Cash and cash equivalents (Note 2)             490,870     629,483
Cash restricted for tenant security deposits    26,768      26,606
Replacement reserve escrow                      33,754      21,160
Prepaid expenses and other assets              462,893     603,914
Deferred expenses, net of accumulated
  amortization of $142,472 and $132,823, 
  respectively                                 173,183     182,832

     Total assets                         $ 10,411,107$ 10,974,526



                      LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

Liabilities:
  Mortgage notes payable (Note 3)         $ 10,298,407$ 10,323,428
  Accrued expenses and other liabilities       434,604     558,157

       Total liabilities                    10,733,011  10,881,585

Partners' equity (deficit) (Note 4):      
  Investor Limited Partners (27,184
     Units outstanding)                        482,100     867,955
  Original Limited Partner                    (503,684)    (481,602)
  General Partners                            (300,320)    (293,412)

       Total Partners' equity (deficit)       (321,904)      92,941

       Total liabilities and Partners' equity
          (deficit)                       $ 10,411,107$ 10,974,526

</TABLE>






               The accompanying notes are an integral
        part of the consolidated financial statements.<PAGE>
        KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

                CONSOLIDATED STATEMENTS OF OPERATIONS
                                        
(Unaudited)
<TABLE>
<CAPTION>
                                           For the Three Months   
                                             Ended March 31,     
                                           1999        1998   

Revenue:
  <S>                                   <C>         <C>
  Rental                                $  970,570  $  994,935
  Interest income (Note 2)                   8,201      42,065
  
       Total revenue                       978,771   1,037,000

Expenses:
  Operating (Note 5)                       229,879     276,415
  Maintenance                               93,547      48,114
  Real estate taxes                        136,200      80,153
  General and administrative (Note 5)       24,336      27,787
  Management fees (Note 5)                  42,992      47,882
  Depreciation and amortization            369,943     377,712
  Interest                                 220,690     253,370
  
       Total expenses                    1,117,587   1,111,433

  Loss before gain on sale of property    (138,816)   (74,433)

Gain on sale of property (Note 3)             -        676,360

Net income (loss)                       $ (138,816) $  601,927
  
Allocation of net income (loss) (Note 4):

  Investor Limited Partners
     (27,184 Units outstanding):
     Loss before gain on sale of property$(137,428) $  (73,689)
     Gain on sale of property                 -        669,597
     Net income (loss)                  $ (137,428) $  595,908

  Investor Limited Partners, Per Unit:
     Loss before gain on sale of property$ (5.06)   $    (2.71)
     Gain on sale of property                 -          24.63
     Net income (loss)                  $    (5.06) $    21.92

  Original Limited Partner:
     Loss before gain on sale of property$     -    $     -
     Gain on sale of property                 -           -   
     Net income (loss)                  $     -     $     -   
       
  General Partners:
     Loss before gain on sale of property$(1,388)   $     (744)
     Gain on sale of property                 -          6,763
     Net income (loss)                  $   (1,388)  $    6,019

</TABLE>





               The accompanying notes are an integral
        part of the consolidated financial statements.<PAGE>
        KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

                CONSOLIDATED STATEMENTS OF CASH FLOWS
                                       
(Unaudited)

<TABLE>
<CAPTION>
                                               For the Three Months
                                                   Ended March 31, 

                                                  1999      1998   
Cash flows from operating activities:
  <S>                                          <C>        <C>
  Net income (loss)                            $ (138,816)$  601,927 
  Adjustments to reconcile net income (loss) to net
     cash provided by operating activities:
       Interest earned on replacement reserve escrow(145)      -
       Depreciation and amortization              369,943   377,712
       Gain on sale of property                      -     (676,360)
       Changes in assets and liabilities:
          Increase in restricted cash for tenant 
            security deposits                     (162)        (150)
          Decrease in prepaid expenses and other 
            assets                                141,021   199,282
          Decrease in accrued expenses and other
            liabilities                         (120,507)  (301,964)

               Net cash provided by operating 
                 activities                      251,334    200,447

Cash flows from investing activities:
  Deposits to replacement reserve escrow         (12,600)      -
  Withdrawals from replacement reserve escrow       151        -
  Additions to fixed assets                       (73,402)  (171,343)
  Increase (decrease) in accrued expenses and other
     liabilities related to fixed asset additions  (3,046)     2,421
  Proceeds from sale of property, net                -    6,514,727

