UNITED STATES SECURITIES AND EXCHANGE COMMISSION

                          Washington, D.C. 20549
                    ----------------------------------

                                 FORM 10-Q

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

                    FOR THE QUARTER ENDED JUNE 30, 1999

                                    OR

       |_| TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
             SECURITIES EXCHANGE ACT OF 1934 (NO FEE REQUIRED)

            For the transition period from ______ to _______ .


                      Commission File Number: 0-13129


          PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP
           -----------------------------------------------------
          (Exact name of registrant as specified in its charter)


            Delaware                                           04-2829686
            --------                                           ----------
(State or other jurisdiction of                             (I.R.S.Employer
incorporation or organization)                              Identification No.)


265 Franklin Street, Boston, Massachusetts                         02110
------------------------------------------                         -----
(Address of principal executive offices)                         (Zip Code)


Registrant's telephone number, including area code  (617) 439-8118
                                                    --------------

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 |_|.


<PAGE>


             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                                 BALANCE SHEETS
                June 30, 1999 and September 30, 1998 (Unaudited)
                                 (In thousands)

                                     ASSETS
                                                 June 30     September 30
                                                 -------     ------------

Investments in joint ventures, at equity        $       -      $   3,434
Cash and cash equivalents                           5,175          1,344
                                                ---------      ---------
                                                $   5,175      $   4,778
                                                =========      =========

                        LIABILITIES AND PARTNERS' CAPITAL

Losses  of joint  ventures  in excess
  of investments and advances                   $     978      $       -
Accounts payable - affiliates                          10             16
Accrued expenses and other liabilities                 35             27
Partners' capital                                   4,152          4,735
                                                ---------      ---------
                                                $   5,175      $   4,778
                                                =========      =========

              STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
                For the nine months ended June 30, 1999 and 1998
                                   (Unaudited)
                                 (In thousands)
                                                 General        Limited
                                                 Partners       Partners
                                                 --------       --------

Balance at September 30, 1997                     $(1,353)       $ 7,388
Cash distributions                                    (17)        (1,578)
Net income                                              7            669
                                                  -------        -------
Balance at June 30, 1998                          $(1,363)       $ 6,479
                                                  =======        =======

Balance at September 30, 1998                     $(1,367)       $ 6,102
Cash distributions                                    (14)       (10,656)
Net income                                            101          9,986
                                                  -------        -------
Balance at June 30, 1999                          $(1,280)       $ 5,432
                                                  ========       =======






                             See accompanying notes.


<PAGE>


             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                              STATEMENTS OF INCOME
           For the three and nine months ended June 30, 1999 and 1998
                                   (Unaudited)
                      (In thousands, except per Unit data)

                                   Three Months Ended      Nine Months Ended
                                        June 30,               June 30,
                                   -------------------     ------------------
                                     1999        1998      1999         1998
                                     ----        ----      ----         ----

Revenues:
   Interest and other income       $   72     $    26    $    221    $     84

Expenses:
   Management fees                     18          39          90         116
   General and administrative          79          62         222         197
                                  -------     -------    --------    --------
                                       97         101         312         313
                                  -------     -------    --------    --------

Operating loss                        (25)        (75)        (91)       (229)

Partnership's share of
  gain on sale of operating
  investment property                   -           -       9,906           -

Partnership's share of
  ventures' income                    152         227         272         905
                                  -------     -------    --------    --------

Net income                        $   127     $   152    $ 10,087    $    676
                                  =======     =======    ========    ========

Net income per Limited
  Partnership Unit                $  2.10     $  2.51    $ 166.44    $  11.15
                                  =======     =======    ========    ========

Cash distributions per Limited
  Partnership Unit                $  4.47     $  8.77    $ 177.01    $  26.31
                                  =======     =======    ========    ========


   The above net income and cash distributions per Limited  Partnership Unit are
based upon the 60,000 Units of Limited Partnership Interest outstanding for each
period.





                             See accompanying notes.


