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 MARCH 31, 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
                March 31, 1999 and September 30, 1998 (Unaudited)
                                 (In thousands)

                                     ASSETS
                                                 March 31    September 30
                                                 --------    ------------

Investments in joint ventures, at equity        $      14      $   3,434
Cash and cash equivalents                           4,463          1,344
                                                ---------      ---------
                                                $   4,477      $   4,778
                                                =========      =========

                        LIABILITIES AND PARTNERS' CAPITAL

Accounts payable - affiliates                   $      14      $      16
Accrued expenses and other liabilities                 41             27
Partners' capital                                   4,422          4,735
                                                ---------      ---------
                                                $   4,477      $   4,778
                                                =========      =========

              STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
                For the six months ended March 31, 1999 and 1998
                                   (Unaudited)
                                 (In thousands)
                                                General        Limited
                                                Partners       Partners
                                                --------       --------

Balance at September 30, 1997                   $(1,353)       $ 7,388
Cash distributions                                  (11)        (1,052)
Net income                                            5            519
                                                -------        -------
Balance at March 31, 1998                       $(1,359)       $ 6,855
                                                =======        =======

Balance at September 30, 1998                   $(1,367)       $ 6,102
Cash distributions                                  (11)       (10,352)
Net income                                          100          9,950
                                                -------        -------
Balance at March 31, 1999                       $(1,278)       $ 5,700
                                                =======        =======

                             See accompanying notes.


<PAGE>


             PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                              STATEMENTS OF INCOME
     For the three and six months ended March 31, 1999 and 1998 (Unaudited)
                      (In thousands, except per Unit data)

                                  Three Months Ended    Six Months Ended
                                      March 31,            March 31, 
                                  ------------------   -----------------
                                   1999       1998        1999     1998
                                   ----       ----        -----    -----

Revenues:
   Interest and other income      $    61   $    29     $   149   $   58

Expenses:
   Management fees                     36        38          72       77
   General and administrative          42        81         143      135
                                  -------   -------     -------   ------
                                       78       119         215      212
                                  -------   -------     -------   ------

Operating loss                        (17)      (90)        (66)    (154)

Partnership's share of
  gain on sale of operating
  investment property                   -         -       9,996        -

Partnership's share of 
  ventures' income                    176       429         120      678
                                  -------   -------     -------   ------

Net income                        $   159   $   339     $10,050   $  524
                                  =======   =======     =======   ======

Net income per Limited 
  Partnership Unit                $  2.63   $  5.59     $165.83   $ 8.64
                                  =======   =======     =======   ======

Cash distributions per Limited
  Partnership Unit                $  8.77   $  8.77     $172.54   $17.54
                                  =======   =======     =======   ======


   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 six months ended March 31, 1999 and 1998 (Unaudited)
                Increase (Decrease) in Cash and Cash Equivalents
                                 (In thousands)

                                                          1999        1998
                                                          ----        ----
Cash flows from operating activities:
   Net income                                          $ 10,050     $    524
   Adjustments to reconcile net income to
     net cash used in operating activities:
         Partnership's share of gain on sale
            of operating investment property             (9,996)           -
      Partnership's share of ventures' income              (120)        (678)
      Changes in assets and liabilities:
        Accounts payable - affiliates                        (2)           -
        Accrued expenses and other liabilities               14          (31)
                                                       --------     --------
           Total adjustments                            (10,104)        (709)
                                                       --------     --------
           Net cash used in operating activities            (54)        (185)

Cash flows from investing activities:
   Distributions from joint ventures                     13,613        1,286
   Cash contributions to joint ventures                     (77)           -
                                                       --------     --------
           Net cash provided by investing activities     13,536        1,286

Cash flows from financing activities:
   Cash distributions to partners                       (10,363)      (1,063)
                                                       --------     --------

Net increase in cash and cash equivalents                 3,119           38

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

Cash and cash equivalents, end of period               $  4,463     $  1,956
                                                       ========     ========




                             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 consolidated 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 Mach 31, 1999 and  September  30, 1998 and  revenues and
expenses  for the three and six months  ended  March 31,  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.  Although no assurances can
be given, it is currently  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.

