<PAGE>
 
                      SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549
                               _________________

                                  FORM 10-K/A

                               AMENDMENT NO. 1 OF
                 ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d)
                     OF THE SECURITIES EXCHANGE ACT OF 1934

                  For the fiscal year ended December 31, 1996
                          Commission File No. 0-17807

                         COPLEY PENSION PROPERTIES VI;
                       A REAL ESTATE LIMITED PARTNERSHIP
                                        
             (Exact name of registrant as specified in its charter)

       Massachusetts                                        04-2988542
(State or other jurisdiction of                         (I.R.S. Employer
incorporation or organization)                           Identification No.)

    225 Franklin Street, 25th FL.
       Boston, Massachusetts                                02110
(Address of principal executive offices)                  (Zip Code)

              Registrant's telephone number, including area code:
                                 (617) 261-9000

          Securities registered pursuant to Section 12(b) of the Act:
                                      None

          Securities registered pursuant to Section 12(g) of the Act:
                     Units of Limited Partnership Interest

                                (Title of Class)

      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  
                                  ---        ---   

      Indicate by check mark if disclosure of delinquent filers pursuant to Item
405 of Regulation S-K (Section 229.405 of this chapter) is not contained herein,
and will not be contained, to the best of registrant's knowledge, in definitive
proxy or information statements incorporated by reference in Part III of this
Form 10-K or any amendment to this Form 10-K. [X]

      No voting stock is held by nonaffiliates of the Registrant.

                      DOCUMENTS INCORPORATED BY REFERENCE

                                      None
<PAGE>
 
       The undersigned registrant hereby amends its Annual Report on Form 10-K
   for the year ended December 31, 1996 (the "Report"), to correct an error in
   the table of significant tenants in Item 2 of Part I of the Report.  Item 2
   of Part I, as amended for the correct lease expiration date, is attached
   hereto and substituted for the respective Item of the Report.
<PAGE>
 
Item 2. Properties
        ----------
 

     The following table sets forth the annual realty taxes for the
Partnership's properties and information regarding tenants who occupy 10% or
more of gross leasable area (GLA) in the Partnership's properties:
<TABLE>
<CAPTION>
 
 
                                        
                                           NUMBER  
                             ESTIMATED       OF                                                      ANNUAL
                               1997       TENANTS                                                   CONTRACT
                              ANNUAL      WITH 10%                                 SQUARE             RENT
                              REALTY         OR           NAMES (S) OF             FEET OF             PER           LEASE
         PROPERTY              TAXES    MORE OF GLA        TENANT(S)              EACH TENANT        SQ. FT.      EXPIRATION
------------------------------------------------------------------------------------------------------------------------------------

<S>                          <C>        <C>                <C>                    <C>             <C>              <C>    
Industrial Building in        $ 85,000          6           Practical                 26,647          $ 4.20          Jun, 1998 
 Carson,  CA                                                Packaging                                                 
                                                            Seaway                    12,283          $ 5.16          Apr, 1999  
                                                            International                                             
                                                            O-Super Express           18,253          $ 4.80          Jun, 2000  
                                                                                                                      
                                                            Del Monte                 26,545          $ 4.80          Dec, 1999  
                                                                                                                      
                                                            Continental Wire          11,682          $ 4.44          Dec, 1999  
                                                                                                                      
                                                            Haggen Dazs               12,000          $ 6.24          Dec, 1998  
                                                                                                                      
Industrial Building in        $105,850      N/A             N/A                          N/A             N/A          N/A  
 Dallas, TX                                                                                                                
Apartment Complex in          $274,380      N/A             N/A                          N/A             N/A          N/A  
 Frederick, MD                                                                                                             
Industrial Building,          $ 39,600           1          Phonic Ear                35,100          $12.28          May, 2002  
 Petaluma, CA                                                                                                         
Industrial Building,          $ 72,925           1          Mita Copystar of          70,535          $ 5.00         Sept, 1999  
 Itasca, IL                                                 America, Inc.                                             
------------------------------------------------------------------------------------------------------------------------------------