<PAGE>


             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                            STATEMENTS OF CASH FLOWS
          For the nine months ended June 30, 1999 and 1998 (Unaudited)
                Increase (Decrease) in Cash and Cash Equivalents
                                 (In thousands)


                                                         1999        1998
                                                         ----        ----
Cash flows from operating activities:
   Net income                                         $  10,087   $    676
   Adjustments to reconcile net income to
     net cash used in operating activities:
         Partnership's share of gain on sale
            of operating investment property             (9,906)         -
      Partnership's share of ventures' income              (272)      (905)
      Changes in assets and liabilities:
        Accounts payable - affiliates                        (6)         -
        Accrued expenses and other liabilities                8        (30)
                                                      ---------   --------
           Total adjustments                            (10,176)      (935)
                                                      ---------   --------
           Net cash used in operating activities            (89)      (259)

Cash flows from investing activities:
   Distributions from joint ventures                     14,689      1,551
   Cash contributions to joint ventures                     (99)         -
                                                      ---------   --------
           Net cash provided by investing activities     14,590      1,551

Cash flows from financing activities:
   Cash distributions to partners                       (10,670)    (1,595)
                                                      ---------   --------

Net increase (decrease) in cash and cash equivalents      3,831       (303)

Cash and cash equivalents, beginning of period            1,344      1,918
                                                      ---------   --------

Cash and cash equivalents, end of period              $   5,175   $  1,615
                                                      =========   ========







                             See accompanying notes.


<PAGE>


                       PAINE WEBBER INCOME PROPERTIES SIX
                               LIMITED PARTNERSHIP
                          Notes to Financial Statements
                                   (Unaudited)


1.  General
    -------

      The accompanying financial statements,  footnotes and discussion should be
read in conjunction with the financial statements and footnotes contained in the
Partnership's  Annual  Report  for the year ended  September  30,  1998.  In the
opinion of management,  the accompanying  financial  statements,  which have not
been audited,  reflect all  adjustments  necessary to present fairly the results
for the interim  period.  All of the  accounting  adjustments  reflected  in the
accompanying interim financial statements are of a normal recurring nature.

      The  accompanying  financial  statements have been prepared on the accrual
basis of accounting in accordance with generally accepted accounting  principles
which require  management  to make  estimates  and  assumptions  that affect the
reported amounts of assets and liabilities and disclosures of contingent  assets
and  liabilities  as of June 30, 1999 and  September  30, 1998 and  revenues and
expenses  for the three and nine  months  ended June 30,  1999 and 1998.  Actual
results could differ from the estimates and assumptions used.

      The Partnership is currently focusing on potential disposition  strategies
for the two remaining  investments  in its portfolio.  It had been  contemplated
that sales of the  Partnership's  Regent's  Walk and Mall  Corners  investments,
which would be followed by an orderly  liquidation of the Partnership,  could be
completed  by the end of calendar  year 1999.  However,  at the present  time it
appears  unlikely  that this  goal will be  achieved.  While the  Regent's  Walk
property is under  contract for sale, the  Partnership  continues to examine its
strategic alternatives for the Mall Corners investment.

2.  Investments in Joint Ventures
    -----------------------------

      As of June 30, 1999,  the  Partnership  has  investments  in two remaining
joint ventures which own operating investment properties (three at September 30,
1998) as more fully  described in the  Partnership's  Annual Report.  During the
first  quarter  of fiscal  1999,  on  November  16,  1998,  Kentucky-Hurstbourne
Associates sold its operating investment property, the Hurstbourne Apartments to
an  unrelated  party for $22.9  million.  The sale  generated  net  proceeds  of
approximately  $12,941,000  to  the  Partnership  after  the  repayment  of  the
outstanding first mortgage loan of approximately $8,124,000, accrued interest of
approximately  $30,000,  a  prepayment  penalty of $187,000,  closing  proration
adjustments of approximately  $380,000,  closing costs of approximately $266,000
and a payment of approximately $972,000 to the Partnership's  co-venture partner
for its  share of the net  proceeds  in  accordance  with the terms of the joint
venture  agreement.  The joint  ventures are  accounted for on the equity method
because the Partnership does not have a voting control interest in the ventures.
Under the equity  method the  ventures  are  carried  at cost  adjusted  for the
Partnership's share of the ventures' earnings and losses and distributions.