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

      As of March 31, 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 six months
ended March 31, 1999 and 1998 are as follows:
<PAGE>

                    CONDENSED COMBINED SUMMARY OF OPERATIONS
           For the three and six monthsended March 31, 1999 and 1998
                                 (in thousands)

                                  Three Months Ended    Six Months Ended
                                      March 31,            March 31, 
                                  ------------------   -----------------
                                   1999       1998        1999     1998
                                   ----       ----        ----     ----

   Rental revenues and expense
      recoveries                   $1,710    $2,331    $ 3,735     $4,839
   Interest and other income            6        62         22         72
                                   ------    ------    -------     ------
                                    1,716     2,393      3,757      4,911

   Property operating expenses        583       680      1,271      1,641
   Interest expense                   509       678      1,287      1,362
   Depreciation and amortization      448       606      1,077      1,230
                                   ------    ------    -------     ------
                                    1,540     1,964      3,635      4,233
                                   ------    ------    -------     ------
   Operating  income                  176       429        122        678

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

   Net income                      $  176    $  429    $11,044     $  678
                                   ======    ======    =======     ======

   Net income:
     Partnership's share of 
        combined income            $  176    $  429    $10,116     $  678
     Co-venturers' share of 
        combined income                 -         -        928          -
                                   ------    ------    -------     ------
                                   $  176    $  429    $11,044     $  678
                                   ======    ======    =======     ======


      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    Six Months Ended
                                      March 31,            March 31, 
                                  ------------------   -----------------
                                   1999       1998        1999     1998
                                   ----       ----        ----     ----

      Partnership's share of
        ventures' income           $   176   $  429    $   120     $  678
      Partnership's share of
        gain on sale of
        operating investment 
        property                        -         -      9,996          -
                                   ------    ------    -------     ------
                                   $  176    $  429    $10,116     $  678
                                   ======    ======    =======     ======

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

      The Adviser  earned total  management  fees of $72,000 and $77,000 for the
six-month periods ended March 31, 1999 and 1998, respectively.  Accounts payable
affiliates at March 31, 1999 and  September 30, 1998 consist of management  fees
of $14,000 and $16,000, respectively, payable to the Adviser.

      Included in general and administrative  expenses for the six-month periods
ended March 31, 1999 and 1998 is $58,000 and $56,000, 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  six-month
periods  ended  March 31,  1999 and 1998 is  $2,000  and  $3,000,  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 $9,996,000.

      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 will decrease from 3.63%
to 2.50%. The rate will be adjusted beginning with the payment to be 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. Although no assurances can be given, it is currently 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.

      As of March 31, 1999,  the Mall Corners  Shopping  Center,  located in the
suburban Atlanta,  Georgia market,  was 81% leased and 73% occupied.  During the
quarter,  a tenant  occupying  980 square feet renewed  their lease for a 3-year
term. In addition,  a cinema tenant  occupying  23,000 square feet  discontinued
their  operations  at Mall  Corners  during  the  quarter.  The  tenant  remains
obligated  under  the terms of the lease  which  runs  through  June  2004.  The
property's leasing team is actively searching for potential  replacement tenants
for this space.  As previously  reported,  the property's  leasing team has been
actively  pursuing  leasing  opportunities  to protect and enhance the  Center's
overall position in the marketplace as a result of the Levitz Furniture and Toys
R Us store  closings  described  below.  As noted  above,  a portion of the sale
proceeds  from the sale of the  Hurstbourne  Apartments  has  been  reserved  to
complete  remodeling  work and  potential  expansion  with  one of the  Center's
existing  anchor  tenants.  The  proposed  expansion  would add to the  Center's
leasable  area and would be  expected  to  increase  the value of the  property.
Discussions are currently underway with an architect to work on conceptual plans
for  remodeling  and  updating  the facade of the Center.  These  changes  would
coincide with the anchor tenant's expansion and would include a plan to redesign
the  storefront of the former Levitz  Furniture  space.  This redesign  would be
marketed to  prospective  tenants who may  customize  the redesign to meet their
specific needs.

     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  expected 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 current
quarter, a mutually acceptable  settlement was achieved.  The Mall Corners joint
venture  received  $1.1  million  subsequent  to the  quarter  end as a complete
settlement of the rent  receivable  through the remainder of the lease term. The
Mall Corners  mortgage  lender will require that $450,000 of this  settlement be
put up in escrow for future tenant  improvement  costs.  The property's  leasing
team is currently in discussions with a national tenant that is working to lease
18,700 square feet of the 50,000 square foot space  formerly  occupied by Levitz
Furniture.

