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 QUARTERLY PERIOD ENDED DECEMBER 31, 1995

                                       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
              December 31, 1995 and September 30, 1995 (Unaudited)
                                 (In thousands)
                                     ASSETS

                                                  December 31    September 30

Investments in joint ventures, at equity           $   6,565        $   6,585
Cash and cash equivalents                              2,424            2,515
                                                  ----------       ----------
                                                   $   8,989        $   9,100
                                                   =========        =========

                        LIABILITIES AND PARTNERS' CAPITAL

Accounts payable - affiliates                    $        10      $        15
Accrued expenses and other liabilities                     8               30
Partners' capital                                      8,971            9,055
                                                  ----------       ----------
                                                   $   8,989        $   9,100
                                                   =========        =========


             STATEMENTS OF CHANGES IN PARTNERS'  CAPITAL (DEFICIT)
        For the three months ended December 31, 1995 and 1994 (Unaudited)
                                 (In thousands)

                                                     General        Limited
                                                     Partners       Partners

Balance at September 30, 1994                        $  (1,333)     $  11,338
Cash distributions                                          (3)          (300)
Net income                                                   1            126
                                                     ---------      ---------
Balance at December 31, 1994                         $  (1,335)     $  11,164
                                                     =========      =========

Balance at September 30, 1995                        $  (1,342)     $  10,397
Cash distributions                                          (3)          (300)
Net income                                                   2            217
                                                     ---------      ---------
Balance at December 31, 1995                         $  (1,343)     $  10,314
                                                     =========      =========












                             See accompanying notes.


<PAGE>


            PAINE WEBBER INCOME PROPERTIES SIX LIMITED PARTNERSHIP

                              STATEMENTS OF INCOME
              For the three months ended December 31, 1995 and 1994(Unaudited)
                     (In thousands, except per Unit data)

                                               1995                     1994
                                               ----                     ----

Revenues:
   Interest income                           $     37                  $   35
   Income from sale of 
     second mortgage interest                       -                     200
                                             ---------                 ------
                                                   37                     235

Expenses:
   Management fees                                 22                      22
   General and administrative                      75                      69
                                             --------                 -------
                                                   97                      91
                                             --------                 -------
Operating income (loss)                           (60)                    144

Partnership's share of 
ventures' income (losses)                         279                     (17)
                                            ---------                 -------

Net income                                   $    219                  $  127
                                             ========                  ======

Net income per
  Limited Partnership Unit                     $ 3.61                   $ 2.09
                                               ======                   ======

Cash distributions per Limited
  Partnership Unit                             $5.00                    $5.00
                                               =====                    =====


   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 three months ended  December  31, 1995 and 1994  (Unaudited)
               Increase (Decrease) in Cash and Cash Equivalents
                                 (In thousands)

                                                           1995         1994
Cash flows from operating activities:
   Net income                                            $  219        $  127
   Adjustments to reconcile net income to
     net cash used for operating activities:
      Partnership's share of ventures' income (losses)     (279)           17
      Income from sale of second mortgage interest            -          (200)
      Changes in assets and liabilities:
      Accounts payable - affiliates                          (5)            -
      Accrued expenses and other liabilities                (22)           13
                                                    -----------   -----------
        Total adjustments                                  (306)         (170)
                                                     ----------    ----------
        Net cash used for operating activities              (87)          (43)
                                                    -----------   -----------

Cash flows from investing activities:
   Distributions from joint ventures                        319           519
   Cash contributions to joint ventures                     (20)            -
                                                   ------------ -------------
        Net cash provided by investing activities           299           519
                                                    -----------    ----------

Cash flows from financing activities:
   Cash distributions to partners                          (303)         (303)
                                                    -----------    ----------

Net increase (decrease) in cash and cash equivalents        (91)          173

Cash and cash equivalents, beginning of period            2,515         2,567
                                                    -----------     ---------

Cash and cash equivalents, end of period                 $2,424        $2,740
                                                         ======        ======


















                             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, 1995.

      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.