      Summarized  operations of the joint ventures for the three and nine months
ended June 30, 1999 and 1998 are as follows:
<PAGE>

                    CONDENSED COMBINED SUMMARY OF OPERATIONS
           For the three and nine months ended June 30, 1999 and 1998
                                 (in thousands)

                                    Three Months Ended     Nine Months Ended
                                          June 30,             June 30,
                                    ------------------     ------------------
                                     1999       1998         1999       1998
                                     ----       ----         ----       ----

   Rental revenues and expense
     recoveries                     $1,611      $2,376     $ 5,344     $7,215
   Interest and other income             -          47          22        119
                                    ------      ------     -------     ------
                                     1,611       2,423       5,366      7,334

   Property operating expenses         502         895       1,773      2,536
   Interest expense                    507         676       1,794      2,038
   Depreciation and amortization       450         625       1,527      1,855
                                    ------      ------     -------     ------
                                     1,459       2,196       5,094      6,429
                                    ------      ------     -------     ------
   Operating  income                   152         227         272        905

   Gain on sale of operating
     investment property                 -           -      10,922          -
                                    ------      ------     -------     ------


   Net income                       $  152      $  227     $11,194     $  905
                                    ======      ======     =======     ======

   Net income:
     Partnership's share of
       combined income              $  152      $  227     $10,178     $  905
     Co-venturers' share of
       combined income                   -           -       1,016          -
                                    ------      ------     -------     ------
                                    $  152      $  227     $11,194     $  905
                                    ======      =======    =======     ======


      The  Partnership's  share of the combined  income of the joint ventures is
presented as follows on the accompanying statements of income (in thousands):

                                    Three Months Ended     Nine Months Ended
                                          June 30,             June 30,
                                    ------------------     ------------------
                                     1999       1998         1999       1998
                                     ----       ----         ----       ----
      Partnership's share of
        ventures' income            $  152   $   227       $   272     $  905
      Partnership's share of
        gain on sale of
        operating investment
        property                         -         -         9,906          -
                                    ------   -------       -------     ------
                                    $  152   $   227       $10,178     $  905
                                    ======   =======       =======     ======

3.  Related Party Transactions
    --------------------------

      The Adviser earned total  management  fees of $90,000 and $116,000 for the
nine-month periods ended June 30, 1999 and 1998, respectively.  Accounts payable
affiliates at June 30, 1999 and September 30, 1998 consist of management fees of
$10,000 and $16,000, respectively, payable to the Adviser.

      Included in general and administrative expenses for the nine-month periods
ended June 30, 1999 and 1998 is $86,000 and $83,000, respectively,  representing
reimbursements  to an affiliate of the Managing  General  Partner for  providing
certain  financial,  accounting  and  investor  communication  services  to  the
Partnership.

      Also included in general and  administrative  expenses for the  nine-month
periods  ended  June 30,  1999  and 1998 is  $5,000  and  $4,000,  respectively,
representing  fees  earned  by an  affiliate,  Mitchell  Hutchins  Institutional
Investors, Inc., for managing the
Partnership's cash assets.

<PAGE>



                      MANAGEMENT'S DISCUSSION AND ANALYSIS
                OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS


Information Relating to Forward-Looking Statements
--------------------------------------------------

      The following  discussion of financial condition includes  forward-looking
statements  which  reflect  management's  current  views with  respect to future
events and  financial  performance  of the  Partnership.  These  forward-looking
statements  are  subject to certain  risks and  uncertainties,  including  those
identified  in Item 7 of the  Partnership's  Annual  Report on Form 10-K for the
year ended  September  30, 1998 under the  heading  "Certain  Factors  Affecting
Future Operating Results," which could cause actual results to differ materially
from historical  results or those  anticipated.  The words "believe,"  "expect,"
"anticipate,"  and  similar  expressions  identify  forward-looking  statements.
Readers  are  cautioned  not to place undue  reliance  on these  forward-looking
statements,  which were made based on facts and conditions as they existed as of
the date of this report.  The  Partnership  undertakes no obligation to publicly
update or revise  any  forward-looking  statements,  whether  as a result of new
information, future events or otherwise.

