This page explains how Dutch banks assess non-permanent employment, such as temporary contracts, freelance or self-employed work, and foreign employment. It covers the documents and income history lenders look for, which lenders are more flexible with expats, and how your employment status affects what you can borrow and what you may need to contribute yourself. You’ll also find how variable income is calculated and a few real-life examples to show what this means in practice.
Getting a mortgage with a temporary contract or without a permanent position
Not every expat in the Netherlands has a permanent employment contract and fortunately, that does not have to prevent you from buying a home. Whether you are on a fixed-term contract, working freelance, or still in a probationary period, mortgage options may still be available.
What to expect if you do not have a permanent employment contract
How Dutch lenders assess non-permanent employment
How Dutch lenders assess fixed-term employment
Can you get a mortgage with a temporary contract in the Netherlands?
Yes, many lenders are willing to accept temporary contracts, particularly when accompanied by:
- An intent-to-hire statement from your employer.
- A proven history of stable income in your professional field.
- Banks will then work with the income history of past three years.
Each bank has its own approach to risk, but a temporary contract does not automatically disqualify you from obtaining a mortgage.
How lenders use an employer’s statement to assess income stability
What is an intent-to-hire statement and why does it matter?
An intent-to-hire statement (known in Dutch as a “verklaring intentie”) is especially valuable. It confirms your employer’s intention to offer a permanent contract, which may persuade banks to treat your current contract as permanent. In practice, lenders review this together with your employment contract and recent payslips to judge the continuity of your income. If your employer cannot provide an intent-to-hire statement, banks will usually assess you as a temporary or flexible worker and rely more heavily on your income track record.
How Dutch lenders assess freelance and self-employed income
Can self-employed expats get a mortgage in the Netherlands?
Self-employed expats can also apply for a mortgage. Key requirements generally include:
- At least 12 to 36 months of verifiable business income.
- After 12 months already of your income can be considered.
- Dutch tax returns, or international equivalents if applicable.
- Consistent earnings, preferably in a financially stable industry.
If you have recently become self-employed, your mortgage options may be more limited, but not entirely out of reach. Some banks will assess such applications individually.
How income is calculated for temporary, freelance and self-employed work
How much income history do lenders require?
In general, banks prefer to see at least 12 months of income history, whether through employment or self-employment. With a temporary contract, they usually combine this history with your current contract details and, if available, an intent-to-hire statement to assess how stable your income is.
For freelancers and self-employed applicants, lenders typically use your taxable profit from previous years and most often calculate an average over up to three years. If you have been self-employed for less time, some lenders will still consider your application after around 12 months, but they may look more cautiously at your track record or use a shorter income period.
However, if you work in a high-demand sector such as information technology, finance, or healthcare, some exceptions may be made, especially when your income outlook is strong and well-documented.
Foreign employment contracts explained
Will banks accept foreign employment contracts?
In certain cases, yes. Some Dutch lenders will consider foreign employment contracts, but they apply stricter checks and the conditions differ per bank.
When foreign contracts are usually accepted
Certain Dutch lenders will consider employment contracts from foreign companies, especially when the employer is internationally recognised and your income is stable and easy to verify. In practice, banks want to see that your contract terms, salary structure, and job continuity are comparable to what they would accept from a Dutch employer.
Extra checks and currency rules
Some banks accept foreign currency income, typically in major and relatively stable currencies. Because exchange-rate risk can affect affordability, lenders may apply more conservative calculations and ask for additional documentation to confirm long-term income continuity. Policies vary by lender, so personalised advice is essential to find out which bank fits your situation.
Discover their experiences firsthand
Why clients choose FVB de Boer
How lender choice affects your mortgage options
Which lenders are more flexible for expats without a permanent contract?
There is no single solution that fits all cases. However, some banks and mortgage providers specialise in assisting:
- Flex workers and freelancers.
- Academic staff and PhD candidates.
- Employees with international contracts.
A mortgage advisor with experience in the expat market can help match you with the most suitable lender based on your employment circumstances.
