SECURITIES AND EXCHANGE COMMISSION

                          WASHINGTON, DC  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 September 30, 1996

Commission File Number           0-13473


               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
          (Exact name of registrant as specified in its charter)

             Massachusetts                        04-2830750
    (State or other Jurisdiction of             (IRS Employer
     Incorporation or Organization)          Identification No.)

    200 Clarendon Street, Boston, MA                02116
(Address of Principal Executive Office)           (Zip Code)

                              (800) 722-5457
           (Registrant's telephone number, including area code)

                              Not Applicable
              (Former name, former address and former fiscal
                   year, if changed since last report)



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>
                JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                   (A Massachusetts Limited Partnership)





                                  INDEX





PART I:    FINANCIAL INFORMATION                                     PAGE

  Item 1   -   Financial Statements:

               Statements of Net Assets in Liquidation at
               September 30, 1996 and December 31, 1995                 3
               
               Statement of Changes in Net Assets in Liquidation
               for the Nine Months Ended September 30, 1996             4
               
               Statement of Operations for the Nine Months
               Ended September 30, 1995                                 5
               
               Statements of Partners' Equity for the Nine
               Months Ended September 30, 1996 and for the
               Year Ended December 31, 1995                             6
               
               Statement of Cash Flows for the Nine Months
               Ended September 30, 1995                                 7
               
               Notes to Financial Statements                         8-14
               
  Item 2 -     Management's Discussion and Analysis of
               Financial Condition and Results of Operations        15-18


PART II:   OTHER INFORMATION                                           19

















                                    2
<PAGE>
                JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                   (A Massachusetts Limited Partnership)

                      PART I:  FINANCIAL INFORMATION

                      Item 1:  Financial Statements

                 STATEMENTS OF NET ASSETS IN LIQUIDATION



                                            September 30,     December 31,
                                                 1996             1995
                                                 ----             ----
                                             (Unaudited)
Assets:

 Cash and cash equivalents                   $1,066,386       $1,814,023
 Restricted cash                                      -        8,193,775
 Note receivable, net of allowance
   of $284,155 at December 31,1995                    -                -
 Other assets                                         -            4,562
                                            -----------      -----------

   Total assets                               1,066,386       10,012,360



Liabilities:

 Accounts payable and accrued expenses           67,351           54,466
 Accounts payable to affiliates                   6,151           37,141
 Mortgage note payable to affiliate                   -        8,193,775
                                            -----------      -----------

   Total liabilities                             73,502        8,285,382
                                            -----------      -----------

   Net assets                                  $992,884       $1,726,978
                                            ===========      ===========















                    See Notes to Financial Statements

                                    3
<PAGE>
                JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                   (A Massachusetts Limited Partnership)

            STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION
                               (Unaudited)


                   Nine Months Ended September 30, 1996



Net Assets at beginning of period                             $1,726,978

Interest income                                      $53,406
Recovery of uncollectible note receivable             35,000
Cash distributed to Limited Partners               (658,620)
General and administrative expenses                (133,185)
Property operating expenses                         (26,767)
Interest expense                                     (3,928)
                                                    --------

     Change in net assets                                      (734,094)
                                                                --------

Net Assets at end of period                                     $992,884
                                                                ========





























                    See Notes to Financial Statements

                                    4
<PAGE>
                JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                   (A Massachusetts Limited Partnership)

                         STATEMENT OF OPERATIONS
                               (Unaudited)

                   Nine Months Ended September 30, 1995


Income:

 Rental income                                      $1,855,365
 Interest income                                        73,748
 Gain on sale of property                            3,983,713
                                                    ----------

     Total income                                    5,912,826


Expenses:

 Interest expense                                      688,244
 Property operating expenses                           882,260
 Depreciation                                          380,064
 General and administrative expenses                    96,693
                                                    ----------

     Total expenses                                  2,047,261
                                                    ----------

       Net income                                   $3,865,565
                                                    ==========

Allocation of net income:

 General Partners'                                     $38,656
 Limited Partners'                                   3,826,909
                                                    ----------
                                                    $3,865,565
                                                    ==========

Net income per Limited Partnership
 Unit outstanding                                      $174.31
                                                    ==========











                    See Notes to Financial Statements

                                    5
<PAGE>
                JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                   (A Massachusetts Limited Partnership)