2. Investments in Unconsolidated Joint Ventures

      The  Partnership  has  investments  in  three  joint  ventures  which  own
   operating investment  properties,  as discussed further in the Annual Report.
   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 venture's earnings and losses and distributions.

      Summarized  operations  of the three joint  ventures  for the three months
   ended December 31, 1995 and 1994 are as follows:

                   CONDENSED COMBINED SUMMARY OF OPERATIONS For the three months
     ended December 31, 1995 and 1994 (in thousands)

                                                 1995          1994
                                                 ----          ----
   Rental revenues and expense
      recoveries                             $  2,330         $ 2,245
   Interest and other income                        9               6
                                             --------         --------
                                                2,339           2,251

   Property operating expenses                    802             869
   Interest expense                               670             867
   Depreciation and amortization                  584             532
                                             --------         --------
                                                2,056           2,268
                                             --------         --------
   Net income (loss)                         $    283         $   (17)
                                             ========         =======

   Net income:
     Partnership's share of 
       combined income (losses)              $    283        $   (17)
     Co-venturers' share of 
       combined income (losses)                     -              -
                                             --------         --------
                                             $    283         $   (17)
                                             ========         =======

             Reconciliation  of Partnership's  Share of Operations
 For the three months ended December 31, 1995 and 1994 (in thousands)

   Partnership's share of combined
     income (loss), as shown above           $    283         $   (17)
   Amortization of excess basis                   (4)               -
                                             --------         --------
   Partnership's share of 
     unconsolidated ventures'
     income (losses)                         $    279         $   (17)
                                             ========         =======

<PAGE>


3.    Related Party Transactions

      Included in general and administrative expenses for the three months ended
   December 31, 1995 and 1994 is $29,000 and $31,000, 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 three months
   ended December 31, 1995 and 1994 is $200 and $500, respectively, representing
   fees earned by Mitchell Hutchins Institutional  Investors,  Inc. for managing
   the Partnership's cash assets.

      The Adviser earned asset  management  fees of $22,000 for the three months
   ended  December  31, 1995 and 1994.  Accounts  payable -  affiliates  at both
   December 31, 1995 and September 30, 1995 includes  management  fees of $9,000
   payable to the Adviser.

4.    Investment in 150 Broadway Office Building

      As  discussed   further  in  the  Annual   Report,   in  fiscal  1993  the
   Partnership's  notes  receivable  secured by the 150 Broadway Office Building
   were  restructured  as part of the borrower's  plan of  reorganization  under
   Chapter 11 of the U.S.  Bankruptcy  Code.  Under the terms of the plan, which
   was approved by the bankruptcy court and declared effective on June 15, 1993,
   the Partnership  received a new second mortgage loan in the principal  amount
   of $6 million,  with base interest at 4.75% per annum, in satisfaction of its
   prior second  mortgage  and  promissory  note in the combined  face amount of
   approximately $15 million.  The terms of the plan required the Partnership to
   fund, by way of a separate  note,  an initial  amount of $800,000 to pay past
   due real estate taxes and to establish an escrow reserve of $200,000 prior to
   December 31, 1993 for future cash flow shortfalls of the property. Subsequent
   to the final execution of the settlement  plan, due to the uncertainty  which
   existed with regard to the future  collection of amounts owed under the terms
   of the Partnership's restructured $6 million second mortgage loan, management
   determined  that it would be appropriate to account for the investment in the
   150 Broadway Office Building on the cost method. Accordingly, the Partnership
   recorded a provision  for possible  uncollectible  amounts of  $2,000,000  in
   fiscal 1993 to write off the remaining  carrying  value of the original notes
   receivable  received  from  the  sale  of  the  Partnership's  joint  venture
   interest. The cost basis of the Partnership's  investment in the 150 Broadway
   Office Building was  established at $800,000 as of September 30, 1993,  which
   represented  the amount of the additional  investment  required to affect the
   bankruptcy court settlement plan in fiscal 1993.