Liquidity and Capital Resources
-------------------------------

      During  the  first   quarter  of  fiscal  1999,   on  November  16,  1998,
Kentucky-Hurstbourne Associates, a joint venture in which the Partnership has an
interest,  sold its operating investment property,  the Hurstbourne  Apartments,
located in Louisville,  Kentucky,  to an unrelated party for $22.9 million.  The
sale  generated net proceeds of  approximately  $12,941,000  to the  Partnership
after the repayment of the  outstanding  first  mortgage  loan of  approximately
$8,124,000,  accrued interest of approximately  $30,000, a prepayment penalty of
$187,000, closing proration adjustments of approximately $380,000, closing costs
of  approximately  $266,000  and a  payment  of  approximately  $972,000  to the
Partnership's co-venture partner for its share of the net proceeds in accordance
with the terms of the joint  venture  agreement.  As a result of the sale of the
Hurstbourne property, the Partnership made a special distribution of $9,300,000,
or $155 per original $1,000 Unit, to the Limited  Partners on December 15, 1998.
Approximately  $3,641,000 of the Hurstbourne net sale proceeds were retained and
added to the  Partnership's  cash  reserves to ensure that the  Partnership  has
sufficient capital resources to fund its share of potential capital  improvement
expenses at the Mall Corners  Shopping Center and the Regent's Walk  Apartments.
The sale of the  Hurstbourne  property  resulted  in a gain of  $10,922,000  for
financial   reporting  purposes  in  the  first  quarter  of  fiscal  1999.  The
Partnership's share of such gain was $9,906,000.

      As previously  reported,  the Partnership  and its co-venture  partner had
been exploring potential  opportunities to market the Hurstbourne Apartments for
sale during  calendar year 1998.  The  Partnership  and its  co-venture  partner
subsequently   selected  a  national  brokerage  firm  with  experience  selling
apartment  properties  in the  Louisville  area to market the property for sale.
Sales  materials  were  finalized and an extensive  marketing  campaign began in
early  June  1998.  Hurstbourne  Apartments  was  widely  marketed  to over  325
prospective  purchasers.  Of these  prospects,  approximately  75 requested  and
received the complete  marketing  package.  Thirty-two  offers were subsequently
received from these prospective  buyers to acquire the property.  As a result of
the high level of interest and wide range of offers,  twenty of the  prospective
buyers were then  invited to  participate  in two  additional  rounds of revised
offers.  Ultimately seven of these  prospective  purchasers  elected to increase
their offers in the final round.  After  interviewing each prospective buyer and
conducting review of their financial capabilities and previous acquisitions, the
Partnership  and its co-venture  partner  selected an offer. A purchase and sale
contract  with the  prospective  purchaser  was signed on  October  2, 1998.  In
accordance  with  the  provisions  of  the  purchase  and  sale  agreement,  the
prospective  buyer completed its due diligence work on November 9, 1998 and made
a non-refundable  deposit of $425,000. The transaction closed as described above
on November 16, 1998.  Because of the reduction in distributable cash flow to be
received  by the  Partnership  as a  result  of  the  sale  of  the  Hurstbourne
Apartments,  the Partnership's  annual distribution rate decreased from 3.63% to
2.50%.  The rate was adjusted  beginning  with the payment made on May 14, 1999,
for the quarter ended March 31, 1999.