                     STATEMENTS OF PARTNERS' EQUITY
                               (Unaudited)

                   Nine Months Ended September 30, 1996
                     and Year Ended December 31, 1995


<TABLE>
<CAPTION>
                                                      General           Limited
                                                      Partners          Partners          Total
                                                      --------          --------          -----
<S>                                                     <C>               <C>              <C>
Partners' equity/(deficit) at
 January 1, 1995 (21,954 Limited
 Partnership Units outstanding)                     ($707,996)          $753,909          $45,913

Add:    Net income                                     707,996         3,827,089        4,535,085

Less:   Cash distribution                                    -       (2,854,020)      (2,854,020)
                                                      --------        ----------       ----------

Partners' equity at December 31, 1995
 (21,954 Limited Partnership Units
 outstanding)                                                -         1,726,978        1,726,978

Less:   Decrease in net assets in
        liquidation, exclusive of cash
        distribution                                    (754)          (74,720)         (75,474)

        Cash distribution                                    -         (658,620)        (658,620)
                                                      --------        ----------       ----------

Partners' equity/(deficit) at
 September 30, 1996 (21,954 Limited
 Partnership Units outstanding)                         ($754)          $993,638         $992,884
                                                      ========        ==========       ==========
</TABLE>














                    See Notes to Financial Statements

                                    6
<PAGE>
                JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                   (A Massachusetts Limited Partnership)

                         STATEMENT OF CASH FLOWS
                               (Unaudited)

                   Nine Months Ended September 30, 1995


Operating activities:

 Net income                                                   $3,865,565

 Adjustments to reconcile net income
 to net cash provided by operating
 activities:

   Depreciation                                                  380,064
   Gain on sale of property                                  (3,983,713)
                                                              ----------
                                                                 261,916
 Changes in operating assets and liabilities:
   Decrease in prepaid expenses,
     other assets and receivables                                 70,207
   Increase in accounts payable
     and accrued expenses                                         92,868
   Decrease in restricted cash                                    76,282
   Decrease in accounts payable to
     affiliates                                                (246,550)
                                                              ----------
      Net cash provided by operating
        activities                                               254,723

Investing activities:
 Proceeds from sale of property                                8,923,560
                                                              ----------
      Net cash provided by investing activities                8,923,560

Financing activities:
 Principal payments on note payable to affiliate             (1,000,000)
 Principal payments on long-term debt                        (4,722,244)
 Cash distributed to Partners                                (2,854,020)
                                                              ----------
      Net cash used in financing activities                  (8,576,264)
                                                              ----------
      Net increase in cash and cash
        equivalents                                              602,019

      Cash and cash equivalents at beginning
        of year                                                  578,996
                                                              ----------
      Cash and cash equivalents at end of
        period                                                $1,181,015
                                                              ==========

                    See Notes to Financial Statements

                                    7
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

                      NOTES TO FINANCIAL STATEMENTS
                               (Unaudited)

The accompanying unaudited financial statements include all adjustments
which are, in the opinion of management, considered necessary to present a
fair statement of the financial position of John Hancock Properties Limited
Partnership (the "Partnership").  As described in Note 2 below, as of
December 31, 1995, the Partnership changed its basis of accounting from the
going-concern basis to the liquidation basis.

For further information, refer to the financial statements and footnotes
thereto included in the Partnership's Annual Report on Form 10-K for the
year ended December 31, 1995.

Certain significant events have occurred, or material contingencies exist,
which require disclosure in this interim report per Regulation S-X, Rule 10-
01, Paragraph (a)(5).