      The value of the 150 Broadway  Office  Building  was  estimated to be well
    below the balance of the $26 million first mortgage loan which was senior to
    the Partnership's  claims.  Given the likelihood that large capital advances
    would  be  required  to keep the  first  mortgage  loan  current  and  avoid
    foreclosure,  management  concluded  during fiscal 1994 that it would not be
    prudent to fund any further advances related to this investment. In light of
    these circumstances and the resulting uncertainty that the Partnership would
    realize any  amounts  from its  investment  interest  in 150  Broadway,  the
    Partnership  recorded  provisions  for possible  investment  loss  totalling
    $800,000 during fiscal 1994 to fully reserve the remaining carrying value of
    the investment as of September 30, 1994.  Management's  discussions with the
    borrower  concerning  the  operations  of the 150 Broadway  property  during
    fiscal  1994  resulted  in an offer to  purchase  the  Partnership's  second
    mortgage  loan  position.  During the quarter ended  December 31, 1994,  the
    Partnership agreed to assign its second mortgage interest to an affiliate of
    the borrower in return for a payment of $400,000. Subsequently, the borrower
    was unable to perform under the terms of this agreement and the  Partnership
    agreed to reduce the required  cash  compensation  to  $300,000.  During the
    quarter  ended March 31,  1995,  the  Partnership  received  $200,000 of the
    agreed upon sale proceeds.  The remaining $100,000 was funded into escrow on
    May 31, 1995 upon the final execution of the sale and assignment  agreement.
    The $100,000 is to be released from escrow  subsequent to the  resolution of
    certain matters between the borrower and the first mortgage holder,  both in
    no event  later  than  June  10,  1996.  The  $200,000  received  to date is
    non-refundable  in  the  event  that  the  sale  is  not  consummated.   The
    Partnership  recorded income of $200,000 in the first quarter of fiscal 1995
    to reflect the  non-refundable  cash proceeds  received to date.  Additional
    income of $100,000  would be recorded  upon the  satisfaction  of the escrow
    requirements and the release of the escrowed cash to the  Partnership.  Upon
    the release of the escrowed  funds,  the  Partnership's  interest in and any
    obligations related to the 150 Broadway Office Building will be terminated.

5.          Contingencies

      The Partnership is involved in certain legal actions. The Managing General
   Partner  believes  these actions will be resolved  without  material  adverse
   effect on the Partnership's financial statements, taken as a whole.


<PAGE>



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



Liquidity and Capital Resources

      The  Partnership's   portfolio  of  joint  venture  investment  properties
continued to perform  strongly in the first quarter of fiscal 1996, as evidenced
by the  occupancy  levels which  remained in the  mid-to-high  90% range for all
three operating  properties.  High occupancy  levels have been maintained at the
Regent's Walk apartment complex while  simultaneously  implementing gradual rent
increases.  During fiscal 1995,  the  Partnership  refinanced  the mortgage note
secured by the  Regent's  Walk  Apartments  with a first  mortgage  note with an
initial  principal  amount of $9,000,000 which bears interest at a fixed rate of
7.32% per annum.  In  connection  with the  refinancing  of the  mortgage  loan,
$500,000 of the loan  proceeds  were  deposited in an escrow  account to provide
funds for the remodeling of kitchens and bathrooms in the apartment units. It is
anticipated that these improvements will be completed over the next few years as
new leases for the apartments are signed. The occupancy level at the Hurstbourne
Apartments  averaged 93% during the quarter ended  December 31, 1995 as compared
to an average of 94%  achieved  during the same  period in the prior  year.  The
property  management  team is  currently  offering a  concession  package to new
residents  in order to  compete  with the other  properties  in the  market.  In
addition,  selected  capital  improvements  are being  completed  to enhance the
property's  curb  appeal.  During the  quarter,  the  property  management  team
replaced intercoms,  appliances, flooring and light fixtures upon unit turnover.
In addition, management repainted the overhangs and doors, completed asphalt and
sidewalk repairs and continued with a roof replacement program.

