<PAGE>

                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549


                                   FORM 10-Q

                   QUARTERLY REPORT UNDER SECTION 13 OR 15(d)
                     OF THE SECURITIES EXCHANGE ACT OF 1934
                   -----------------------------------------

For Quarter Ended September 30, 2001             Commission File Number 0-17807



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


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

     World Trade Center East
     Two Seaport Lane, 16th Fl.
     Boston, Massachusetts                                02210
(Address of principal executive offices)                (Zip Code)

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


  ----------------------------------------------------------------------------
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 twelve (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>

                         COPLEY PENSION PROPERTIES VI;
                       A REAL ESTATE LIMITED PARTNERSHIP

                                   FORM 10-Q


                      FOR QUARTER ENDED SEPTEMBER 30, 2001

                                     PART I


                             FINANCIAL INFORMATION



                                       2
<PAGE>

COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP


BALANCE SHEETS
<TABLE>
<CAPTION>


                                            September 30, 2001   December 31, 2000
                                                (Unaudited)          (Audited)
                                            -------------------  ------------------
<S>                                         <C>                  <C>

Assets

Real estate investments:
 Property, net                                      $        -          $4,284,794

Other assets, net                                       25,336                   -

Joint Venture held for disposition                           -           1,864,405
Cash and cash equivalents                            1,839,886           2,053,663
                                                    ----------          ----------
                                                    $1,865,222          $8,202,862
                                                    ==========          ==========

Liabilities and Partners' Capital

Accounts payable                                    $   77,987          $   98,555
Deferred disposition fees                              807,989           1,369,577
                                                    ----------          ----------
Total liabilities                                      885,976           1,468,132
                                                    ----------          ----------


Partners' capital:
 Limited partners ($0 and $223.49,
   respectively, per unit; 160,000 units
   authorized, 48,788 units issued and
   outstanding)                                        914,241           6,721,206
 General partners                                       65,005              13,524
                                                    ----------          ----------
Total partners' capital                                979,246           6,734,730
                                                    ----------          ----------
                                                    $1,865,222          $8,202,862
                                                    ==========          ==========
</TABLE>

    (See accompanying notes to unaudited financial statements)


                                       3
<PAGE>

COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP
<TABLE>
<CAPTION>


STATEMENTS OF OPERATIONS
<S>                                      <C>                  <C>                  <C>                  <C>
(Unaudited)
                                         Three Months Ended   Nine Months Ended    Three Months Ended   Nine Months Ended
                                         September 30, 2001   September 30, 2001   September 30, 2000   September 30, 2000
                                         ------------------   ------------------   ------------------   ------------------
INVESTMENT ACTIVITY

Property rentals                                 $   77,073           $  500,816             $203,759            $ 538,484
Property operating expenses                        (114,728)            (224,854)             (47,926)            (156,746)
Depreciation and amortization                             -              (94,905)             (47,737)            (125,549)
                                                 ----------           ----------             --------            ---------
                                                    (37,655)             181,057              108,096              256,189

Joint venture earnings (losses)                           -               24,928               37,274              (30,336)
                                                 ----------           ----------             --------            ---------

  Total real estate activity                        (37,655)             205,985              145,370              225,853
                                                 ----------           ----------             --------            ---------

Gain on sale of joint venture                         7,370              970,260                    -                    -
Gain on sale of property                          3,699,118            3,699,118                    -                    -
Reversal of deferred disposition fees               656,290              656,290                    -                    -
Interest on cash equivalents                         25,395               82,682               29,695               92,849
                                                 ----------           ----------             --------            ---------
  Total investment activity                       4,350,518            5,614,335              175,065              318,702
                                                 ----------           ----------             --------            ---------
PORTFOLIO EXPENSES

Management fee                                            -               31,193                    -                    -
General and administrative                           43,223              119,599               42,813              121,549
                                                 ----------           ----------             --------            ---------
                                                     43,223              150,792               42,813              121,549
                                                 ----------           ----------             --------            ---------
Net income                                       $4,307,295           $5,463,543             $132,252             $197,153
                                                 ==========           ==========             ========            =========
</TABLE>


                                       4
<PAGE>

COPLEY PENSION PROPERTIES VI
A REAL ESTATE LIMITED PARTNERSHIP;
<TABLE>
<CAPTION>


<S>                                         <C>           <C>           <C>           <C>
Net income per limited
  partnership unit                          $ 87.40       $110.87      $  2.68       $  4.00
                                            =======       =======       =======      =======