1. Organization of Partnership
   ---------------------------
      The Partnership was formed under the Massachusetts  Uniform Limited
      Partnership Act on May 17, 1984.  As of September 30, 1996, the
      Partnership consisted of a sole Managing General Partner, John
      Hancock Realty Equities, Inc. (the "Managing General Partner"), an
      Associate General Partner, JH Associates Limited Partnership (the
      "Associate General Partner"), and 2,053 Limited Partners.  The
      Managing General Partner and Associate General Partner are
      collectively referred to as the "General Partners" and the General
      Partners and the Limited Partners are collectively referred to as
      the "Partners".  The Managing General Partner is the general partner
      of the Associate General Partner and is a wholly-owned, indirect
      subsidiary of John Hancock Mutual Life Insurance Company ("John
      Hancock").  The Partnership is engaged solely in the acquisition,
      operation, and disposition of investment real estate.  The initial
      capital of the Partnership was $6,000, representing capital
      contributions of $800 from the Managing General Partner, $200 from
      the Associate General Partner and $5,000 from the initial Limited
      Partner (a former director of the Managing General Partner).  The
      Amended Agreement of Limited Partnership of the Partnership (the
      "Partnership Agreement") authorized the issuance of up to 35,000
      units of Limited Partnership Interests at $1,000 per unit.  During
      the offering period, which terminated on August 31, 1985, 21,954
      units of Limited Partnership Interests ("Units") were sold.  There
      have been no changes in the number of Units outstanding subsequent
      to the termination of the offering period.
      
      
      
      
      
      
      
      
      
                                   8
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

                NOTES TO FINANCIAL STATEMENTS (Continued)
                               (Unaudited)

1. Organization of Partnership (continued)
   ---------------------------
      The latest date on which the Partnership was due to terminate was
      December 31, 2020, unless it was sooner terminated in accordance
      with the terms of the Partnership Agreement.  It was expected that
      in the ordinary course of the Partnership's business, the properties
      of the Partnership would be disposed of, and the Partnership
      terminated, before December 31, 2020.  As initially stated in its
      Prospectus, the sale of the Partnership's last remaining property
      was expected to occur within five to eight years following the date
      such property was acquired by the Partnership.
      
      On December 29, 1995, the Partnership sold its last remaining
      property, the Fisherman's Village Apartments, which resulted in the
      termination of the Partnership's operations.  On January 17, 1996,
      cash in the amount of $658,620 was distributed to the Limited
      Partners from the Partnership's net assets and the Managing General
      Partner established a reserve for contingencies with the remaining
      balance of the Partnership's net assets, as permitted by, and in
      accordance with, the terms of the Partnership Agreement.  The
      reserve for contingencies was to be used to fund any liabilities
      that might have arisen.
      
      The Managing General Partner has determined that all liabilities
      have been resolved and currently anticipates that the Partnership
      will make a final distribution of the remaining net assets, in
      accordance with the terms of the Partnership Agreement, to the
      Limited Partners on November 15, 1996.  Such distribution will
      result in the liquidation and termination of the Partnership.

2. Liquidation Basis Financial Statement Presentation
   --------------------------------------------------
      On December 29, 1995, the Partnership sold its last remaining
      property, the Fisherman's Village Apartments.  This sale resulted in
      the termination of the Partnership's operations.  The Partnership,
      therefore, changed its basis of accounting from the going-concern
      basis to the liquidation basis as of December 31, 1995.
      Consequently, the financial statements presented in this Report on
      Form 10-Q at and for the nine months ended September 30, 1996 and at
      December 31, 1995, have been prepared on the liquidation basis of
      accounting.  Under this basis, assets are stated at their estimated
      net realizable values and liabilities reflect their estimated
      settlement amounts.  The financial statements for all periods prior
      to December 31, 1995 have been prepared on the going-concern basis
      of accounting.
      
      
      
      
      
      
                                   9
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

                NOTES TO FINANCIAL STATEMENTS (Continued)
                               (Unaudited)

3. The Partnership Agreement
   -------------------------
      Profits from the normal operations of the Partnership for each
      fiscal year, or portion thereof, are allocated between the Limited
      Partners and the General Partners in the same proportion as
      Distributable Cash from Operations (as defined in the Partnership
      Agreement) provided that (i) in no event shall the General Partners
      be allocated less than 1% of any such profits from normal
      operations, and (ii) if there is any fiscal year which produces no
      Distributable Cash from Operations but which produces profits for
      tax purposes from normal operations, such profits are allocated 90%
      to the Limited Partners and 10% to the General Partners.
      
      Losses from the normal operations of the Partnership for each fiscal
      year or portion thereof are allocated 99% to the Limited Partners
      and 1% to the General Partners, except any such profits or losses
      which were based upon the Partnership's operations prior to the
      initial closing under the Partnership's offering of Units were
      allocated 99% to the General Partners and 1% to the initial Limited
      Partner.
      