      At the present  time,  real estate values for retail  shopping  centers in
certain  markets  have  begun  to be  adversely  affected  by  overbuilding  and
consolidations  among  retailers  which have resulted in an oversupply of space.
Currently,  occupancy  at the  Mall  Corners  Shopping  Center,  located  in the
suburban Atlanta,  Georgia market, remains high, and operations do not appear to
have been affected by this general trend. The occupancy at Mall Corners Shopping
Center was 93% at the end of the  quarter.  The leasing  team  executed  two new
leases during this  quarter,  one to a retailer for  approximately  7,500 square
feet and  another to a small shop to occupy 950 square  feet.  These new tenants
will take occupancy in the spring of 1996.  Management is currently  negotiating
the relocation of two existing  tenants in order to accommodate  their expansion
needs. Six existing leases at Mall Corners,  encompassing  approximately  30,000
square feet,  were scheduled to expire during fiscal 1996. Of these six tenants,
three,  totalling  approximately  28,000 square feet,  have been renewed and the
remaining  three are in various stages of negotiation.  As previously  reported,
construction of the new Michaels store will commence by the end of February 1996
and will add  approximately  10,000  square  feet to the  leasable  area of Mall
Corners. Improvements have been completed to accommodate the relocation of three
of the four tenants which were displaced to accommodate the new Michaels store.

      During the first  quarter of fiscal 1996,  the Mall Corners  joint venture
obtained a new first mortgage loan with a principal  balance of $20,000,000  and
repaid  a  maturing  first  mortgage  loan  which  had a  principal  balance  of
$17,246,000. Excess loan proceeds were used to establish certain required escrow
deposits,  including  an amount of $1.7  million  designated  to pay for certain
planned  improvements  and the  aforementioned  expansion of the shopping center
which are  expected to be  completed  by the end of 1996.  In  addition,  excess
refinancing  proceeds  of  $550,000  were  available  to be  distributed  to the
Partnership in accordance with the joint venture agreement.  However, during the
first quarter of fiscal 1996, the Partnership  agreed to allow the joint venture
to  retain  approximately  $325,000  of such  proceeds  to pay for the  expected
leasing costs to be incurred in connection  with certain leases  executed during
the quarter. The new first mortgage loan has a 10-year term, bears interest at a
rate of approximately 7.4% per annum and requires monthly principal and interest
payments based on a 20-year amortization  schedule.  Despite the increase in the
loan principal  balance,  the annual debt service  payments of the joint venture
will decrease  slightly as a result of this  refinancing  due to the significant
reduction in the interest rate.

      At  December  31,  1995,  the  Partnership  had  available  cash  and cash
equivalents of approximately $2,424,000.  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 are expected to be  sufficient to meet the  Partnership's  needs on
both a short-term and long-term basis.

Results of Operations

Three Months Ended December 31, 1995

      The Partnership reported net income of $219,000 for the three months ended
December 31, 1995,  as compared to net income of $126,000 for the same period in
the prior year.  The favorable  change in net income is primarily a result of an
improvement  in the  Partnership's  share of ventures'  operations for the three
months ended December 31, 1995. The  Partnership  recognized  income of $279,000
from its share of the ventures'  operations  for the first quarter  fiscal 1996,
compared to a net loss of $17,000  for the same  period in the prior  year.  The
improvement  in joint  venture net  operating  results was due to  increases  in
rental  revenues,  particularly  at the two apartment  properties,  along with a
decrease in property  operating  expenses.  Average  occupancy  and rental rates
increased at Regent's Walk,  while at  Hurstbourne  the increase in revenues was
solely the result of an increase in rental rates. At all three  properties there
was a decrease in property  operating  expenses,  primarily  due to a decline in
repair and maintenance expenses.  Interest expense also decreased as a result of
the  refinancing of the mortgage loans at Regent's Walk and Mall Corners.  These
favorable  changes  were  partially  offset by a decrease  of $200,000 in income
recorded by the  Partnership  during the quarter  ended  December 31,  1995.  As
discussed further in the Partnership's  Annual Report,  during the quarter ended
December 31, 1994 the  Partnership  recorded  income of $200,000 to reflect cash
proceeds related to the sale of the Partnership's interest in 150 Broadway.