      The Partnership continues to focus on potential disposition strategies for
the two  remaining  investments  in its  portfolio.  As part of the  efforts  to
prepare the two remaining properties for sale, the Partnership continues to work
with each  property's  leasing  and  management  team to develop  and  implement
programs  that will  protect and enhance  value and  maximize  cash flow at each
property.  It had been contemplated that sales of the Partnership's Regents Walk
and Mall Corners investments,  which would be followed by an orderly liquidation
of the  Partnership,  could  be  completed  by the end of  calendar  year  1999.
However,  at the  present  time it  appears  unlikely  that  this  goal  will be
achieved.  As discussed further below, while the Regent's Walk property is under
contract  for  sale,  the   Partnership   continues  to  examine  its  strategic
alternatives for the Mall Corners investment.

      At Regent's Walk, the occupancy  level for the quarter ended June 30, 1999
was 90%,  compared to 87% in the prior  quarter.  As  previously  reported,  the
property's  leasing  team is  continuing  with a rent  increase  program that is
designed to maximize rental revenues and value.  Increases of approximately 3.5%
are being  implemented  as leases are  renewed or as new leases are  signed.  As
noted in  previous  reports,  in  order to  remain  competitive  with the  newer
apartment  communities in the area and as part of a plan to improve rental rates
and increase value, the Partnership has been working with the co-venture partner
on a program to position the  property for a near term sale.  The first phase of
the program,  which was completed  last winter,  included the  replacement of 60
older furnaces. The second phase, which began last spring, included improvements
to landscaping,  repair and repaving of driveways and parking areas,  and repair
and  repainting of building  exteriors.  The project to paint the  property's 19
buildings was completed during the fourth quarter of fiscal 1998. The paving and
repair of the parking and driveway areas was completed  during the quarter ended
March 31, 1999. The final phase, which was completed during the current quarter,
included  the  addition  of new  property  signage and the  refurbishing  of the
clubhouse,  leasing areas, and model  apartment.  During the quarter ended March
31, 1999,  the  Partnership  entered  into  discussions  with the Regent's  Walk
co-venture  partner regarding a possible sale of the property to an affiliate of
the  co-venturer.  The Partnership  subsequently  negotiated a purchase and sale
agreement with this affiliate  which was signed on May 19, 1999. The prospective
buyer has made a total  non-refundable  deposit of $1,000,000.  This includes an
initial  deposit of  $500,000  made on May 28, 1999 and  additional  payments of
$250,000 made on July 7, 1999 and August 7, 1999.  The sale is expected to close
on September 7, 1999.  Regent's Walk Apartments is under a contract for sale for
$17,750,000. Regent's Walk Associates, the joint venture which owns the property
and in which the  Partnership  and its co-venture  partner hold an interest,  is
expected  to  receive  distributable  net  sale  proceeds  of  $8,600,000  after
deducting  estimated  closing  costs  and  property  proration   adjustments  of
approximately  $450,000,  and a deduction for the assumption by the buyer of the
$8,700,000  first mortgage debt secured by the property.  The estimated net sale
proceeds  of  approximately   $8,600,000  would  be  then  divided  between  the
Partnership and its co-venture  partner.  The Partnership is expected to receive
approximately  $8,000,000 and the non-affiliated  co-venture partner is expected
to receive approximately $600,000 as their shares of the sale proceeds.

      As of June 30, 1999,  the Mall  Corners  Shopping  Center,  located in the
suburban  Atlanta,  Georgia  market,  was 73% occupied.  The 73% occupancy level
reflects the vacancy for the former Levitz Furniture store which represented 16%
of the Center's  leasable area, the former movie theatre that occupied 8% of the
leasable area and four stores that  represent 3% of the leasable area. The owner
of the  movie  theatre  continues  to pay its rent on  their  vacant  space.  By
December 31, 1999, ten leases representing 6% of the Center's leasable area come
up for renewal. The property's leasing team continues to work with these tenants
on renewals of their leases as well as with  prospective  tenants for the vacant
space.  In addition to the  currently  vacant  space,  the owner of Upton's,  an
anchor tenant at Mall Corners, announced on July 19, 1999 that all of the stores
in the  chain  will be  closed in the near  future.  However,  the owner has not
notified the Partnership or its co-venture partner of their specific  intentions
for the 50,000 square foot Upton's store at Mall Corners.