      Distributable Cash from Operations is distributed 90% to the Limited
      Partners and 10% to the General Partners; provided, however, that in
      each fiscal year the General Partners will defer their receipt of
      any Distributable Cash from Operations to the extent necessary to
      provide the Limited Partners with a non-cumulative return in such
      year equal to 4% of their Invested Capital (as defined in the
      Partnership Agreement).  All distributions of Distributable Cash
      from Operations deferred by the General Partners accrue and are
      payable to them, to the extent possible, out of subsequent years'
      Distributable Cash from Operations remaining after the receipt by
      the Limited Partners of the aforesaid 4% return, or out of cash from
      sales and refinancings as specified below.
      
      
      
      
      
      
      
      
      
      
      
      
      
      
      
      
      
      
                                   10
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

                NOTES TO FINANCIAL STATEMENTS (Continued)
                               (Unaudited)

3. The Partnership Agreement (continued)
   -------------------------
      Cash from Sales or Refinancings (as defined in the Partnership
      Agreement) is distributed to the Limited Partners until the Limited
      Partners have received, first, a return of their total Invested
      Capital, and, second, such additional amount as may be necessary,
      after giving effect to all previous distributions of Distributable
      Cash from Operations and of Cash from Sales or Refinancings, to the
      extent required to satisfy any deficiency in the Cumulative Return
      on Investment (as defined in the Partnership Agreement) to produce
      in the aggregate a Cumulative Return on Investment of 7% per annum
      for all fiscal quarters commencing on or after January 1, 1986, and
      ending prior to the date of such distribution.  The General Partners
      are then entitled to receive an amount of Cash from Sales or
      Refinancings equal to any portion of the General Partners' share of
      Distributable Cash from Operations which was previously deferred in
      order to permit the payment to the Limited Partners of a
      non-cumulative return in each year equal to 4% of their Invested
      Capital.  Any Cash from Sales or Refinancings remaining after the
      Limited Partners have received a return of their total Invested
      Capital plus the Cumulative Return on Investment of 7% per annum for
      all fiscal quarters commencing on or after January 1, 1986, and
      ended prior to the date of such distribution, and after the General
      Partners have received an amount of such cash equal to any such
      deferred payment of Distributable Cash from Operations, will be
      distributed 85% to the Limited Partners and 15% to the General
      Partners.
      
      Cash from the sale of the last of the Partnership's properties is
      distributed in the same manner as Cash from Sales or Refinancings,
      except that before any other distribution is made to the Partners,
      each Partner shall first receive from such cash, an amount equal to
      the then positive balance, if any, in such Partner's capital account
      after crediting or charging to such account the profits or losses
      for tax purposes from such sale.  To the extent, if any, that a
      Partner is entitled to receive a distribution of cash based upon a
      positive balance in its capital account prior to such distribution,
      such distribution will be credited against the amount of such cash
      the Partner would have been entitled to receive based upon the
      manner of distribution of Cash from Sales or Refinancings, as
      specified in the previous paragraph.
      
      
      
      
      
      
      
      
      
      
                                   11
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

                NOTES TO FINANCIAL STATEMENTS (Continued)
                               (Unaudited)

3. The Partnership Agreement (continued)
   -------------------------
      Profits from Sales or Refinancings are generally allocated in the
      same manner as cash from the transaction; however, in no event shall
      the General Partners be allocated less than 1% of any such profits
      from the transaction.  Losses from Sales or Refinancings are
      allocated 99% to the Limited Partners and 1% to the General
      Partners.  In connection with the sale of the last of the
      Partnership's properties, and therefore the dissolution of the
      Partnership, profits will be allocated to any Partners having a
      deficit balance in their capital account in an amount equal to the
      deficit balance.  Any remaining profits will be allocated in the
      same order as cash from the sale would be distributed.
      
      Upon dissolution and termination of the Partnership, the General
      Partners will contribute to the Partnership an amount equal to the
      lesser of (i) the deficit balances in their capital accounts, or
      (ii) the excess of 1.01% of the total capital contributions of the
      Limited Partners over the amount of capital previously contributed
      by the General Partners.
      