<CAPTION>
                                                 LINE OF
                                                 BUSINESS 
                             RENEWAL           OF PRINCIPAL
         PROPERTY            OPTIONS             TENANTS
------------------------------------------------------------------
<S>                             <C>              <C>            
Industrial Building in            N/A            Packaging      
 Carson,  CA                                                    
                                 One 3           Distribution   
                                 year                           
                                  N/A            Distribution   
                                                                
                                 Two 5           Fruit and      
                                 year            Fruit Products 
                                  N/A            Wire           
                                                 Fabrication    
                                  N/A            Ice Cream      
                                                                
Industrial Building in            N/A            N/A            
 Dallas, TX                                                     
Apartment Complex in              N/A            N/A            
 Frederick, MD                                                  
Industrial Building,              Yes            Hearing        
 Petaluma, CA                                    Products       
Industrial Building,             None            Photocopier    
 Itasca, IL                                      Distributor    
------------------------------------------------------------------ 
</TABLE>
<PAGE>
 
     The following table sets forth for each of the last five years the gross
leasable area, occupancy rates, rental revenue, and net effective rent for the
Partnership's properties:
<TABLE>
<CAPTION>
 
 
                                                                    RENTAL
              PROPERTY                GROSS LEASABLE   YEAR-END    REVENUE          NET EFFECTIVE
                                           AREA       OCCUPANCY   RECOGNIZED       RENT ($/SF/YR)*
--------------------------------------------------------------------------------------------------
<S>                                   <C>             <C>         <C>              <C> 
Industrial Building in Carson,  CA
------------------------------------
                1992                         115,732        100%  $  551,679                $ 4.77
                1993                         115,732        100%  $  639,297                $ 5.52
                1994                         115,732        100%  $  641,008                $ 5.54
                1995                         115,732         89%  $  620,300                $ 6.58
                1996                         115,732        100%  $  709,199                $ 7.08
 
Industrial Building in Dallas, TX
------------------------------------
                1992                         168,478        100%  $  550,996                $ 3.27
                1993                         168,478        100%  $  550,372                $ 3.27
                1994                         168,478        100%  $  551,000                $ 3.27
                1995                         168,478         82%  $  561,846                $ 3.49
                1996                         168,478          0%  $   72,074  (1)           $ 0.00
 
Apartment Complex in Frederick, MD
------------------------------------
                1992                         295,074         93%  $2,283,698                $ 9.21
                1993                         295,074         91%  $2,487,586                $ 9.16
                1994                         295,074         96%  $2,551,410                $ 9.25
                1995                         295,074         94%  $2,661,022                $ 9.57
                1996                         295,074         97%  $2,726,498                $ 9.70
 
Industrial Building, Petaluma, CA
------------------------------------
                1992                          35,100        100%  $  481,875                $13.73
                1993                          35,100        100%  $  416,146                $11.86
                1994                          35,100        100%  $  416,146                $11.86
                1995                          35,100        100%  $  416,146                $11.86
                1996                          35,100        100%  $  416,146                $11.86
 
Industrial Building, Itasca, IL
------------------------------------
                1992                          70,535        100%  $  477,000                $ 6.76
                1993                          70,535        100%  $  467,000                $ 6.62
                1994                          70,535        100%  $  475,000                $ 6.73
                1995                          70,535        100%  $  479,000                $ 6.79
                1996                          70,535        100%  $  492,000                $ 6.98
--------------------------------------------------------------------------------------------------
 
*  Net effective rent calculation is based on average occupancy during the respective years.
 
(1) Temporary four month lease
</TABLE>
<PAGE>
 
     Following is a schedule of lease expirations for each of the next ten years
for the Partnership's properties based on the annual contract rent in effect at
December 31, 1996:
<TABLE>
<CAPTION>
 
 
                                     TENANT AGING REPORT
 
              PROPERTY                # OF LEASE      TOTAL         TOTAL      PERCENTAGE OF
                                      EXPIRATIONS  SQUARE FEET  ANNUAL RENTAL   GROSS ANNUAL
                                                                                  RENTAL*
--------------------------------------------------------------------------------------------
<S>                                   <C>          <C>          <C>            <C>
 
