We have found that many phases appear in the layered manganites BaLn 2 Mn 2 O 7 , depending on the synthesis and annealing conditions for each rare earth metal. The BaLn 2 Mn 2 O 7 phase, with a stoichiometric composition synthesized under low oxygen pressure, transforms into another structure upon heating. The transition temperature varies according to the rare earth ion. In the present paper, we summarized the relationship between the transition temperature and rare earth ions. We successfully observed in-situ multiplephase transition of the manganite by thermal TEM. We found a first-order phase transition in Gdmanganite at a relatively high temperature, presumably caused by a change in the behavior of 3d electrons in the Mn 3+ ion. We discuss here the structural transition in BaLn 2 Mn 2 O 7 .