4. Transactions with the General Partners and Affiliates
   -----------------------------------------------------
      Expenses incurred or paid by the General Partners or their
      affiliates and to which the General Partners and their affiliates
      are entitled to reimbursement from the Partnership, and interest
      expense on borrowings from the Managing General Partner were as
      follows:
      <TABLE>
      <CAPTION>
                                                               Nine Months Ended
                                                                 September 30,
                                                              1996            1995
                                                              ----            ----
          <S>                                                  <C>             <C>
          Operating expenses                                  $62,831        $70,336
          Interest on mortgage note payable
            to affiliate                                        3,928              -
          Interest on note payable to affiliate                     -         35,417
                                                              -------       --------
                                                              $66,759       $105,753
                                                              =======       ========
      </TABLE>
      The above expenses for the nine months ended September 30, 1996 are
      included in the Statement of Changes in Net Assets in Liquidation
      and the above expenses for the nine months ended September 30, 1995
      are included in expenses on the Statement of Operations.
      
      
      
      
                                   12
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

                NOTES TO FINANCIAL STATEMENTS (Continued)
                               (Unaudited)

4. Transactions with the General Partners and Affiliates (continued)
   -----------------------------------------------------
      Accounts payable to affiliates represents amounts due to the General
      Partners and their affiliates for various services provided to the
      Partnership.
      
      The Managing General Partner serves in a similar capacity for three
      other affiliated real estate limited partnerships.
      
      Mortgage note payable to affiliate represented a short-term
      borrowing by the Partnership in the amount of $8,193,775 from the
      Managing General Partner.  The mortgage note carried interest at a
      rate of 8.75% per annum and was collateralized by the Fisherman's
      Village Apartments.  On January 3, 1996, the Partnership paid the
      outstanding mortgage indebtedness held by the Managing General
      Partner with funds provided by the sale of its last property, the
      Fisherman's Village Apartments.
      
      Note payable to affiliate represented a short-term borrowing by the
      Partnership in the principal amount of $1,000,000 from the Managing
      General Partner.  The note carried interest at a rate of 8.5% per
      annum.  During the second quarter of 1995, the Partnership utilized
      net proceeds from the sale of the Northgreen Apartments to pay the
      Managing General Partner the entire outstanding principal balance of
      the note in the amount of $1,000,000.

5. Note Receivable
   ---------------
      Effective August 9, 1987, the unconditional guaranty obligation
      granted by the seller of the Waterford Apartments (the "Obligor") to
      the Partnership for operating deficits (including debt service) was
      extended until August 1, 1994.  (The Waterford Apartments was
      conveyed to the property's mortgagee by a deed-in-lieu of
      foreclosure on August 9, 1991.)  The outstanding balance due in the
      amount of $258,950 was restructured as a 10.5% Promissory Note (the
      "Note") due on or before August 1, 1994.  As of December 31, 1993
      the Managing General Partner believed, based on information obtained
      with respect to the Obligor's financial condition, that it was
      probable that the Partnership would be unable to collect all amounts
      due from the Obligor according to the contractual terms of the Note.
      Accordingly, the Partnership established a provision, reflected in
      the accompanying Statements of Net Assets in Liquidation, against
      the then entire outstanding balance of the Note.

      
      
      
      
      
      
      
                                   13
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

                NOTES TO FINANCIAL STATEMENTS (Continued)
                               (Unaudited)

5. Note Receivable (continued)
   ---------------
      In June 1994, the Obligor notified the Partnership that he would be
      unable to continue to pay the minimum monthly payments on the note
      and would be unable to pay the outstanding balance of the note upon
      its maturity on August 1, 1994.  The Obligor failed to make the
      minimum required payments due on the Note since June 1, 1994 and
      subsequently failed to pay the outstanding balance of the Note,
      which was due on August 1, 1994.  Once the Obligor ceased making the
      requisite payments on the Note, the Managing General Partner issued
      a default notice and demand for payment to the Obligor and filed a
      complaint with the court demanding full payment of all amounts owing
      under the Note.  On December 7, 1994 the court granted the
      Partnership a summary judgment in response to the complaint filed
      against the Obligor in the amount of $305,489, which represented the
      balance of the Note at maturity plus accrued interest thereon from
      the maturity date of the Note through the date of the judgment.
      
      After a detailed review of the Obligor's financial condition and
      based upon representations and assurances by the Obligor that he had
      insufficient assets with which to satisfy the judgment, the Managing
      General Partner reached a settlement with the Obligor.  Effective
      April 29, 1996, the Partnership released the judgment against the
      Obligor in exchange for a one-time cash payment in the amount of
      $35,000.