      As previously  reported,  during the fourth quarter of fiscal 1997, one of
the Center's tenants, Levitz Furniture, which occupied 50,000 square feet, filed
for Chapter 11 bankruptcy  protection.  As part of the company's  reorganization
plan,  the  store at Mall  Corners  was  closed on  October  13,  1997.  It then
temporarily  reopened  for an  inventory  liquidation  sale,  after which it was
closed permanently.  Because Levitz is a sub-tenant of a national retailer,  the
Mall Corners  joint  venture  expects to collect  rent on the store  through the
expiration of the current  lease term in 2001.  However,  the national  retailer
that had  sublet  the  store to  Levitz  stopped  paying  the  monthly  rent due
beginning in April 1998.  The Mall Corners  joint  venture had  commenced  legal
action to  enforce  the terms of the  existing  lease  while,  at the same time,
pursuing settlement negotiations with the national retailer.  During the quarter
ended March 31, 1999, a mutually  acceptable  settlement was achieved.  The Mall
Corners joint  venture  received  $1.1 million  during the current  quarter as a
complete  settlement of the rent  receivable  through the remainder of the lease
term. The Mall Corners mortgage lender required that $450,000 of this settlement
be put up in escrow for future tenant improvement costs. The $650,000 balance of
the settlement was distributed to the Partnership.

      As  previously  reported,  Toys R Us closed  its store that abuts the Mall
Corners  Shopping  Center in  September  1997.  The store was closed in order to
consolidate operations with Baby Superstore,  a chain of stores acquired by Toys
R Us. While the closing of Toys R Us does not have a direct  financial impact on
the Mall Corners  joint  venture,  this vacancy will continue to have a negative
impact on the Center's  appearance as well as on the number of shoppers entering
the Center  until a new  retailer  occupies  this space.  Toys R Us continues to
actively market the vacant space for sale or for lease.

      At June 30, 1999, the Partnership had available cash and cash  equivalents
of approximately $5,175,000. Such cash and cash equivalents will be utilized for
Partnership  requirements such as the payment of operating expenses, the funding
of future operating deficits or capital  improvements at the joint ventures,  if
necessary,  as required by the  respective  joint  venture  agreements,  and for
distributions to the partners.  The source of future liquidity and distributions
to the partners is expected to be from cash generated from the operations of the
Partnership's  income-producing investment properties and proceeds from the sale
or refinancing of the remaining investment properties. Such sources of liquidity
are  expected  to be  sufficient  to  meet  the  Partnership's  needs  on both a
short-term and long-term basis.

      As noted above, it is possible,  although not likely, that the Partnership
could be  liquidated  prior to the end of  calendar  year 1999.  Notwithstanding
this, the Partnership  believes that it has made all necessary  modifications to
its existing  systems to make them year 2000  compliant and does not expect that
additional costs associated with year 2000 compliance,  if any, will be material
to the Partnership's results of operations or financial position.

Results of Operations
Three Months Ended June 30, 1999
--------------------------------

      The Partnership reported net income of $127,000 for the three months ended
June 30, 1999,  as compared to net income of $152,000 for the same period in the
prior year. This decrease in net income for the third quarter of fiscal 1999 was
the result of a decrease  of $75,000  in the  Partnership's  share of  ventures'
income which was partially offset by a decrease of $50,000 in the  Partnership's
operating loss. The decrease in the Partnership's  share of ventures' income was
primarily due to the sale of the  Hurstbourne  property.  Since the property was
sold on November 16, 1998, the Partnership's  share of ventures' income does not
include any operations from the Hurstbourne joint venture in the current period.
The Hurstbourne  joint venture had net income of  approximately  $157,000 during
the same period in the prior year. Also,  rental revenues  decreased at the Mall
Corners joint venture in the current period.  Rental revenues  decreased at Mall
Corners due to a decrease in occupancy  when  compared to the same period in the
prior year. Net income increased at Regent's Walk primarily due to lower repairs
and maintenance expense.