Cash distributions per limited
  partnership unit                          $150.40       $229.89       $     -      $  2.81
                                            =======       =======       =======      =======

Number of limited partnership units
  outstanding during the period              48,788        48,788        48,788       48,788
                                            =======       =======       =======       =======
</TABLE>
    (See accompanying notes to unaudited financial statements)


                                       5
<PAGE>


COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP

STATEMENTS OF PARTNERS' CAPITAL
(Unaudited)
<TABLE>
<CAPTION>


                          Three Months Ended        Nine Months Ended       Three Months Ended     Nine Months Ended
                          September 30, 2001        September 30, 2001      September 30, 2000     September 30, 2000
                        -----------------------  ------------------------  --------------------  ----------------------
                         General     Limited      General      Limited     General    Limited     General     Limited
                        Partners     Partners    Partners     Partners     Partners   Partners   Partners    Partners
                        ---------  ------------  ---------  -------------  --------  ----------  ---------  -----------
<S>                     <C>        <C>           <C>        <C>            <C>       <C>         <C>        <C>

Balance at beginning
  of period              $25,086   $ 3,987,734    $13,524   $  6,721,206    $10,475  $6,419,393   $11,211   $6,492,235

Cash distributions        (3,154)   (7,337,715)    (3,154)   (11,215,873)         -           -    (1,385)    (137,094)

Net income                43,073     4,264,222     54,635      5,408,908      1,323     130,929     1,972      195,181
                        --------   -----------   --------   ------------   --------  ----------  --------   ----------

Balance at end
  of period              $65,005   $   914,241    $65,005   $    914,241    $11,798  $6,550,322   $11,798   $6,550,322
                        ========   ===========   ========   ============   ========  ==========  ========   ==========

</TABLE>
           (See accompanying notes to unaudited financial statements)


                                       6
<PAGE>

COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP

SUMMARIZED STATEMENTS OF CASH FLOWS
(Unaudited)
<TABLE>
<CAPTION>
                                         Nine Months Ended September 30,
                                                 2001         2000
                                             ------------   ----------
<S>                                            <C>           <C>
Net cash provided by operating activities    $    160,648   $  265,667
                                             ------------   ----------

Cash flows from investing activities:
 Net proceeds from sale of investments         10,870,621            -
 Deferred disposition fee                          94,703            -
 Investment in property                           (21,258)    (299,431)
 Investment in joint venture                      (99,464)    (195,474)
                                             ------------   ----------
   Net cash provided by (used in)
     investing activities                      10,844,602     (494,905)
                                             ------------   ----------

Cash flows from financing activities:
 Distributions to partners                    (11,219,027)    (138,479)
                                             ------------   ----------
   Net cash used in financing activities      (11,219,027)    (138,479)
                                             ------------   ----------

Net decrease in cash and cash equivalents        (213,777)    (367,717)

Cash and cash equivalents:

  Beginning of period                           2,053,663    2,305,383
                                             ------------   ----------
  End of period                              $  1,839,886   $1,937,666
                                             ============   ==========
</TABLE>
    (See accompanying notes to unaudited financial statements)


                                       7
<PAGE>

COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP

NOTES TO FINANCIAL STATEMENTS (Unaudited)

  In the opinion of management, the accompanying unaudited financial statements
contain all adjustments necessary to present fairly the Partnership's financial
position as of September 30, 2001 and December 31, 2000, its results of
operations, and partners' capital for the three and nine months ended September
30, 2001 and 2000 and its cash flows for the nine month periods ended September
30, 2001 and 2000.  These adjustments are of a normal recurring nature.

  See notes to financial statements included in the Partnership's 2000 Annual
Report on Form 10-K for additional information relating to the Partnership's
financial statements.

Note 1 - Organization and Business

  Copley Pension Properties VI; A Real Estate Limited Partnership (the
"Partnership") is a Massachusetts limited partnership organized for the purpose
of investing primarily in newly constructed and existing income producing real
properties.  It primarily serves as an investment for qualified pension and
profit sharing plans and other organizations intended to be exempt from federal
income tax.  The Partnership commenced operations in July 1988, and has disposed
of all its real estate investments as of September 30, 2001.  The Partnership
intends to liquidate and dissolve in 2002.