6. Federal Income Taxes
   --------------------
      A reconciliation of the net income reported in the Statement of
      Operations to the net income reported for federal income tax
      purposes for the nine months ended September 30, 1995 is as follows:

       <TABLE>
       <CAPTION>
       <S>                                                                   <C>
           Net income per Statement of Operations                         $3,865,565
       
           Add/(deduct):   Excess tax gain over book
                              gain on disposition of assets                1,897,508
                           Excess of tax depreciation
                              over book depreciation                       (206,476)
                           Other income                                       1,500)
                                                                          ----------
       
           Net income for federal income tax purposes                     $5,555,097
                                                                          ==========
       </TABLE>
       
       
       
       
                                   14
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

Item 2:  Management's Discussion and Analysis of Financial Condition and
Results of Operations

General
-------
On December 29, 1995, the Partnership sold its last remaining property, the
Fisherman's Village Apartments, which resulted in the termination of the
Partnership's operations.  On January 17, 1996, cash in the amount of
$658,620 was distributed to the Limited Partners from the Partnership's net
assets and the Managing General Partner established a reserve for
contingencies with the remaining balance of the Partnership's net assets,
as permitted by, and in accordance with, the terms of the Partnership
Agreement.  The reserve for contingencies was to be used to fund any
liabilities that might have arisen.

The Managing General Partner has determined that all liabilities have been
resolved and currently anticipates that the Partnership will make a final
distribution of the remaining net assets, in accordance with the terms of
the Partnership Agreement, to the Limited Partners on November 15, 1996.
Such distribution will result in the liquidation and termination of the
Partnership.  At the time of such final distribution, the outstanding Units
will be canceled and, in accordance with federal securities laws, will be
de-registered with the S.E.C., after which time the Partnership will no
longer be required to file periodic reports with the S.E.C.

Liquidity and Capital Resources
-------------------------------
As a result of the sale of the Partnership's last remaining property on
December 29, 1995 and, therefore, the termination of the Partnership's
operations, the financial statements presented in this Report on Form 10-Q
at and for the nine months ended September 30, 1996 and at December 31,
1995, have been prepared on a basis of accounting which requires that all
non-liquid assets be stated at their estimated net realizable value and all
liabilities at their estimated settlement amounts.

As of September 30, 1996, the Partnership had $1,066,386 in cash and cash
equivalents and net assets of $992,884.

On January 3, 1996, the Partnership paid the outstanding principal balance
and all accrued and unpaid interest on the mortgage indebtedness held by
the Managing General Partner, in the aggregate amount of $8,201,558, with
funds provided by the sale of its last property, the Fisherman's Village
Apartments.

Effective April 29, 1996, the Managing General Partner reached an agreement
with the seller of the Waterford Apartments (the "Obligor") on the judgment
the Partnership held against the Obligor in the amount of $305,489 (see
Note 5 of the financial statements included in Item 1 of this Report).
After a detailed review of the Obligor's financial condition and
representations and assurances made by the Obligor that he had insufficient
assets with which to satisfy the judgment, the Partnership released the
judgment against the Obligor in exchange for a one-time cash payment in the
amount of $35,000.

                                    15
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

Item 2:  Management's Discussion and Analysis of Financial Condition and
Results of Operations (continued)

Results of Operations
---------------------
The Statement of Changes in Net Assets in Liquidation is presented for the
nine months ended September 30, 1996 to reflect the liquidation basis of
accounting for such period.  As a result, a comparison is not meaningful
for the nine months ended September 30, 1996 relative to the corresponding
period in 1995.

On January 1, 1996, the Partnership had net assets of $1,726,978, which
represents total assets less total liabilities.  At September 30, 1996 net
assets were $992,884, reflecting a decrease in net assets of $734,094
during the nine months then ended.  This decrease in net assets resulted
from the following activity during the period:  $658,620 of cash
distributions to the Limited Partners, $133,185 of general and
administrative expenses, $26,767 of property operating expenses relating to
the Fisherman's Village Apartments, and $3,928 of interest expense.  These
decreases were partially offset by $53,406 of interest income earned on
cash and cash equivalents during the period and $35,000 of cash received
from the Obligor as settlement for the Note and to release the judgment.
