      The decrease in the  Partnership's  operating loss resulted from a $46,000
increase in interest and other income and a $21,000 decrease in management fees.
The  increase  in  interest  and  other  income  resulted  from  higher  average
outstanding  cash  reserve  balances in the  current  period  subsequent  to the
receipt of the proceeds from the sale of the Hurstbourne  Apartments on November
16,  1998.  As  discussed  further  above,  approximately  $3.6  million  of the
Hurstbourne  proceeds were retained and added to the Partnership's cash reserves
to be used for potential future capital needs. Management fees were lower in the
current  period as a result of a  decrease  in the  Partnership's  distributable
cash,  upon which the  management  fees are based.  The increase in interest and
other income and the decrease in management fee expense were partially offset by
an  increase  of $17,000 in general  and  administrative  expenses.  General and
administrative  expenses increased mainly due to an increase in certain required
professional fees for the current three-month period.

Nine Months Ended June 30, 1999
-------------------------------

      The  Partnership  reported net income of  $10,087,000  for the nine months
ended June 30,  1999,  as compared to net income of $676,000 for the same period
in the prior  year.  This  increase  in net  income is mainly  the result of the
Partnership's  share of the gain  recognized  during the first quarter of fiscal
1999 on the sale of the  Hurstbourne  Apartments  of  $9,906,000,  as  described
above. In addition, a $138,000 decrease in the Partnership's operating loss also
contributed to the increase in net income for the current nine-month period. The
decrease in the  Partnership's  operating loss resulted from a $137,000 increase
in interest and other income and a $26,000  decrease in management  fees,  which
were  partially  offset by a $25,000  increase  in  general  and  administrative
expenses. The increase in interest and other income resulted from higher average
outstanding  cash  reserve  balances in the  current  period  subsequent  to the
receipt of the proceeds from the sale of the Hurstbourne  Apartments on November
16,  1998.  As  discussed  further  above,  approximately  $3.6  million  of the
Hurstbourne  proceeds were retained and added to the Partnership's cash reserves
to be used for potential future capital needs. Management fees were lower in the
current  period as a result of a  decrease  in the  Partnership's  distributable
cash,  upon which the  management  fees are based.  General  and  administrative
expenses  increased mainly due to an increase in certain  required  professional
fees for the current nine-month period.

      The Partnership's  share of gain on sale of operating  investment property
and the decrease in the Partnership's  operating loss were partially offset by a
decrease of  $633,000 in the  Partnership's  share of  ventures'  income for the
current nine-month period. This decrease in the Partnership's share of ventures'
income was  primarily  due to the sale of the  Hurstbourne  property.  Since the
property  was sold on November 16, 1998,  the  Partnership's  share of ventures'
income only includes  operations from the Hurstbourne  joint venture through the
date of the sale in the current period. In addition, property operating expenses
increased at Mall Corners  mainly due to additional  professional  fees required
for the tenant  litigation  discussed  above.  Rental revenues also decreased at
Mall Corners due to a decrease in  occupancy.  Net income  increased at Regent's
Walk for the  current  nine-month  period  mainly due to an  increase  in rental
revenues and a decrease in repairs and maintenance expense.



<PAGE>



                                     PART II
                                Other Information


Item 1. Legal Proceedings    NONE

Item 2. through 5.           NONE

Item 6. Exhibits and Reports on Form 8-K

(a)  Exhibits:               NONE

(b)  Reports on Form 8-K:    NONE




<PAGE>






             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP


                                   SIGNATURES

     Pursuant  to the  requirements  of  Section  13 or 15(d) of the  Securities
Exchange Act of 1934, the  Partnership  has duly caused this report to be signed
on its behalf by the undersigned, thereunto duly authorized.


                       PAINE WEBBER INCOME PROPERTIES SIX
                               LIMITED PARTNERSHIP


                          By:  Sixth Income Properties Fund, Inc.
                               ----------------------------------
                               Managing General Partner




                            By: /s/ Walter V. Arnold
                                --------------------
                                Walter V. Arnold
                                Senior  Vice  President and Chief
                                Financial Officer

Dated:  August 9, 1999