Note 2 - Investment in Joint Venture

  On February 26, 2001, the Prentiss Copystar joint venture investment in which
the Partnership and an affiliate were entitled to 69% and 31%, respectively, of
the operating activity, sold its property to an unaffiliated third party for
gross proceeds of $4,575,000, of which the Partnership's share was $3,156,750.
The Partnership received its 69% share of the net proceeds, $3,053,760 after
closing costs, and had recognized an initial gain on the sale of $972,678. Due
to additional costs of sale, offset by a receipt of additional proceeds in the
third quarter, the gain was decreased to $970,260 ($19.69 per limited
partnership unit).  A disposition fee of $94,703 was accrued but not paid to AEW
Real Estate Advisors, Inc. (the "Advisor").  In accordance with the Partnership
agreement, a portion of this previously accrued fee was reversed during the
third quarter of 2001, decreasing the fee to $44,826.  On March 29, 2001, the
Partnership made a capital distribution of $2,683,340 ($55.00 per limited
partnership unit) from the proceeds of the sale.


                                       8
<PAGE>

COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP

  Summarized Financial Information

  The following summarized financial information is presented for the Prentiss
Copystar joint venture:

                             Assets and Liabilities
                             ----------------------
<TABLE>
<CAPTION>
                                    September 30, 2001  December 31, 2000
                                    ------------------  -----------------
<S>                                    <C>                <C>
Assets
 Real property, at cost less
   accumulated depreciation of
   $496,142 at December 31, 2000                     -         $2,746,869
 Other                              $                -             73,107
                                    ------------------         ----------
                                                     -          2,819,976

Liabilities                                          -            106,201
                                    ------------------         ----------

Net assets                          $                -         $2,713,775
                                    ==================         ==========
</TABLE>


                             Results of Operations
                             ---------------------
<TABLE>
<CAPTION>
                            Nine Months Ended September 30,
                                     2001      2000
                                   -------  --------
<S>                                <C>       <C>
Revenue:
  Rental income                    $87,305  $ 58,173
                                   -------  --------
                                    87,305    58,173
                                   -------  --------
Expenses:
  Operating expenses                51,177    63,474
  Depreciation and amortization     12,151    38,446
                                   -------  --------
                                    63,328   101,920
                                   -------  --------

Net income (loss)                  $23,977  $(43,747)
                                   =======  ========
</TABLE>
  Liabilities and expenses exclude amounts owed and attributable to the
Partnership and its affiliate on behalf of their various financing arrangements
with the joint venture.


                                       9
<PAGE>

COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP

Note 3 - Property

  On August 8, 2001, the Partnership sold its Wilmington Industrial investment
to an unaffiliated third party for gross proceeds of $8,217,781. The Partnership
received net proceeds of $7,911,564 and recognized a gain of $3,699,118 ($75.06
per limited partnership unit) on the sale. On September 28, 2001, the
Partnership made a capital distribution of $7,025,472 ($144.00 per limited
partnership unit) from the proceeds of the sale.

  The following is a summary of the Wilmington Industrial investment in
property:
<TABLE>
<CAPTION>
                                  September 30, 2001  December 31, 2000
                                  ------------------  ------------------
<S>                                  <C>               <C>
Land                                         $     -        $ 2,770,056
Buildings, improvements and
  other capitalized costs                          -          5,336,205
Investment valuation allowance                     -         (1,500,000)
Accumulated depreciation and
  amortization                                     -         (2,350,377)
Net operating assets                          25,336             28,910
                                  ------------------        -----------
                                             $25,336        $ 4,284,794
                                  ==================        ===========
</TABLE>
At September 30, 2001 net operating assets consists of property working capital.


                                      10
<PAGE>

COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP

Management's Discussion and Analysis of Financial Condition and
---------------------------------------------------------------
Results of Operations
---------------------

Liquidity and Capital Resources

    The Partnership completed its offering of units of limited partnership
interest on December 31, 1988.  A total of 48,788 units were sold.  The
Partnership received proceeds of $43,472,858, net of selling commissions and
other offering costs, which have been used for investment in real estate and for
the payment of related acquisition costs, or retained as working capital
reserves.  The Partnership made seven real estate investments; one investment
was sold in each of 1990, 1994 and 1997 and two investments were sold in each of
1998 and 2001.  Through September 30, 2001, capital of $48,787,999 ($1,000 per
limited partnership unit) has been returned to the limited partners; $45,903,165
as a result of sales and $2,884,834 as a result of a discretionary reduction of
original working capital previously held in reserves.