Industrial Building in Carson,  CA
------------------------------------
                1997                            0            0       $      0              0%
                1998                            3       46,939       $230,579             41%
                1999                            3       50,540       $242,664             43%
                2000                            1       18,253       $ 87,614             16%
                2001                            0            0       $      0              0%
                2002                            0            0       $      0              0%
                2003                            0            0       $      0              0%
                2004                            0            0       $      0              0%
                2005                            0            0       $      0              0%
                2006                            0            0       $      0              0%
 
Industrial Building in Dallas, TX
------------------------------------
                1997                            0            0       $      0              0%
                1998                            0            0       $      0              0%
                1999                            0            0       $      0              0%
                2000                            0            0       $      0              0%
                2001                            0            0       $      0              0%
                2002                            0            0       $      0              0%
                2003                            0            0       $      0              0%
                2004                            0            0       $      0              0%
                2005                            0            0       $      0              0%
                2006                            0            0       $      0              0%
 
Apartment Complex in Frederick, MD
------------------------------------
                1996                      N/A          N/A                N/A            N/A
                1997                      N/A          N/A                N/A            N/A
                1998                      N/A          N/A                N/A            N/A
                1999                      N/A          N/A                N/A            N/A
                2000                      N/A          N/A                N/A            N/A
                2001                      N/A          N/A                N/A            N/A
                2002                      N/A          N/A                N/A            N/A
                2003                      N/A          N/A                N/A            N/A
                2004                      N/A          N/A                N/A            N/A
                2005                      N/A          N/A                N/A            N/A
 
Industrial Building, Petaluma, CA
------------------------------------
                1997                            0            0       $      0              0%
                1998                            0            0       $      0              0%
                1999                            0            0       $      0              0%
                2000                            0            0       $      0              0%
                2001                            0            0       $      0              0%
                2002                            1       35,100       $431,028            100%
                2003                            0            0       $      0              0%
                2004                            0            0       $      0              0%
                2005                            0            0       $      0              0%
                2006                            0            0       $      0              0%
--------------------------------------------------------------------------------------------
</TABLE>
<PAGE>
 
<TABLE>
<CAPTION>

Industrial Building, Itasca, IL
---------------------------------
<S>                        <C>        <C>     <C>       <C>
              1997                 0       0  $      0    0%
              1998                 0       0  $      0    0%
              1999                 1  70,535  $352,675  100%
              2000                 0       0  $      0    0%
              2001                 0       0  $      0    0%
              2002                 0       0  $      0    0%
              2003                 0       0  $      0    0%
              2004                 0       0  $      0    0%
              2005                 0       0  $      0    0%
              2006                 0       0  $      0    0%
-----------------------------------------------------------
</TABLE>
*  Does not include expenses paid by tenants.
<PAGE>
 
     The following table sets forth for each of the Partnership's properties
the: (i) federal tax basis, (ii) rate of depreciation, (iii) method of
depreciation, (iv) life claimed for purposes of depreciation, and (v)
accumulated depreciation.
<TABLE>
<CAPTION>
 
                                                       Rate of                Life    Accumulated
          Entity / Property             Tax Basis   Depreciation   Method   in years  Depreciation
--------------------------------------------------------------------------------------------------
<S>                                    <C>          <C>            <C>      <C>       <C>
Apartment Complex in Frederick, MD
-------------------------------------
Building & Improvements                $ 2,666,994           N/A   150% DB        15    $1,278,656
Building & Improvements                 10,239,068          3.64%    SL         27.5     2,296,416
                                       -----------                                      ----------
Total Depreciable Assets               $12,906,062                                      $3,575,072
 
Industrial Building in Petaluma, CA
-------------------------------------
Building & Improvements                $ 2,141,214          3.18%    SL         31.5    $  376,502
Building Improvements                      295,617          6.67%    SL           15       108,414
                                       -----------                                      ----------
Total Depreciable Assets               $ 2,436,831                                      $  484,916
 
Industrial Building in Carson, CA
-------------------------------------
Building                               $ 3,727,028          2.50%    SL           40    $  647,415
                                       -----------                                      ----------
Total Depreciable Assets               $ 3,727,028                                      $  647,415
 
Industrial Building in Dallas, TX
-------------------------------------
Building                               $ 4,124,597          2.50%    SL           40    $  734,169
                                       -----------                                      ----------
Total Depreciable Assets               $ 4,124,597                                      $  734,169
 