               Net cash provided by (used in) 
                 investing activities             (88,897) 6,345,805

Cash flows from financing activities:
  Repayment of mortgage note payable                 -   (4,084,038)
  Principal payments on mortgage notes payable   (25,021)   (22,971)
  Increase in deferred expenses                      -      (15,496)
  Distributions                                  (276,029)  (302,044)
  
  Net cash used in financing activities          (301,050)(4,424,549)

Net increase (decrease) in cash and cash 
  equivalents                                  (138,613)  2,121,703

Cash and cash equivalents, beginning of period    629,483 2,254,160

Cash and cash equivalents, end of period       $  490,870$4,375,863
</TABLE>

              The accompanying notes are an integral
       part of the consolidated financial statements.<PAGE>
      KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

           NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                     

(1)Accounting Policies

Certain information and footnote disclosures
normally included in financial statements
prepared in accordance with generally accepted
accounting principles have been condensed or
omitted in this report on Form 10-Q pursuant
to the Rules and Regulations of the Securities
and Exchange Commission.  In the opinion of
the General Partners of Krupp Realty Limited
Partnership-VII and Subsidiaries (the
"Partnership"), the disclosures contained in
this report are adequate to make the
information presented not misleading.  See
Notes to Consolidated Financial Statements
included in the Partnership's Annual Report on
Form 10-K for the year ended December 31, 1998
for additional information relevant to
significant accounting policies followed by
the Partnership.  

In the opinion of the General Partners of the
Partnership, the accompanying unaudited
consolidated financial statements reflect all
adjustments (consisting of only normal
recurring accruals) necessary to present
fairly the Partnership's consolidated
financial position as of March 31, 1999 and
its results of operations and cash flows for
the three months ended March 31, 1999 and
1998.

The results of operations for the three months
ended March 31, 1999 are not necessarily
indicative of the results which may be
expected for the full year.  See Management's
Discussion and Analysis of Financial Condition
and Results of Operations included in this
report.                           

(2)    Cash and Cash Equivalents

   Cash and cash equivalents consisted of the following:
<TABLE>
<CAPTION>
                                          March 31,  December 31,
                                            1999         1998    

       <S>                              <C>          <C>
       Cash and money market accounts   $    341,360 $    479,625
       Commercial paper                      149,510      149,858
                                        $    490,870 $    629,483
</TABLE>

(3)Sale of Property

On January 30, 1998, the Partnership sold Nora
Corners Shopping Center ("Nora Corners") to
unaffiliated third parties.  Nora Corners was
included in a package with thirteen other
properties owned by affiliates of the General
Partners.  The total selling price of the
fourteen properties was $138,000,000, of which
the Partnership received $6,604,300, less
repayment of the existing mortgage note and
interest of $4,114,668 and its share of
closing costs of $224,512.  For financial
reporting purposes, the Partnership realized a
gain of $676,360 on the sale as of March 31,
1998.  The Partnership realized a final gain
of $676,316 on the sale as of December 31,
1998.  The gain was calculated as the
difference between the property's selling
price less net book value of the property and
closing costs.

Nora Corners was situated on 11.21 acres of
land, seven acres of which were owned by
certain non-affiliated third parties.  These
seven acres of land were leased to the
Partnership subject to a 99-year land lease
which expired in 2061.  The land lease
required annual rental payments of $17,280
from 1987 through 2012.  On January 30, 1998,
in conjunction with the sale of Nora Corners,
the land lease was assigned to the purchaser
of the property, under the terms of the land
lease.
Continued
  KRUPP REALTY LIMITED PARTNERSHIP-VII AND
SUBSIDIARIES

 NOTES TO CONSOLIDATED FINANCIAL STATEMENTS,
Continued
                           

(4)Changes in Partners' Equity (Deficit)

A summary of changes in Partners' equity
(deficit) for the three months ended March 31,
1999 is as follows:
<TABLE>
<CAPTION>
                      Investor   Original              Total
                      Limited    Limited   General    Partners'
                      Partners   Partner   Partners    Deficit  