<PAGE>


                                     PART II
                                Other Information


Item 1. Legal Proceedings

     In  November  1994,  a series of  purported  class  actions  (the "New York
Limited Partnership Actions") were filed in the United States District Court for
the Southern District of New York concerning PaineWebber Incorporated's sale and
sponsorship of 70 limited  partnership  investments,  including those offered by
the Partnership.  The lawsuits were brought against PaineWebber Incorporated and
Paine Webber Group Inc.  (together  "PaineWebber"),  among others,  by allegedly
dissatisfied  partnership  investors.  In March  1995,  after the  actions  were
consolidated under the title In re PaineWebber Limited  Partnership  Litigation,
the  plaintiffs  amended their  complaint to assert claims  against a variety of
other  defendants,  including Sixth Income  Properties Fund, Inc. and Properties
Associates  1985,  L.P.  ("PA1985"),  which  are  the  General  Partners  of the
Partnership and affiliates of PaineWebber.  On May 30, 1995, the court certified
class action treatment of the claims asserted in the litigation.

     The amended complaint in the New York Limited  Partnership  Actions alleges
that, in connection with the sale of interests in Paine Webber Income Properties
Six Limited  Partnership,  PaineWebber,  Sixth Income  Properties Fund, Inc. and
PA1985 (1) failed to provide adequate disclosure of the risks involved; (2) made
false and misleading representations about the safety of the investments and the
Partnership's  anticipated  performance;  and (3)  marketed the  Partnership  to
investors for whom such  investments  were not  suitable.  The  plaintiffs,  who
purport to be suing on behalf of all persons who invested in Paine Webber Income
Properties Six Limited  Partnership,  also allege that following the sale of the
partnership  interests,  PaineWebber,  Sixth Income  Properties  Fund,  Inc. and
PA1985  misrepresented  financial  information about the Partnership's value and
performance.  The amended  complaint  alleges  that  PaineWebber,  Sixth  Income
Properties  Fund, Inc. and PA1985 violated the Racketeer  Influenced and Corrupt
Organizations Act ("RICO") and the federal  securities laws. The plaintiffs seek
unspecified  damages,  including  reimbursement for all sums invested by them in
the  partnerships,  as well as disgorgement of all fees and other income derived
by PaineWebber from the limited partnerships.  In addition,  the plaintiffs also
seek treble damages under RICO.

     In January 1996,  PaineWebber signed a memorandum of understanding with the
plaintiffs in the New York Limited Partnership Actions outlining the terms under
which the parties have agreed to settle the case. Pursuant to that memorandum of
understanding,  PaineWebber  irrevocably  deposited  $125 million into an escrow
fund under the  supervision of the United States District Court for the Southern
District of New York to be used to resolve the  litigation in accordance  with a
definitive  settlement agreement and plan of allocation which the parties expect
to submit  to the  court for its  consideration  and  approval  within  the next
several months. Until a definitive settlement and plan of allocation is approved
by the court,  there can be no assurance  what, if any,  payment or non-monetary
benefits will be made  available to investors in Paine Webber Income  Properties
Six Limited Partnership. Pursuant to provisions of the Partnership Agreement and
other contractual  obligations,  under certain circumstances the Partnership may
be required to indemnify Sixth Income  Properties Fund,  Inc.,  PA1985 and their
affiliates  for costs  and  liabilities  in  connection  with  this  litigation.
Management has had discussions with representatives of PaineWebber and, based on
such discussions,  the Partnership does not believe that PaineWebber  intends to
invoke the aforementioned  indemnifications in connection with the settlement of
this litigation.

Item 2. through 5.                              NONE

Item 6. Exhibits and Reports on Form 8-K

(a)  Exhibits: NONE

(b)  Reports on Form 8-K:

     No reports on Form 8-K have been filed by the registrant during the quarter
for which this report is filed.


<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:  February 13, 1996