Industrial Building in Itasca, IL
-------------------------------------
Building                               $ 2,121,478          2.50%    SL           40    $  280,047
                                       -----------                                      ----------
Total Depreciable Assets               $ 2,121,478                                      $  280,047
 
Total Depreciable Assets               $25,315,996                                      $5,721,619
                                       ===========                                      ==========
--------------------------------------------------------------------------------------------------
 
SL = Straight Line
DB = Declining Balance
 
</TABLE>
<PAGE>
 
     Following is information regarding the competitive market conditions for
each of the Partnership's properties.  This information has been gathered from
sources deemed reliable.  However, the Partnership has not independently
verified the information and, as such, cannot guarantee its accuracy or
completeness:

Industrial Building in Carson, California
-----------------------------------------

This property is located within the greater Los Angeles industrial market,
consisting of 957 million square feet.  More specifically, the property is
located within the South Bay industrial market, which consists of 194 million
square feet, or 20% of the total Los Angeles industrial market.  As of September
30, 1996, the South Bay industrial vacancy rate was approximately 9.3%, slightly
higher than the Los Angeles Industrial market as a whole, which had a vacancy
rate of 8.5%.

Industrial Building in Dallas, Texas
------------------------------------

This industrial building is located in the Dallas/Fort Worth industrial market.
As of December 31, 1996, this market had a total inventory of approximately 375
million square feet, which represents an increase of approximately 13.5 million
square feet from year end 1995.  Overall vacancy at year end 1996 was 7.4%.  It
is estimated that another 12.9 million square feet of industrial space is under
construction.  The building is located within the North Stemmons submarket which
totals approximately 27 million square feet or 7% of the total Dallas/Fort Worth
inventory. At year end 1996, vacancy in this sub market was 9.8%.

Industrial Building, Itasca, Illinois.
------------------------------------- 

This industrial building is located in the Metropolitan Chicago industrial
market.  As of September 30, 1996, the overall market had a total inventory of
approximately 925 million square feet, approximately 63.7 million square feet,
or 6.9% of which, was vacant.  This availability represents an increase of
roughly 8.3 million square feet from the period ending 12 months earlier, which
is due, in part, to new speculative construction delivered to the market with
limited pre-leasing activity.  The Northeast Dupage submarket has currently 5.9
million square feet of available space, up 13% from 12 months ago but down 47%
from 1993 levels.

Apartment Complex in Frederick, Maryland.
---------------------------------------- 

This apartment complex is located in the southwestern section of the City of
Frederick, Maryland, which is approximately 50 miles from both Washington, D.C.
and Baltimore, Maryland.  As of December, 1996, S.C. Back Associates, Inc.
surveyed eight competitive apartment properties within the Frederick market that
compete with the apartment complex.  Overall occupancy in the market in December
1996 was 96.3%, which is up slightly from 95% a year earlier.  The market is
relatively healthy as 204 new apartment units were absorbed in 1995 with a
relatively small impact on overall occupancy.  Average asking rental rates have
also increased slightly.
<PAGE>
 
Industrial Building, Petaluma, California
-----------------------------------------

This property is located in northern California in the town of Petaluma which is
within the Sonoma County industrial market.  As of September 30, 1996, the
Sonoma County industrial market had a total inventory of approximately
17,800,000 square feet and an overall occupancy rate of 92.6%, which is down
slightly from the occupancy level of a year earlier at 93.3%.  The Petaluma
submarket is the strongest submarket within Sonoma County with a current vacancy
rate of 3% on a base of approximately 4.1 million square feet; this vacancy
level has remained relatively constant over the last several years.
<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.



                        COPLEY PENSION PROPERTIES VI;
                        A REAL ESTATE LIMITED PARTNERSHIP
                        (Registrant)


May 12, 1997
                         /s/ James J. Finnegan
                         -------------------------------
                           James J. Finnegan
                           Managing Director and General Counsel
                           of Managing General Partner,
                           Sixth Copley Corp.



May 12, 1997
                        /s/ Daniel C. Mackowiak
                        --------------------------------
                          Daniel C. Mackowiak
                          Principal Financial and Accounting
                          Officer of Managing General Partner,
                          Sixth Copley Corp.