     Balance at
      <S>              <C>      <C>       <C>        <C>
      December 31, 1998$867,955 $(481,602)$(293,412) $  92,941

     Distributions    (248,427)  (22,082)    (5,520)   (276,029)
     
     Net loss        (137,428)       -       (1,388)   (138,816)

     Balance at
      March 31, 1999 $482,100   $(503,684)$(300,320)$  (321,904)
</TABLE>

  
(5)Related Party Transactions

The Partnership pays property management fees
to an affiliate of the General Partners for
management services.  Pursuant to the
management agreements, management fees are
payable monthly at a rate of 4% of the gross
receipts, net of leasing commissions from the
commercial property which was under management
until January 30, 1998 (see Note 3), and 5% of
gross receipts from residential properties
under management.  The Partnership also
reimburses affiliates of the General Partners
for certain expenses incurred in connection
with the operation of the Partnership and its
properties, including administrative
expenses.             
           
Amounts accrued or paid to the General
Partners' affiliates were as follows:
<TABLE>
<CAPTION>
                                         
                                         For the Three Months
                                            Ended March 31,  
                                           1999      1998  

       <S>                               <C>       <C>
       Property management fees          $ 42,992  $ 47,882
      
       Expense reimbursements              33,967    28,704

        Charged to operations            $ 76,959  $ 76,586
</TABLE>
       

   Expense reimbursements due from affiliates
   of $165,751 and $239,514 were included in
   prepaid expenses and other assets at March
   31, 1999 and December 31, 1998, respectively.
   
          
   In addition to the amounts above, costs
   paid to the General Partners' affiliates
   associated with the sale of Nora Corners
   were $4,171 during the three months ended
   March 31, 1998.
   <PAGE>
      KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES
                                     

Item 2.                                     MANAGEMENT'S
                                            DISCUSSION AND
                                            ANALYSIS OF FINANCIAL
                                            CONDITION AND RESULTS
                                            OF OPERATIONS

This Management's Discussion and Analysis of
Financial Condition and Results of Operations
contains forward-looking statements including
those concerning Management's expectations
regarding the future financial performance and
future  events.  These forward-looking
statements involve significant risk and
uncertainties, including those described
herein.  Actual results may differ materially
from those anticipated by such forward-looking
statements.

Liquidity and Capital Resources

The Partnership's ability to generate cash
adequate to meet its needs is dependent
primarily upon the successful operations of
its real estate investments.  Such ability
would also be impacted by the future
availability of bank borrowings and the future
refinancing and sale of the Partnership's
remaining real estate investments.  These
sources of liquidity will be used by the
Partnership for payment of expenses related to
real estate operations, capital improvements,
debt service and other expenses.  Cash Flow,
if any, as calculated under Section 8.2(a) of
the Partnership Agreement, will then be
available for distribution to the Partners. 
Due to the special distribution in 1998, a
result of the sale of Nora Corners, and the
subsequent decrease in the Investor Limited
Partners' capital, the semiannual
distributions were decreased from $20.00 per
Unit in 1998 to $18.28 per Unit, beginning
with the distribution paid in February, 1999.

On January 30, 1998, the General Partners sold
Nora Corners to unaffiliated third parties. 
The property was included in a package with
thirteen other properties owned by affiliates
of the General Partners.  The total selling
price of the fourteen properties was
$138,000,000, of which the Partnership
received $6,604,300 for the sale of its
property, less the payoff of the mortgage note
and its share of the closing costs of $224,512
(see Note 3).

The Partnership's apartment markets are currently
experiencing an increase in competition from recently 
renovated existing properties and new construction.
The General Partners are in the process of evaluating
strategies to improve the competitiveness of the Partnership's
properties.

The General Partners of the Partnership have
conducted an assessment of the Partnership's
core internal and external computer
information systems and have taken the further
necessary steps to understand the nature and
extent of the work required to make its
systems Year 2000 ready in those situations in
which it is required to do so.  The Year 2000
readiness issue concerns the inability of
computerized information systems to accurately
calculate, store or use a date after 1999. 
This could result in a system failure or
miscalculations causing disruptions of
operations.  The Year 2000 issue affects
virtually all companies and all organizations.