    At September 30, 2001, the Partnership had $1,839,886 in cash and cash
equivalents, which is being retained as a reserve in connection with the
liquidation of the Partnership and for the payment of deferred disposition fees
of $807,989. A distribution of operational cash previously held in reserves was
made on July 26, 2001 in the amount of $6.40 per limited partnership unit.  A
capital distribution of original working capital previously held in reserves was
made on April 26, 2001 in the amount of $24.49 per limited partnership unit.
With the exception of the operational cash distribution of reserves discussed
above, there have been no operating cash distributions made since the fourth
quarter of 1999 due to Prentiss Copystar's vacancy from September 1999 through
August 2000 and its subsequent sale in February 2001 as well as insufficient
cash flow from Wilmington Industrial as a result of property level obligations
which reduced its cash flow to the Partnership.


                                      11
<PAGE>

COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP

Results of Operations
---------------------

    Form of Real Estate Investments

    The Wilmington Industrial investment was a wholly-owned property which
was sold on August 8, 2001.  The Prentiss Copystar real estate investment was
structured as a joint venture and was sold on February 26, 2001.

     Operating Factors

     As mentioned above, the Prentiss Copystar joint venture investment in which
the Partnership and an affiliate were entitled to 69% and 31% of the operating
activity, respectively, sold its property on February 26, 2001.  The Partnership
recognized its 69% share of the gain of $970,260. At the time of the sale,
Prentiss Copystar was 100% leased.

     As mentioned above, the Wilmington Industrial investment sold its property
on August 8, 2001.  The Partnership recognized a gain of $3,699,118.  At the
time of the sale, Wilmington Industrial was 100% leased.

    Investment Results

    Interest income on cash equivalents for the three and nine months ended
September 30, 2001, was $25,395 and $82,682, respectively, compared to $29,695
and $92,849 for the same periods in 2000. The decreases of approximately $4,000
and $10,000 for the comparative three and nine month periods are primarily due
to lower average investment balances.

    For the three and nine month periods ended September 30, 2001, real estate
operating results were $(37,655) and $205,985, respectively, compared to
$145,370 and $225,853 for the same periods in 2000. The comparative three month
decrease of $183,025 is due to both the sale of Wilmington Industrial in August
2001 and the subsequent write-off of a tenant receivable at the time of sale.
The overall nine month decrease of $19,868 is due to both the sale of Wilmington
Industrial in August 2001 and the sale of Prentiss Copystar in February 2001
offset by an increase in joint venture earnings in 2001 compared to joint
venture losses in 2000.

    The Partnership recognized $656,290 in revenue during the three and nine
month periods ended September 30, 2001, which was attributable to an adjustment
of previously accrued disposition fees, in accordance with the Partnership
agreement.


                                      12
<PAGE>

COPLEY PENSION PROPERTIES VI;
A REAL ESTATE LIMITED PARTNERSHIP


    Portfolio Expenses

    The Partnership management fee is 9% of distributable cash flow from
operations after any increase or decrease in working capital reserves as
determined by the managing general partner.  General and administrative expenses
consist primarily of real estate appraisal, printing, legal, accounting and
investor servicing fees.

    The Partnership management fee during the nine month period ended September
30, 2001, is due to the distribution of operational cash flow previously held in
reserves.   During the respective three and nine month periods of 2000 and 2001,
general and administrative expenses remained relatively stable.


                                      13
<PAGE>

                         COPLEY PENSION PROPERTIES VI;
                       A REAL ESTATE LIMITED PARTNERSHIP
                                   FORM 10-Q


                      FOR QUARTER ENDED SEPTEMBER 30, 2001

                                    PART II


                               OTHER INFORMATION



Item 6. Exhibits and Reports on Form 8-K

        a.  Exhibits:    none

        b.  Reports on Form 8-K: During the quarter ended September 30, 2001,
            one Current Report on Form 8-K was filed on August 21, 2001
            reporting on Item No. 2. (Acquisition or Disposition of Assets) and
            Item No. 7 (Financial Statements and Exhibits), relating in both
            cases to the August 8, 2001 sale of Wilmington Industrial.


                                      14
<PAGE>

                                   SIGNATURES
                                   ----------

    Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.

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


November 13, 2001
                              /s/ Alison L. Husid
                              -------------------------------
                                Alison L. Husid
                                President, Chief Executive Officer
                                And Director of Managing General Partner, Sixth
                                Copley Corp.



November 13, 2001
                             /s/ Jonathan Martin
                             --------------------------------
                               Jonathan Martin
                               Principal Financial and Accounting
                               Officer of Managing General Partner,
                               Sixth Copley Corp.


                                      15