      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 does have a negative impact on the
Center's  appearance  as well as on the number of shoppers  entering the Center.
Toys R Us continues to actively market the vacant space for sale or for lease.

      At Regent's Walk, the occupancy level for the quarter ended March 31, 1999
was 87%,  compared  to 91% in the prior  quarter.  The  property's  leasing  and
management team attributes the lower occupancy levels to the  implementation  of
rent increases,  new competition and less traffic during the winter months.  The
Johnson  County  sector of the Kansas  City  apartment  market,  which  includes
Overland Park,  currently has over 20,000  apartment units, and occupancy levels
of approximately 95% have been maintained consistently since 1993. New apartment
construction  continues in the Southern sector of the Overland Park market area.
These  newly  constructed  units,  which are  located  five or more  miles  from
Regent's Walk, are typically  smaller and do not compete  directly with Regent's
Walk.  Nevertheless,  they offer the  appeal of  contemporary  finishes  and new
systems and appliances as well as garage parking,  fitness centers and elevators
in many cases. As a result,  the Regent's Walk property  management team reports
that until the new apartment  communities  are  substantially  leased,  this new
competition is likely to limit rental rate growth  throughout the overall market
area. The property's  leasing team is continuing with the rent increase  program
that  is  designed  to  maximize  rental   revenues  and  value.   Increases  of
approximately  4% 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  and as part of a plan to improve rental rates
and increase value, the Partnership is working with the co-venture  partner on a
program  that is expected to enhance the  marketability  of Regent's  Walk.  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,
includes  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 final phase, which is currently underway, includes the addition
of new property  signage and the  refurbishing of the clubhouse,  leasing areas,
and  model  apartment.  Subsequent  to  the  end  of the  current  quarter,  the
Partnership  entered into discussions with the Regent's Walk co-venture  partner
regarding  a possible  sale of the  property  to the  co-venturer.  If this sale
cannot be completed,  the property will be marketed to third-party  buyers.  Any
sale  transaction  remains  subject to,  among other  things,  negotiation  of a
definitive  sales  agreement  and  completion  of  the  buyer's  due  diligence.
Therefore, there can be no assurances that a sale transaction will be completed.

      At March 31, 1999, the Partnership had available cash and cash equivalents
of approximately $4,463,000. 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, the Partnership  expects to 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 March 31, 1999
---------------------------------

      The Partnership reported net income of $159,000 for the three months ended
March 31, 1999, as compared to net income of $339,000 for the same period in the
prior year.  This  decrease in net income was mainly the result of a decrease of
$253,000 in the  Partnership's  share of ventures'  income  which was  partially
offset by a  decrease  of  $73,000  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.  Also,
property  operating  expenses increased at the Mall Corners joint venture in the
current period. Property operating expenses increased at Mall Corners mainly due
to additional  professional  fees required for the tenant  litigation  discussed
above.

      The decrease in the  Partnership's  operating loss resulted from a $32,000
increase in interest and other income, a $2,000 decrease in management fees, and
a $39,000  decrease  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 decreased mainly
due to a  decrease  in  certain  required  professional  fees  for  the  current
three-month period.

Six Months Ended March 31, 1999
-------------------------------

      The  Partnership  reported  net income of  $10,050,000  for the six months
ended March 31, 1999,  as compared to net income of $524,000 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 in the first quarter of fiscal 1999
on the sale of the Hurstbourne  Apartments,  as described above. In addition, an
$88,000  decrease in the  Partnership's  operating loss also  contributed to the
increase in net income for the current  six-month  period.  The  decrease in the
Partnership's  operating  loss resulted from a $91,000  increase in interest and
other income,  combined with a $5,000  decrease in management  fees,  which were
partially  offset by a $8,000 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 six-month period.

      A decrease of  $558,000 in the  Partnership's  share of  ventures'  income
partially  offset the increase in net income for the current  six-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. In addition,  there was a decrease in revenues at Mall Corners
for the current six-month period.  Revenues at Mall Corners decreased  primarily
due to a decline in common area maintenance and tax  reimbursements.  Net income
also  decreased  at  Regent's  Walk for the current  six-month  period due to an
increase in repairs  and  maintenance  expenses  as a result of the  enhancement
program referred to above.



<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:  May 10, 1999