In this regard, the General Partners of the
Partnership, along with certain affiliates,
began a computer systems project in 1997 to
significantly upgrade its existing hardware
and software.  The General Partners completed
the testing and conversion of the financial
accounting operating systems in February 1998. 
As a result, the General Partners have
generated operating efficiencies and believe
their financial accounting operating systems
are Year 2000 ready.  Costs incurred by the
Partnership are not significant to date. 
There are no other systems or software that
the Partnership is using at the present time.

Continued
  KRUPP REALTY LIMITED PARTNERSHIP-VII AND
SUBSIDIARIES
                           

Liquidity and Capital Resources, Continued

The General Partners of the Partnership are
currently in the process of identifying,
evaluating and remedying the Partnership's
Year 2000 compliance issues with respect to
its non-financial systems, such as computer
controlled elevators, boilers, chillers or
other miscellaneous systems.  The General
Partners are in the process of completing the
Partnership's Year 2000 compliance initiatives
at its properties.  Based on their
identification and assessment efforts to date,
the General Partners believe that certain of
the computer equipment and software the
Partnership currently uses will require
modification or replacement.  However, the
General Partners do not believe that the
future efforts to achieve the Partnership's
Year 2000 compliance initiatives will result
in material cost to the Partnership or
significantly interrupt services or
operations.

The General Partners of the Partnership are in
the process of evaluating the potential
adverse impact that could result from the
failure of material third-party service
providers (including but not limited to its
banks and telecommunications providers) and
significant vendors to be Year 2000 ready.  No
estimate can be made at this time as to the
impact of the readiness of such third parties. 
However, if any of the third party service
providers cease to conduct business due to
Year 2000 related problems, the General
Partners expect to be able to contract with
alternate providers without experiencing any
material adverse effects on the Partnership's
financial condition and results of operations. 
The Partnership is in the process of
coordinating their contingency plan with the
property manager in charge of operations.

Operations

The following discussion relates to the
operations of the Partnership and its
properties (Courtyards and Windsor Apartments)
for the three months ended March 31, 1999 and
1998.  The sale of Nora Corners on January 30,
1998, significantly impacts the comparability
of the Partnership's operations between the
two periods.

Net income, net of Nora Corners's activity,
decreased during the three months ended March
31, 1999 as compared to the three months ended
March 31, 1998, as  total expenses increased
and total revenue decreased.  Rental revenue
increased as a result of rental rate increases
implemented at both Courtyards and Windsor
Apartments.  However, this was offset by a
decrease in interest income due to higher
average cash and cash equivalent balances
available for investment in 1998, as a result
of the sale of Nora Corners. 

Total expenses for the three months ended
March 31, 1999, net of Nora Corners's
activity, increased when compared to the same
period in 1998, due primarily to increases in
maintenance, real estate taxes and
depreciation expenses, partially offset by a
decrease in operating expense.  Maintenance
expense increased primarily due to payment of
the insurance deductible for damage from a
December, 1998 fire at Windsor Apartments and
snow removal at Courtyards Apartments from a
severe 1999 winter season in the Chicago area. 
Real estate tax expense increased as a result
of a reassessment of Windsor Apartments's
property value in 1998 by the local taxing
authority.  Depreciation expense increased in
conjunction with increased capital
improvements completed at the Partnership's
properties.  The increases discussed above
were offset by a decrease in operating expense
as a result of a reduction in insurance
liability and workers compensation expense at
the Partnership's properties, due to lower
claims experience.

      KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

                   PART II - OTHER INFORMATION
                                      


Item 1.   Legal Proceedings
       Response:  None

Item 2.   Changes in Securities
       Response:  None

Item 3.   Defaults upon Senior Securities
       Response:  None

Item 4.   Submission of Matters to a Vote of Security Holders
       Response:  None

Item 5.   Other Information
       Response:  None

Item 6.   Exhibits and Reports on Form 8-K
       Response:  None
   





<PAGE>
                            SIGNATURE



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.



                              Krupp Realty Limited Partnership-VII
                                         (Registrant)



                              BY:                 /s/Wayne H.
Zarozny                                              Wayne H.
Zarozny       
                                 Treasurer and Chief Accounting
                                 Officer of the Krupp
                                 Corporation, a General Partner. 
                                      




DATE: May 14, 1999