Why income stability matters in mortgage calculations
How your contract type affects how much you can borrow
Your type of contract influences the level of perceived risk, which in turn can affect your borrowing capacity. Dutch lenders calculate your maximum mortgage within national loan-to-income rules, using the income they consider reliable and sustainable.
If you have a temporary contract without an intent-to-hire statement, banks place more emphasis on the continuity of your income and your recent income history, which can lead to a more cautious income assessment. For freelancers and self-employed borrowers, lenders typically base the mortgage on a test income calculated from your taxable profits, usually averaged over one to three years. If your most recent year is lower than that average, the lower figure is often used, which can reduce how much you can borrow.
In short: when income is seen as less predictable, the bank may count a lower accepted income, and that directly lowers your maximum mortgage.
How income risk can affect your down payment requirements
Will I need to contribute more of my own funds?
In some cases, yes. If your income, employment type, or contract structure is considered higher risk, lenders may ask for a larger personal contribution. This can take the form of a higher down payment or proof of sufficient savings beyond the purchase costs. These additional funds act as a financial buffer and reduce the lender’s exposure.
The exact amount depends on your overall financial profile, including income stability, contract duration, and existing obligations. By contributing more of your own funds, you can strengthen your application and, in some situations, gain access to better lending terms or a wider choice of mortgage providers.
What banks count when income is not fixed
How do lenders assess variable income?
Variable income, such as freelance earnings, commissions, or bonuses, is assessed more cautiously than fixed salary. Lenders usually look at the average income over the past one to three years, taking into account industry norms and whether the income is expected to continue in the future.
In addition, lenders rely heavily on tax filings and official financial statements to verify this income. Only earnings that are stable, consistent, and clearly documented are included in the mortgage calculation, as this helps ensure long-term affordability.
How different employment profiles are typically reviewed by lenders
Real-life examples of non-permanent employment assessments
Below are a few real-life employment profiles that show how Dutch lenders typically assess non-permanent income in practice. Each case is reviewed individually, with a strong focus on income stability, continuity, and documentation.
For example, an IT consultant with a one-year contract and an intent-to-hire letter is often eligible under standard conditions, as the intent letter allows lenders to treat the income as ongoing. PhD candidates or academic staff receiving a university grant may also be accepted by specific lenders familiar with academic employment structures. Freelancers with at least 12 months of stable, well-documented income can qualify as well, provided their earnings are supported by appropriate tax filings and financial statements.
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Ready to explore your mortgage options without a permanent contract?
Obtaining a mortgage with a non-standard employment situation may seem challenging at first, but it is certainly possible with the right guidance. The key is understanding how Dutch lenders view your specific type of contract or income, and making sure your documents and income history are presented in the strongest, clearest way. Because every bank applies its own risk approach, the outcome can differ from lender to lender, which is exactly why tailored advice matters.
If you’d like to know what your options look like and which lenders are most realistic for your profile, we’re here to help you get a clear, honest view of your chances and the best route forward.
Frequently asked questions about
Getting a mortgage without a permanent contract
Can my temporary or freelance income limit how much I can borrow?
Yes, temporary or freelance income can reduce how much you are allowed to borrow because lenders may assess it more cautiously under Dutch affordability rules. If your income is variable or not guaranteed, only part of it may be included in the calculation, which can lower your maximum mortgage, and self-employed applicants are usually assessed based on several years of income history.
Will foreign employment contracts affect my mortgage application?
Yes, a foreign employment contract can affect how your income is assessed by Dutch lenders. While national affordability rules apply, lenders may apply stricter criteria to foreign income, especially if your employer is based abroad or you are paid in a foreign currency, which can impact your maximum borrowing capacity.
Do I need a larger down payment if my income is considered less stable?
Not necessarily, but less stable income can reduce how much you are allowed to borrow, which may mean you need more of your own savings. Lenders assess your income under Dutch affordability rules, and if part of your income is not fully accepted, your maximum mortgage may be lower than the purchase price.
