Getting a mortgage as a self-employed expat in the Netherlands

Are you self-employed and looking to buy a home in the Netherlands? Getting a mortgage is possible, even if you do not have a fixed monthly income. Your mortgage options depend on factors such as your business history, financial results and how lenders assess your income. Discover what to expect and how to prepare your application.

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Using business income for a mortgage

When can self-employed income be used for a Dutch mortgage?

Self-employed income can be used for a Dutch mortgage if a lender can establish a reliable income figure for the affordability assessment. This is known as the toetsinkomen, or assessment income, and is not the same as your turnover or the amount you invoice.

For a mortgage with the National Mortgage Guarantee (NHG), self-employed applicants who have been running a business for at least 12 months can have their income assessed through an Inkomensverklaring Ondernemer (Entrepreneur Income Statement). This assessment is carried out by an NHG-approved expert and does not automatically guarantee mortgage approval. Outside NHG, income assessment methods and acceptance criteria can differ between lenders.

Your business history, recent performance and financial records all help determine which income can ultimately be used.

How lenders assess your income history

How do your business history and recent results affect your mortgage?

Lenders look at your business history and recent financial performance to assess whether your income is sustainable. A high turnover or one particularly profitable year does not automatically mean you can borrow more.

Under the NHG income assessment framework, an entrepreneur’s income is generally assessed using earnings from the previous three calendar years, or a shorter period if the business is newer. If your income in the most recent year is lower than the calculated average, the lower amount is used. Current business results and financial stability are also taken into account.

Outside NHG, lenders may apply different assessment methods and requirements. This means your borrowing capacity can vary depending on your business history and the lender you approach.

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Documents to prepare

Which documents may you need as a self-employed applicant?

The documents you need depend on your business structure, income history and mortgage route. Lenders may ask for:

A recent Netherlands Chamber of Commerce (KvK) extract.
Income tax returns and annual accounts, including profit and loss statements and balance sheets.
Recent financial information, such as interim figures or value added tax (VAT) returns where relevant.
Business bank statements or additional financial documentation.
Employment documents if salaried income is also part of the assessment.

More complex business structures can require additional information. It is therefore useful to check which documents apply to your situation before starting the mortgage application and to understand the wider Dutch mortgage requirements for expats.

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Different ways of earning income

Does your business structure affect how lenders assess your income?

Yes. Your business structure can affect how a lender assesses your income and which documents you need to provide. The assessment may differ if you are a sole trader, run your business through a private limited company (BV), or combine self-employment with a salaried job.

Freelancers and sole traders

If you work as a freelancer or zzp’er (zelfstandige zonder personeel) and run an eenmanszaak (sole trader business), lenders mainly assess your business income and financial results.

The terms freelancer and zzp’er describe how you work, rather than a separate legal business structure. What matters for your mortgage application is how your income can be documented and how it has developed over time.

Directors and major shareholders (DGAs)

If you run your business through a private limited company (besloten vennootschap, or BV) and are a director and major shareholder (DGA), lenders may look at more than your salary.

The company’s financial results and position can also be relevant when assessing your income. The exact information needed depends on your company structure and the assessment method used.

Combining employment and self-employment

If you have a salaried job alongside your business, both income sources may be considered for your mortgage application.

Lenders assess how stable and verifiable each income source is before determining how much can be included in your mortgage calculation. The exact approach depends on your circumstances and the lender’s requirements.

International income and currencies

What if your business or income is international?

International business income may be considered for a Dutch mortgage, depending on the lender and how your income can be verified. Different situations may affect your application:

Clients abroad: Having international clients does not automatically affect your mortgage eligibility.
Business registered abroad: Lenders may require additional documentation if your business or financial records are based outside the Netherlands.
Income in foreign currencies: Exchange rate fluctuations may affect your borrowing capacity. Under NHG, foreign currency income may be considered under certain conditions, while the mortgage itself must remain in euros.

Your tax position should be considered separately. If you earn income abroad or receive payments in another currency, read more about getting a mortgage with foreign income or in a foreign currency.

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Personal mortgage advice for self-employed expats

How can a mortgage advisor help you prepare your application?

Getting a mortgage as a self-employed expat can involve additional requirements, especially if your income varies or you have a limited business history.

At FVB de Boer Mortgages, our advisors help you understand how lenders assess your income, explore suitable mortgage options and prepare the necessary documents. We guide you through the process based on your personal and financial situation.

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Frequently asked questions about

Self-employed mortgages in the Netherlands

Does changing from a sole trader to a BV affect my mortgage assessment?

Yes, it can. If you move from an eenmanszaak (sole trader business) to a BV (private limited company), lenders may ask for financial information from both structures. The exact requirements depend on your situation and lender.

Can I get a mortgage if my business made a loss in one year?

Possibly. One loss-making year does not necessarily rule out a mortgage, but it can affect the income used in the assessment. Lenders will also look at your other results and current business performance.

What if I earn income from more than one business?

Income from multiple businesses may be considered. Lenders may look at the businesses together, depending on your business structure and financial position.

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