                                    16
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

Item 2:  Management's Discussion and Analysis of Financial Condition and
Results of Operations (continued)

Cash Flow
---------
The following table provides the calculations of Adjusted Cash from
Operations and Distributable Cash from Operations for the nine months ended
September 30, 1995, which are calculated in accordance with Section 17 of
the Partnership Agreement:

Net cash provided by
  operating activities (a)                                      $254,723
Net change in operating assets
  and liabilities (a)                                              7,193
                                                                --------
Cash provided by operations (a)                                  261,916
Principal payments on long-term debt
  (exclusive of payments for
  retirement of debt)                                          (118,533)
                                                                --------
Cash provided by operations,
  as adjusted                                                    143,383
Increase in working capital reserves                           (143,383)
                                                                --------
Adjusted Cash from Operations (b)                                      -
Decrease in working capital reserves                                   -
                                                                --------
Distributable Cash from Operations (b)                                $-
                                                                ========

(a)   Net cash provided by operating activities, net change in operating
      assets and liabilities, and cash provided by operations are as
      calculated in the Statement of Cash Flows included in Item 1 of this
      Report.

(b)   As defined in the Partnership Agreement.  Distributable Cash from
      Operations should not be considered as an alternative to net income
      (i.e. not an indicator of performance) or to reflect cash flows or
      availability of discretionary funds.















                                    17
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

Item 2:  Management's Discussion and Analysis of Financial Condition and
Results of Operations (continued)

Cash Flow (continued)
---------
As a result of the sale of the Partnership's last remaining property on
December 29, 1995 and, therefore, the termination of the Partnership's
operations, the Partnership changed its basis of accounting from the going-
concern basis to the liquidation basis of accounting.  The financial
statements in this Report on Form 10-Q at and for the nine months ended
September 30, 1995 have been prepared on the going-concern basis of
accounting.  The financial statements at and for the nine months ended
September 30, 1996 and at December 31, 1995 have been prepared on the
liquidation basis of accounting.  As a result, the Statement of Cash Flows
included in Item 1 of this Report does not reflect any of the information
reported using this liquidation basis.  The Partnership did not generate
any Adjusted Cash from Operations nor any Distributable Cash from
Operations for the nine months ended September 30, 1996, and, therefore,
calculations of Adjusted Cash from Operations and Distributable Cash from
Operations for such periods have been omitted.

On January 17, 1996, the Managing General Partner made a cash distribution
from the Partnership's net assets in the aggregate amount of $658,620 to
all Limited Partners of record at December 31, 1995 and established a
reserve for contingencies with the remaining balance of the Partnership's
net assets.  The reserve for contingencies was to be used to fund any
liabilities that might have arisen.  The Managing General Partner has
determined that all liabilities have been resolved and currently
anticipates that the Partnership will make a final distribution of the
remaining net assets, in accordance with the terms of the Partnership
Agreement, to the Limited Partners on November 15, 1996.  Such distribution
will result in the liquidation and termination of the Partnership.






















                                    18
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)

                       PART II:  OTHER INFORMATION

Item 1. Legal Proceedings

        There are no material pending legal proceedings, other than
        ordinary routine litigation incidental to the business of the
        Partnership, to which the Partnership is a party or to which any
        of its properties is subject.

Item 2. Changes in Securities

        There were no changes in securities during the third quarter of
        1996.

Item 3. Defaults Upon Senior Securities

        There were no defaults upon senior securities during the third
        quarter of 1996.

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

        No matters were submitted to a vote of security holders of the
        Partnership during the third quarter of 1996.

Item 5. Other information


Item 6. Exhibits and Reports on Form 8-K

        (a)    There are no exhibits to this report.

        (b)    There were no Reports on Form 8-K filed during the
               third quarter of 1996.




















                                    19
<PAGE>
               JOHN HANCOCK PROPERTIES LIMITED PARTNERSHIP
                  (A Massachusetts Limited Partnership)



                                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, on the 14th day of November, 1996.


                           John Hancock Properties Limited Partnership

                           By:     John Hancock Realty Equities, Inc.,
                                   Managing General Partner



                           By:     WILLIAM M. FITZGERALD
                                   --------------------------------
                                   William M. Fitzgerald, President



                           By:     RICHARD E. FRANK
                                   --------------------------------
                                   Richard E. Frank, Treasurer
                                   (Chief Accounting Officer)